Naples, Florida
Buy a home in Pelican Marsh in North Naples with the numbers by village: county medians for condominiums, villas and homes, the Foundation and district charges, the $7,500 resale fee, condo cancellation rights and flood by address, from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County figures from Collier County Property Appraiser qualified sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) pull of October 27, 2026
Buying a home in Pelican Marsh means buying into a guard-gated golf and racquet community off Vanderbilt Beach Road in North Naples, where every owner joins the Foundation of Pelican Marsh, a Community Development District bills every home on the Collier County tax bill, and golf at Pelican Marsh Golf Club is optional. Our Pelican Marsh community guide covers the land, the history and the amenities in full. This page covers what a buyer pays, signs and asks before an offer.
Pelican Marsh is two markets behind one set of gates: 1,034 condominium homes in eight villages under chapter 718 of the Florida Statutes, and 873 single-family homes, villas and coach homes on platted lots in eighteen villages under chapter 720, for 1,907 homes in the Foundation’s 26 villages. Every price on this page names its product and village, because a community median is not the price of any one home.
The short version: Collier County recorded 54 qualified condominium sales at a $697,000 median and 54 single-family, villa and coach home sales at a $1,625,000 median from October 17, 2025 to October 16, 2026. The Southwest Florida MLS (Matrix) pull of October 27, 2026, a different record and window, showed 28 active listings and about 2.8 months of supply. Every Pelican Marsh resale buyer also pays the Foundation’s $7,500 Resale Capital Assessment at closing. Selling first? Read our guide to selling a Pelican Marsh home, or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and you can call Marc at (239) 287-5873 before you tour a single home.
McGreevy and Comisar represent Pelican Marsh buyers from the documents forward: the Foundation’s estoppel and its $7,500 Resale Capital Assessment, the district line on your tax bill, the village association’s rules, the condominium reserve file and the flood map for the exact address, all read before an offer. We are the #5 real estate team in Florida (RealTrends 2026).
With our Domain Realty Group team we have sold over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in sales. Those are career totals. For this page we tracked the 108 qualified sales Collier County recorded in the 26 Foundation villages over the last 12 months and the 122 closings in the Southwest Florida MLS (Matrix) pull of October 27, 2026 before writing a single figure. Comparing agents across the city? Start with our guide to the best real estate agents in Naples, then book your Pelican Marsh buyer consultation or call Marc at (239) 287-5873.
Honors and recognition:
Before you tour, we agree on the product, a condominium, a coach home, a villa or a single-family home, then the village, the floor plan, the frontage and the yearly cost you will carry. We pull the active listings, the matching county sales and the documents for each home you like, and write the offer with the contingencies Pelican Marsh’s paperwork needs. Call Marc at (239) 287-5873.
Arielle holds 230 condominium homes on one street; Sweet Bay holds 17 estate-size home sites. They share the gates, the Foundation and the district, and little else: a different legal regime, village association, insurance shape and price. Collier County recorded Arielle sales from $430,000 to $660,000 in the last 12 months, and the Estates at Bay Colony Golf Club sales at $8,450,000 and $10,000,100. We search Pelican Marsh one village at a time.
These are the facts a Pelican Marsh buyer needs in November 2026, each from the Collier County record, the Southwest Florida MLS (Matrix) pull of October 27, 2026, the Foundation’s own budget and estoppel form, the district’s adopted assessment, FEMA or Florida law, and each explained in its own section below, with the record and window named every time.
Buying in Pelican Marsh right now means choosing among the 28 homes the Southwest Florida MLS (Matrix) showed active on October 27, 2026, at a $950,000 median list price. Against 122 closings in the prior 12 months, that was about 2.8 months of supply, with a 94.7% median sale-to-list ratio and 62 median days on market.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
The MLS figures below come from one dated pull: closings from October 27, 2025 to October 27, 2026 plus actives on the pull date. The county figures in the next section are a different record (qualified deeds) over a different window (October 17, 2025 to October 16, 2026), and the two are never blended.
| Measure (Southwest Florida MLS (Matrix), pull of October 27, 2026) | Value |
|---|---|
| Closed sales | 122 |
| Total sold volume | $176,845,145 |
| Median sold price | $950,000 |
| Average sold price | $1,449,550 |
| Sold price range | $430,000 to $10,000,000 |
| Days on market | 62 median; 94.2 average (117 of 122 closings carry a value; 5 sold data entry records do not) |
| Sale-to-list ratio | 94.7% median, 94.2% average |
| Price per square foot (MLS) | $456 median, $507 average |
| Measure (Southwest Florida MLS (Matrix), pull of October 27, 2026) | Value |
|---|---|
| Active listings | 28 |
| Median list price | $950,000 |
| Average list price | $1,962,111 |
| List price range | $599,000 to $10,750,000 |
| Current days on market | 26 median, 75.4 average |
| List price per square foot (MLS) | $465 median |
| Months of supply | about 2.8 (28 actives against about 10.17 closings a month) |
The highest active list price on October 27, 2026, $10,750,000, sat in the Estates at Bay Colony Golf Club, and so did the highest closing in that pull, $10,000,000, a sold data entry record with no days on market. The highest marketed closing, $8,450,000 on Mashie Court, also in the Estates, came after 29 days on market.
At about 2.8 months of supply on October 27, 2026, the Pelican Marsh inventory was thin against the pace of closings, and the 94.7% median sale-to-list ratio says the typical closing in that pull still settled below its last list price. Both are one dated pull, not a forecast, and neither holds evenly across villages or products.
The by-name split comes from the same Matrix pull of October 27, 2026 (122 closings and 28 actives). That day Clermont carried 5 actives, Egret’s Walk and Les Chateaux 4 each, and Arielle, Terrabella and the Estates at Bay Colony Golf Club 2 each; Clermont also led the closings with 13, then Egret’s Walk, Arielle, Troon Lakes and Ravenna with 9 each.
The condominium villages, Arielle, Clermont, Egret’s Walk and Ravenna above all, are where most of the trading happens: those four accounted for 40 of the 122 closings in the October 27, 2026 pull. The estate streets, the Estates at Bay Colony Golf Club, Bay Laurel Estates, Terrabella and the Gables, recorded 17 qualified sales between them in the 12 months to October 16, 2026, from $1,550,000 to $10,000,100. Speed matters more where supply is thinnest; documents matter in every village.
