Pelican Bay, Naples Florida
A free, no-obligation valuation from McGreevy and Comisar. Across Pelican Bay, recent MLS medians run from $1,300,000 for condominiums to $3,100,000 for single-family homes, and a Gulf-front tower prices nothing like a coach home on the golf course. The only number that matters is yours.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
If you own a home in Pelican Bay, the honest answer to what it is worth starts with your building, your floor and your view line, not with the community. Pelican Bay holds roughly 6,500 residences in 95 associations on 2,104 acres of North Naples, from interior garden condominiums to Gulf-front tower penthouses and gated estates, and across the 348 Southwest Florida MLS closings in the 12 months to 30 September 2026 prices ran from $199,000 to $21,000,000. The full community picture, from the beach and the tram to schools and the storm record, lives on our Pelican Bay community guide. This page shows how a Pelican Bay home is actually valued, tier by tier and building type by building type, from the Southwest Florida MLS, Collier County’s public records and the Foundation’s own documents, and gives you two ways to get your number. Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072.
A Pelican Bay home is worth what its building or street, floor, Gulf view, tower age, beach proximity and condition support. Across 348 Southwest Florida MLS closings in the 12 months to 30 September 2026, condominiums sold at a median of $1,300,000 and single-family homes at $3,100,000, with 29 sales at $5 million or more and a $21,000,000 high, a Bay Colony estate entered on the MLS after closing; the highest MLS-marketed sale was a $14,100,000 Mystique penthouse.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development Pelican Bay, ZIP 34108, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Pelican Bay Foundation realtor page, retrieved 29 Sep 2026).
We tracked every one of the 348 Pelican Bay closings in the Southwest Florida MLS for the 12 months to 30 September 2026, checked each row against the development name so that no Pelican Marsh, Pelican Landing, Pelican Sound or Pelican Isle sale crept in, and split them by product type before we wrote a single figure on this page.
Pelican Bay resolves into five price bands, and the building decides which band you are in. Around $1 million buys an interior garden or low-rise condominium, or a smaller residence in an early west-corridor tower. Around $2 million buys a renovated mid-rise, an attached villa, a larger tower residence east of the berm or an entry single-family home. Around $5 million buys serious Gulf-view tower space, a Bay Colony tower residence or a larger single-family home. Around $10 million and above is Bay Colony beachfront, tower penthouse and estate territory. The median condominium sale was $1,300,000 across 299 closings and the median single-family sale $3,100,000 across 49, both odd counts, so each median is an actual sale.
Divide the MLS’s $776,286,908 of closed volume by its 348 sales and you get about $2,231,000, which is above the $1,549,500 community median, far above the $1,300,000 condominium median and below the $3,100,000 single-family median. A blend like that describes no home in Pelican Bay. It is pulled up by 29 sales at $5 million or more, about 8.3 percent of closings, and down by an interior low-rise tail that started at $199,000. We never price a Pelican Bay home off a community-wide average, and neither should a buyer or an online tool.
We value a Pelican Bay home from three primary records laid over one another. The Southwest Florida MLS gives us brokered closings, final list prices, days on market and the living area each listing agent entered, scoped to the Pelican Bay development. Collier County’s records give us the deed history, the building’s milestone inspection status on the county’s public map, the flood zone and the tax roll. The Pelican Bay Foundation’s published documents, and your own association’s budget, reserve study and estoppel, give us the fee stack and the one-time resale charge your buyer will underwrite. Then we walk the home, because the stack, the view line, the last renovation and the impact glass are the variables no record captures.
McGreevy and Comisar should value your Pelican Bay home because we build every number from the Southwest Florida MLS, Collier County’s public records and the Pelican Bay Foundation’s own documents, building by building, we read your association’s budget and structural file before we price, and we have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. Those are career numbers across Lee and Collier County. If you are comparing agents across the whole city before you choose who values your home, our guide to the best real estate agents in Naples sets the teams side by side on the public record: reviews, licence history and published production.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
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 you will find the whole market: 348 MLS closings, ten years of closings by calendar year, and the milestone status of every Pelican Bay building on the county’s public map, each with its source and its date. Where this page needs a worked example, it walks through a public record sale inside Pelican Bay, labelled as a public sale.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy builds the pricing analysis and assembles the Foundation, association and condominium paperwork your buyer will ask for. Marc Comisar walks the home and judges the floor, the stack, the view line and the condition against what is actually selling along Pelican Bay Boulevard and behind the Bay Colony gate, which is what lets a seasonal owner in the Northeast, the Midwest or abroad get a real opinion of value without flying down. Read more on the about McGreevy and Comisar page.
Pelican Bay is one master plan and at least five markets. The Foundation counts 95 associations, each a separate corporation with its own budget, reserves, insurance program and rules, and the MLS shows condominium sales from $199,000 to $14,100,000 inside the same ZIP code. Your listing competes with the handful of residences for sale in your own building or on your own street, and with the buyer’s memory of the last one that closed there. A Sanctuary seller is not helped by a Mystique penthouse, and a Georgetown seller is not hurt by a Glenview sale.
This page answers what your home is worth. If you have decided to sell and want the full listing plan, the marketing, the negotiation and the Foundation and condominium paperwork, read our guide to selling your home in Pelican Bay. If you are buying your next home inside the same community, start with buying a home in Pelican Bay. And to see the same seller method applied to two very different Naples communities, one a bundled golf club and one a gated waterfront master plan, read our plans for selling your home in Naples Lakes Country Club and selling your home in Treviso Bay.
These are the Pelican Bay valuation facts that decide most prices in the community, each drawn from the Southwest Florida MLS, Collier County’s public records or the Pelican Bay Foundation’s published documents, and each repeated with its source further down this page. Read them before you read any online estimate.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to 30 Sep 2026, pulled 30 Sep 2026; ten-year closings 30 Sep 2016 to 30 Sep 2026, 3,411 closings, pulled 30 Sep 2026; Collier County milestone map service, retrieved 29 Sep 2026; Pelican Bay Foundation realtor page, retrieved 29 Sep 2026).
A Pelican Bay home is valued by narrowing the product and widening the window: same association and building, same stack and floor band, same view line, matched condition and renovation, then sales across enough months to be meaningful, adjusted for that segment’s own trend and tested against the 110 active listings and a 93.8 percent average sale to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Collier County milestone map service, retrieved 29 Sep 2026; FEMA National Flood Hazard Layer, panels effective 8 Feb 2024).
The 95 associations are the first sort, because each is a different product and a different balance sheet. Pelican Bay Boulevard alone carries garden condominiums, mid-rises and 22-story towers, and one address can sit in a complex of several associations, as at Breakwater, where the county lists five separate condominium associations across its buildings. We confirm the association from the recorded declaration and the Foundation’s community map before choosing a single comparable.
Geography sets the ceiling. The west-corridor towers stand behind the preserve with the Gulf in front of them, the east-corridor and interior towers look over the preserve, the lakes or Club Pelican Bay’s fairways, and Bay Colony’s beachfront towers sit behind a manned gate on the sand itself. Two buildings a few hundred yards apart can trade hundreds of dollars a square foot apart for that reason alone, which is why the building, not the ZIP code, is the unit of comparison.
Inside a tower, the stack, meaning the vertical column of residences sharing one floor plan and exposure, is the next sort. A southwest corner stack with an unobstructed Gulf and Clam Pass view is a different product from an interior stack on the same floor, and a residence on the 18th floor is a different product from the same plan on the 4th. We compare your residence with sales in your own stack first, then the adjacent stacks, then the same floor band, and we say so when the sample is thin.
Pelican Bay’s towers date from 1981 to 2019, and every one sits inside Collier County’s three-mile saltwater band, which puts it on a 25-year milestone inspection clock. A buyer’s lender, insurer and attorney will ask for the milestone report, the structural integrity reserve study and the funding plan, and the answers move price. We read the county’s milestone map for your building and ask your association for the study before we write a number.
