Naples, Florida
What is your Pelican Marsh home worth? Condominium, villa, coach home and estate sales by village, same-size spreads, the Foundation and CDD lines and the $7,500 buyer resale fee behind a Pelican Marsh value, with a free valuation from McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026 · County sales recorded through October 16, 2026; MLS figures from a Southwest Florida MLS (Matrix) pull of October 27, 2026
What a Pelican Marsh home is worth depends first on which of its 26 villages it sits in and which product it is, and one community number hides that. Pelican Marsh is the guard-gated golf and racquet community off Vanderbilt Beach Road in North Naples, Collier County, with 1,907 homes on the county roll: 1,034 condominium units in eight villages (Arielle, Clermont, Egret’s Walk, Les Chateaux, Mont Claire, Osprey Pointe, Ravenna and Seville) and 873 single-family, villa and coach homes on platted lots in the other eighteen. Our Pelican Marsh community guide covers the Foundation, the district, the optional golf club and daily life; this page is its valuation companion among our Naples seller pages.
We tracked the 108 qualified Pelican Marsh sales Collier County recorded from October 17, 2025 to October 16, 2026. The 54 condominium sales recorded at a $697,000 median and the 54 single-family, villa and coach home sales at a $1,625,000 median, and neither number is your value: an Arielle residence recorded at $430,000 and a home in The Estates at Bay Colony Golf Club at $10,000,100 in the same twelve months. If you are deciding whether to list, our Pelican Marsh seller’s guide turns a value into a price and a net sheet, and if you will buy again afterward, our guide to buying a home in Pelican Marsh covers the other side. To get your own range first, use the valuation form or call Jesse direct at (239) 898-6072.
To get a free Pelican Marsh valuation, enter your address in the valuation form on this page or call Jesse direct at (239) 898-6072. We answer with a range built from the recorded sales of your own village and floor plan size, the competing listings, and the Foundation, district and village lines a Pelican Marsh buyer adds up.
Your range; the recorded Pelican Marsh sales we used, with months, streets and prices; the competing listings; your flood zone; the district and Foundation lines and the $7,500 your buyer pays at closing; and, for a condominium, the milestone and reserve study questions for your association. You are working with Top 1% Real Estate Agents Nationally Since 2008.
Your street, your village, your floor plan or square footage, your floor if you own a condominium, and anything you changed since you bought: a roof, impact windows or doors, a kitchen, a lanai or pool cage. You can start with the street alone.
These are the eight Pelican Marsh facts an owner needs before asking what a home is worth, drawn from Collier County’s recorded qualified sales through October 16, 2026, the Southwest Florida MLS (Matrix) pull of October 27, 2026, the Foundation of Pelican Marsh’s 2026 budget and estoppel form and the district’s fiscal 2026 assessment, each with its record and window named.
Pelican Marsh homes recorded from $430,000 to $10,000,100 in the latest twelve months of Collier County sales, depending on product and village. The county recorded 108 qualified Pelican Marsh sales from October 17, 2025 to October 16, 2026: 54 condominiums at a $697,000 median and 54 single-family, villa and coach homes at a $1,625,000 median.
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 Collier County’s qualified, improved, arm’s-length sales in the 26 Foundation villages, priced against the county roll’s heated square feet, for the window named in each row.
| Product | County window to Oct 16, 2026 | Sales | Median price | Low | High | Median per county heated sq ft |
|---|---|---|---|---|---|---|
| Condominium | 12 months | 54 | $697,000 | $430,000 | $1,600,000 | $396.11 |
| Single-family, villa and coach home | 12 months | 54 | $1,625,000 | $759,000 | $10,000,100 | $585.01 |
| Condominium | 24 months | 103 | $715,000 | $430,000 | $1,600,000 | $401.75 |
| Single-family, villa and coach home | 24 months | 78 | $1,587,500 | $720,000 | $10,000,100 | $573.18 |
| Condominium | 60 months | 270 | $720,000 | $400,000 | $1,600,000 | $405.15 |
| Single-family, villa and coach home | 60 months | 160 | $1,750,000 | $720,000 | $10,000,100 | $592.87 |
The two lines are two different markets, which is why a blended Pelican Marsh price per foot answers nothing.
The same twelve months, village by village. The first eight rows are the condominium villages; the rest are single-family, villa and coach home villages, grouped as our community guide groups them (Terrabella includes Terranova, the Arbors includes Sweet Bay).
| Village | Sales | Median price | Low | High | Median per county heated sq ft |
|---|---|---|---|---|---|
| Arielle | 9 | $542,500 | $430,000 | $660,000 | $326.96 |
| Clermont | 12 | $644,950 | $505,000 | $1,050,000 | $358.81 |
| Egret’s Walk | 9 | $635,000 | $550,000 | $750,000 | $388.33 |
| Les Chateaux | 5 | $1,160,000 | $850,000 | $1,349,000 | $511.93 |
| Mont Claire | 3 | $1,095,000 | $1,000,000 | $1,475,000 | $420.67 |
| Osprey Pointe | 5 | $1,030,000 | $780,000 | $1,600,000 | $473.30 |
| Ravenna | 8 | $697,500 | $615,000 | $825,000 | $400.82 |
| Seville | 3 | $770,000 | $764,000 | $917,500 | $423.97 |
| Arbors at Pelican Marsh | 1 | Under 3 sales, listed below | $2,650,000 | $2,650,000 | n/a |
| Augusta and Watercrest | 3 | $2,450,000 | $1,850,000 | $3,100,000 | $783.75 |
| Bay Laurel Estates and Muirfield | 4 | $2,750,000 | $2,000,000 | $5,900,000 | $686.10 |
| Grand Isle and Portofino | 5 | $2,050,000 | $1,850,000 | $2,400,000 | $680.61 |
| Island Cove and Savanna | 7 | $975,000 | $779,000 | $1,400,000 | $465.39 |
| Ivy Pointe and Marsh Links | 3 | $1,625,000 | $1,350,000 | $3,610,000 | $708.99 |
| Terrabella | 5 | $2,500,000 | $2,250,000 | $2,815,000 | $651.38 |
| The Estates at Bay Colony Golf Club | 2 | Under 3 sales, listed below | $8,450,000 | $10,000,100 | n/a |
| The Gables | 6 | $2,226,250 | $1,550,000 | $2,850,000 | $662.80 |
| Timarron | 6 | $992,500 | $850,000 | $1,300,000 | $416.50 |
| Troon Lakes | 6 | $1,462,500 | $840,000 | $1,625,000 | $532.65 |
| Ventura | 6 | $869,500 | $759,000 | $970,000 | $410.80 |
Two villages recorded fewer than three sales, so we print the sales instead of a median. The Arbors at Pelican Marsh recorded one: a Sweetgrass Way home of 3,387 county heated square feet at $2,650,000 in February 2026. The Estates at Bay Colony Golf Club recorded two: Waggle Way at $10,000,100 in May 2026 and Mashie Ct at $8,450,000 in June 2026. Augusta, inside the Augusta and Watercrest row, recorded no sale of its own in the window; the three in that row are Watercrest streets.
