Bonita Springs, Florida
What a Colony at Pelican Landing home is worth in 2026: resales by building, floor and view, the building file and how McGreevy and Comisar value homes here.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Colony home is worth what resales in the same building have recently closed for, and Lee County recorded 72 Colony resales at a $1,200,000 median in the 12 months to September 25, 2026, separate from Infinity's 76 first sales at $2,987,500. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Colony community guide and our Bonita Springs area guide.
Choosing who should value and sell your home? Our guide to the best real estate agents in Bonita Springs lists the criteria we think a seller should use. Call Jesse McGreevy direct at (239) 898-6072 or use the The Colony at Pelican Landing valuation form, and we send the recorded sales behind the number.
A home in The Colony at Pelican Landing is worth what resales in its own building support: in the 12 months to September 25, 2026 Lee County recorded 72 resales at a $1,200,000 median, from $425,000 at Castella and Merano to $6,500,000 at Altaira. Your number depends on building, floor, view and the building's file.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development THE COLONY AT PELICAN LANDING, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026; Pelican Landing Community Association fee schedule; Bayside Improvement CDD FY2027 adopted budget).
The blended $2,165,000 median counts Infinity's launch and describes no resale home.
Building sets the band, floor and view move you within it, and the building's reserves and special assessments decide what a buyer will pay.
Infinity's first sales and a city line through the community distort every blended figure.
Jesse McGreevy, from resales in your building and the documents.
Colony sellers call McGreevy and Comisar first because we value homes on the documents that decide price here: Lee County's recorded resales by building, the September 2026 MLS pull, the fee stack and the building file. We are the #1 team in Southwest Florida since 2012, with an office minutes south in Bonita Springs.
Both partners work every valuation and every listing. The record behind that:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about two miles by road from The Colony's Main Gate, on US 41.
A Colony listing agent has to know the five governing layers, the Pelican Landing Community Association, the Colony Foundation, the Bayside district, the building and at Infinity a second master, that nine neighborhoods are in the Village of Estero and seven in Bonita Springs, that the golf membership is optional and the golf category full, and that the estate enclaves are recorded on Pelican Landing Units 25 to 28.
Blending Infinity's 76 first sales into a resale median would overstate what an existing Colony owner can sell for by hundreds of thousands of dollars. We price from resales in your building.
You can get a free The Colony at Pelican Landing home valuation in two steps: the instant estimate in the valuation tool on this page, then a human number from Jesse McGreevy built from recorded comparable sales in your own section of The Colony at Pelican Landing, Bonita Springs, labelled by date and source. There is no obligation, and we never send an automated number alone.
Enter your address in the valuation tool at the top of this page. It returns an automated range in seconds, and it tells us which home to research. Treat it as the start of the conversation, not the answer.
We send resale comparables for your building, the MLS context, the four-bill carry with the unpublished layers obtained, your building's flood zone and a net sheet. There is no obligation.
Your building and floor, your closing statement, the building's current budget and reserve study, your estoppel history, your club membership terms if any and whether the unit has had water.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the The Colony at Pelican Landing valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. When you are ready to plan the sale itself, our guide to selling your The Colony at Pelican Landing home covers pricing, marketing, disclosures and costs, and our guide to buying a home in The Colony at Pelican Landing helps if you are moving within the community.
Our valuation beats an automated estimate such as the Zestimate in The Colony because the estimate cannot separate Infinity's first sales from resales, see floor and view, read the building's reserves or the unpublished fee layers, and those decide a Colony price more than square footage does in Bonita Springs and Estero.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development THE COLONY AT PELICAN LANDING, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026; Pelican Landing Community Association fee schedule; Bayside Improvement CDD FY2027 adopted budget).
Public records and listings, averaged.
Floor, view, stack, building reserves and special assessments, and the first-sale distortion.
We show the resale comparables behind our number.