The Pelican Marsh home type that fits your budget depends on the village: Collier County recorded condominium sales from $430,000 to $1,600,000 and single-family, villa and coach home sales from $759,000 to $10,000,100 in the 12 months to October 16, 2026, at medians of $697,000 and $1,625,000. Each village below names its product and its own record.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
We tracked every figure in this section from the county record: qualified, improved, arm’s-length sales recorded by the Collier County Property Appraiser, mapped to the Foundation’s 26 villages. Per-foot figures are per county heated square foot, the county roll’s measure, not the MLS’s. Street names only; no house or unit numbers.
| Product (county record) | 12 months to Oct 16, 2026 | 24 months to Oct 16, 2026 | 60 months to Oct 16, 2026 |
|---|---|---|---|
| Condominium, sales | 54 | 103 | 270 |
| Condominium, median | $697,000 | $715,000 | $720,000 |
| Condominium, range | $430,000 to $1,600,000 | $430,000 to $1,600,000 | $400,000 to $1,600,000 |
| Condominium, median per county heated sq ft | $396.11 | $401.75 | $405.15 |
| Single-family, villa and coach home, sales | 54 | 78 | 160 |
| Single-family, villa and coach home, median | $1,625,000 | $1,587,500 | $1,750,000 |
| Single-family, villa and coach home, range | $759,000 to $10,000,100 | $720,000 to $10,000,100 | $720,000 to $10,000,100 |
| Single-family, villa and coach home, median per county heated sq ft | $585.01 | $573.18 | $592.87 |
A median moves with the mix of villages that happened to sell. The single-family median of $1,625,000 in the last 12 months says nothing about a Ventura villa or an Estates at Bay Colony Golf Club home; the village rows below do.
| Village (product) | Sales | Median | Range | Median per county heated sq ft |
|---|---|---|---|---|
| Arielle (condominium) | 9 | $542,500 | $430,000 to $660,000 | $326.96 |
| Clermont (condominium) | 12 | $644,950 | $505,000 to $1,050,000 | $358.81 |
| Egret’s Walk (condominium) | 9 | $635,000 | $550,000 to $750,000 | $388.33 |
| Ravenna (condominium) | 8 | $697,500 | $615,000 to $825,000 | $400.82 |
| Seville (condominium) | 3 | $770,000 | $764,000 to $917,500 | $423.97 |
| Osprey Pointe (condominium) | 5 | $1,030,000 | $780,000 to $1,600,000 | $473.30 |
| Mont Claire (condominium) | 3 | $1,095,000 | $1,000,000 to $1,475,000 | $420.67 |
| Les Chateaux (condominium) | 5 | $1,160,000 | $850,000 to $1,349,000 | $511.93 |
| Ventura (villa) | 6 | $869,500 | $759,000 to $970,000 | $410.80 |
| Island Cove and Savanna (villa) | 7 | $975,000 | $779,000 to $1,400,000 | $465.39 |
| Timarron (single-family) | 6 | $992,500 | $850,000 to $1,300,000 | $416.50 |
| Troon Lakes (single-family) | 6 | $1,462,500 | $840,000 to $1,625,000 | $532.65 |
| Ivy Pointe and Marsh Links (single-family) | 3 | $1,625,000 | $1,350,000 to $3,610,000 | $708.99 |
| Grand Isle and Portofino (villa) | 5 | $2,050,000 | $1,850,000 to $2,400,000 | $680.61 |
| The Gables (single-family) | 6 | $2,226,250 | $1,550,000 to $2,850,000 | $662.80 |
| Augusta and Watercrest (single-family) | 3 | $2,450,000 | $1,850,000 to $3,100,000 | $783.75 |
| Terrabella (single-family) | 5 | $2,500,000 | $2,250,000 to $2,815,000 | $651.38 |
| Bay Laurel Estates and Muirfield (single-family) | 4 | $2,750,000 | $2,000,000 to $5,900,000 | $686.10 |
| Arbors at Pelican Marsh, with Sweet Bay (single-family) | 1 | one sale: $2,650,000 | ||
| The Estates at Bay Colony Golf Club (single-family) | 2 | two sales: $8,450,000 and $10,000,100 |
St Croix at Pelican Marsh, Aston Gardens at Pelican Marsh and Tiburon’s Norman Estates carry the Pelican Marsh name on some records but sit outside the Foundation’s 26 villages; they are separate properties and are not in our tables.
The fairest comparison for an offer is the same village and the same county heated square footage. These are the groups Collier County recorded over the 24 months to October 16, 2026; groups of two print both sales rather than a median.
| Village | Heated sq ft (county) | Sales | Median | Low to high |
|---|---|---|---|---|
| Arielle | 1,560 | 6 | $536,250 | $430,000 to $640,000 |
| Arielle | 1,633 | 7 | $550,000 | $440,000 to $715,000 |
| Arielle | 1,845 | 3 | $585,000 | $575,000 to $640,000 |
| Clermont | 1,750 | 4 | $745,000 | $590,000 to $1,050,000 |
| Clermont | 1,781 | 3 | $650,000 | $639,900 to $750,000 |
| Clermont | 1,820 | 3 | $545,000 | $505,000 to $775,000 |
| Clermont | 1,866 | 3 | $650,000 | $585,000 to $750,000 |
| Egret’s Walk | 1,507 | 3 | $635,000 | $450,000 to $649,000 |
| Egret’s Walk | 1,584 | 6 | $616,250 | $568,000 to $720,000 |
| Egret’s Walk | 1,752 | 5 | $629,500 | $550,000 to $720,000 |
| Egret’s Walk | 1,800 | 4 | $687,000 | $550,000 to $750,000 |
| Ravenna | 1,619 | 9 | $690,000 | $575,000 to $790,000 |
| Ravenna | 2,015 | 3 | $770,000 | $730,000 to $825,000 |
| Seville | 1,802 | 6 | $774,500 | $720,000 to $945,000 |
| Seville | 2,402 | 5 | $965,000 | $917,500 to $1,200,000 |
| Osprey Pointe | 2,060 | 6 | $1,002,500 | $780,000 to $1,295,000 |
| Osprey Pointe | 2,748 | 4 | $1,228,750 | $1,175,000 to $1,600,000 |
| Les Chateaux | 2,216 | 4 | $1,072,500 | $900,000 to $1,349,000 |
| Les Chateaux | 2,515 | 4 | $1,021,250 | $850,000 to $1,287,500 |
| Mont Claire | 2,603 | 5 | $1,375,000 | $1,000,000 to $1,475,000 |
| Ventura | 2,015 | 5 | $860,000 | $759,000 to $910,000 |
Two-sale groups in the same window: Clermont at 1,730 square feet sold at $560,000 and $695,000, and at 1,814 square feet at $650,000 and $875,000; Ventura at 1,755 square feet at $850,000 and $915,000; Island Cove and Savanna at 2,095 square feet at $920,000 and $975,000; Troon Lakes at 1,889 square feet at $1,100,000 and $1,625,000, and at 2,097 square feet at $840,000 and $900,000; Terrabella at 3,572 square feet at $2,700,000 and $2,800,000.
The spread inside one floor plan is the point. A Clermont plan of 1,750 square feet sold from $590,000 to $1,050,000 in two years: floor, view, renovation and condition make that difference, and we name those factors for each home rather than put a dollar figure on them.