Twelve months is short for a village that records three sales a year. The same villages over 24 and 60 months, both ending October 16, 2026:
| Village | 24-month sales | 24-month median | 24-month median per county heated sq ft | 60-month sales | 60-month median | 60-month median per county heated sq ft |
|---|---|---|---|---|---|---|
| Arielle | 17 | $550,000 | $336.80 | 50 | $625,000 | $342.16 |
| Clermont | 19 | $695,000 | $400.00 | 43 | $700,000 | $401.73 |
| Egret’s Walk | 20 | $632,250 | $382.77 | 60 | $644,500 | $399.54 |
| Les Chateaux | 8 | $1,036,250 | $438.45 | 21 | $1,075,000 | $432.41 |
| Mont Claire | 6 | $1,235,000 | $493.49 | 18 | $1,083,750 | $432.19 |
| Osprey Pointe | 10 | $1,175,000 | $470.00 | 29 | $1,050,000 | $449.03 |
| Ravenna | 12 | $717,500 | $410.09 | 26 | $717,500 | $429.28 |
| Seville | 11 | $917,500 | $427.30 | 23 | $850,000 | $423.97 |
| Arbors at Pelican Marsh | 3 | $2,650,000 | $677.05 | 7 | $3,000,000 | $760.14 |
| Augusta and Watercrest | 5 | $2,125,000 | $665.10 | 17 | $2,150,000 | $665.10 |
| Bay Laurel Estates and Muirfield | 5 | $3,200,000 | $734.12 | 11 | $2,650,000 | $736.54 |
| Grand Isle and Portofino | 7 | $2,100,000 | $698.84 | 21 | $2,100,000 | $680.61 |
| Island Cove and Savanna | 8 | $947,500 | $452.27 | 17 | $975,000 | $465.39 |
| Ivy Pointe and Marsh Links | 5 | $1,625,000 | $708.99 | 11 | $1,750,000 | $642.34 |
| Terrabella | 8 | $2,400,000 | $648.18 | 11 | $2,250,000 | $649.58 |
| The Estates at Bay Colony Golf Club | 2 | Under 3 sales | n/a | 4 | $8,050,500 | $1,299.05 |
| The Gables | 6 | $2,226,250 | $662.80 | 10 | $2,523,750 | $828.47 |
| Timarron | 9 | $980,000 | $416.15 | 15 | $980,000 | $416.84 |
| Troon Lakes | 10 | $1,250,000 | $530.06 | 15 | $1,400,000 | $582.32 |
| Ventura | 10 | $864,500 | $429.03 | 21 | $950,000 | $442.66 |
The Southwest Florida MLS (Matrix) is a different record with a different window and filter. Our Development-filtered pull of October 27, 2026 counted 122 Pelican Marsh closings from October 27, 2025 to October 27, 2026, at a $950,000 median sold price, a median 62 days on market, a 94.7 percent median sale-to-list ratio and a $456 median price per square foot as the MLS measures it. It also counted 28 active listings at a $950,000 median list price, about 2.8 months of supply. By village, the same pull put Clermont first with 13 closings, then Egret’s Walk, Arielle, Troon Lakes and Ravenna at 9 each. County and MLS counts are never added together on this page.
A Pelican Marsh median blends a 1,560 square foot Arielle residence with a 5,915 square foot estate on Mashie Ct. St Croix at Pelican Marsh, Aston Gardens at Pelican Marsh and Tiburon’s Norman Estates carry the name or the plat series but are separate from the Foundation’s 26 villages, and none of their sales is in these tables.
A Zestimate misses in Pelican Marsh because an automated model prices a home from nearby sales and public records, and Pelican Marsh’s sales split into products and villages that do not price alike, while the Foundation, the Pelican Marsh Community Development District and the village associations never appear on a sale record at all.
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.
County records show the problem plainly. Over the 24 months to October 16, 2026, five recorded sales of 2,603 square foot Mont Claire residences ran from $1,000,000 to $1,475,000, a $475,000 spread on one plan in one village. Four 1,750 square foot Clermont residences ran from $590,000 to $1,050,000, a $460,000 spread (our arithmetic). A model sees the same home at those prices; a buyer sees the floor, the view and the kitchen.
We name the Zestimate because owners ask about it; we do not link to it. Our Pelican Marsh community guide carries the governance detail the models leave out.
Start with a free Pelican Marsh home valuation built from your own village’s recorded sales, or call Jesse direct at (239) 898-6072. You are working with Top 1% Real Estate Agents Nationally Since 2008, and the range comes with every sale we used. Buying in Pelican Marsh as well? Call Marc at (239) 287-5873 or read how we represent buyers.
We value a Pelican Marsh home by starting with its village and product, narrowing to recorded sales of the same floor plan size, then weighing floor and view for a condominium or lot and lake or golf frontage for a home, year built, renovation and roof, and finally testing the range against the listings a buyer will see.
The eight condominium villages, 1,034 units, sit under chapter 718 of the Florida Statutes; the eighteen platted villages, 873 homes, and the Foundation sit under chapter 720. The platted product runs from villas on fee-simple lots in Ventura, Island Cove and Savanna, Grand Isle and Portofino to single-family homes in Timarron, Troon Lakes, The Gables and Terrabella and custom estates in Bay Laurel Estates and The Estates at Bay Colony Golf Club. A Ventura villa and a Terrabella home share a gate and almost no comparable sales.
Condominium plans repeat, which makes same-size groups the strongest evidence on this page: Ravenna’s two recorded plans are 1,619 and 2,015 county heated square feet, Osprey Pointe’s 2,060 and 2,748. The platted villages repeat less, so there we compare by size band, lot and year built.
For a condominium: the floor, end or interior position, an elevator, a garage, and a golf, lake or preserve view. For a home: the lot, golf or lake frontage, the Cocohatchee Strand preserve where it applies, and exposure. We name these in your range rather than price them in advance; the Pelican Marsh community guide describes what each village backs onto.
Pelican Marsh was built from 1995, and the county record shows homes still being rebuilt: the twelve-month list includes a 2025 Via Portofino home, a 2025 Timarron Way home and 2022 homes on Troon Lakes Dr. Year built, the roof’s age, impact windows and doors, the kitchen and baths, and the lanai and pool cage all sit between two sales of the same size. The insurance file matters as much as the finishes: under Florida law a roof 15 years or older can keep its coverage with an inspection showing at least five years of remaining useful life, and verified wind mitigation features earn premium discounts.
Last, we test the range against the active listings a buyer will see that week and the newest recorded sales. It is why owners count McGreevy and Comisar among the best real estate agents in Naples: the range comes with every Pelican Marsh sale we used.
Your Pelican Marsh floor plan sold for whatever the county recorded for the same village and heated square footage, and those groups spread widely. Over 24 months, nine 1,619 square foot Ravenna residences recorded from $575,000 to $790,000, and six 2,060 square foot Osprey Pointe residences from $780,000 to $1,295,000.