We price a Colony home from recorded resales in its own building, adjust for floor, view, stack and renovation, add the four-bill carry a buyer will pay, and check the result against the active resale listings and Infinity's remaining inventory. The number comes with the sales behind it, from our Bonita Springs office.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development THE COLONY AT PELICAN LANDING, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026; Pelican Landing Community Association fee schedule; Bayside Improvement CDD FY2027 adopted budget).
We use resales in your building for 12 months, widened to 24 or 36 when thin, then the neighboring building of the same era.
Gulf, bay and golf views and the floor price a tower unit more than its size does.
Pelican Landing's $3,478, the Colony Foundation, the Bayside line and the building assessment; three are unpublished, so we obtain them before pricing.
Reserves, the structural integrity reserve study, the milestone status and any special assessment shape a lender and a buyer.
With about 5.4 months of resale supply in September, price inside the band that is closing.
Five things move a Colony home's value most: the building, the floor and view, the building's reserves and special assessments, the flood zone of the building, and the four-bill carry. Each can be documented, and we price each from the record for homes in Bonita Springs and Estero.
Altaira and La Scala at the top, Castella and Merano at the entry.
Higher floors with Gulf and bay views command more.
A well-funded building with a clean milestone report prices differently from one with a pending assessment.
AE for most towers, X for most estates.
Four bills, three unpublished; we obtain them before pricing.
Recorded sales show The Colony as two markets: 72 resales at a $1,200,000 median and 76 builder-direct first sales at $2,987,500 in the 12 months to September 25, 2026, 148 in all. These are Lee County deeds for Bonita Springs and Estero, not asking prices.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development THE COLONY AT PELICAN LANDING, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026; Pelican Landing Community Association fee schedule; Bayside Improvement CDD FY2027 adopted budget).
We pulled every recorded sale for the 1,172 Colony home parcels for the 12 months to September 25, 2026: 148 sales, 76 builder-direct and 72 resales. The parcel set covers the tower and condominium legal names, Las Palmas at Pelican Colony and the estate enclaves platted as Pelican Landing Units 25 to 28.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 148 | $2,165,000 | $425,000 | $6,500,000 |
| 24 months (2024-09-26 to 2026-09-25) | 203 | $1,630,000 | $425,000 | $6,500,000 |
| 36 months (2023-09-26 to 2026-09-25) | 256 | $1,500,000 | $425,000 | $6,500,000 |
| 60 months (2021-09-26 to 2026-09-25) | 382 | $1,425,000 | $425,000 | $6,500,000 |
The 24-month window holds 203 sales at $1,630,000 and the 36-month window 256 at $1,500,000. The jump in the latest 12 months is Infinity's deliveries, not a jump in resale prices.
Condominiums recorded 140 sales at $2,237,500 including Infinity; single-family and villa homes 8 at $1,600,000, from $1,050,000 to $2,750,000. On resales alone the 64 condominium resales closed at a $1,165,000 median on the county record.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 0 |
| $400,000 to $499,999 | 2 |
| $500,000 to $749,999 | 13 |
| $750,000 to $999,999 | 10 |
| $1,000,000 and up | 123 |
Only 15 of the 148 sales closed under $750,000; 123 closed at $1,000,000 or more, reflecting Infinity and the towers.
The highest recorded sale was an Altaira residence at $6,500,000; the estate enclaves on Units 25 to 28 recorded sales to $2,750,000. Castella and Merano closed from $425,000.
From March 23 to September 23, 2026, 42 resales closed at a $1,262,000 median against 27 at $1,200,000 in the prior six months, according to the MLS pull; the building mix differs between the halves.