The beach is the reason most buyers are here, and the eight tram stations along the berm are how they get to it. A building steps from a tram station or with direct berm access trades differently from one a drive away, and the difference shows up in how fast a residence sells as much as in the price. We measure your home’s walk to the nearest station and price it against comparables with a similar walk.
Bay Colony is a gated enclave inside Pelican Bay with its own community association, beach club and recorded leasing regime, and it trades as its own market: 44 of Pelican Bay’s 348 closings in the twelve months to 30 September 2026, at a median of $4,500,000. A Bay Colony residence is compared with Bay Colony sales.
Many Pelican Bay towers are now 25 to 45 years old, and owners have renovated on very different schedules. The kitchen and baths, flooring, impact glass and sliders, the air handler and any work since Hurricane Ian can separate two residences of the same plan by six figures, and no record captures a renovation, so we see the home.
Every buyer inherits the Foundation assessment, the Services Division line on the tax bill and your association’s dues, and pays the Foundation’s one-time Resale Capital Assessment at closing. Association dues are where Pelican Bay carrying costs genuinely diverge, from a villa neighborhood funding landscaping to a Gulf-front tower funding staff, insurance, elevators and structural reserves. Two residences at the same price with very different monthly carrying costs are not the same value to a buyer.
On FEMA’s maps effective 8 February 2024, Pelican Bay runs from Zone VE on the beachfront band to AE 10 along the high-rise corridor and Zone X across most interior and eastern neighborhoods. For a single-family home the zone decides whether flood insurance is mandatory with a federally backed mortgage; for a tower it shapes the association’s flood program. We pull the zone for your parcel, not the neighborhood, and any elevation certificate on file.
With a median of 64 days on market and very different turnover by building, a ninety-day comparable search returns almost nothing in many associations. We widen the window to twelve, twenty-four or thirty-six months inside your building and adjust older sales for time using the community’s own recorded series, which runs year by year from 2016. That matters most across 2021 and 2022, when the community median rose 38.5 percent in one year.
Finally we test the opinion of value against the residences actively for sale in your building and segment, and against the 93.8 percent average sale to list. On 30 September 2026 there were 110 active listings in Pelican Bay at a median list price of $1,337,000. A price that ignores what a buyer can see this week, or assumes a full-price offer, is a price that sits.
Pelican Bay homes are worth very different amounts by building type. On the Southwest Florida MLS for the 12 months to 30 September 2026, 299 condominium and attached closings had a median of $1,300,000, 49 single-family closings a median of $3,100,000, and 41 penthouse and beachfront-tower closings ran from $1,825,000 to $14,100,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development Pelican Bay, ZIP 34108, closed 30 Sep 2025 to 30 Sep 2026 and active on 30 Sep 2026, pulled 30 Sep 2026).
Segment (MLS building design) | Closed, 12 months | Median sold | Sold range | Note |
|---|---|---|---|---|
Condominium and attached (low, mid and high rise, attached villa, townhouse) | 299 | $1,300,000 (odd count, an actual sale) | $199,000 to $14,100,000 | The low tail is a Glenview continuing-care residence |
Single-family, detached villas included | 49 | $3,100,000 (odd count, an actual sale) | $1,350,000 to $21,000,000 | 8 percent of residences, 14.1 percent of closings; the $21,000,000 top was entered on the MLS after closing, not marketed there |
Penthouses and Gulf-front or near-Gulf towers | 41 | not computed in the pull | $1,825,000 to $14,100,000 | Mystique plus the Bay Colony strand towers and penthouse-labelled units |
Closings at $5 million or more | 29 | not applicable | $5,000,000 to $21,000,000 | About 8.3 percent of all closings |
Bay Colony, trailing 12 months to 30 Sep 2026 | 44 of 348 | $4,500,000 (even, mean of the middle pair) | $1,825,000 to $21,000,000 | About 12.6 percent of Pelican Bay closings |
All Pelican Bay | 348 | $1,549,500 (even count) | $199,000 to $21,000,000 | $776,286,908 in volume |
Source: Southwest Florida MLS Matrix, Residential, Development Pelican Bay, City Naples, ZIP 34108, closed 30 September 2025 to 30 September 2026, pulled 30 September 2026, full result grids with every row checked against the development name; Bay Colony row filtered to its fifteen MLS sub-names from the same pull. Single-family means the MLS building designs Single Family and Villa Detached; everything else is condominium or attached. The penthouse and beachfront segment overlaps the condominium row. We publish no blended average as a price.
Pelican Bay sold 348 homes on the MLS in the 12 months to 30 September 2026 at prices from $199,000 to $21,000,000, so the only number that matters is the one built from your building, your stack and your floor. The fastest start is the Home Valuation form at the top of our Pelican Bay home valuation page, the page you are reading, whether you reached it from a search, a forwarded link or a printout. It takes about a minute: the address, a line about condition and renovation, and how to reach you. It is free and there is no obligation to list. What comes back is a written opinion of value built from the sales in your building and segment, with the sources named, plus the Foundation fee stack, the Resale Capital Assessment and the milestone and reserve picture your buyer will underwrite. If you would rather talk first, call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you are also buying, read how we represent buyers in Naples so the sale and the purchase run on one timeline.
On the MLS, about $1 million bought three kinds of Pelican Bay home in the twelve months to 30 September 2026: a St. Maarten residence of two bedrooms and a den with 1,452 square feet at $1,000,000, a three-bedroom Serendipity residence with 1,856 square feet at $1,000,000, and a two-bedroom St. Kitts residence with 1,353 square feet at $999,000. St. Maarten, completed in 1989, and St. Kitts, completed in 1992 inside gated Crown Colony, are west-corridor towers; Serendipity is a low-rise village off Crayton Road. The same price bought roughly 400 to 500 more square feet in the low-rise than in the towers, which is the Gulf view and the tower amenity package priced in. Below this band sit the Glenview’s continuing-care residences, which explain the $199,000 low sale.
At about $2 million the MLS shows three very different homes selling for the same price: a two-bedroom-plus-den Claridge tower residence with 2,215 square feet, a three-bedroom-plus-den Carlton Place attached villa-tier residence with 2,815 square feet, and a three-bedroom Beauville single-family home with 2,889 square feet, each at $2,000,000. The Claridge overlooks the Clam Bay preserve and Club Pelican Bay’s course toward the Gulf; Carlton Place and Beauville are villa-tier neighborhoods. A buyer at this price is choosing between height and view, a villa’s single-level living, and a detached lot, and the per-foot figures below show how much each costs.
At about $5 million the MLS shows a three-bedroom-plus-den residence at The Biltmore at Bay Colony with 3,325 square feet at $5,000,000, and a four-bedroom-plus-den penthouse at St. Raphael with 4,750 square feet at $4,900,000. Both are Gulf-view towers. The Biltmore sits behind the Bay Colony gate; St. Raphael, with 178 residences the largest single tower in Pelican Bay, sits on the west corridor. The St. Raphael penthouse bought about 1,400 more square feet for $100,000 less, which is Bay Colony’s premium in one pair of sales.
At about $10 million the MLS shows a four-bedroom-plus-den penthouse at Brighton at Bay Colony with 6,140 square feet at $9,865,000, a three-bedroom-plus-den residence at The Remington at Bay Colony at $9,800,000, and a Bay Colony Shores estate of 10,607 square feet at $9,500,000. Above them sits the highest MLS-marketed sale of the twelve months, a 4,431 square foot Mystique penthouse at $14,100,000 in May 2026, and above that a $21,000,000 estate at The Strand at Bay Colony in August 2026, entered on the MLS after closing rather than marketed there. Twenty-nine Pelican Bay closings reached $5 million or more in the window, and the highest MLS-marketed single-family sale was $12,125,000.