Every Pelican Marsh purchase starts with the product and the yearly bill: the Foundation’s $2,073 and the district’s $1,725 on every home, plus the village association’s own dues, plus a $7,500 Resale Capital Assessment at closing. Start your Pelican Marsh buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Naples. Selling a home first? Start with a Pelican Marsh home valuation and call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Arielle (230 homes in six condominiums on Arielle Drive), Clermont (148 homes in one condominium on Clermont Drive), Egret’s Walk (208 homes in five condominiums under the Egret’s Walk Commons Association) and Ravenna (96 homes in two condominiums under the Ravenna Commons Association) are the four largest condominium villages and the busiest. Collier County recorded 38 of the 54 condominium sales of the last 12 months in these four. They are the entry point to Pelican Marsh: the lowest recorded sale of the year, $430,000, was an Arielle home on Arielle Drive in August 2026.
Seville (84 homes), Osprey Pointe (96 homes, the newest condominium, declared in 2001, on Whimbrel Watch Lane), Mont Claire (76 homes) and Les Chateaux (96 homes with its own commons association) carry the larger floor plans. Their county medians in the last 12 months ran from $770,000 at Seville to $1,160,000 at Les Chateaux, and the highest condominium sale of the year was an Osprey Pointe home of 2,748 heated square feet at $1,600,000 in April 2026.
Ventura (82 homes), Island Cove and Savanna (77 homes) and Grand Isle and Portofino (94 homes) are villa villages on fee-simple lots under chapter 720, each with its own homeowners’ association. Ventura and Island Cove and Savanna recorded medians of $869,500 and $975,000; Grand Isle and Portofino recorded $2,050,000, which is why we never price a Pelican Marsh villa without naming its village.
Timarron (84 single-family homes on Timarron Way and Dory Court) and Troon Lakes (81 single-family homes on Troon Lakes Drive) were the busiest single-family villages in the county record, with 6 sales each in the last 12 months, at medians of $992,500 and $1,462,500. Troon Lakes recorded sales of homes built from 2000 to 2022 in that window.
The Gables (52 single-family homes on Spanish Moss Trail), Ivy Pointe and Marsh Links (77 homes, with golf and lake lots beside Pelican Marsh Golf Club) and Augusta and Watercrest (71 homes) recorded 12 sales between them in the last 12 months, from $1,350,000 to $3,610,000. The Foundation’s Design Review Guidelines set a 2,500 square foot minimum for homes in the Gables.
Terrabella (58 homes across three plats, including Terranova), Bay Laurel Estates and Muirfield (74 homes on the golf course) and the Arbors at Pelican Marsh with Sweet Bay (48 homes, Sweet Bay’s 17 on estate-size home sites) form the luxury single-family tier outside the Estates. Bay Laurel Estates and Muirfield recorded the widest range, from $2,000,000 on Muirfield Drive to $5,900,000 on Purslane Drive.
The Estates at Bay Colony Golf Club (75 homes) is a gated enclave inside Pelican Marsh with its own guarded entry and its own private Bay Colony Golf Club, separate from Pelican Marsh Golf Club. Collier County recorded two sales in the last 12 months: $10,000,100 on Waggle Way in May 2026 and $8,450,000 on Mashie Court in June 2026. Its association and club structure differ from every other village, so a buyer here reads a separate set of documents.
Every Pelican Marsh home pays at least two published yearly charges: the Foundation of Pelican Marsh’s 2026 assessment of $2,073 and the district’s fiscal 2026 operations and maintenance assessment of $1,725, which together come to $3,798 a year, about $316.50 a month (our arithmetic). The village association, property tax and insurance come on top.
| Layer | Who sets it | Published figure | How it is billed |
|---|---|---|---|
| Pelican Marsh Community Development District | Board of Supervisors | $1,725 per unit, fiscal year 2026, operations and maintenance | Non-ad valorem line on the Collier County tax bill |
| Foundation of Pelican Marsh (master association) | Foundation board | $2,073 per unit for 2026: $929 operating, $987 cable and internet, $157 capital | Annual invoice in the fourth quarter, collected through the village’s management company |
| Village association (HOA or condominium association) | Village board | Not published | Village invoice; the estoppel certificate states it |
| Pelican Marsh Golf Club | The club | Optional; current terms not published | Club billing, only if you join |
| Property tax | Taxing authorities on the Collier roll | Set by your assessed value and millage | Collier County tax bill |
| Insurance | Your carrier, and the condominium’s master policy | Quoted per home | Your policy; the master policy rides in condominium dues |
The Pelican Marsh Community Development District set its fiscal 2026 operations and maintenance assessment at $1,725 per unit, up from $1,593 in fiscal 2025, in its July 16, 2025 budget hearing. It funds the gates, roads, streetlights, landscaping and the stormwater system, and rides on your Collier County tax bill. The fiscal 2027 figure is on your November 2026 tax bill or in the district’s adopted budget; we read it from the bill for the home you choose.
The district’s remaining bond debt is assessed only on eight named Tiburon sub-communities, with a final maturity of May 1, 2031, according to the district’s board minutes and audited statements. A home in any of the 26 Foundation villages pays operations and maintenance only; we confirm it on the tax bill and the estoppel before you close.
The Foundation’s 2026 Approved Budget sets $2,073 per home: $929 for operations, $987 for bulk cable and internet and a new $157 capital line. That total is $10 below 2025’s $2,083, because the cable and internet line fell. The cable and internet line is 47.6% of the 2026 assessment (our arithmetic). No 2027 budget is published yet; the Foundation bills in the fourth quarter.
Each of the 26 villages has its own homeowners’ or condominium association with its own budget, and none publishes its dues. The condominium associations fund building insurance, roofs and reserves; the single-family associations fund their own common areas. The estoppel certificate states the figure for the home you are buying, and we get it in writing before your inspection period ends.
Florida’s property tax disclosure, section 689.261, warns that a buyer “SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES” because a change of ownership “TRIGGERS REASSESSMENTS.” Under section 193.155 the home is reassessed at just value as of January 1 of the year after your purchase. A long-held Pelican Marsh home can show a bill far below yours.
The Collier County Board of County Commissioners’ rates for 2025-26 are 3.0107 mills general, 0.6844 unincorporated, 0.0246 pollution control and 0.2096 Conservation Collier, 3.9293 mills in all (our arithmetic). On an illustrative $700,000 taxable value that county commission portion alone is $2,750.51 a year (our arithmetic). The school board, water management district, fire district and other levies add to it; the total millage for Pelican Marsh is not published on a source we could read, so we take the full figure from the tax bill for your address.
A primary residence may claim the homestead exemption, which the Florida Department of Revenue says can lower taxable value by as much as $50,000 and brings the Save Our Homes limit: assessed value rises by no more than 3% or the change in the Consumer Price Index, whichever is lower (2.7% for 2026). Portability can carry up to $500,000 of a prior Florida homestead’s difference. A second home pays without the cap.