Colony resale prices have held near $1,200,000: the MLS showed 42 resales at $1,262,000 in the six months to September 23, 2026 against 27 at $1,200,000 before, while county calendar medians ran $1,285,000 in 2024 and $1,150,000 in 2025. Infinity's launch lifts any blended 2026 figure in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 75 | $815,000 | $383,156 | $2,875,000 | 0 |
| 2020 | 97 | $829,900 | $317,500 | $3,225,000 | 0 |
| 2021 | 129 | $900,000 | $429,000 | $3,850,000 | 0 |
| 2022 | 59 | $1,345,000 | $799,000 | $5,500,000 | 0 |
| 2023 | 63 | $1,450,000 | $770,000 | $5,125,000 | 0 |
| 2024 | 51 | $1,285,000 | $535,000 | $5,925,000 | 1 |
| 2025 | 57 | $1,150,000 | $450,000 | $3,300,000 | 0 |
| 2026 (to September 25) | 135 | $2,340,000 | $425,000 | $6,500,000 | 76 |
County calendar medians ran $815,000 in 2019, $1,345,000 in 2022, $1,450,000 in 2023, $1,285,000 in 2024 and $1,150,000 in 2025; the 2026 median of $2,340,000 counts 76 builder-direct first sales.
203 sales at $1,630,000 over 24 months and 256 at $1,500,000 over 36 months, both lifted by Infinity.
A quarter with more Altaira sales lifts a median without any one residence gaining value.
The Colony recorded 72 resales at a $1,200,000 median in the latest 12 months, separate from Infinity's first sales, so the first conversation is your building's own resales. Call Jesse McGreevy direct at (239) 898-6072, request your free The Colony at Pelican Landing home valuation, or read our guide to selling a home in The Colony at Pelican Landing. Buying too? See buying a home in The Colony at Pelican Landing or call Marc at (239) 287-5873.
A Colony resale took a median of 78.5 days to sell in the Southwest Florida MLS pull of September 23, 2026, at an average 93.8 percent of final list price, with about 5.4 months of resale supply. We re-read the live MLS the day we price your home in Bonita Springs or Estero.
Data updated: October 2026 (Southwest Florida MLS, Development THE COLONY AT PELICAN LANDING, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
101 unique closings after removing one Infinity sale entered twice; resales $92.7 million, Infinity $99.5 million; resale median $432.99 per square foot of living area against $914.38 for Infinity.
About 5.4 months of resale supply at the trailing pace on September 23, 2026.
The county counted 148 recorded sales to September 25 including first sales recorded without listings; the MLS counted 101 unique listings to September 23.
Every recorded deed, the builder-direct split and the county's heated area by building.
The best comparables for a Colony home are resales in the same building and stack, inside the latest 12 months, widened only when thin, and never Infinity's first sales for an older tower. Below are the recorded sections and their 12-month results from the Lee County record for Bonita Springs and Estero.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development THE COLONY AT PELICAN LANDING, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026; Pelican Landing Community Association fee schedule; Bayside Improvement CDD FY2027 adopted budget).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Infinity (new tower, first sales) | 79 | $2,995,000 | $1,480,000 | $4,940,000 |
| Merano | 9 | count and range only | $425,000 | $875,000 |
| Palermo | 8 | count and range only | $675,000 | $1,700,000 |
| Florencia | 7 | count and range only | $579,500 | $1,400,000 |
| Altaira | 7 | count and range only | $1,752,000 | $6,500,000 |
| Treviso | 6 | count and range only | $699,000 | $1,299,000 |
| Terzetto | 6 | count and range only | $1,040,000 | $1,435,000 |
| Castella | 6 | count and range only | $425,000 | $1,499,000 |
| Cielo | 6 | count and range only | $1,075,000 | $1,505,000 |
| Las Palmas | 4 | count and range only | $1,050,000 | $1,600,000 |
| La Scala | 3 | count and range only | $1,245,000 | $2,300,000 |
| Estate enclaves on Pelican Landing Units 25 to 28 (Messina, Bellagio, Tuscany Isle, Addison Place) | 3 | count and range only | $1,600,000 | $2,750,000 |
| Navona | 2 | count and range only | $500,000 | $810,000 |
| Ponza | 1 | count and range only | $2,100,000 | $2,100,000 |
| Sorrento | 1 | count and range only | $825,000 | $825,000 |
Infinity's 79 sales in the window, mostly first sales, ran from $1,480,000 to $4,940,000; every resale building closed nine or fewer, Merano 9 from $425,000 to $875,000, Palermo 8 from $675,000 to $1,700,000, Altaira 7 from $1,752,000 to $6,500,000, so we print counts and ranges.