Only about 8 percent of Pelican Bay’s residences are single-family homes, per the Pelican Bay Services Division. Those streets, from Oakmont and Pinecrest to gated Georgetown and Jamestown and, inside Bay Colony, Bay Colony Shores, The Strand and Vizcaya, produced 49 MLS closings at a median of $3,100,000, about 2.4 times the condominium median. A house is valued on street, lot, frontage, pool, roof and openings, from single-family comparables only.
Pelican Bay’s villa and coach-home villages, among them Barrington Club, Carlton Place, Grand Bay, St. Andrews, Villa Lantana and The Pointe, sit between the garden condominiums and the estates. Detached villas file with single-family homes on the MLS and attached villas with the condominiums, so never accept a comparable set that mixes the two.
Bay Colony is the gated, roughly 200-acre enclave at Pelican Bay’s north end, with eleven condominium associations, six directly on the Gulf, plus Bay Colony Shores, The Strand, Vizcaya and Villa La Palma. Its $4,500,000 median on 44 closings in the twelve months to 30 September 2026 is about three times the community’s. Our Bay Colony guide covers its towers, beach club and recorded governance in full; for valuation, a Bay Colony home is priced from Bay Colony sales.
Price per square foot tells you where a Pelican Bay home sits inside its own building type, not what it is worth. The MLS average across the 346 closings with a recorded living area was $818 a square foot, while the single sales we use to illustrate each tier ran from about $539 to $3,182.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to 30 Sep 2026, pulled 30 Sep 2026; per-sale figures are our arithmetic on the individual MLS rows).
Sale (MLS, 12 months to 30 Sep 2026) | Building type and position | Living sq ft | Sold price | Price per sq ft, our arithmetic |
|---|---|---|---|---|
Serendipity, 3 bedrooms | Interior low-rise village | 1,856 | $1,000,000 | $538.79 |
St. Maarten, 2 bedrooms and den | West-corridor tower, completed 1989 | 1,452 | $1,000,000 | $688.71 |
Beauville, 3 bedrooms | Villa-tier single-family | 2,889 | $2,000,000 | $692.28 |
Carlton Place, 3 bedrooms and den | Villa-tier attached residence | 2,815 | $2,000,000 | $710.48 |
St. Kitts, 2 bedrooms | West-corridor tower, Crown Colony, 1992 | 1,353 | $999,000 | $738.36 |
Bay Colony Shores estate | Gated single-family, Bay Colony | 10,607 | $9,500,000 | $895.63 |
Claridge, 2 bedrooms and den | Tower over the preserve and golf course | 2,215 | $2,000,000 | $902.93 |
St. Raphael penthouse, 4 bedrooms and den | West-corridor tower, 178 residences | 4,750 | $4,900,000 | $1,031.58 |
The Biltmore at Bay Colony, 3 bedrooms and den | Bay Colony Gulf-front tower | 3,325 | $5,000,000 | $1,503.76 |
Brighton at Bay Colony penthouse, 4 bedrooms and den | Bay Colony Gulf-front tower | 6,140 | $9,865,000 | $1,606.68 |
The Remington at Bay Colony, 3 bedrooms and den | Bay Colony strand tower | 3,390 | $9,800,000 | $2,890.86 |
Mystique penthouse | Gulf-front tower completed 2019 | 4,431 | $14,100,000 | $3,182.13 |
Source: Southwest Florida MLS Matrix, pulled 30 September 2026; living area as entered by the listing agent. These are single sales chosen to illustrate each price tier, not medians, and a single sale is a reading, not a rate.
Three things stand out. Position on the Gulf roughly doubles the per-foot rate: the two Bay Colony Gulf-front towers sold at $1,504 and $1,607 a foot, against $689 and $738 in the older west-corridor towers and $539 in an interior low-rise. The newest tower commands the top rate: the 2019 Mystique penthouse sold at about twice the Biltmore and Brighton rates, and above the Remington’s $2,891. And a house does not automatically out-earn a condominium per foot: the Beauville home and the Bay Colony Shores estate sold at $692 and $896, below the Claridge tower residence, because a detached lot is valued on its land and frontage as much as its square feet.
An average across 346 sales mixes a $539 low-rise and a $3,182 penthouse and describes the community’s mix, not any home. Use it to compare Pelican Bay with another community over time, never to price a residence.
The MLS divides price by the living area the listing agent entered. Collier County’s records measure a condominium by the unit’s own recorded area and a house by its base and adjusted areas, and for a house the adjusted area includes spaces the living area does not. Neither is wrong, and neither may be restated against the other, so always ask which square foot a quoted figure divides by, and compare a Pelican Bay home only with figures built on the same basis.
Compare your living area only with residences of the same building, stack and floor band, or for a house the same street and lot type. The largest plan in a building softens per foot and the smallest rises. Never apply a Bay Colony figure to a west-corridor tower, never apply a tower figure to a villa, and treat any figure built on one or two sales as a direction rather than a rate.
Value inside Pelican Bay moves with six things: the Gulf view and its permanence, the floor and stack, the tower’s age and its milestone and reserve position, the walk to the tram and beach, whether the home sits inside the Bay Colony gate, and the flood zone. Condition and association fees move it after that.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Collier County milestone map service, retrieved 29 Sep 2026; FEMA National Flood Hazard Layer; Collier County PUD Master List, 11 Jun 2026).
A Gulf view is the single largest premium in Pelican Bay, and here it carries an unusual guarantee. The roughly 570-acre Clam Bay preserve between the towers and the beach was conveyed to Collier County for permanent conservation and became the county’s first Natural Resource Protection Area in 1995, so no future building can rise between a west-corridor terrace and the Gulf. We price a full Gulf view, a partial view and a preserve or golf view separately, from sales in your own stack.
Height buys view, light and quiet, and corner stacks with two exposures, southwest stacks with Gulf and Clam Pass views and penthouse floors carry the highest premiums. The only reliable measure is closed sales in your own building, stack by stack.
Every Pelican Bay tower is within Collier County’s three-mile saltwater band, so its first milestone inspection falls 25 years after its certificate of occupancy and every ten years after that, and Florida law requires a structural integrity reserve study whose reserves members can no longer vote to waive for budgets adopted on or after 31 December 2024. Buyers price a building’s position on both clocks: a completed milestone, a funded reserve plan and finished repairs read as certainty, and a building catching up reads as a future assessment. We tracked every Pelican Bay building association on Collier County’s milestone map on 29 September 2026, and the table below is what the county shows.
Pelican Bay building associations on Collier County’s milestone map | County status, 29 Sep 2026 | Next milestone inspection year shown |
|---|---|---|
Bay Colony towers: The Biltmore, Brighton, Contessa, Mansion La Palma, The Marquesa, Toscana | Milestone completed | 2034 |
Bay Colony towers: The Carlysle, The Remington | Milestone completed | 2033 |
Bay Colony towers: Salerno, The Windsor | Milestone completed | 2035 |
Trieste at Bay Colony | Not due | 2027 |
West corridor: St. Kitts, St. Laurent, St. Maarten, St. Marissa | Milestone completed | 2033 |
West corridor: St. Lucia, St. Nicole, St. Pierre, St. Raphael, St. Tropez | Milestone completed | 2034 |
Cap Ferrat | Not due | 2027 |
Mystique | Not due | 2044 |
East corridor and interior towers: Coronado, The Heron | Milestone completed | 2033 |
East corridor and interior towers: Dorchester, The Stratford | Milestone completed | 2034 |
East corridor and interior towers: The Claridge, Grosvenor, Marbella | Milestone completed | 2035 |
Montenero | Milestone completed (listed as due in 2026 on the county’s January 2026 list) | 2036 |
Mid-rise and low-rise: Avalon, Breakwater I to V, Calais, Chateaumere, Hyde Park, the four Interlachen associations, Pebble Creek, Renaissance, Sanctuary | Milestone completed | 2033 |
Mid-rise and low-rise: The Crescent, Serendipity, The Glenview | Milestone completed | 2034 |
Mid-rise and low-rise: Lugano, Lugano II, III and IV | Milestone completed | 2035 |
Valencia | Milestone completed | 2033 for three buildings, 2035 for two |
Source: Collier County milestone inspection map service, MilestonePoints layer, queried 29 September 2026; 54 Pelican Bay association records, 51 showing “Milestone Completed” and three “Not Due”. The years match Collier County’s January 2026 milestone buildings-by-year list, except Montenero, which that list showed as due in 2026 and the map now shows completed. The county’s layer tracks milestone inspections, not reserve studies. An association that does not appear may be below three habitable stories, which the milestone law does not reach, or may be listed under another name, so check your own building by address. The state’s record of completed reserve studies is the Florida Department of Business and Professional Regulation’s SIRS Reporting Database, which shows only what each association has submitted.