At a Pelican Marsh closing the buyer owes the Foundation’s $7,500 Resale Capital Assessment on every resale, and in Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, though the contract controls. A financed buyer also pays Florida’s note stamps and intangible tax on the mortgage, plus survey, inspection and lender charges.
The Foundation of Pelican Marsh’s 2026 estoppel form lists a Resale Capital Assessment of $7,500 and says it “is paid by the buyer and collected at the time of closing.” The Foundation needs the settlement statement, the deed and a separate check for it before it issues membership. Its 2026 budget plans for 65 resales and splits the fee 45% to operations, 30% to reserves and 25% to capital.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent; in Lee County the seller does. These are customs, not law, and the FAR/BAR contract’s checkboxes set who pays. Florida promulgates the premium (Florida Administrative Code rule 69O-186.003): $5.75 per $1,000 of coverage up to $100,000, then $5.00 per $1,000 to $1,000,000.
A financed buyer pays documentary stamp tax on the note at 35 cents per $100 of the loan and nonrecurring intangible tax at 2 mills (0.002) on the amount secured, both per the Florida Department of Revenue.
A Pelican Marsh resale needs at least two estoppel certificates: the Foundation’s, for which it charges $100, and the village association’s, which Florida caps at $299 on a current account, plus $119 if rushed and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116). Egret’s Walk and Ravenna also have a commons association, which may mean a third. Who pays each fee follows the contract.
A condominium association may charge up to $184 per applicant to approve a purchase or lease (Florida DBPR’s adjusted cap under section 718.112). The Foundation itself requires no membership application or certificate of approval at a resale, per its estoppel form; the village association’s approval, where its documents require one, comes first.
An illustrative purchase of a Pelican Marsh condominium at $700,000, near the county’s 12-month condominium median of $697,000, with 20% down and a $560,000 loan. Every line is labelled; anything not set by law or published by the Foundation is quoted for your closing and not estimated here.
| Item | Amount | Basis |
|---|---|---|
| Down payment (20%) | $140,000 | Illustrative |
| Foundation Resale Capital Assessment | $7,500 | Published, 2026 estoppel form |
| Owner’s title policy premium | $3,575 | Promulgated rate on $700,000, before any reissue credit (estimate) |
| Note stamps on the $560,000 loan | $1,960 | 35 cents per $100 |
| Intangible tax on the $560,000 loan | $1,120 | 2 mills |
| Subtotal of the four closing lines | $14,155 | Our arithmetic |
| Deed recording | $10 first page, $8.50 each added page | Section 28.24, Florida Statutes |
| Condominium approval fee | Up to $184 per applicant, if charged | DBPR cap |
| Settlement fee, title search, lender’s policy, survey, inspection, appraisal, lender fees, prepaid insurance and prorations | Quoted per transaction | Not estimated |
Down payment plus the four published or promulgated lines come to $154,155 before the quoted items (our arithmetic). Prorations of the Foundation, village and district charges and the year’s property tax follow the closing date and the contract.
On a Pelican Marsh purchase financed at Freddie Mac’s survey rate of 7.18% for a 30-year fixed mortgage, the week of November 5, 2026, principal and interest on a $700,000 condominium with 20% down comes to about $3,793.64 a month (our arithmetic, illustrative). The Foundation, district, village, tax and insurance lines come on top.
| Illustrative price (20% down) | Loan | Principal and interest at 7.18% | At last year’s 6.22% | Difference a month |
|---|---|---|---|---|
| $700,000 (near the county condominium median) | $560,000 | $3,793.64 | $3,437.10 | $356.54 |
| $1,000,000 (a villa or larger condominium) | $800,000 | $5,419.48 | $4,910.14 | $509.34 |
| $2,450,000 (an estate village home) | $1,960,000 | $13,277.72 | $12,029.84 | $1,247.88 |
Every payment above is our arithmetic on a 30-year term, illustrative only, and excludes tax, insurance and dues. Freddie Mac’s Primary Mortgage Market Survey reported 7.18% on November 5, 2026, down from 7.24% the week before; a year earlier it was 6.22%. The 15-year fixed averaged 6.57%.
Add the Foundation’s $2,073 and the district’s $1,725 and every Pelican Marsh home carries about $316.50 a month before the village association, tax and insurance (our arithmetic). On the $700,000 example that brings principal, interest and the two published charges to about $4,110.14 a month (our arithmetic, illustrative).
Eight Pelican Marsh villages are condominiums under chapter 718: Arielle, Clermont, Egret’s Walk, Les Chateaux, Mont Claire, Osprey Pointe, Ravenna and Seville. A resale buyer there gets the association’s documents at the seller’s expense and a 7-day right to cancel; the other eighteen villages and the Foundation are chapter 720 associations with a disclosure summary and a 3-day right.
The fork matters at signing. The Foundation and the platted villages, from Ventura to the Estates at Bay Colony Golf Club, are homeowners’ associations under chapter 720; the eight condominium villages are chapter 718. Section 720.401 says it “does not apply to any association regulated under chapter 718.” This is information, not legal advice; your closing agent or attorney confirms which rules govern your contract.
Section 718.503 entitles a condominium buyer, “at the seller’s expense,” to the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent structural integrity reserve study or a statement that none was completed, and the frequently asked questions sheet. The contract is voidable by the buyer “WITHIN 7 DAYS, EXCLUDING SATURDAYS, SUNDAYS, AND LEGAL HOLIDAYS” after signing and receiving them, and the right “SHALL TERMINATE AT CLOSING.”
Under section 720.401 a prospective buyer “must be presented a disclosure summary before executing the contract for sale.” The contract is voidable “within 3 days after receipt of the disclosure summary or prior to closing, whichever occurs first,” and the right “may not be waived by the purchaser.”
Section 553.899 requires a milestone inspection for a condominium building “three habitable stories or more in height as determined by the Florida Building Code,” by December 31 of the year it reaches 30 years from its certificate of occupancy, and every 10 years after. Story counts for the Pelican Marsh condominium buildings are not verified on a public source, so we do not say any building is or is not covered; ask the association for its milestone status in writing.
Section 718.112 requires a structural integrity reserve study at least every 10 years for each building three habitable stories or higher, due by December 31, 2025 for owner-controlled associations that existed on July 1, 2022, and bars those associations from voting to fund less than the study requires. Under section 718.503, a contract signed after December 31, 2024 must disclose when a required milestone inspection or study has not been completed.
The eight condominium villages were declared from 1995 to 2001, so any building among them that meets the height test reaches 30 years between 2025 and 2031. Whether a given building meets the test is a building-by-building question, answered by the association and the building’s certificate of occupancy, not by this page.
Request the association’s current budget, the milestone inspection status and summary, the structural integrity reserve study or the statement that none applies, the master insurance policy and its wind deductible, any pending or recent special assessment, the leasing and pet rules, and the estoppel certificates from the village and the Foundation. We read them inside the 7-day window with you.