79 recorded sales in the 12 months to September 25, 2026 at a median of $2,995,000, from $1,480,000 to $4,940,000.
9 recorded sales in the 12 months to September 25, 2026, from $425,000 to $875,000. Under ten sales we print the count and range, not a median.
8 recorded sales in the 12 months to September 25, 2026, from $675,000 to $1,700,000. Under ten sales we print the count and range, not a median.
7 recorded sales in the 12 months to September 25, 2026, from $579,500 to $1,400,000. Under ten sales we print the count and range, not a median.
7 recorded sales in the 12 months to September 25, 2026, from $1,752,000 to $6,500,000. Under ten sales we print the count and range, not a median.
6 recorded sales in the 12 months to September 25, 2026, from $699,000 to $1,299,000. Under ten sales we print the count and range, not a median.
6 recorded sales in the 12 months to September 25, 2026, from $1,040,000 to $1,435,000. Under ten sales we print the count and range, not a median.
6 recorded sales in the 12 months to September 25, 2026, from $425,000 to $1,499,000. Under ten sales we print the count and range, not a median.
6 recorded sales in the 12 months to September 25, 2026, from $1,075,000 to $1,505,000. Under ten sales we print the count and range, not a median.
4 recorded sales in the 12 months to September 25, 2026, from $1,050,000 to $1,600,000. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $1,245,000 to $2,300,000. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $1,600,000 to $2,750,000. Under ten sales we print the count and range, not a median.
2 recorded sales in the 12 months to September 25, 2026, from $500,000 to $810,000. Under ten sales we print the count and range, not a median.
One recorded sale in the 12 months to September 25, 2026, at $2,100,000. A single sale is a data point, not a market; we widen the window to 24 or 36 months and read the sale itself before using it as a comparable.
One recorded sale in the 12 months to September 25, 2026, at $825,000. A single sale is a data point, not a market; we widen the window to 24 or 36 months and read the sale itself before using it as a comparable.
Against its neighbors, The Colony's recorded median of $2,165,000 over the 12 months to September 25, 2026 sits far above Bonita Bay's $945,000 and mainland Pelican Landing's $575,000, but its resale median of $1,200,000 is the fair comparison, using the same Bonita Springs county method for each.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| The Colony at Pelican Landing | 1,172 | 148 | $2,165,000 | $419.82 |
| Bonita Bay | 3,057 | 204 | $945,000 | $404.29 |
| Pelican Landing (mainland) | 2,180 | 115 | $575,000 | $309.59 |
Per square foot, The Colony's $419.82 leads Bonita Bay's $404.29 and Pelican Landing's $309.59, because Infinity's first sales are counted; on resales alone the gap with Bonita Bay narrows.
A Colony tower resale competes most directly with Bonita Bay's towers; compare building against building, not median against median.
Floor, view, building reserves and the four-bill carry are not in a per-foot median.
A buyer who could buy your Colony home is often also pricing Bonita Bay's towers in Bonita Springs, where Lee County recorded 204 sales at a $945,000 median against Colony resales at $1,200,000. Knowing which buyer your home is for sets the price.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Bonita Bay Community Association statement of November 4, 2025; Pelican Landing Community Association fee schedule).