What that means for your value: a completed milestone is now the norm in Pelican Bay rather than a distinction, so a buyer will read it as the baseline and look past it to the Phase 2 findings, the repair status, the reserve study and the funding plan. If your building’s file is clean, lead with it. If your building has work ahead, the honest price reflects it, and the documents let a buyer size it rather than guess.
The Foundation runs electric trams from eight stations along the berm through the mangroves to nearly three miles of private beach, with Marker 36 at North Beach and Sandbar at South Beach, and its drivers make more than 900,000 trips a year. The beach is why most buyers choose Pelican Bay, so a building steps from a station or with direct berm access, such as St. Pierre, trades more easily than one a drive away. We price that walk from comparables with a similar walk.
Bay Colony is the only part of Pelican Bay with a manned gate at the community level, and it adds its own community association, the Bay Colony Beach Club and the Bay Colony Tennis Club on top of full Foundation membership. The Foundation’s Declaration states that its Article 3, which holds the two-leases-a-year cap, does not apply to Bay Colony, so each building’s own recorded documents govern leasing, and The Remington, for one, allows one lease a year with a 90-day minimum. Inside the gate the spread is wide: on the 30 September 2026 pull, Salerno’s median time to contract was 38 days and Bay Colony Shores’ was 407.
On FEMA’s maps effective 8 February 2024, the beachfront band is Zone VE with base flood elevations of 14 to 15 feet, the Gulf-side high-rise corridor, Bay Colony’s residential area and the south-end residential area are AE 10, and most interior and eastern neighborhoods, including the Oakmont side and the Waterside Shops corner, are Zone X, with shallow AH ponding pockets near the interior golf and lake areas. For a single-family home in Zone X, flood insurance is optional and comparatively cheap, which is a value point a buyer who assumes every coastal address is high risk will not expect. For a tower, the zone shapes the association’s flood program rather than the residence’s own price.
Outside Bay Colony, the Foundation’s recorded covenant allows no more than two leases per dwelling per calendar year, sweeps in Airbnb and VRBO-style arrangements and bans timeshare use, while minimum lease terms are set association by association, and every lease runs through a Foundation application carrying a $500 processing fee under its 2027 lease packet and fiscal 2027 fee schedule (the 2026 packet charged $300). An investor pays for flexibility, so your association’s lease rules belong in the valuation.
Epique, Gulf Bay Group’s 19-story, 68-residence tower with estate residences from over $6.5 million and completion anticipated in the first quarter of 2028, is the final high-rise Pelican Bay will get; after it every transaction is a resale. Just north, The Ritz-Carlton Residences, Naples began 2026 move-ins with residences priced from $5.2 million, new-construction evidence a Gulf-front seller brings to the table.
Pelican Bay homes recorded 348 Southwest Florida MLS closings in the 12 months to 30 September 2026, from $199,000 to $21,000,000, with $776,286,908 in total volume and a median of $1,549,500. Condominiums accounted for 299 closings at a median of $1,300,000 and single-family homes for 49 at $3,100,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, closed 30 Sep 2025 to 30 Sep 2026, pulled 30 Sep 2026).
Measure | Twelve months to 30 September 2026 |
|---|---|
Closed listings | 348 (299 condominium and attached, 49 single-family) |
Total closed volume | $776,286,908 |
Median sale price | $1,549,500 (even count, midpoint of the middle pair) |
Range | $199,000 to $21,000,000 (the top sale entered on the MLS after closing; highest MLS-marketed sale $14,100,000) |
Closings at $5,000,000 or more | 29 |
Median days on market | 64 (333 closings with days on market, odd count; 15 sales entered after closing carry none) |
Average days on market | 119 |
Average sale to list price | 93.8% |
Average sold price per square foot of living area | $818 (346 closings with living area) |
Active listings on 30 September 2026 | 110, median list price $1,337,000 (even count) |
Months of supply | about 3.8 (110 active against 29 closings a month) |
Every one of the 348 closed and 110 active rows carries Development Pelican Bay, ZIP 34108; a sweep found no Pelican Marsh, Pelican Landing, Pelican Sound or Pelican Isle rows, and Bay Colony’s subdivisions are included. No MLS numbers, addresses or agents are published here.
This is a public record sale from the MLS, not a McGreevy and Comisar transaction, and we show it because it is the highest MLS-marketed sale and the highest condominium price paid in Pelican Bay in the twelve months to 30 September 2026; a $21,000,000 Bay Colony estate recorded higher but was entered on the MLS after closing, not marketed there. On 14 May 2026 a Mystique penthouse with 4,431 square feet of living area closed at $14,100,000. Its list price was $15,995,000, so it sold at 88.15 percent of list, or $3,182.13 per square foot, both on our arithmetic. Mystique is the 20-story, 81-residence Gulf Bay tower completed in 2019 on the Waterpark Place parcel, one of the community’s last waterfront sites, and it sold out in 2021 at a combined value of roughly $500 million. Three lessons sit in one sale. The newest building on the Gulf set a per-foot rate about twice the Biltmore and Brighton sales’. The buyer still negotiated roughly $1.9 million off the asking price, which is what an 88 percent result means at this level. And a scarce product sold anyway: there is no newer completed tower in Pelican Bay to compete with it until Epique.
Thirteen Pelican Bay listings went under contract on the day they listed in the twelve months to 30 September 2026, according to the MLS pull, among them Pelican Bay Woods single-family homes at $8,750,000 in September 2026 and $6,000,000 in February 2026, a Montenero residence at $3,800,000 and another at $3,400,000, a Salerno residence at $3,750,000 in June 2026, and an Oakmont single-family home at $3,400,000. The most recent dated closing among them is the Pelican Bay Woods sale of 15 September 2026. The pattern is the lesson: nine of the thirteen same-day contracts were at $2,725,000 or more, in a tower or on a single-family street, where supply is thinnest.
Pelican Bay homes took a median of 64 days on market, and an average of 119, across the 333 MLS closings with days on market in the 12 months to 30 September 2026, and all 348 sold at an average of 93.8 percent of list price. With 110 active listings against about 29 closings a month, supply stood at about 3.8 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to 30 Sep 2026 and active on 30 Sep 2026, pulled 30 Sep 2026).
An average buyer in Pelican Bay negotiated about six percent off the list price in the twelve months to September. On a home at the $1,549,500 community median, that gap is worth about $96,000, our arithmetic, and on the $15,995,000 Mystique penthouse listing it was about $1.9 million. That is not a rule for your home. It is the size of the conversation a buyer expects to have, and a list price with no evidence behind it invites a larger one.
The gap is the story. Half of Pelican Bay’s closings went under contract in 64 days or less, while listings that sat for many months pulled the average to 119. Well-priced, well-documented listings in scarce segments sell in a fraction of the average; overpriced or under-documented ones join the tail.
About 3.8 months of supply is the community figure. More telling, the active median list price on 30 September 2026, $1,337,000, sat below the $1,549,500 median of what sold: the visible inventory leaned toward the lower tiers while the scarce upper tiers kept selling, so a Gulf-view tower or single-family seller faces thinner competition than the community figure suggests.