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.
Every village and county heated square footage with two or more qualified sales in the 24 months to October 16, 2026. The spread column is our arithmetic, high minus low.
| Village | Heated sq ft (county) | Sales, 24 months | Low | Median | High | Spread, low to high (our arithmetic) |
|---|---|---|---|---|---|---|
| Arielle | 1,560 | 6 | $430,000 | $536,250 | $640,000 | $210,000 |
| Arielle | 1,633 | 7 | $440,000 | $550,000 | $715,000 | $275,000 |
| Arielle | 1,845 | 3 | $575,000 | $585,000 | $640,000 | $65,000 |
| Clermont | 1,730 | 2 | $560,000 | $627,500 | $695,000 | $135,000 |
| Clermont | 1,750 | 4 | $590,000 | $745,000 | $1,050,000 | $460,000 |
| Clermont | 1,781 | 3 | $639,900 | $650,000 | $750,000 | $110,100 |
| Clermont | 1,814 | 2 | $650,000 | $762,500 | $875,000 | $225,000 |
| Clermont | 1,820 | 3 | $505,000 | $545,000 | $775,000 | $270,000 |
| Clermont | 1,866 | 3 | $585,000 | $650,000 | $750,000 | $165,000 |
| Egret’s Walk | 1,507 | 3 | $450,000 | $635,000 | $649,000 | $199,000 |
| Egret’s Walk | 1,584 | 6 | $568,000 | $616,250 | $720,000 | $152,000 |
| Egret’s Walk | 1,752 | 5 | $550,000 | $629,500 | $720,000 | $170,000 |
| Egret’s Walk | 1,800 | 4 | $550,000 | $687,000 | $750,000 | $200,000 |
| Island Cove and Savanna | 2,095 | 2 | $920,000 | $947,500 | $975,000 | $55,000 |
| Les Chateaux | 2,216 | 4 | $900,000 | $1,072,500 | $1,349,000 | $449,000 |
| Les Chateaux | 2,515 | 4 | $850,000 | $1,021,250 | $1,287,500 | $437,500 |
| Mont Claire | 2,603 | 5 | $1,000,000 | $1,375,000 | $1,475,000 | $475,000 |
| Osprey Pointe | 2,060 | 6 | $780,000 | $1,002,500 | $1,295,000 | $515,000 |
| Osprey Pointe | 2,748 | 4 | $1,175,000 | $1,228,750 | $1,600,000 | $425,000 |
| Ravenna | 1,619 | 9 | $575,000 | $690,000 | $790,000 | $215,000 |
| Ravenna | 2,015 | 3 | $730,000 | $770,000 | $825,000 | $95,000 |
| Seville | 1,802 | 6 | $720,000 | $774,500 | $945,000 | $225,000 |
| Seville | 2,402 | 5 | $917,500 | $965,000 | $1,200,000 | $282,500 |
| Terrabella | 3,572 | 2 | $2,700,000 | $2,750,000 | $2,800,000 | $100,000 |
| Troon Lakes | 1,889 | 2 | $1,100,000 | $1,362,500 | $1,625,000 | $525,000 |
| Troon Lakes | 2,097 | 2 | $840,000 | $870,000 | $900,000 | $60,000 |
| Ventura | 1,755 | 2 | $850,000 | $882,500 | $915,000 | $65,000 |
| Ventura | 2,015 | 5 | $759,000 | $860,000 | $910,000 | $151,000 |
A two-sale group is a pair, not a market; read its low and high. A wide spread inside one plan is the floor, the view and the condition at work, which is why the plan alone never sets your number.
Every qualified sale Collier County recorded in the 26 Foundation villages from October 17, 2025 to October 16, 2026, by village, month recorded, street, heated square feet from the county roll, price and price per county heated square foot. Street names only; no house or unit numbers.
The 54 condominium sales:
| Village | Month recorded | Street | Heated sq ft (county) | Price | Per county heated sq ft |
|---|---|---|---|---|---|
| Arielle | 2025-12 | Arielle Dr | 1,633 | $550,000 | $336.80 |
| Arielle | 2026-03 | Arielle Dr | 1,633 | $660,000 | $404.16 |
| Arielle | 2026-04 | Arielle Dr | 1,633 | $440,000 | $269.44 |
| Arielle | 2026-04 | Arielle Dr | 1,560 | $490,000 | $314.10 |
| Arielle | 2026-04 | Arielle Dr | 1,560 | $625,000 | $400.64 |
| Arielle | 2026-05 | Arielle Dr | 1,988 | $650,000 | $326.96 |
| Arielle | 2026-06 | Arielle Dr | 1,633 | $440,000 | $269.44 |
| Arielle | 2026-06 | Arielle Dr | 1,560 | $542,500 | $347.76 |
| Arielle | 2026-08 | Arielle Dr | 1,560 | $430,000 | $275.64 |
| Clermont | 2025-10 | Clermont Dr | 1,750 | $590,000 | $337.14 |
| Clermont | 2025-11 | Clermont Dr | 1,750 | $1,050,000 | $600.00 |
| Clermont | 2025-12 | Clermont Dr | 1,820 | $505,000 | $277.47 |
| Clermont | 2026-01 | Clermont Dr | 1,730 | $560,000 | $323.70 |
| Clermont | 2026-01 | Clermont Dr | 1,804 | $862,500 | $478.10 |
| Clermont | 2026-02 | Clermont Dr | 1,820 | $545,000 | $299.45 |
| Clermont | 2026-02 | Clermont Dr | 1,866 | $585,000 | $313.50 |
| Clermont | 2026-03 | Clermont Dr | 1,730 | $695,000 | $401.73 |
| Clermont | 2026-04 | Clermont Dr | 1,750 | $790,000 | $451.43 |
| Clermont | 2026-05 | Clermont Dr | 1,750 | $700,000 | $400.00 |
| Clermont | 2026-06 | Clermont Dr | 1,781 | $639,900 | $359.29 |
| Clermont | 2026-07 | Clermont Dr | 1,814 | $650,000 | $358.32 |
| Egret’s Walk | 2026-01 | Egrets Walk Cir | 1,584 | $635,000 | $400.88 |
| Egret’s Walk | 2026-02 | Egrets Walk Cir | 1,752 | $612,000 | $349.32 |
| Egret’s Walk | 2026-02 | Egrets Lndg | 1,800 | $699,000 | $388.33 |
| Egret’s Walk | 2026-03 | Egrets Walk Cir | 1,800 | $750,000 | $416.67 |
| Egret’s Walk | 2026-04 | Egrets Run | 1,584 | $568,000 | $358.59 |
| Egret’s Walk | 2026-04 | Egrets Run | 1,584 | $720,000 | $454.55 |
| Egret’s Walk | 2026-06 | Egrets Run | 1,800 | $550,000 | $305.56 |
| Egret’s Walk | 2026-08 | Egrets Lndg | 1,853 | $550,000 | $296.82 |
| Egret’s Walk | 2026-08 | Egrets Walk Cir | 1,507 | $635,000 | $421.37 |
| Les Chateaux | 2026-04 | Les Chateaux Blvd | 2,515 | $1,287,500 | $511.93 |
| Les Chateaux | 2026-04 | Les Chateaux Blvd | 2,216 | $1,349,000 | $608.75 |
| Les Chateaux | 2026-05 | Les Chateaux Blvd | 2,515 | $850,000 | $337.97 |
| Les Chateaux | 2026-05 | Les Chateaux Blvd | 2,216 | $1,160,000 | $523.47 |
| Les Chateaux | 2026-06 | Les Chateaux Blvd | 2,515 | $1,087,500 | $432.41 |