| What a buyer weighs | The Colony at Pelican Landing | Bonita Bay |
|---|---|---|
| Location | Inside Pelican Landing on Estero Bay, split between the Village of Estero and the City of Bonita Springs | North across Coconut Road on Estero Bay, City of Bonita Springs |
| Home parcels in our county match | 1,172 (1,007 condominium, 165 single-family) | 3,057 |
| Recorded sales, 12 months to September 25, 2026 | 148 at a $2,165,000 median, 76 of them builder-direct first sales | 204 at a $945,000 median, all resales |
| Resale median, 12 months | $1,200,000 (72 county resales; MLS resales 69 at $1,200,000) | $945,000 (204 resales) |
| Towers | Eight, including Infinity, opened February 2026 | Nine on Bonita Bay Boulevard |
| Master charges, 2026 | Pelican Landing $3,478, plus the Colony Foundation (not published) | Bonita Bay Community Association $5,450 multifamily, $6,265 single-family |
| District on the tax bill | Bayside Improvement CDD, $850.43 Colony Full for FY2027, no bonds | None |
| Resale charge | $6,000 Pelican Landing Resale Capital Assessment | 0.5 percent of price capped at $10,000 |
| Golf | Optional, The Colony Golf and Country Club, golf capped at 275 and full, sports open | Optional, Bonita Bay Club, five courses |
| Beach | Pelican Landing's beach park by shuttle boat | Bonita Bay's beach park on Little Hickory Island by road |
| Flood | Towers and mid-rises mostly Zone AE, estates mostly Zone X; all in evacuation Zone A | Gradient from bay-front A and V zones to inland X |
The newer tower era, the Bay Club with every home, the Pelican Landing beach park and a lower master assessment. A Bonita Bay buyer may lead with no district line and an on-site marina.
A home in The Colony fits a buyer whose priorities are a tower or estate inside a gated enclave with the Bay Club and an island beach by boat. A home in Bonita Bay fits a buyer whose priorities are a broad club, a marina and no district line. Each fits a different list of priorities.
A Colony buyer pays at least four recurring bills: the Pelican Landing Community Association's $3,478 for 2026, the Colony Foundation assessment, the Bayside Improvement CDD line on the tax bill, $850.43 Colony Full for FY2027, and the building or neighborhood assessment, plus Estero or Bonita Springs taxes. Golf is optional and billed separately.
Data updated: October 2026 (Pelican Landing Community Association fee schedule read October 17, 2026; Bayside Improvement CDD FY2027 adopted budget; The Colony Golf and Country Club 2026 membership book as read for this guide).
The fee schedule lists $3,478 for 2026, up from $3,298, and each Colony condominium unit counts as one unit, so a tower owner and an estate owner pay the same.
The Foundation does not publish its assessment; a buyer gets it on the Foundation's $250 estoppel. It covers the Colony gates, roads, the Bay Club operation and, from October 1, 2026, Colony landscaping, street lights and fountains.
Colony Full $1,570.80 for FY2026 and $850.43 for FY2027; Common and Administration $1,135.45 falling to $524.77, under the adopted budget; the seller's tax bill shows the class. No bond debt.
No Colony building publishes its 2026 budget online; the condominium package and estoppel deliver it. Infinity adds a second master condominium layer.
The Bay Club comes with every Colony home, so it supports every Colony price, while golf is optional with a full golf category, so a membership is a separate decision and cost rather than part of the home's value. The Pelican Landing beach park and amenities come with ownership too, in Bonita Springs and Estero.
Data updated: October 2026 (Colony Foundation and club materials as read for this guide; Pelican Landing beach and marina pages).
Colony owners use the Bay Club through the Foundation, with no separate initiation, according to the Foundation's materials as read for this guide.
Golf is optional; the golf category is capped at 275 and listed as fully committed, with a path through sports membership, and the sports category is open.
The beach park on Big Hickory Island and the marina are Pelican Landing Community Association property, reached by its shuttle boat; The Colony has no marina of its own.
A The Colony at Pelican Landing seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
The Colony sits under two regimes. Its 1,007 condominium units, the eight towers and the mid-rise and coach-home buildings, are governed by chapter 718, so a condominium seller delivers the section 718.503 package. The estate enclaves on Pelican Landing Units 25 to 28, Las Palmas and Ponza are lots under the Pelican Landing and Colony declarations, where section 720.401 is the likely regime. Both kinds of home also carry the Pelican Landing Community Association and the Colony Foundation documents. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
Every Colony resale also carries the Pelican Landing Community Association's $6,000 Resale Capital Assessment for closings from January 1, 2026, levied on the buyer under the master declaration.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In The Colony that matters because most tower and mid-rise parcel points map Zone AE while the estate enclaves on the ridge mostly map Zone X.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a The Colony at Pelican Landing home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Every Colony parcel sits in the Bayside Improvement Community Development District, whose line on the tax bill falls from $1,570.80 to $850.43 for FY2027 in the Colony Full class under the district's adopted budget, and the parcel is taxed by the Village of Estero or the City of Bonita Springs depending on the building.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the Village of Estero or City of Bonita Springs (depending on the building) permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. A Colony condominium sale usually needs three certificates: the Pelican Landing Community Association's at $299, the Colony Foundation's at $250 and the building association's.