In Pelican Bay the list price opens a negotiation that has averaged about six percent. That argues for listing where the building and stack evidence supports, handing that evidence and the association’s milestone, reserve and budget file to the buyer’s agent with the listing, and leaving room that is deliberate rather than accidental.
Pelican Bay’s median sale price roughly doubled over the decade: from $820,000 in 2017 to $1,597,500 in 2025 on the Southwest Florida MLS, up 94.8 percent on our arithmetic. The step change came in 2022, when the median jumped 38.5 percent in one year, and prices have held a $1.4 million to $1.6 million plateau since.
Data updated: September 2026 (Southwest Florida MLS Matrix, Development Pelican Bay, ZIP 34108, closed 30 Sep 2016 to 30 Sep 2026, 3,411 closings, pulled 30 Sep 2026).
We tracked all 3,411 Pelican Bay closings the Southwest Florida MLS recorded from 30 September 2016 to 30 September 2026, year by year, from the complete result grids rather than a sample, so the curve below is the whole record for the development.
Calendar year | Closings | Median sale price | Change in median from prior year, our arithmetic |
|---|---|---|---|
2016, from 30 September | 48 | $762,500 (even count) | partial year |
2017 | 323 | $820,000 (odd count) | +7.5% |
2018 | 326 | $885,000 (even count) | +7.9% |
2019 | 299 | $1,000,000 (odd count) | +13.0% |
2020 | 404 | $984,250 (even count) | -1.6% |
2021 | 576 | $1,100,000 (even count) | +11.8% |
2022 | 296 | $1,523,500 (even count) | +38.5% |
2023 | 284 | $1,437,500 (even count) | -5.6% |
2024 | 255 | $1,400,000 (odd count) | -2.6% |
2025 | 316 | $1,597,500 (even count) | +14.1% |
2026, to 30 September | 284 | $1,547,000 (even count) | -3.2% against 2025, partial year |
Source: Southwest Florida MLS Matrix, closed 30 September 2016 to 30 September 2026, pulled 30 September 2026. Where a count is even the median is the midpoint of the two middle sales, and where it is odd it is an actual sale. Percentage changes are our arithmetic. The 2016 and 2026 rows are partial years.
The biggest single move in the Pelican Bay record came in one year: the median rose from $1,100,000 in 2021 to $1,523,500 in 2022, up 38.5 percent, while closings fell from 576 to 296. Fewer homes changed hands at far higher prices, which is what a market does when inventory disappears.
Since 2022 the median has stayed between $1,400,000 and $1,597,500: it eased 5.6 percent in 2023 and 2.6 percent in 2024, then rose 14.1 percent in 2025 to the highest calendar-year median in the record. The 2026 median to 30 September, $1,547,000 on 284 closings, sits 3.2 percent below 2025. Against 2021, the 2025 median is 45.2 percent higher; against 2022, 4.9 percent higher.
Closings peaked at 576 in 2021, about 2.3 times the 255 of 2024, and settled near 300 a year. Across 95 associations that means only a few sales in most buildings each year, which is why a comparable search inside one building so often reaches back two or three years.
A community median moves when the mix of sales moves: a year with more Bay Colony and Gulf-front tower closings lifts it and a year heavy with interior low-rises lowers it, even if no building’s values changed. That is why we never apply the community percentage to your home.
For an owner who bought before 2021, the trend is a large gain, not a pricing tool. For every seller, it says a 2021 comparable understates today’s market and a 2022 comparable may overstate or understate it depending on the building, which is why we read your building’s own sales year by year.
Pelican Bay and Park Shore are both Gulf-front, condominium-heavy Naples addresses about a mile apart, with Seagate Drive, Pelican Bay’s southern boundary, between them, and a Pelican Bay seller should price with that comparison in mind. Pelican Bay sells a staffed, tram-served private beach inside unincorporated Collier County; Park Shore sells boating and a City of Naples address.
Data updated: September 2026 (Pelican Bay Foundation realtor page and FY2027 estoppel certificate; Collier County Pelican Bay Services Division page; Gulf Shore Association of Condominiums report on the Park Shore beach-walk, April 2026; Naples Daily News, March 2026).
Question | Pelican Bay | Park Shore |
|---|---|---|
Jurisdiction | Unincorporated Collier County, ZIP 34108; no City of Naples millage | City of Naples, Gulf front south of Seagate Drive; city millage applies |
Beach model | Nearly three miles of private, card-access beach reached by electric tram from eight stations, with attended beach service and two member restaurants on the sand | Residents’ deeded beach access and a private 1.2-mile beachfront promenade |
Post-Ian beach story | Foundation rebuilt its beach facilities after about $16.4 million of damage, with a $2,195 per unit special assessment in 2023; county renourishment and an 8-foot dune finished in 2026 | Promenade rebuilt at a cost well over $15 million, funded by assessments on roughly 2,000 condominium owners in five associations |
Master association | Pelican Bay Foundation, mandatory, $3,435 a unit for fiscal 2027 (from 1 October 2026), plus the Services Division’s $1,550 on the 2026 tax bill | No single master foundation; association-by-association dues |
One-time buyer charge to a master body | Resale Capital Assessment, $15,000 for transfers recorded on or after 1 October 2026 | None comparable in the sources we used |
Boating | Kayaks, canoes and sailboats on Clam Bay; no marina | Venetian Bay docks; Gulf access for many homes |
Golf | Club Pelican Bay, 27 holes, optional and separate | None inside |
Gated | Main roads public; Bay Colony and some neighborhoods gated | No, a city neighborhood |
Product mix | High-rises, mid-rises, villas, coach homes and single-family homes across 95 associations | High-rises on the Gulf, bayfront homes and condominiums |
Top resale on record in our sources | $21,000,000 Bay Colony estate, August 2026, entered on the MLS after closing and not marketed there; the highest MLS-marketed and condominium sale was a $14,100,000 Mystique penthouse, May 2026 (MLS) | $26 million penthouse at The Regent, March 2026, reported as a Collier County condominium resale record (Naples Daily News) |
The two top-sale rows come from different sources and are not a same-window comparison; they show the height of each market’s ceiling, not a race.
A buyer who chooses Pelican Bay wants the beach run like a resort, with a chair set for them, lunch on the sand, a tram through a protected preserve, racquets in the assessment and no city millage, and accepts a Foundation assessment and a one-time resale charge for it. A buyer who chooses Park Shore wants a boat behind the house or a City of Naples address and accepts association-by-association costs and a beach-walk rebuilt on the owners’ assessments. We price a Pelican Bay home for the first buyer, laying the full cost of ownership side by side so the second buyer’s comparison does not end the conversation. Jesse McGreevy at (239) 898-6072 will tell you which buyer your building is most likely to meet.
Online estimates miss on Pelican Bay homes because automated models cannot see what drives price here: 95 associations with different balance sheets, Gulf-front and preserve-view stacks in the same tower, floor height, a building’s milestone and reserve position, the walk to the tram, the Bay Colony gate, and a one-time $15,000 buyer charge.
Data updated: September 2026 (Southwest Florida MLS Matrix, 12 months to 30 Sep 2026, pulled 30 Sep 2026; Collier County milestone map service, retrieved 29 Sep 2026; Pelican Bay Foundation realtor page, retrieved 29 Sep 2026).
A model that reads Pelican Bay as one neighborhood blends a $199,000 continuing-care residence with a $14,100,000 penthouse, and whatever sold last in the ZIP code pulls every estimate toward it, across a condominium median of $1,300,000 and a single-family median of $3,100,000.
A model knows a tower’s address and a residence’s square footage. It does not know whether the terrace faces the Gulf or the parking court, whether the residence is on the 3rd floor or the 20th, or whether a preserve protects the view. In Pelican Bay those invisible variables are the price.
A model does not read Collier County’s milestone map, the association’s reserve study or the minutes that record a special assessment. A buyer’s lender and insurer do, and the difference shows up in the offer, not in the estimate.