Pelican Marsh sits mostly in FEMA Zone X, a minimal-to-moderate flood hazard designation, with Zone AE confined mainly to the internal lakes, canals and preserve flowways and no coastal VE zone, according to the February 2024 Collier County flood maps. Flood zone is set parcel by parcel, so check the exact address before you offer.
Flood insurance is required when a home is financed with a federally backed mortgage and sits in a mapped Special Flood Hazard Area, such as Zone AE or AH. A Zone X home has no such requirement, though a lender may still ask, and every standard homeowners policy excludes flood.
Collier County’s flood maps took effect in February 2024, and FEMA’s revalidation letter for unincorporated Collier lists Pelican Marsh lots and condominiums on four panels: 12021C0193J, 12021C0194J, 12021C0381J and 12021C0382J. Collier County’s Community Rating System Class 5 earns eligible National Flood Insurance Program policies a 25% discount.
Look the address up on the Collier County flood map lookup and the FEMA Flood Map Service Center, and ask the seller for any elevation certificate or letter of map amendment. A proposed new county flood map has been reported; its effect on Pelican Marsh parcels is not verified, so we check both the effective and any preliminary map for the parcel.
Under section 689.302 a seller “must complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed”: a requirement since October 1, 2024, with the current three-question form since October 1, 2025. It asks about flooding that damaged the home, flood insurance claims and flood assistance received.
The National Weather Service’s Hurricane Ian report places the 2022 surge flooding largely south and west of US-41, toward the coast; Pelican Marsh sits inland of that line. For inland areas it says “wind damage was mainly confined to trees, fences, and screens, with minor wind damage to vulnerable structures.”
Pelican Marsh homes were built from 1995 onward, and their insurance cost turns on roof age, wind features and, for condominiums, the master policy. Order a wind mitigation inspection inside your inspection period, read the roof’s age against Florida’s rules, and get quotes on the address before the period ends.
Florida requires insurers to offer discounts for verified wind-resistant features, documented on the state’s Uniform Mitigation Verification Inspection Form: hip roof shape, roof-to-wall connections, a secondary water barrier, a roof built to the 2001 or later Florida Building Code, and impact-rated windows, doors or shutters. The inspection typically costs $75 to $150.
Under section 627.7011 an insurer may not refuse to write or renew a policy solely because a roof is under 15 years old; for an older roof, an inspection showing at least five years of remaining useful life keeps it insurable. That matters most in the villages first built in the mid-1990s.
In a Pelican Marsh condominium the association insures the building and you insure the interior on an HO-6. Read the master policy’s wind deductible and carry loss assessment coverage, because a deductible or uninsured loss can come back to owners as a special assessment.
In Pelican Marsh you live under three sets of rules: the district’s gate and access policies, the Foundation of Pelican Marsh’s covenants, rules and design review, and your village association’s own documents, which may be stricter than the Foundation’s but never looser. Leasing, pets and renovations each run through more than one of them.
Pelican Marsh has four gated entrances, on US-41, Vanderbilt Beach Road, Airport-Pulling Road and a residents-only gate on Galleria Drive, all run by the Community Development District’s access-control team with a roving patrol. Owners pre-authorize guests through a web-based guest-entry system or a paper form; rideshare and delivery drivers give a destination address and are verified by phone. A new gatehouse is under construction at the US-41 entrance. The district’s access office is at (239) 592-5181.
Every Pelican Marsh lease needs two approvals: the village association’s first, then the Foundation’s. The Foundation’s 2026 lessee packet charges a $150 processing fee and wants the approval form, the lease, the village approval and the fee at its office 20 days before the lease starts. Minimum lease terms and the number of leases a year are set village by village, so we read the village documents before you buy with a rental plan.
The Foundation’s lessee packet adds a rule many buyers miss: an owner who leases “is presumed to have assigned the Owner’s amenity use rights to the tenant,” including the recreation center, tennis courts and fitness center, unless owner and tenant agree otherwise in writing.
The Foundation’s covenant, section 8.20, permits “domesticated household pets” and calls keeping them “a privilege, not a right.” Pets must be “carried or confined on a leash” outside a home, may not roam free, and “may not be left unattended or leashed in yards, garages, on porches or lanais.” Village associations may add their own limits; we read them for the home you choose.
Exterior changes, additions and new construction go to the Foundation’s Design Review Committee, which charges a $100 design review fee and has 30 calendar days after accepting a complete application to act; an application it does not deny in that time is deemed approved. Cosmetic items such as paint and roofing also need the village association’s sign-off. The Foundation’s guidelines set minimum home sizes in some villages, 2,500 square feet in the Gables.
In Pelican Marsh the Foundation owns the Courtside tennis, pickleball and bocce complex, the fitness center and the Community Center, and every owner uses them through Foundation membership. Pelican Marsh Golf Club is a separate, member-owned private club; joining it is optional and is priced by the club, not by the Foundation.
The Foundation’s Community Center at 1504 Pelican Marsh Blvd holds the fitness center with trainers and classes, spa services, a resident library, banquet and meeting rooms and the Courtside restaurant and bar. Swimming pools sit at the village level: most condominium and coach home villages keep their own pool, and single-family homes usually have a private pool, so confirm the pool for the village you want. The Foundation office is at (239) 594-7800.
Courtside has eight lighted Har-Tru tennis courts, six lighted pickleball courts and three lighted bocce courts, with a pro shop for lessons, clinics, leagues and round robins. Courts are booked online up to seven days ahead in 90-minute windows. The pro shop is at (239) 514-3200.
Pelican Marsh Golf Club plays an 18-hole, par-72 Robert von Hagge course that opened in 1994 and runs through the Cocohatchee Strand preserve; it has been a Certified Audubon Cooperative Sanctuary since 2001. The roughly 25,000-square-foot clubhouse, completed in 1998, holds the Grille Room, Dining Room and Private Dining Room. The club converted to equity membership in 1999 and to full member ownership in 2007.
The club offers Golf, Social (Limited Golf) and Dining memberships, with Golf and Social in equity and non-equity versions. It publishes no current initiation, dues or transfer terms. The buyer gets them from the club at (239) 597-3000; we arrange the introduction and get the terms in writing before your inspection period ends.