Flood zone and insurance move a Colony price because the zone changes by building, AE for most towers and mid-rises and X for most estate enclaves, and the building's master policy, deductible and reserves shape what a buyer and lender will accept. Every Colony address is in evacuation Zone A.
Data updated: October 2026 (FEMA National Flood Hazard Layer and panel 12071C0589G as read for this guide; Lee County evacuation zones; Village of Estero and City of Bonita Springs CRS pages; National Hurricane Center Ian report; Citizens flood page).
Most tower and mid-rise parcel points map Zone AE with an 11-foot base flood elevation; Las Palmas, Addison Place, Messina Court and Ponza on the higher ridge mostly map Zone X, on panel 12071C0589G effective November 17, 2022.
Every Colony address is in Lee County evacuation Zone A, the first to evacuate.
The Village of Estero's Community Rating System discount is 20 percent and the City of Bonita Springs' 25 percent, so the side of the line changes a flood policy.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, with coastal inundation of 8 to 12 feet in the Estero and Bonita Springs area, according to the National Hurricane Center. The Colony Foundation is suing its insurer over the Bay Club claim. We describe your building's record through the flood disclosure.
We print no premiums. For a tower we point to the master policy and deductible and to a unit owner's loss assessment coverage.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a The Colony at Pelican Landing $2,165,000 sale that is $15,155 in stamps and about $7,988 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Resale median ($1,200,000) | Community median ($2,165,000) | Infinity first-sale median ($2,987,500) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $8,400.00 | $15,155.00 | $20,912.50 |
| Owner's title premium (promulgated rate) | $5,575.00 | $7,987.50 | $10,043.75 |
| Subtotal of the two fixed items | $13,975.00 | $23,142.50 | $30,956.25 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. The Bayside Improvement CDD carries no bond debt, so no payoff appears; its assessment is prorated with the taxes.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates: $299 from the Pelican Landing Community Association, $250 from the Colony Foundation and the building association's own. The buyer owes the Pelican Landing Community Association's $6,000 Resale Capital Assessment under the master declaration, and some buildings charge a purchase application fee, Florencia's for example $175.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. The millage depends on the side of the line: nine neighborhoods are in the Village of Estero and seven in the City of Bonita Springs, with three split, according to the Property Appraiser's municipal codes as read for this guide, and the Bayside CDD line is added either way. The title company prorates on the actual bill. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Yes, and it is free: Jesse McGreevy walks your The Colony at Pelican Landing home, reads its condition, view and upgrades, and returns a written comparative market analysis built from Lee County recorded sales and the Southwest Florida MLS for your own section, with a net sheet at three prices. It is the step after the instant estimate in Bonita Springs.
The comparable sales by date, price and size, the active competition, the adjustments we made and why, the charges a buyer will carry and a net sheet. Every figure is labelled with its source and date.
Usually two to three business days after the walk-through, sooner if you are on a deadline. Call Jesse McGreevy direct at (239) 898-6072 to schedule.
Nothing, and there is no obligation to list. It comes from Top 1% Real Estate Agents Nationally Since 2008. If you decide to sell, see our guide to selling your The Colony at Pelican Landing home.
These are the valuation questions The Colony at Pelican Landing owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS where we hold a dated pull, the association's own documents and Florida law. For a number on your own home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Southwest Florida MLS, Development THE COLONY AT PELICAN LANDING, closed September 23, 2025 to September 23, 2026, pulled September 23, 2026; association and club documents as read for this guide; Florida Statutes read October 2026).