The Foundation assessment, the Services Division line, the association’s dues and the $15,000 Resale Capital Assessment appear in no standard data feed, and over the life of a mortgage they change what a buyer can pay for the home.
Pelican Bay shares a word with Pelican Marsh, Pelican Landing, Pelican Sound and Pelican Isle, and a name search pulls their sales into your estimate. Bay Colony’s name appears both inside Pelican Bay and across U.S. 41, where the Estates at Bay Colony and Bay Colony Golf Club sit within Pelican Marsh. We scope every comparable to the Pelican Bay development and the right association before it counts.
Treat it as a rough range, not a list price, and ask for a written opinion of value built from sales in your own building and stack. The Home Valuation form at the top of this page starts exactly that, free.
A Pelican Bay buyer prices four carrying costs into an offer: the Pelican Bay Foundation assessment, $3,435 for fiscal 2027 from 1 October 2026, the Pelican Bay Services Division line on the tax bill, $1,550 for 2026, your own association’s dues, and property tax reset to the purchase price, plus the one-time Resale Capital Assessment, $15,000 from 1 October 2026.
Data updated: September 2026 (Pelican Bay Foundation estoppel certificates FY2026 and FY2027, FY2027 budget with its fee schedule, and realtor page, retrieved 29 Sep 2026; Collier County Pelican Bay Services Division page and June 2026 board packet).
Layer | Amount | Who bills it | Note |
|---|---|---|---|
Pelican Bay Foundation annual assessment, fiscal 2027 (1 Oct 2026 to 30 Sep 2027) | $3,435 a unit: $2,180 operations, $497 replacement reserve, $758 bulk media | Foundation; for a condominium it is billed to the association and embedded in your dues | Up from $3,295 in fiscal 2026 ($2,083, $384 and $828); the $758 line is the community fiber television and gigabit internet contract |
Pelican Bay Services Division assessment, fiscal 2026 | $1,550 a unit: $768.70 operations and maintenance, $781.30 capital | Collier County tax bill, non-ad valorem | $1,250 for fiscal 2027: board-approved in May 2026, subject to county adoption; plus a 0.0857 mill street-lighting levy |
Your association’s dues | varies by association | Your association | The widest-varying layer: staff, insurance, elevators and structural reserves in a tower; landscaping and streets in a villa neighborhood |
Resale Capital Assessment, one time | $15,000 for transfers recorded on or after 1 Oct 2026; $10,000 before | Foundation, paid at closing | Rises automatically 3.5 percent a year from 1 Oct 2027; exemptions under Bylaws Section 7.04, with a $1,000 processing fee on an approved exemption |
Member cards not returned at closing | $500 | Foundation | A small closing mechanic worth handling early |
Club Pelican Bay | not published | Club, by application | Optional and separate; the Foundation assessment includes no golf |
Sources: the Foundation’s fiscal 2027 and fiscal 2026 estoppel certificates, FY2027 budget and realtor page; the county’s Pelican Bay Services Division page and June 2026 board packet; our community guide’s fee section.
The Foundation’s board raised the one-time Resale Capital Assessment from $10,000 to $15,000 for fee-eligible transfers recorded in the Official Records of Collier County on or after 1 October 2026, with automatic increases of 3.5 percent a year from 1 October 2027, and its notice is explicit that the recording date decides which amount applies. The buyer pays it, but counts it as part of the price of getting in: at $15,000 it is roughly one percent of the $1,549,500 community median. Bylaws Section 7.04 exempts certain gifts, inheritances and no-consideration trust transfers and grants a once-per-lifetime exemption for an owner moving within Pelican Bay, while a transfer of control of an owning company or trust can count as a conveyance. On an approved exemption the buyer pays the Foundation a $1,000 processing fee instead, per its fiscal 2027 estoppel certificate.
The Pelican Bay Services Division is a Collier County taxing and benefit unit, not a community development district, so there is no CDD bond debt on a Pelican Bay tax bill. Its fiscal 2026 assessment of $1,550, up from $995.77 in fiscal 2025, funded the post-hurricane beach and dune program and sidewalk replacement, and its board approved $1,250 for fiscal 2027, subject to county adoption. Read 2026 as the peak of a deliberate capital push.
The Foundation has levied one major special assessment in recent memory: $2,195 per residential unit, approved in August 2023, after Hurricane Ian did about $16.4 million of damage to the beach facilities and insurance recovered only about $543,000. The bylaws cap board-levied special assessments at 50 percent of the annual assessment. Your own association’s special assessment history matters more to your buyer, so we read it before we price.
Florida’s Save Our Homes cap follows the owner, not the house, so a buyer’s property tax resets to the new assessed value and is often well above a long-time homesteaded seller’s; Pelican Bay carries no City of Naples millage. A homesteader buying another Florida homestead may transfer accumulated benefit under section 193.155 by filing Form DR-501T.
A Pelican Bay seller owes the buyer disclosure before the contract is signed. The Pelican Bay Foundation is a Chapter 720 homeowners association, so section 720.401 governs where it applies, while most Pelican Bay homes are condominiums under Chapter 718, whose resale runs through section 718.503’s document package. Which regime governs depends on what you own.
Data updated: September 2026 (Florida Statutes sections 720.401, 718.503, 718.112, 553.899, 720.30851, 718.116 and 689.302, retrieved Sep 2026; Pelican Bay Foundation estoppel certificate FY2025 to 2026).
The Pelican Bay Foundation is the mandatory master association under Chapter 720, and every owner is a member. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner on a resale, and the contract must carry the statutory warning in conspicuous type. If the summary is not provided first, the buyer may void the contract within three days after receiving it or before closing, whichever comes first, and that right cannot be waived. For a single-family or other non-condominium seller the statute plainly applies. Our research did not establish whether the Foundation’s Declaration restates this duty or names who owes it, so this page makes no claim about the covenant, only about the statute.
Section 720.401 states that it does not apply to an association regulated under Chapter 718, and about 92 percent of Pelican Bay’s residences are condominiums, per the Pelican Bay Services Division. A condominium owner in Pelican Bay also sits inside the Foundation. Which disclosure regime governs a given sale therefore depends on what you own, and a condominium seller may owe both the condominium package and whatever the Foundation layer requires. Confirm the correct package with your closing agent or attorney. This is general information and not legal advice.
Under section 718.503, a condominium resale buyer is entitled to receive, at the seller’s expense, the declaration, articles, bylaws, rules, the annual financial statement and budget, the association’s question-and-answer sheet, a governance form, and under the current statute any milestone inspection summary and the most recent structural integrity reserve study, or a statement that none exists. A contract signed before the core documents arrive is voidable by the buyer for a period after receipt set by the statute. In Pelican Bay that package is usually the first thing a buyer’s agent asks for, so we start it the week you decide to sell.
A Pelican Bay sale needs the Foundation’s estoppel certificate and, for a condominium or a home in a neighborhood association, a second from your own association. The Foundation’s estoppel confirms the assessment status and the fees due at transfer, including the Resale Capital Assessment, and it states that the Foundation itself does not approve or reject transfers. Under sections 720.30851 and 718.116, as amended in 2024, the standard estoppel fee is capped at $299, plus $119 for delivery within three business days and $179 on a delinquent account, and under the standard Florida contract estoppel fees are a seller cost unless the parties agree otherwise.
Florida’s condominium framework puts inspection and reserve study information into the buyer’s package, and Collier County publishes milestone status anyway. A clean file is a selling point; a building mid-remediation prices better with transparency than with surprise.
Since 1 October 2024, section 689.302 requires a residential seller to complete a flood disclosure at or before contract covering flood insurance claims and federal flood assistance, and a 2025 amendment added known flood damage during the seller’s ownership. For a Pelican Bay seller on the beachfront band or the Gulf-side corridor, where Hurricane Ian’s surge concentrated, and for any owner with an Ian claim, complete it carefully and early.