| Mont Claire | 2026-02 | Mont Claire Dr | 2,603 | $1,095,000 | $420.67 |
| Mont Claire | 2026-04 | Mont Claire Dr | 2,603 | $1,000,000 | $384.17 |
| Mont Claire | 2026-04 | Mont Claire Dr | 2,603 | $1,475,000 | $566.65 |
| Osprey Pointe | 2026-01 | Whimbrel Watch Ln | 2,060 | $975,000 | $473.30 |
| Osprey Pointe | 2026-01 | Whimbrel Watch Ln | 2,748 | $1,175,000 | $427.58 |
| Osprey Pointe | 2026-03 | Whimbrel Watch Ln | 2,060 | $780,000 | $378.64 |
| Osprey Pointe | 2026-04 | Whimbrel Watch Ln | 2,060 | $1,030,000 | $500.00 |
| Osprey Pointe | 2026-04 | Whimbrel Watch Ln | 2,748 | $1,600,000 | $582.24 |
| Ravenna | 2026-01 | Ravenna Blvd | 2,015 | $825,000 | $409.43 |
| Ravenna | 2026-03 | Ravenna Blvd | 1,619 | $615,000 | $379.86 |
| Ravenna | 2026-03 | Ravenna Blvd | 1,619 | $690,000 | $426.19 |
| Ravenna | 2026-03 | Ravenna Blvd | 1,619 | $705,000 | $435.45 |
| Ravenna | 2026-03 | Ravenna Blvd | 2,015 | $730,000 | $362.28 |
| Ravenna | 2026-06 | Ravenna Blvd | 1,619 | $635,000 | $392.22 |
| Ravenna | 2026-06 | Ravenna Blvd | 1,619 | $665,000 | $410.75 |
| Ravenna | 2026-06 | Ravenna Blvd | 2,015 | $770,000 | $382.13 |
| Seville | 2026-01 | Seville Blvd | 1,802 | $770,000 | $427.30 |
| Seville | 2026-06 | Seville Blvd | 1,802 | $764,000 | $423.97 |
| Seville | 2026-06 | Seville Blvd | 2,402 | $917,500 | $381.97 |
The 54 single-family, villa and coach home sales:
| Village | Month recorded | Street | Heated sq ft (county) | Price | Per county heated sq ft |
|---|---|---|---|---|---|
| Arbors at Pelican Marsh | 2026-02 | Sweetgrass Way | 3,387 | $2,650,000 | $782.40 |
| Augusta and Watercrest | 2025-12 | Turnberry Ct | 3,126 | $2,450,000 | $783.75 |
| Augusta and Watercrest | 2026-03 | Cassia Ct | 3,424 | $3,100,000 | $905.37 |
| Augusta and Watercrest | 2026-04 | Cheshire Ln | 3,372 | $1,850,000 | $548.64 |
| Bay Laurel Estates and Muirfield | 2025-11 | Purslane Dr | 5,128 | $5,900,000 | $1,150.55 |
| Bay Laurel Estates and Muirfield | 2025-12 | Muirfield Dr | 3,177 | $2,000,000 | $629.52 |
| Bay Laurel Estates and Muirfield | 2026-02 | Muirfield Dr | 3,133 | $2,300,000 | $734.12 |
| Bay Laurel Estates and Muirfield | 2026-03 | Purslane Dr | 5,015 | $3,200,000 | $638.09 |
| Grand Isle and Portofino | 2025-12 | Via Portofino | 3,015 | $1,850,000 | $613.60 |
| Grand Isle and Portofino | 2026-01 | Grand Isle Ct | 3,012 | $2,050,000 | $680.61 |
| Grand Isle and Portofino | 2026-01 | Grand Isle Dr | 3,236 | $2,400,000 | $741.66 |
| Grand Isle and Portofino | 2026-02 | Via Portofino | 3,005 | $2,100,000 | $698.84 |
| Grand Isle and Portofino | 2026-03 | Grand Isle Ct | 2,882 | $1,875,000 | $650.59 |
| Island Cove and Savanna | 2026-01 | Island Cove Cir | 1,997 | $779,000 | $390.09 |
| Island Cove and Savanna | 2026-01 | Marsh Run | 2,095 | $975,000 | $465.39 |
| Island Cove and Savanna | 2026-01 | Marsh Run | 2,064 | $1,021,800 | $495.06 |
| Island Cove and Savanna | 2026-06 | Marsh Run | 1,880 | $880,000 | $468.09 |
| Island Cove and Savanna | 2026-06 | Marsh Run | 2,095 | $920,000 | $439.14 |
| Island Cove and Savanna | 2026-06 | Marsh Run | 1,960 | $1,030,000 | $525.51 |
| Island Cove and Savanna | 2026-08 | Island Cove Cir | 3,656 | $1,400,000 | $382.93 |
| Ivy Pointe and Marsh Links | 2026-01 | Ivy Pointe Ct | 2,316 | $1,350,000 | $582.90 |
| Ivy Pointe and Marsh Links | 2026-01 | Persimmon Dr | 3,852 | $3,610,000 | $937.18 |
| Ivy Pointe and Marsh Links | 2026-02 | Ivy Pointe Ct | 2,292 | $1,625,000 | $708.99 |
| Terrabella | 2025-12 | Terranova Dr | 3,572 | $2,800,000 | $783.87 |
| Terrabella | 2026-01 | Terrabella Ct | 3,989 | $2,250,000 | $564.05 |
| Terrabella | 2026-02 | Terranova Dr | 3,608 | $2,815,000 | $780.21 |
| Terrabella | 2026-03 | Terrabella Ct | 3,566 | $2,300,000 | $644.98 |
| Terrabella | 2026-05 | Terrabella Ct | 3,838 | $2,500,000 | $651.38 |
| The Estates at Bay Colony Golf Club | 2026-05 | Waggle Way | 5,739 | $10,000,100 | $1,742.48 |
| The Estates at Bay Colony Golf Club | 2026-06 | Mashie Ct | 5,915 | $8,450,000 | $1,428.57 |
| The Gables | 2026-01 | Spanish Moss Trl | 3,182 | $1,750,000 | $549.97 |
| The Gables | 2026-02 | Spanish Moss Trl | 3,321 | $2,452,500 | $738.48 |
| The Gables | 2026-02 | Spanish Moss Trl | 3,103 | $2,850,000 | $918.47 |
| The Gables | 2026-03 | Spanish Moss Trl | 2,640 | $1,550,000 | $587.12 |
| The Gables | 2026-06 | Spanish Moss Trl | 3,717 | $2,000,000 | $538.07 |
| The Gables | 2026-08 | Spanish Moss Trl | 2,925 | $2,750,000 | $940.17 |
| Timarron | 2026-01 | Timarron Way | 1,984 | $1,065,000 | $536.79 |
| Timarron | 2026-03 | Timarron Way | 2,355 | $955,000 | $405.52 |
| Timarron | 2026-04 | Timarron Way | 2,560 | $1,300,000 | $507.81 |
| Timarron | 2026-05 | Timarron Way | 2,351 | $980,000 | $416.84 |
| Timarron | 2026-06 | Dory Ct | 2,350 | $850,000 | $361.70 |
| Timarron | 2026-08 | Timarron Way | 2,415 | $1,005,000 | $416.15 |
| Troon Lakes | 2026-02 | Troon Lakes Dr | 1,966 | $895,000 | $455.24 |
| Troon Lakes | 2026-04 | Troon Lakes Dr | 2,383 | $1,400,000 | $587.49 |
| Troon Lakes | 2026-04 | Troon Lakes Dr | 3,244 | $1,550,000 | $477.81 |
| Troon Lakes | 2026-05 | Troon Lakes Dr | 1,889 | $1,625,000 | $860.24 |
| Troon Lakes | 2026-06 | Troon Lakes Dr | 2,097 | $840,000 | $400.57 |
| Troon Lakes | 2026-08 | Troon Lakes Dr | 2,388 | $1,525,000 | $638.61 |
| Ventura | 2025-10 | Ventura Way | 2,414 | $850,000 | $352.11 |
| Ventura | 2026-02 | Ventura Way | 2,015 | $759,000 | $376.67 |
| Ventura | 2026-04 | Ventura Way | 1,755 | $915,000 | $521.37 |