Your value comes from recorded sales of comparable homes in your section. Resales recorded 72 sales at a $1,200,000 median and Infinity's builder-direct first sales 76 at $2,987,500, so separate the two before reading any Colony figure. Start with the instant tool on this page, then ask Jesse McGreevy for the human number at (239) 898-6072.
An automated estimate reads public records and listings, but it cannot see view, condition, renovations, membership type or which section a home sits in, and those move The Colony at Pelican Landing prices more than square footage does. Treat it as a starting range and check it against recorded comparables.
We start from recorded sales in the same section for the latest 12 months, widen the window when a section is thin, adjust for size, position, condition and upgrades, add the charges a buyer will carry and test the result against the active competition.
County calendar medians ran $1,345,000 in 2022, $1,285,000 in 2024 and $1,150,000 in 2025; the 2026 figure of $2,340,000 is lifted by Infinity's first sales, and resales alone held near $1,200,000 in the MLS.
The median was $419.82 per square foot of county heated area for the 148 recorded sales from September 26, 2025 to September 25, 2026. Infinity's first sales lift the figure; the MLS resale median was $432.99 per square foot of living area against $914.38 for Infinity.
Our Southwest Florida MLS pull of September 23, 2026 showed 69 Colony resales over the trailing 12 months at a median of 78.5 days on market and an average 93.8 percent of final list price; Infinity's 32 developer deliveries mostly carried no marketing period.
The September 23, 2026 MLS pull showed resales closing at an average 93.8 percent of final list price; Infinity's few marketed sales averaged 97.38 percent.
The highest recorded sale in the 12 months to September 25, 2026 was an Altaira residence at $6,500,000; Infinity's first sales reached $4,940,000.
Castella and Merano recorded sales from $425,000 in the latest 12 months, and Navona from $500,000.
It can, when buyers in your section pay for it: impact glass, a newer roof and air conditioning and an updated kitchen are the upgrades that show up in comparable sales. We price the upgrades you have against sales that had them, not against a remodel budget.
Yes. The instant estimate, the human number and the in-person comparative market analysis cost nothing and carry no obligation to list.
Once a year is enough for most owners, and before any decision to sell, refinance, insure or appeal an assessment. Recorded prices in a section can move in a single season.
No. The Lee County Property Appraiser's just value is set as of January 1 for tax purposes and lags the market, and a homestead's assessed value is capped. Neither is a sale price, and a buyer's lender orders its own appraisal.
Lee County recorded 148 The Colony at Pelican Landing sales from September 26, 2025 to September 25, 2026 at a median of $2,165,000, from $425,000 to $6,500,000, or $419.82 per square foot of county heated area. Resales recorded 72 sales at a $1,200,000 median and Infinity's builder-direct first sales 76 at $2,987,500, so separate the two before reading any Colony figure.
The county roll ties 1,172 home parcels to The Colony in our match, 1,007 condominium units and 165 single-family and villa homes; the building rosters we read count 1,173 residences, 670 in eight towers, 342 in mid-rise and coach-home buildings and 161 in six estate enclaves.
At least four bills: the Pelican Landing Community Association's $3,478 for 2026, the Colony Foundation assessment, which is not published, the Bayside CDD line on the tax bill, $850.43 Colony Full for FY2027, and the building or neighborhood assessment, also not published. Golf is optional and separate.
Yes. Every Colony parcel is in the Bayside Improvement Community Development District, which bills $1,570.80 Colony Full for FY2026 and $850.43 for FY2027 under its adopted budget, with a lower Common and Administration class; the district has no bonds.
It depends on the building: most tower and mid-rise parcel points map Zone AE with an 11-foot base flood elevation and the estate enclaves on the higher ridge mostly map Zone X, on FEMA panel 12071C0589G effective November 17, 2022. Every Colony address is in Lee County evacuation Zone A.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
Leasing rules are set by each building's recorded documents on top of the Pelican Landing master minimum; Navona, for example, records its own terms of lease. Read the building's documents before you plan to rent.
Every Colony address, on either side of the city line, sits in Lee County's Elementary Zone Q, Middle Zone GG and High School South sub-zone 3, according to the district's 2026 to 2027 zones map service. Families rank schools and a lottery assigns seats.