What moves a Pelican Bay home’s number before listing is the evidence a buyer’s lender, insurer and attorney will ask for: the building’s milestone report and reserve study, the association’s budget and insurance, a wind mitigation and four-point inspection for a house, the flood file, open permits closed, and a launch timed to the season.
Data updated: September 2026 (Collier County milestone map service, retrieved 29 Sep 2026; FEMA flood maps effective 8 Feb 2024; Collier County 2026 Flood Protection Newsletter; Pelican Bay Foundation realtor page).
Ask your association now for the milestone inspection report and any Phase 2 findings, the current structural integrity reserve study and funding plan, the budget and reserve schedule, the insurance declarations, the question-and-answer sheet and financial report, recent minutes and any pending or approved special assessment. If an assessment has been levied, paying it before listing usually sells better than crediting it, because buyers discount an open assessment by more than its face value; where cash flow argues otherwise, a transparent credit at contract works too.
Florida law requires insurers to credit features that reduce windstorm loss, documented on Form OIR-B1-1802, updated effective 1 April 2026. A current wind mitigation report and a four-point inspection let a house buyer price insurance before offering, and homes with a replacement cost of $700,000 or more are generally outside Citizens’ eligibility. Exterior work runs through the Foundation’s design review, with minor projects such as a roof decided by staff within 14 working days, for a $100 application fee under the Foundation’s fiscal 2027 fee schedule.
Pull the flood zone for your own parcel on FEMA’s Map Service Center or Collier County’s DFIRM viewer, and add any elevation certificate. Collier County’s Community Rating System Class 5 standing is worth a 25 percent discount on eligible flood premiums.
Have the home priced, photographed and documented in the fall, before the January through April season. The buyer’s Resale Capital Assessment is now $15,000 for transfers recorded on or after 1 October 2026 and rises 3.5 percent each October from 2027, so a closing that records before 1 October 2027 avoids the next step.
A free in-person Pelican Bay valuation from McGreevy and Comisar starts with the Home Valuation form at the top of this page or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home, Jesse builds the analysis from your building’s and stack’s recorded sales, and you receive a written opinion of value with sources.
A written opinion of value for your address, built from the MLS sales in your building or street, matched for stack, floor and view, adjusted for time, with every source named. Beside it, the carrying-cost picture your buyer will underwrite: the Foundation assessment, the Services Division line, your association’s dues and reserve position, the milestone status on the county’s map and the Resale Capital Assessment. And a plain recommendation on list price and timing, including the case for waiting if the evidence says wait.
Use the Home Valuation form at the top of this page, or call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Marc Comisar is at (239) 287-5873, and our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. There is no charge and no obligation to list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you have already decided to sell, our plan for selling your home in Pelican Bay covers pricing, marketing, negotiation, both estoppels and the condominium package in full.
McGreevy and Comisar are a top-reviewed real estate team on Google, and the four quotes below are genuine five-star client reviews reproduced in each reviewer’s own words. None is presented as a Pelican Bay sale, and we publish no aggregate score and no star rating widget. Read the whole set on the McGreevy and Comisar Google reviews profile.
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
Jesse McGreevy and Marc Comisar are the local real estate experts behind this Pelican Bay valuation page. They co-founded Domain Realty, lead a team of agent partners across Lee and Collier County, and build every valuation from the Southwest Florida MLS, Collier County’s public records and the Pelican Bay Foundation’s own documents. Reach Jesse direct at (239) 898-6072.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and runs the pricing analysis, the record work and the Foundation and association paperwork on every valuation the team writes. Reach him at (239) 898-6072 or [email protected], and read his full profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar, whose partnership alone accounts for over $900 million in Sales. He runs the field side, in the homes, at the inspections and at the closing table, and he is the one who walks your Pelican Bay home before any number is written down. Reach him at (239) 287-5873, and read his full profile on the Marc Comisar agent page.
For the wider market around your home, see our Naples real estate guide, and for everything about the community itself, return to our Pelican Bay community guide.
These are the valuation questions Pelican Bay owners actually ask, answered from the Southwest Florida MLS, Collier County’s public records, FEMA’s maps, Florida Statutes and the Pelican Bay Foundation’s published documents. Nothing here is tax or legal advice, and none of it replaces a written valuation of your specific home.
It depends on your building or street, your stack and floor, your view line, your building’s milestone and reserve position and your condition. On the Southwest Florida MLS for the 12 months to 30 September 2026, condominiums sold at a median of $1,300,000 and single-family homes at $3,100,000. Use the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072, for a written number on your address.
Ask for a written opinion of value built from sales in your own building and stack, matched for floor, view and condition, adjusted for time, tested against active listings, and read beside the association’s milestone report, reserve study and budget, with every source named. We provide that free, with no obligation to list.
Because automated models blend a $199,000 continuing-care residence with a $14,100,000 penthouse, cannot see your stack, floor or view line, cannot read your building’s milestone and reserve file, and confuse Pelican Bay with Pelican Marsh.
The Southwest Florida MLS recorded 348 closings in the 12 months to 30 September 2026, from $199,000 to $21,000,000, with $776,286,908 in volume and 29 sales at $5 million or more. The highest was a Bay Colony estate at $21,000,000 in August 2026, entered on the MLS after closing rather than marketed there; the highest MLS-marketed sale was a 4,431 square foot Mystique penthouse at $14,100,000 in May 2026.
The MLS average across the 346 closings with a recorded living area was $818 a square foot, but single sales ran from about $539 in an interior low-rise to $1,504 and $1,607 in two Bay Colony Gulf-front towers and $3,182 in a Mystique penthouse, our arithmetic. Compare your home only with sales in the same building type and stack.
The median was 64 days on market across the 333 MLS closings with days on market in the 12 months to 30 September 2026, and the average 119, pulled up by listings that sat. Several Gulf-view tower and single-family listings went under contract the day they listed.
On 30 September 2026 there were 110 active listings on the Southwest Florida MLS at a median list price of $1,337,000, against about 29 closings a month, roughly 3.8 months of supply. We pull today’s count for your building and segment when we write your valuation.
In the twelve months to 30 September 2026, about $1 million bought a 1,452 square foot St. Maarten tower residence, a 1,856 square foot Serendipity low-rise residence or a 1,353 square foot St. Kitts tower residence. The same money buys 400 to 500 more square feet in an interior low-rise than in a Gulf-view tower.
Forty-nine single-family homes, detached villas included, closed on the MLS in the 12 months to 30 September 2026, from $1,350,000 to $21,000,000 at a median of $3,100,000; the top sale, a Bay Colony estate, was entered on the MLS after closing, and the highest MLS-marketed house sold at $12,125,000. They are about 8 percent of residences and trade on street, lot, frontage and condition, so a house is priced from house sales only.
On the MLS pull of 30 September 2026, Bay Colony accounted for 44 of Pelican Bay’s 348 closings in the trailing twelve months at a median of $4,500,000, about three times the community median of $1,549,500. A Bay Colony home is priced from Bay Colony sales, building by building.
A great deal, and here the Clam Bay preserve protects it permanently. Illustrative single sales show Bay Colony Gulf-front towers near $1,500 to $1,600 a foot against $689 to $738 in older west-corridor towers. We measure your premium from your own stack’s sales.
Not by itself. Buyers pay for a building whose milestone is complete, whose reserves are funded and whose repairs are finished, and an older tower with a clean file can outsell a younger one with work ahead. The documents, not the year, move the price.
Collier County’s January 2026 list puts most Pelican Bay buildings’ next inspection in 2033 to 2035, Montenero at 2026, Cap Ferrat and Trieste at 2027 and Mystique at 2044. On 29 September 2026 the county’s map showed 51 of 54 Pelican Bay building associations completed, Montenero now among them. Check your building by address.
Yes. Florida now requires a reserve study for buildings of three or more stories, and members can no longer vote to waive reserves for its items. A buyer is entitled to the study or a statement that none exists, so a funded plan supports your price and a large shortfall reads as a future assessment.