Pelican Marsh is assigned to Pelican Marsh Elementary, Pine Ridge Middle and Barron Collier High in the Collier County Public Schools feeder pattern, and sits off Vanderbilt Beach Road across US-41 from Mercato, about 3.5 to 4 miles from Vanderbilt Beach public access. Confirm the schools for any address on the district’s zone finder.
| School | Grades | Address or note | Source |
|---|---|---|---|
| Pelican Marsh Elementary | K-5 | 9480 Airport Rd. N, Naples, FL 34109; feeder pattern Barron Collier High | Collier County Public Schools profile |
| Pine Ridge Middle | 6-8 | Feeder pattern Barron Collier High | Collier County Public Schools profile |
| Barron Collier High | High school | The high school of the feeder pattern | Collier County Public Schools profiles |
Collier County Public Schools’ accountability data shows an A grade for all three schools in each year from 2021 through 2025. Assignments are set by address; check the exact one on the district’s zone finder before you buy.
| Destination | Approximate distance | Approximate drive, off-peak |
|---|---|---|
| Mercato (Whole Foods, Alamo Drafthouse, dining) | Adjacent | 2 to 5 minutes |
| Waterside Shops | About 3 miles | 7 to 10 minutes |
| Vanderbilt Beach public access | About 3.5 to 4 miles | 10 to 13 minutes |
| Delnor-Wiggins Pass State Park | About 5 miles | 12 to 16 minutes |
| I-75 (Immokalee Road or Pine Ridge Road) | About 5 to 6 miles | 10 to 13 minutes |
| Downtown Naples and Fifth Avenue South | About 8 miles | 15 to 22 minutes |
| Southwest Florida International Airport | About 28 to 30 miles | 35 to 48 minutes |
Collier County began widening Vanderbilt Beach Road from four to six lanes, from just east of US-41 to east of Goodlette-Frank Road, the week of July 7, 2026: a $28.4 million project of about two years. The median opening at Bay Laurel Drive becomes directional. A $42.0 million widening of Airport-Pulling Road on the east side is expected to start around 2027.
Pelican Marsh differs from nearby Naples golf communities mainly in structure: golf at Pelican Marsh Golf Club is optional, every owner belongs to the Foundation and its racquet complex, and a Community Development District bills every home. Pelican Bay, Tiburon, Grey Oaks, Mediterra and The Vineyards each have their own governance and membership model.
| Community | Where | Golf | Governance a buyer reads |
|---|---|---|---|
| Pelican Marsh | Inland North Naples, off Vanderbilt Beach Road | Optional, at the member-owned Pelican Marsh Golf Club | Foundation of Pelican Marsh, Pelican Marsh Community Development District, 26 village associations |
| Pelican Bay | Beachfront, south of Pelican Marsh along the Gulf, with private beach clubs | Not compared on this page | Independently governed; a different community despite the name |
| Tiburon | Adjacent to Pelican Marsh | 36 holes of Greg Norman-designed golf and the Ritz-Carlton Golf Resort | Shares the Pelican Marsh district boundary; its own association, outside the Foundation |
| Grey Oaks | Central Naples | A country-club community | Its own membership structure |
| Mediterra | North Naples and Bonita Springs | A large gated golf community | Its own membership structure |
| The Vineyards | Closer to central Naples | An established country-club community | Its own membership structure |
Price comparison by record: the Pelican Marsh county medians are $697,000 for condominiums and $1,625,000 for single-family, villa and coach homes over the 12 months to October 16, 2026. Our Pelican Marsh guide describes Tiburon as generally at a higher price point than most of Pelican Marsh; we compare the others village by village and club by club, on the same record and window, when you ask.
Pelican Bay is a separate beachfront community; read our Pelican Bay guide. Tiburon shares the district but not the Foundation; see our Tiburon guide. Grey Oaks is a central Naples country club with its own membership model; see our Grey Oaks guide. The questions are the same everywhere: is golf required, what does the master association own, and what is the full yearly bill.
For the neighbor that shares the district, read our guide to buying a home in Tiburon; for another Naples golf community, our guide to buying a home in Talis Park.
We find the right Pelican Marsh home by setting the search to one product, one village and one floor plan, then reading every active listing against the county’s same-size sales for that village. We negotiate from the record and the documents, not from a community median, and we promise no price or outcome.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
We set MLS alerts for the village and the square footage you want, so a new listing reaches you the day it lists. Then we pull the county’s sales of the same plan in the same village, from the tables above, and the listing’s history, so your offer starts from what that plan has sold for, not from a list price.
The Southwest Florida MLS (Matrix) pull of October 27, 2026 showed a 94.7% median sale-to-list ratio across 122 Pelican Marsh closings, with a range of 0 to 546 days on market. We read each home’s days on market, price history and matching county sales.
Prices do not only rise. Collier County recorded an Arielle home on Arielle Drive at $775,000 in May 2022 and again at $715,000 in May 2023, down 7.7%; a Clermont home on Clermont Drive sold at $650,000 in January 2023 and $689,000 in July 2024, up 6.0%; and a Ravenna home went from $710,000 in May 2023 to $739,000 in July 2024, up 4.1%.
The closing date against the 7-day or 3-day review window, the inspection and repair terms, seller credits toward closing costs, who pays each estoppel, and the timing of the Foundation’s $7,500 Resale Capital Assessment in the cash you bring. Call Marc at (239) 287-5873.
For a Pelican Marsh purchase in 2026, you sign a written agreement with your buyer’s agent before touring, and it states the agent’s compensation and that it is fully negotiable, under practice changes the National Association of Realtors put into effect on August 17, 2024. A seller may still agree to pay some or all of it.
NAR says MLS participants “will be required to enter into written agreements with buyers before touring a home,” with “a specific and conspicuous disclosure of the amount or rate of compensation” and “a conspicuous statement that broker fees and commissions are fully negotiable and not set by law.” We sign that agreement with you before the first Pelican Marsh showing.
NAR says offers of compensation “are no longer allowed on Multiple Listing Service (MLS) platforms,” that sellers “can still offer compensation off an MLS,” and that sellers can offer buyer concessions on an MLS, for example toward closing costs. A Pelican Marsh seller may still agree in the contract to pay some or all of your agent’s fee; we raise it in the offer.
You can see current Pelican Marsh listings on our sister site, Domain Realty Group, and have new ones sent to you. On the Southwest Florida MLS (Matrix) pull of October 27, 2026, 28 Pelican Marsh homes were active from $599,000 to $10,750,000; any day since, the count will differ, so we send the current list.
Data updated: county sales recorded through October 16, 2026 (Collier County Property Appraiser); MLS figures from a Matrix pull of October 27, 2026, labelled as such.
For every active home in the community, see the current Pelican Marsh listings on Domain Realty Group, our team’s listing site, updated from the MLS.
Set up custom listing alerts through our buying page, where saved searches route to our team, and call Marc at (239) 287-5873 for the homes that have come to market since the October 27, 2026 pull. Still choosing between parts of the city? Our Naples buyer guide covers the process citywide.
To start your Pelican Marsh buyer consultation, call Marc at (239) 287-5873 or use the buyer consultation form on this page. We reply with the active Pelican Marsh homes that fit your product and budget, the county sales that match them, the Foundation and district charges for each, and the village and condominium documents to request first.
Active homes and matching county sales for your village and floor plan, a yearly cost sheet from the Foundation, district and written village figures, the chapter 718 or 720 document list, the flood zone by address and a plan for your first offer. It is confidential and carries no obligation.