| Ventura | 2026-04 | Ventura Way | 2,485 | $970,000 | $390.34 |
| Ventura | 2026-06 | Ventura Way | 2,015 | $869,000 | $431.27 |
| Ventura | 2026-07 | Ventura Way | 1,984 | $870,000 | $438.51 |
Both products recorded 54 sales. The lowest condominium price was $430,000 in Arielle and the highest $1,600,000 in Osprey Pointe; the lowest single-family, villa and coach home price was $759,000 in Ventura and the highest $10,000,100 in The Estates at Bay Colony Golf Club. Prices per county heated square foot ran from $269.44 in Arielle to $1,742.48 on Waggle Way.
The county list carries no floor, view, days on market or list price, and it dates a sale by its recording, often weeks after the contract. Recording months bunch accordingly: 17 sales recorded in January 2026, 18 in April and 18 in June, and 2 each in October 2025, November 2025 and July 2026. That is a count of recordings, not a forecast of a good month to sell.
Just value is the Collier County Property Appraiser’s estimate of a Pelican Marsh property’s market value as of January 1 for the tax roll, and it is not what your home is worth to a buyer today. It is a mass appraisal for taxation, and the assessed and taxable values beneath it are lower still for most homesteads.
Just value is set once a year, as of January 1, across every parcel by a model, without walking through your unit. A buyer’s price is set on one day, for one home. We never start a Pelican Marsh range from the roll.
A homestead’s assessed value can rise each year by no more than 3 percent or the change in the Consumer Price Index, whichever is lower, under Save Our Homes; the Florida Department of Revenue lists 2.7 percent for 2026. The homestead exemption can reduce taxable value by as much as $50,000. A long-held Pelican Marsh homestead can therefore carry an assessed value far below just value, and both far below a sale price.
A lender’s appraiser works from recorded and MLS sales of comparable homes, adjusted for differences, and reports a value for the loan. A real estate licensee’s valuation, ours included, is an opinion of value for pricing a listing, not an appraisal. In Pelican Marsh both start from the same place: the same village, the same plan size and the same months.
Pelican Marsh’s recorded median rose from $590,000 in 2016 to $937,500 in 2026 through October 16, but that line mixes condominiums and homes in different shares each year. Read by product, the condominium median went from $417,500 to $699,500 and the single-family, villa and coach home median from $1,080,000 to $1,550,000.
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.
Collier County’s qualified improved sales in the 26 Foundation villages, by the year the deed recorded. The 2026 row runs only to October 16.
| Year | All sales | All-product median | Condominium sales | Condominium median | Single-family, villa and coach sales | Single-family, villa and coach median |
|---|---|---|---|---|---|---|
| 2016 | 95 | $590,000 | 50 | $417,500 | 45 | $1,080,000 |
| 2017 | 86 | $525,000 | 55 | $390,000 | 31 | $1,175,000 |
| 2018 | 103 | $517,500 | 60 | $410,000 | 43 | $1,075,000 |
| 2019 | 105 | $500,000 | 63 | $419,000 | 42 | $712,500 |
| 2020 | 144 | $522,500 | 84 | $399,000 | 60 | $912,500 |
| 2021 | 182 | $650,000 | 105 | $499,900 | 77 | $1,300,000 |
| 2022 | 88 | $940,000 | 57 | $735,000 | 31 | $1,525,000 |
| 2023 | 89 | $875,000 | 57 | $727,000 | 32 | $2,075,000 |
| 2024 | 64 | $890,000 | 44 | $732,000 | 20 | $1,681,250 |
| 2025 | 73 | $850,000 | 48 | $730,000 | 25 | $1,820,000 |
| 2026 (to Oct 16) | 98 | $937,500 | 50 | $699,500 | 48 | $1,550,000 |
The all-product median moves with the mix. In 2025, 25 of 73 sales were single-family, villa and coach homes; in 2026 to October 16, 48 of 98 were. That shift lifted the all-product median from $850,000 to $937,500 while the condominium median recorded $699,500 against $730,000 and the single-family, villa and coach home median $1,550,000 against $1,820,000. Read the product columns, then your own village.
The cleanest way past the mix is the same parcel sold twice. Of the 108 sales recorded in the twelve months to October 16, 2026, 104 had an earlier qualified sale of the same parcel (our count). Ninety-seven recorded above the earlier price and seven below, and every one of the seven had been bought in 2023 or 2024:
| Village | Street | Earlier sale | Later sale | Change (county record) |
|---|---|---|---|---|
| Bay Laurel Estates and Muirfield | Muirfield Dr | Oct 2023 at $2,340,000 | Dec 2025 at $2,000,000 | minus 14.5% |
| Osprey Pointe | Whimbrel Watch Ln | Apr 2023 at $1,035,000 | Jan 2026 at $975,000 | minus 5.8% |
| Clermont | Clermont Dr | Nov 2023 at $875,000 | Jan 2026 at $862,500 | minus 1.4% |
| Clermont | Clermont Dr | Aug 2023 at $660,000 | Jan 2026 at $560,000 | minus 15.2% |
| Ravenna | Ravenna Blvd | Aug 2023 at $729,500 | Mar 2026 at $690,000 | minus 5.4% |
| Ventura | Ventura Way | Sep 2024 at $1,000,000 | Apr 2026 at $970,000 | minus 3.0% |
| Troon Lakes | Troon Lakes Dr | Nov 2024 at $900,000 | Jun 2026 at $840,000 | minus 6.7% |
The other direction is just as plain: a Les Chateaux residence bought in April 2023 at $775,000 recorded at $1,349,000 in April 2026, and a Mont Claire residence bought in April 2021 at $725,000 recorded at $1,475,000 the same month. The repeat record describes the past twelve months; it does not forecast the next twelve, and we do not.