The MLS median rose from $820,000 in 2017 to $1,597,500 in 2025, up 94.8 percent on our arithmetic, across 3,411 closings from September 2016 to September 2026. The step change was 2022, up 38.5 percent in one year, and the median has held between $1.4 million and $1.6 million since.
Not at the community level. The median eased in 2023 and 2024, rose 14.1 percent to a record $1,597,500 in 2025, and sat at $1,547,000 on 284 closings to 30 September 2026. Individual buildings can move differently from the community, which is why we read your building’s own sales.
Usually, when it is the right work. Impact glass and sliders, flooring, lighting and a refreshed primary bath tend to pay back; a full gut renovation before sale rarely does, because luxury buyers often re-renovate to taste. We tell you which camp you are in after we walk the home.
No. Just value is the county’s assessment for tax purposes, set once a year by one method for every parcel, and it does not see your view, floor or renovation. It is useful for ranking and useless as a list price.
It is a one-time Foundation charge on a fee-eligible transfer, paid by the buyer at closing: $15,000 for transfers recorded on or after 1 October 2026, up from $10,000, rising 3.5 percent a year from 1 October 2027. Exemptions under Bylaws Section 7.04 cover certain gifts, inheritances, trust transfers and moves within Pelican Bay, with a $1,000 processing fee on an approved exemption.
It raised your buyer’s one-time cost by $5,000 for any transfer recorded on or after that date, and the recording date, not the contract date, decides. The next step is the 3.5 percent increase on 1 October 2027.
For fiscal 2027, which began 1 October 2026, the Foundation assessment is $3,435 a unit, billed inside a condominium’s dues, up from $3,295. The Services Division adds $1,550 on the 2026 tax bill, with $1,250 for fiscal 2027 board-approved, subject to county adoption. Your own association’s dues come on top and vary widely.
No. The Pelican Bay Services Division is a Collier County municipal service taxing and benefit unit with a published budget, not a community development district, so there is no CDD bond debt line on a Pelican Bay tax bill. That lowers your buyer’s carrying cost.
No. Club Pelican Bay, with 27 Arthur Hills holes, is a private, member-owned club joined by separate application, and the Foundation assessment includes no golf. The club publishes no initiation or dues, so confirm your own membership terms with the club before you accept an offer.
On FEMA maps effective 8 February 2024, the beachfront band is VE, the Gulf-side high-rise corridor and Bay Colony’s residential area are AE 10, and most interior and eastern neighborhoods are Zone X. Zones change at the property line, so pull the zone for your own parcel.
Both are Gulf-front, condominium-heavy Naples addresses about a mile apart. Pelican Bay offers a staffed, tram-served private beach, a master Foundation and no city millage; Park Shore offers boating and a City of Naples address. We price a Pelican Bay home knowing the buyer may be touring both.
A non-condominium seller in a Chapter 720 community owes a section 720.401 disclosure summary before the buyer signs. A condominium sale runs under Chapter 718 and section 718.503’s document package, including the milestone summary and reserve study. Confirm the correct package with your closing agent or attorney; this is not legal advice.
No. The Foundation’s estoppel certificate states that the Foundation itself does not approve or reject transfers. Your condominium or neighborhood association may have its own approval or registration process, so request its procedure before you list.
You can, but the lease shapes the sale: your buyer inherits it subject to the two-leases-a-year covenant outside Bay Colony and your association’s rules. Investor buyers may pay for in-place income; buyers who want to live there want possession, so time the lease end where you can.
Usually, yes. Buyers tend to discount an open assessment by more than its face value, while a paid assessment becomes a line in the listing. Where cash flow argues otherwise, a transparent credit at contract works, and we model both against your net.
Florida’s documentary stamp tax on the deed is $0.70 per $100 of price and is customarily paid by the seller, about $10,847 on a $1,549,500 sale on our arithmetic. Add title, the estoppel fees, prorated taxes and any negotiated commissions or credits, all of which a written net sheet sets out before you list.
Have the home priced and documented in the fall, then launch into the January through April season when the buyer pool peaks. Scarce product, true beachfront and renovated corner residences above all, can sell in summer when it has the stage to itself.
Get a written valuation built from your building’s and stack’s recorded sales, and ask your association for its milestone report, reserve study, budget and insurance. Start with the Home Valuation form at the top of this page, or call Jesse McGreevy at (239) 898-6072.
Every figure on this Pelican Bay valuation page traces to a primary source below: the Southwest Florida MLS, Collier County’s public records and map services, Florida Statutes and state agencies, FEMA, or the Pelican Bay Foundation’s own published documents. Nothing is drawn from a listing aggregator or another brokerage, and every link was retrieved in September 2026.
Southwest Florida MLS figures, pulled from Matrix on 30 September 2026 for the twelve months and the ten years to that date, are cited rather than linked because the MLS is members-only. Collier County milestone figures come from the county’s public map service, queried 29 September 2026.
The Pelican Bay Foundation, first-party sources
Collier County records and map services
Flood mapping and federal records
Florida Statutes and state agencies
Clubs, developers and institutions
The comparison community
Our own assets
Every Pelican Bay document below links its official custodian, the Pelican Bay Foundation, Collier County, FEMA or the State of Florida, so you always see the authoritative version rather than a copy we made. We host none of these files ourselves.
Document | What it proves for a Pelican Bay valuation | Official authority |
|---|---|---|
Estoppel Certificate, fiscal year 2027 | The $3,435 assessment by line, the $15,000 Resale Capital Assessment, the $1,000 exemption processing fee and that the Foundation does not approve transfers | |
FY2027 Approved Budget Package | The operating, reserve and bulk media lines, and the fee schedule with the $500 lease fee and $100 minor design review fee | |
FY2024 Audited Financial Statements | The Hurricane Ian cost, the insurance recovery and the $2,195 special assessment | |
Amended and Restated Bylaws, adopted 27 October 2025 | The Resale Capital Assessment exemptions in Section 7.04 and the special assessment cap | |
Resale Capital Assessment Exemption Form | How a qualifying transfer claims an exemption | |
Second Amended and Restated Declaration | Mandatory membership and the Article 3 carve-out for Bay Colony | |
Declaration Amendment, Section 3.26 Leasing, recorded 28 May 2019 | The two-leases-a-year cap your buyer inherits | |
Lease Application Packet 2027 | The $500 processing fee, up from $300 in the 2026 packet, and the 30-day lead time | |
Milestone buildings-by-year list | Which Pelican Bay buildings are tracked and when they are due | |
Pelican Bay Services Division board packet, 10 June 2026 | The fiscal 2027 assessment and the dune restoration completion | |
PUD Master List, 11 June 2026 | 2,104 acres, a 7,800-unit cap and 6,623 units built | |
2026 Flood Protection Newsletter | The 8 February 2024 map date and the Class 5 flood insurance discount | |
Florida Statutes section 720.401 | The disclosure summary owed before the contract is signed | |
Florida Statutes section 718.503 | The condominium resale document package, milestone summary and reserve study included | |
Florida Department of Revenue Form DR-501T | How a homesteader moves accumulated Save Our Homes benefit to a new Florida homestead |
Two sets of documents that matter most are not public: your association’s budget, reserve study and milestone report, and your two estoppel certificates as issued for your sale.
You reach the Pelican Bay valuation team by using the Home Valuation form at the top of this page, calling Jesse McGreevy direct at (239) 898-6072, or calling Marc Comisar at (239) 287-5873. The first conversation costs nothing, and for a Pelican Bay owner weighing a building’s documents and a buyer’s resale charge, it is time well spent.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
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, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Read more about the team on the about McGreevy and Comisar page, and about the community on our Pelican Bay community guide. Nothing on this page is legal, tax or insurance advice; confirm anything that affects your transaction with your closing agent, attorney, accountant or insurance professional.