Call Marc at (239) 287-5873, or use the Pelican Marsh buyer consultation form or our buying page. Selling a home before you buy? Call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar and Jesse McGreevy are top-reviewed Southwest Florida realtors, and a Pelican Marsh buyer should know what working with us is like. These are clients in their own words, quoted exactly as they posted them, from across Southwest Florida; they describe our team, not the Pelican Marsh community or any home in it.
★★★★★ “We recently bought a place in Bella Terra in Estero through Jesse McGreevy…..He knew the community and the area inside and out and was fantastic in running the course through our closing. I would highly recommend him to anyone.” Verified Zillow review
★★★★★ “Jesse helped us buy a home and with his constant communication made it very pleasant and easy. Not too mention the deal we got…..thank you!!!!!” Verified Zillow review
★★★★★ “Marc was involved in selling and buying our homes. Very courteous and professional. He was very prompted in any questions or issues that arose, but most of all looked out for our best interest. He is one of the few real estate agents that we would recommend” Verified Zillow review
These are the questions Pelican Marsh buyers ask, answered from the Collier County record through October 16, 2026, the Southwest Florida MLS (Matrix) pull of October 27, 2026, the Foundation’s 2026 budget and estoppel form, FEMA and Florida law. For today’s count, call Marc at (239) 287-5873; you are working with Top 1% Real Estate Agents Nationally Since 2008.
Choose the product and village first, sign a written buyer agreement before touring, get a loan estimate or proof of funds, then offer with the right review period: 7 days for a condominium under section 718.503, 3 days for a villa or single-family home under section 720.401. Budget the Foundation’s $7,500 Resale Capital Assessment in your cash to close.
Every home pays the Foundation’s $2,073 for 2026 and the district’s $1,725 for fiscal 2026, $3,798 a year together (our arithmetic), plus the village association’s dues, property tax and insurance, and golf only if you join. The village dues are not published; the estoppel certificate gives the figure for the home you choose.
The Foundation’s 2026 Approved Budget sets $2,073 per home: $929 operating, $987 for bulk cable and internet and $157 capital, billed in the fourth quarter. It was $2,083 in 2025. No 2027 budget is published yet.
It is a $7,500 charge the Foundation collects on every resale, paid by the buyer at closing, per the Foundation’s 2026 estoppel form. The Foundation’s 2026 budget splits it 45% to operations, 30% to reserves and 25% to capital.
The Pelican Marsh Community Development District’s operations and maintenance assessment is $1,725 per unit for fiscal year 2026, on the Collier County tax bill. The fiscal 2027 figure is on your November 2026 tax bill or in the district’s adopted budget.
None of the 26 village associations publishes its dues. Condominium associations fund building insurance, roofs and reserves, so they usually run higher than single-family associations, but we never estimate a figure; the village estoppel certificate states it in writing.
No. The Foundation’s own lessee packet says membership in Pelican Marsh Golf Club “is not part of membership in the Pelican Marsh Foundation.” Golf is optional, and the Foundation’s racquet and fitness amenities come with every home.
The club does not publish its current initiation, dues or transfer terms, and older fee sheets are not current pricing, so we do not print a number. You get the terms from the club at (239) 597-3000; we arrange the introduction and get them in writing.
Eight: Arielle, Clermont, Egret’s Walk, Les Chateaux, Mont Claire, Osprey Pointe, Ravenna and Seville, 1,034 homes under chapter 718. The other eighteen villages, 873 homes, are platted single-family, villa and coach home lots under chapter 720.
In the county record for the 12 months to October 16, 2026, Arielle had the lowest condominium median at $542,500 and Ventura the lowest single-family, villa and coach home median at $869,500. The lowest single sale was $430,000 in Arielle.
A villa shares at least one wall and often has exterior elements maintained by its association; a single-family home stands detached on its own home site. Both sit on fee-simple lots under chapter 720 in Pelican Marsh, at different prices by village.
The Estates at Bay Colony Golf Club has its own guarded entry inside Pelican Marsh, and Augusta has its own entry gate under the Foundation’s design guidelines. Every other village sits inside the four main gates.
Collier County recorded 54 condominium sales at a $697,000 median in the 12 months to October 16, 2026, from $430,000 to $1,600,000. By village the medians ran from $542,500 at Arielle to $1,160,000 at Les Chateaux.
The county recorded 54 single-family, villa and coach home sales at a $1,625,000 median in the same 12 months, from $759,000 to $10,000,100. That median mixes villas and estates; the village medians in the tables above are the ones to use.
The Southwest Florida MLS (Matrix) pull of October 27, 2026 showed 28 active listings at a $950,000 median list price, about 2.8 months of supply. The count changes daily; call Marc at (239) 287-5873 for today’s.
In the October 27, 2026 pull, the 117 closings of the prior 12 months that carry a days count had a median of 62 days on market, from 0 to 546 days. Actives on that date had a median of 26 days.
The median sale-to-list ratio in the October 27, 2026 pull was 94.7%, so the typical closing settled about 5% below its last list price. That is one dated pull across all villages, not a promise for any home.
Days on market are one input. We compare the asking price to the same plan’s county sales in that village, the listing’s price history and its documents, then set an offer; a long-listed home is often priced above its plan’s recorded sales.
The Foundation’s $7,500 Resale Capital Assessment, the owner’s title premium by Collier custom, and on a loan, note stamps at 35 cents per $100 and intangible tax at 2 mills. On an illustrative $700,000 condominium with a $560,000 loan those lines total $14,155 before quoted fees (our arithmetic).
By Collier custom the seller pays the documentary stamp tax on the deed, 70 cents per $100 of the price, per the Florida Department of Revenue’s rate; the contract controls.
$100, per the Foundation’s 2026 estoppel form, due before the completed certificate is returned. The village association’s estoppel is separate and capped by the state at $299 on a current account.
The club offers equity and non-equity versions of its Golf and Social memberships, plus a Dining membership. Its current initiation, dues and refund or transfer terms come from the club, not from this page.
The Foundation requires no membership application or certificate of approval at a resale, per its 2026 estoppel form. A village association may require its own approval under its documents, and a condominium association may charge up to $184 per applicant for it.
Under section 718.503, 7 days, excluding Saturdays, Sundays and legal holidays, after you sign and receive the association documents; the right ends at closing and cannot be waived.
The milestone summary’s findings and any required repairs, the structural integrity reserve study’s funding plan for roofs and structure, the current reserve balance against that plan, and any special assessment adopted or proposed to pay for either.
Most of Pelican Marsh is Zone X, with Zone AE mainly along the lakes, canals and preserve flowways, but the zone is set parcel by parcel. Check the exact address on the Collier County lookup and the FEMA Flood Map Service Center.
It is required when a federally backed loan finances a home in a mapped Special Flood Hazard Area, such as Zone AE or AH. A Zone X home has no federal requirement, and any homeowners policy excludes flood.
Yes, with two approvals: your village association’s, then the Foundation’s, which charges $150 and wants the packet 20 days before the lease starts. Minimum terms and the number of leases a year are set by each village.