The tax bill shapes a Pelican Marsh value through what a buyer will pay after the sale, not what you pay today. Florida resets a home’s assessment at just value on January 1 after a change of ownership, and the Pelican Marsh CDD’s assessment, $1,725 per unit for fiscal 2026, rides on the same Collier County bill.
Ad valorem taxes are millage times taxable value; one mill is $1 for every $1,000 of taxable value after exemptions. For fiscal 2025-26 the Collier County Board of County Commissioners levied 3.0107 mills for the general fund, 0.6844 for the unincorporated area, 0.0246 for pollution control and 0.2096 for Conservation Collier, 3.9293 mills together (our arithmetic). The school board and other levies sit on top; the total for a Pelican Marsh parcel is printed on its own bill. The non-ad valorem lines include the district’s assessment. The bill is mailed October 31, earns a 4 percent discount in November and becomes delinquent April 1.
Florida law requires the contract to warn a buyer: “BUYER SHOULD NOT RELY ON THE SELLER’S CURRENT PROPERTY TAXES AS THE AMOUNT OF PROPERTY TAXES THAT THE BUYER MAY BE OBLIGATED TO PAY IN THE YEAR SUBSEQUENT TO PURCHASE.” A long-held homesteaded Pelican Marsh home can show a bill far below what a buyer will pay after reassessment, and a careful buyer prices that in.
A homestead seller can usually port part of the Save Our Homes benefit to a new Florida homestead: the lesser of $500,000 or the difference between just value and assessed value, under section 193.155. If you will buy again in Florida, that number belongs beside your range. This is information, not tax advice.
The Foundation, the CDD and optional golf shape a Pelican Marsh value through what a buyer adds up each year and at closing. The Foundation’s 2026 assessment is $2,073 per unit, the district’s fiscal 2026 line is $1,725, the buyer pays a $7,500 Resale Capital Assessment, and golf is a separate choice with unpublished terms.
Membership in the Foundation of Pelican Marsh, the master association, is mandatory for every owner. Its 2026 approved budget sets $2,073 per unit: $929 for operations, $987 for bulk cable and internet and a new $157 capital line, against $2,083 in 2025. It bills in the fourth quarter, payment is due in 30 days, and the village management company collects it. No 2027 budget is published as of November 5, 2026.
The Foundation’s 2026 estoppel form lists a Resale Capital Assessment of $7,500 and states: “The Resale Assessment Fee is paid by the buyer and collected at the time of closing.” It is not a seller cost, but every buyer adds it to the cash needed at closing: about 1.08 percent of the $697,000 condominium median and about 0.46 percent of the $1,625,000 single-family, villa and coach home median (our arithmetic). The Foundation’s own estoppel fee is $100.
The Pelican Marsh Community Development District is a unit of special-purpose local government that runs the gates, roads, lighting and stormwater for Pelican Marsh and neighboring Tiburon. Its fiscal 2026 operations and maintenance assessment is $1,725 per unit, up from $1,593 in fiscal 2025. The fiscal 2027 figure is on your November 2026 tax bill and in the district’s adopted budget. The remaining bond debt is assessed only on eight Tiburon sub-communities, with final maturity on May 1, 2031, so a home in the 26 villages pays operations and maintenance only; confirm it on your own bill.
The Foundation’s $2,073 and the district’s $1,725 come to $3,798 a year per unit (our arithmetic): about 0.54 percent of the $697,000 condominium median and 0.23 percent of the $1,625,000 single-family, villa and coach home median. The village assessment comes on top and is not published; each village’s estoppel certificate gives it, and we do not estimate it.
The Foundation’s 2026 lease packet is direct: “membership to Pelican Marsh Golf Club and its restaurant is not part of membership in the Pelican Marsh Foundation.” The Foundation’s Courtside tennis, pickleball and bocce come with every home. The club does not publish its current initiation, dues or transfer terms; a buyer gets them from the club. Because no home must carry a membership, golf does not split Pelican Marsh comparables; golf frontage still does.
Pelican Marsh compares with its North Naples neighbors on structure, not on a shared median, because each community’s sales come from a different record and window. Pelican Marsh pairs optional golf with a mandatory Foundation and a debt-free district line, which is the first thing a buyer weighs against Pelican Bay, Tiburon and Grey Oaks.
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.
What our community guides describe for each. No median is printed for the neighbors, because their figures come from other pulls and windows.
| Community | Where | Club and amenities | Governance | Relation to Pelican Marsh |
|---|---|---|---|---|
| Pelican Marsh | Inland, off Vanderbilt Beach Road | Optional golf club, 18 holes by Robert von Hagge; Foundation racquet sports | Foundation, CDD and 26 village associations | The subject |
| Pelican Bay | Beachfront, south along the Gulf | Its own private beach clubs | Its own community | A different community despite the name |
| Tiburon | Immediately adjacent | 36 holes by Greg Norman, Ritz-Carlton Golf Resort | Its own association | Shares the CDD, not the Foundation; generally a higher price point |
| Grey Oaks | Centrally located Naples | Country club | Its own membership structure | A Naples country-club community buyers cross-shop |
Comparing Pelican Marsh with Pelican Bay is choosing between inland golf and racquet and a beachfront community, not between two prices. Tiburon shares the district but not the Foundation. Grey Oaks is a different club model altogether. We build the same village-level valuation for Tiburon home values, for Talis Park home values, another Naples golf community, and on our Naples home valuation page.
A Pelican Marsh value rises or falls with the flood zone of the address, a condominium building’s milestone and reserve study position where the law applies, the roof and openings, renovation, and golf, lake or preserve frontage. We name each factor in your range and attach no dollar adjustment to any of them, because no public record isolates one.
A view, a floor or a new kitchen moves a Pelican Marsh price, but a per-item dollar figure on a web page would be invented. Your range shows the comparable sales with those factors named, so you can see where your home sits among them.
Pelican Marsh sits predominantly in FEMA Zone X, with Zone AE confined mainly to the internal lakes, canals and preserve flowways, one small Zone AH pocket and no VE zone. The effective maps date from February 2024, and Pelican Marsh parcels appear on FIRM panels 12021C0193J, 0194J, 0381J and 0382J. Check your own address, and any preliminary revised map, at the county lookup or the FEMA Map Service Center. A Florida seller has owed a buyer a flood disclosure before the contract since October 1, 2024.