It depends on the building: the Estero-side and Bonita Springs-side buildings carry different municipal millage, and every parcel adds the Bayside CDD line, $850.43 Colony Full for FY2027.
A condominium seller delivers the section 718.503 package with a seven-day review right; an estate-enclave seller supplies the section 720.401 summary before the contract. Both give the section 689.302 flood disclosure.
Infinity recorded 79 sales in the latest 12 months, mostly first sales from the builder, from $1,480,000 to $4,940,000; a resale is priced against those and against the building's first resales.
Altaira recorded seven sales from $1,752,000 to $6,500,000 in the 12 months to September 25, 2026.
Castella recorded six sales from $425,000 to $1,499,000 and Merano nine from $425,000 to $875,000 in the latest 12 months.
The estate enclaves on Pelican Landing Units 25 to 28 recorded three sales from $1,600,000 to $2,750,000 and Las Palmas four from $1,050,000 to $1,600,000 in the latest 12 months.
Palermo recorded eight sales from $675,000 to $1,700,000 in the 12 months to September 25, 2026.
It changes the millage, the building department and the flood insurance discount, 20 percent in Estero and 25 percent in Bonita Springs, so it shows up in carry rather than as a fixed premium.
It lowers one bill for FY2027, but the Colony Foundation takes on the costs the district stopped billing, so the total carry is what a buyer weighs.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Marc takes the time initially to really get to know the clients and the property they is selling; or if purchasing, he learns the wishes of his clients and immediately focuses on realistic selections. He was ALWAYS AVAILABLE to sort out any issue that arose; was totally patient, and never lost his composure under any circumstance. He made a number of recommendations regarding other team members required as we progressed with sale and purchase; they all were professional and as responsive and helpful as Marc. We would gladly recommend Marc to our friends and family members." Verified Zillow review
★★★★★ "I found the domain group to be very knowledgeable, professional, and helpful. They delivered on what they promised, walked with me every step of the way; from initial contact to closing. I would strongly recommend them to anyone looking to buy or sell a home!" Verified Zillow review
★★★★★ "Marc is prepared to assist you in any area of real estate,buying,selling,renting..ect. He and his team make the process stress free and if you prepare your home for the market and are realistic on the value of your property,then you better be prepared to move because Marc will sell your home. Thanks again Marc for selling our home, finding us a community to build a home, and also finding us a place to rent until our home is built(on the same street we lived on). Like I said the first time we talked ..YOU ARE THE MAN." Verified Zillow review
When you value your home with Top 1% Real Estate Agents Nationally Since 2008, the partner who prices it is the partner at your closing. Call Jesse McGreevy direct at (239) 898-6072 for your valuation.
Every document behind the rules and figures in this The Colony at Pelican Landing guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Fee schedule | Pelican Landing Community Association | The $3,478 assessment, $6,000 resale capital assessment and $299 estoppel | Open the fee schedule |
| FY2027 adopted budget | Bayside Improvement CDD | The Colony's district line on the tax bill | Open the budget |
| Infinity resale estoppel form | Pelican Landing Community Association | The estoppel request for an Infinity resale | Open the form |
| Parcel neighborhood management companies, March 2026 | Pelican Landing Community Association | Who manages each Colony building | Open the roster |
| FIRM panel 12071C0589G | Federal Emergency Management Agency | The flood panel covering The Colony | Open the panel |
| Community Rating System page | Village of Estero | The 20 percent discount on the Estero side | Open the Estero page |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Colony, Pelican Landing, district and club records
City, county, school and civic records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team The Colony at Pelican Landing sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 148 recorded sales across the 1,172 home parcels of The Colony over the latest 12 months and read the September 23, 2026 MLS pull, the Pelican Landing fee schedule and the Bayside district's adopted budget, so the figures here come from public records rather than estimates.
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.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in The Colony at Pelican Landing or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the The Colony at Pelican Landing seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about valuing a home in The Colony at Pelican Landing, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.