The Foundation permits domesticated household pets, leashed or carried outside the home and never left unattended in yards, garages, porches or lanais. Village associations may set their own limits on number and size.
Your bill follows the home’s reassessed value after the sale and the full Collier millage for its address. The county commission’s share alone is 3.9293 mills; we take the full rate from the tax bill for your home, and the district’s $1,725 rides on it.
On a primary residence, yes: it can lower taxable value by as much as $50,000 and caps later increases in assessed value at 3% or the change in the Consumer Price Index, whichever is lower.
At Freddie Mac’s 7.18% for the week of November 5, 2026, principal and interest on a $700,000 home with 20% down is about $3,793.64 a month (our arithmetic, illustrative), before dues, tax and insurance.
Yes, within the documents: the condominium 7-day or the 720.401 3-day review, the estoppel certificates, which an association has 10 business days to deliver unless you pay to expedite, and any village approval set the earliest practical date.
No. Pelican Bay is a separate beachfront community south of Pelican Marsh; Pelican Marsh is inland off Vanderbilt Beach Road. The Estates at Bay Colony Golf Club inside Pelican Marsh is not the beachfront Bay Colony in Pelican Bay.
Tiburon is adjacent and shares the Pelican Marsh Community Development District’s boundary, but it has its own association outside the Foundation and 36 holes of Greg Norman-designed golf and the Ritz-Carlton Golf Resort.
St Croix at Pelican Marsh is a separate condominium that carries the name but is not one of the Foundation’s 26 villages; its sales are not in our tables. The same is true of Aston Gardens at Pelican Marsh.
The rules that cost money sit in the village documents: leasing limits, pet limits, approvals, dues and, in the condominiums, reserves and building inspections. An agent who reads them before your offer protects your review period; our Pelican Marsh community guide maps all 26 villages.
Yes. Since August 17, 2024, a buyer’s agent signs a written agreement with you before touring, stating the fee and that it is fully negotiable.
In the 12 months to October 16, 2026, April and June recorded the most qualified sales (18 each), then January (17); October and November 2025 and July 2026 recorded 2 each. Recording lags contracts, so this is not a forecast or a best time to buy.
No. Collier County’s planned unit development records show residential build-out essentially complete as of November 25, 2024; new homes today are rebuilds on existing home sites.
Still weighing a Pelican Marsh purchase? Call Marc at (239) 287-5873 or start your Pelican Marsh buyer consultation.
If you are selling a home before you buy in Pelican Marsh, time the two contracts together: the Resale Capital Assessment, your down payment and the condominium or homeowners’ association review window all fall due on the purchase side while your sale is still closing. Jesse leads listings and seller strategy; Marc leads the purchase.
We set the sale’s closing date first, then write the Pelican Marsh offer to fit it, so the 7-day or 3-day review window runs while you can act on it. For the selling side, read our guide to selling a Pelican Marsh home or start with a Pelican Marsh home valuation, and call Jesse direct at (239) 898-6072.
Moving from one Pelican Marsh village to another, a condominium to a villa for example, means a sale and a purchase under different documents, and the buyer of your current home pays the $7,500 Resale Capital Assessment on that sale just as you pay it on yours. Call Jesse direct at (239) 898-6072 about the sale and Marc at (239) 287-5873 about the purchase, and see our Pelican Marsh guide.
Every Pelican Marsh figure on this page traces to a primary source below: the Foundation’s own budget, estoppel form, covenants and rules, the district’s records, the Collier County record, FEMA, the school district, Freddie Mac, the National Association of Realtors and the Florida Statutes. No listing portal or brokerage site is cited.
These are the Pelican Marsh documents a buyer reads before an offer, each linked at the authority that publishes it: the Foundation’s budget, estoppel form, lessee packet, covenants, rules and design guidelines, the district’s founding record and audit, and the state rules that govern the sale.
| Document | Publisher | What it shows a buyer | Link |
|---|---|---|---|
| 2026 Approved Budget | Foundation of Pelican Marsh | The $2,073 assessment, its three parts and the resale fee allocation | Open the budget |
| 2026 Estoppel Certificate form | Foundation of Pelican Marsh | The $7,500 Resale Capital Assessment, the $100 estoppel fee and billing terms | Open the form |
| Lease Application Packet 2026 | Foundation of Pelican Marsh | The $150 lease fee, the 20-day rule, amenity rights and the pet covenant | Open the packet |
| General Covenants and Restrictions with Amendments | Foundation of Pelican Marsh | The master declaration every owner lives under | Open the covenants |
| Design Review Guidelines | Foundation of Pelican Marsh | Architectural review and village minimum home sizes | Open the guidelines |
| Fiscal year 2025 audited financial statements | Pelican Marsh Community Development District | Bond debt and the district’s finances | Open the audit |
| Section 718.503, condominium resale | Florida Legislature | The 7-day cancellation clause and the seller’s document package | Read section 718.503 |
| Section 720.401, prospective purchasers | Florida Legislature | The disclosure summary and the 3-day right | Read section 720.401 |
| Section 553.899, milestone inspections | Florida Legislature | Inspections for condominium buildings three habitable stories or more | Read section 553.899 |
| Estoppel certificate fee schedule | Florida DBPR | The $299 estoppel cap and the $184 condominium transfer cap | Open the fee schedule |
| Letter of map change revalidation | Federal Emergency Management Agency | The four flood map panels and the Pelican Marsh map amendments | Open the letter |
The village associations do not publish their budgets, reserve studies or dues; those come with the estoppel certificates and the resale documents at a sale, and recorded declarations can be requested from the Collier County Clerk.
Your Pelican Marsh buyer’s agents are Jesse McGreevy and Marc Comisar of McGreevy and Comisar, the #5 real estate team in Florida in the 2026 RealTrends rankings. We read the Pelican Marsh Foundation, district, village and condominium documents with you before an offer, and every figure on this page traces to the sources listed above.
If you’re searching for “the best buyer’s agent in Pelican Marsh, Naples, Florida,” McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County and Babcock Ranch, including Pelican Marsh, Pelican Bay and Talis Park. Our team provides honest market guidance and partner-level negotiation, starting from our Pelican Marsh community guide.
Jesse McGreevy lists and sells homes across Naples, Bonita Springs, Estero and Marco Island; call Jesse direct at (239) 898-6072. Marc Comisar represents buyers and sellers across Southwest Florida; call Marc at (239) 287-5873.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Buying in Pelican Marsh? Start your Pelican Marsh buyer consultation or call Marc at (239) 287-5873, and see how we represent buyers. Selling first? Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Read more about McGreevy and Comisar or contact us.
Market data from Southwest Florida MLS, pulled October 27, 2026 (Matrix, Development PELICAN MARSH). Collier County Property Appraiser qualified sales recorded through October 16, 2026. McGreevy and Comisar, buy a home in Pelican Marsh with the #5 real estate team in Florida (RealTrends 2026). Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.