Florida requires a milestone inspection and a structural integrity reserve study for condominium buildings three habitable stories or more in height, as determined by the Florida Building Code; the first milestone is due by December 31 of the year the building turns 30. Homes and fee-simple villas are outside both rules. Whether a Pelican Marsh building qualifies is a building-level question; ask your association, because a condominium buyer receives both reports, or a statement that none was done, under section 718.503.
A roof 15 years or older can keep its coverage with an inspection showing at least five years of remaining useful life, and verified wind mitigation features earn premium discounts. Collier County’s Community Rating System Class 5 status earns eligible flood policyholders a 25 percent discount.
Collier County began widening Vanderbilt Beach Road from four to six lanes the week of July 7, 2026, a project of about two years, with a directional median at Bay Laurel Drive. Neither the work nor its end is priced into a range on this page.
Your Pelican Marsh equity is your value range minus your loan payoff and the costs of a sale. The county repeat-sale record shows 97 of the latest 104 Pelican Marsh resales recorded above the owner’s earlier price and seven below it, all seven bought in 2023 or 2024; your own purchase month tells you which side you sit on.
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.
Of the 104 Pelican Marsh parcels whose second qualified sale recorded between October 17, 2025 and October 16, 2026, 97 recorded above the first sale and seven below (our count). All seven sit among the 25 pairs whose first sale was in 2021 or later. A Clermont residence bought in August 2023 at $660,000 recorded at $560,000 in January 2026; a Clermont residence bought in April 2021 at $580,000 recorded at $790,000 in April 2026. Same village, opposite results, separated by the month of purchase.
In Collier County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 of the price: about $4,879 on a $697,000 sale and $11,375 on a $1,625,000 sale (illustrative, our arithmetic on the two product medians). The buyer customarily pays the owner’s title policy and chooses the closing agent; the contract controls. Florida caps what an association can charge for the estoppel certificate a sale needs: no more than $299 on a current account, plus $119 if it is rushed within 3 business days and up to $179 more if the account is delinquent (Florida DBPR’s adjusted amounts under sections 720.30851 and 718.116, next update due by July 1, 2027). The Foundation’s own estoppel fee is $100. Commission is negotiable, and the $7,500 Resale Capital Assessment is the buyer’s. Our Pelican Marsh seller’s guide works the full net sheet by product.
Staying is a sound answer when the range is not the number you need. Start with a free Pelican Marsh home valuation; four documents then settle most of it: your range, your loan payoff, a seller net sheet and a plan for your next home. If you will buy again in Pelican Marsh or anywhere in Naples, our guide to buying a home in Pelican Marsh covers the other side, including the $7,500 you would then pay as the buyer.
A free in-person CMA, a comparative market analysis, is a visit from Jesse or Marc to your Pelican Marsh home followed by a written range built from the recorded sales of your village and floor plan size, the competing listings, the Foundation, district and village association lines and your flood and roof paperwork, with no obligation and in confidence.
You are working with Top 1% Real Estate Agents Nationally Since 2008, and the range lists every Pelican Marsh sale we used.
McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026). Use the valuation form or start with the form at the top, or call Jesse direct at (239) 898-6072. If you plan to buy as well, call Marc at (239) 287-5873 or read how we represent buyers on our buying page.
Jesse McGreevy and Marc Comisar are top-reviewed Southwest Florida realtors, and Pelican Marsh owners who call us for a valuation get the same team these clients describe. The three reviews below are quoted exactly as clients wrote them, each labelled with the site it was posted on; they are about working with us, not about Pelican Marsh.
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
★★★★★ “Marc was an absolute joy to work with. From our first contact with him until our closing date, he kept us well informed about everything that was going on with our listing. His initial marketing and listing presentation was impressive and he delivered on everything that he promised us. He sold our house in record time, even in a tough market with lots of short sales and foreclosures in the area. We would absolutely highly recommend Marc and will certainly be repeat customers!!” Verified Zillow review
★★★★★ “Marc was a dynamo! He found the perfect home for us, and our requirements were many. He was there for us every step of the way and we leaned on his expertise very heavily. Always ready with advice and support through the foreclosure purchase, which was quite a challenge. The final success was the sale of my condo. Marc worked the listing with open houses, tips on making the unit more marketable and his final suggestion got it sold. Cannot say enough about what a great agent he is. It has been a pleasure to work with him.” Verified Zillow review
These are the questions Pelican Marsh owners ask about value, answered from Collier County’s recorded sales through October 16, 2026, the Southwest Florida MLS (Matrix) pull of October 27, 2026, the Foundation’s 2026 budget and estoppel form, the district’s fiscal 2026 assessment and FEMA. For your home, call Jesse direct at (239) 898-6072; you are working with Top 1% Real Estate Agents Nationally Since 2008.
It depends on your village, product and plan. In the twelve months to October 16, 2026, Collier County recorded 54 Pelican Marsh condominium sales at a $697,000 median and 54 single-family, villa and coach home sales at a $1,625,000 median. Your range comes from the same-size sales in your own village.
Arielle recorded 9 sales in the twelve months to October 16, 2026, at a $542,500 median, from $430,000 to $660,000. Over 24 months its 1,633 square foot residences ran from $440,000 to $715,000.
Clermont recorded 12 sales in the twelve months to October 16, 2026, the most of any village, at a $644,950 median. Its 1,750 square foot residences ran from $590,000 to $1,050,000 over 24 months.
Egret’s Walk recorded 9 sales in the twelve months to October 16, 2026, at a $635,000 median; Ravenna recorded 8 at $697,500. Ravenna’s 1,619 square foot residences ran from $575,000 to $790,000 across nine sales over 24 months, the largest same-size group in Pelican Marsh.
In the twelve months to October 16, 2026: Les Chateaux 5 sales at a $1,160,000 median, Mont Claire 3 at $1,095,000, Osprey Pointe 5 at $1,030,000 and Seville 3 at $770,000. Each has same-size groups in the 24-month table above.
In the twelve months to October 16, 2026: Ventura 6 sales at an $869,500 median, Island Cove and Savanna 7 at $975,000 and Timarron 6 at $992,500. In Timarron a 2025 home recorded at $955,000 and a 2020 home at $1,005,000, so year built matters as much as size.
In the twelve months to October 16, 2026: Troon Lakes 6 sales at a $1,462,500 median, The Gables 6 at $2,226,250 and Terrabella, with Terranova, 5 at $2,500,000. The Gables ran from $538.07 to $940.17 per county heated square foot.
In the twelve months to October 16, 2026: Grand Isle and Portofino 5 sales at a $2,050,000 median, Augusta and Watercrest 3 at $2,450,000, all on Watercrest streets, and Bay Laurel Estates and Muirfield 4 at $2,750,000, from $2,000,000 to $5,900,000.
The Arbors recorded one sale in the twelve months to October 16, 2026, Sweetgrass Way at $2,650,000, and three over 24 months at a $2,650,000 median. Ivy Pointe and Marsh Links recorded 3 at a $1,625,000 median, from $1,350,000 to $3,610,000.
The Estates recorded two sales in the twelve months to October 16, 2026, $10,000,100 on Waggle Way and $8,450,000 on Mashie Ct, and four over 60 months at an $8,050,500 median. We print the sales, widen the window and value by lot, frontage, size and condition against each one.
No. The Estates at Bay Colony Golf Club is a golf enclave inside Pelican Marsh; the beachfront Bay Colony towers sit in Pelican Bay, a different community. A Gulf-front tower sale is not a comparable for an inland golf estate.
Sources use different records, windows and filters. Collier County recorded 108 qualified sales from October 17, 2025 to October 16, 2026, at $697,000 for condominiums and $1,625,000 for the rest. The Southwest Florida MLS (Matrix) pull of October 27, 2026 shows 122 closings at a $950,000 median for its own window.
By the county record for the twelve months to October 16, 2026, the condominium median was $396.11 per county heated square foot and the single-family, villa and coach home median $585.01. The MLS measures it differently: $456 in the October 27, 2026 pull.
The Southwest Florida MLS (Matrix) pull of October 27, 2026 shows a 94.7 percent median sale-to-list ratio for the prior twelve months. The county record carries no list prices, so this figure exists only in the MLS window.
The record shows the past, not the future. The condominium median recorded $730,000 in 2025 and $699,500 in 2026 to October 16; the single-family, villa and coach home median $1,820,000 and $1,550,000. Ninety-seven of the 104 latest repeat sales recorded above the earlier price. We do not forecast.
The Southwest Florida MLS (Matrix) pull of October 27, 2026 counted 28 active listings against 122 closings in the prior twelve months, about 2.8 months of supply, with a median 62 days on market. Your own village’s listings decide your competition.
It is a model, not a valuation. It cannot see your floor, your view, your village association’s reserves or the Foundation’s $7,500 buyer assessment, and same-size Pelican Marsh plans recorded spreads as wide as $515,000 over 24 months.
No. Just value is the property appraiser’s January 1 estimate for the tax roll, made by mass appraisal. A sale price is set by one buyer for one home on one day.
No. A valuation from a real estate licensee, ours included, is an opinion of value for pricing a listing, not an appraisal. A financing buyer’s lender orders an appraisal from a licensed appraiser.
It can, and floor and view help explain the wide spreads inside one plan. No public record isolates the amount, so we name the view in your range and show the comparable sales with and without it rather than publish a dollar figure.
They can. None of them is on the county record, so two sales of the same plan can differ by them. We read each comparable’s position from the listing record before placing your residence in the range.
Both shorten a buyer’s insurance questions, and Florida insurers must offer premium discounts for verified wind mitigation features. We name both in your range; we do not price them in advance.
Golf is optional and not part of Foundation membership, so no home must carry one. The club does not publish current initiation, dues or transfer terms; a buyer gets them from the club. Golf frontage is a separate factor.
The Foundation’s 2026 assessment is $2,073 per unit: $929 operating, $987 cable and internet and $157 capital. The CDD’s fiscal 2026 operations and maintenance assessment is $1,725 per unit, on the Collier tax bill; the fiscal 2027 figure is on your bill.
The buyer. The Foundation’s 2026 estoppel form states that the Resale Assessment Fee is paid by the buyer and collected at the time of closing.
No. Each of the 26 villages sets its own assessment and none publishes it. The village’s estoppel certificate and budget give the real figure.
Pelican Marsh is predominantly FEMA Zone X, with Zone AE confined mainly to the lakes, canals and preserve flowways and no VE zone. Check your own address at the Collier County flood map lookup or the FEMA Map Service Center.
Only buildings three habitable stories or more in height, as determined by the Florida Building Code. Whether a Pelican Marsh building qualifies is a building-level question; ask your association for its status.
Leasing needs village approval and Foundation approval, with a $150 Foundation processing fee and the packet due 20 days before the lease starts. Minimum terms are set by each village, so a buyer who plans to lease reads your village’s rules first.
Often. Florida resets a home’s assessment at just value on January 1 after a sale, and the contract must warn the buyer not to rely on the seller’s current taxes.
No. St Croix at Pelican Marsh, Aston Gardens at Pelican Marsh and Tiburon’s Norman Estates are separate from the Foundation’s 26 villages, and none of their sales is in our tables.
Use the valuation form on this page or call Jesse direct at (239) 898-6072. If you are buying as well, call Marc at (239) 287-5873 or read how we represent buyers.
Every Pelican Marsh figure on this page traces to a primary source below: the county’s recorded sales, the Southwest Florida MLS (Matrix), the Foundation, the district, the county, FEMA and the Florida statutes. We cite no listing portal.
The Foundation of Pelican Marsh (master association)
Pelican Marsh Community Development District
Pelican Marsh Golf Club
Collier County and Florida records
Florida Statutes
Flood records
Schools and local reporting
Records used without a public link
These official Pelican Marsh documents bear most directly on what a home is worth and what a buyer adds up. Each link opens the issuing authority’s own copy.
| Document | Issued by | What it tells a Pelican Marsh owner |
|---|---|---|
| 2026 Approved Budget | Foundation of Pelican Marsh | The $2,073 assessment and its three parts |
| 2026 Estoppel Certificate form | Foundation of Pelican Marsh | The $100 estoppel fee and the buyer’s $7,500 assessment |
| General Covenants and Restrictions | Foundation of Pelican Marsh | The master declaration |
| Fiscal 2025 audit | Pelican Marsh CDD | Audited finances and remaining bonds |
| Estoppel certificate fees | Florida DBPR | $299 cap, $119 rush, $179 delinquent |
| Section 718.503 | Florida Legislature | The condominium resale package and 7-day right |
| Section 720.401 | Florida Legislature | The chapter 720 disclosure summary |
| FEMA Flood Map Service Center | FEMA | Your flood zone by address |
Which disclosure applies depends on the regime. The platted villages and the Foundation sit under chapter 720, where section 720.401 lets a buyer cancel within 3 days after receiving the disclosure summary or before closing, whichever comes first. The condominium villages sit under chapter 718, where section 720.401 does not apply and section 718.503 gives a resale buyer 7 days, excluding weekends and legal holidays. This is information, not legal advice; your closing agent or attorney confirms which applies.
Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #5 real estate team in Florida (RealTrends 2026), and when you call, you reach us directly. Jesse McGreevy leads listings and seller strategy across Naples, Bonita Springs, Estero and Marco Island, and Marc Comisar leads buyer representation across Southwest Florida. Read more about McGreevy and Comisar, or return to the full Pelican Marsh community guide.
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McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com. Want a Pelican Marsh range? Use the valuation form or call Jesse direct at (239) 898-6072. Buying a home as well? Call Marc at (239) 287-5873, or see how we represent buyers.
Market data from Southwest Florida MLS, pulled October 27, 2026. Collier County recorded sales through October 16, 2026. McGreevy and Comisar, value your Pelican Marsh home with Top 1% Real Estate Agents Nationally Since 2008. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.