Pelican Bay - Avalon

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Avalon is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.

It is 174 residences in 18 buildings lettered A through R at 8310 to 8420 Excalibur Cir, at the north end of Pelican Bay between North Point Drive and Hammock Oak Drive, completed between 1992 and 1994 and next to Pelican Bay Community Park. Avalon at Pelican Bay is not Avalon at Grandezza in Estero, not Avalon at Turtle Creek and not any other Avalon in Florida. This page covers the 174 condominiums on Excalibur Cir in Naples 34108, and nothing else.

McGreevy and Comisar are the team Avalon sellers call first, and the team its buyers call when they want the neighborhood’s real record: what each floor plan has actually sold for, what the quarterly bill covers and what it does not, which of Avalon’s eighteen buildings the county tracks for milestone inspections, and why an Avalon closing runs through two approvals before the deed works. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and they wrote this page the way they would brief a client at the kitchen table.

This page goes deeper on Avalon than any other source we know of. It is built from the association’s own public site and documents, the recorded 2020 Amended and Restated Declaration of Condominium with its Articles and Bylaws, the Pelican Bay Foundation’s published FY2027 budget, estoppel certificate and lease packet, Collier County’s milestone building list and Services Division page, FEMA’s flood map queried at five points inside Avalon, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

If you own at Avalon and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the floor-plan, rule-by-rule and fee-by-fee detail below will tell you whether Avalon fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Avalon

McGreevy and Comisar are the best realtor for Avalon because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Avalon read built on every recorded sale since 1992, the association’s own recorded documents and the county’s building-by-building milestone list.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

If you’re searching for the best realtor for Avalon in Pelican Bay, Naples, whether you’re ready to sell your Avalon home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Avalon for a specific reason. The 174 condominiums share one entrance, one set of recorded documents and a handful of floor plans, yet recorded sales over the last five years run from $510,000 to $1,225,000. Floor, plan, view, renovation and timing explain that spread, and an agent who prices Avalon from a Pelican Bay average, or from a generic Naples condominium index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Avalon plan against the sales on that plan; we do that below.

Recent Avalon track record (last 12 months): In the last 12 months Avalon has seen 10 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), at a median sold price of $589,500 and a median sale-to-list ratio of 94.8 percent across the nine sales that were marketed through the MLS. The highest-priced Avalon sale of those twelve months was $920,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Selling your Avalon home? Get a free Avalon home valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Avalon? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in Avalon as a Homebuyer

Living in Avalon means owning a two- or three-bedroom garden condominium in a self-contained cluster at the north end of Pelican Bay, with two pools, a hot tub and a clubhouse of its own, plus the Foundation’s beaches, tram and tennis. The price of entry at Avalon is lower than most of Pelican Bay, and the rules are stricter.

Most Avalon buyers are choosing between three things at once: a Pelican Bay address with beach access, a quarterly bill that runs to five figures a year once the Foundation’s share is included, and an association that approves every buyer and every tenant in writing under its recorded Declaration before the deed or the lease works. The buildings are Mediterranean in style, at least two stories each, arranged around courtyards, lakes and preserve edges. Many homes face a lake, and some face landscaped areas or the preserve and park, according to the association’s own description.

What Does a Day at Avalon Look Like?

A typical day starts with a walk past the courtyards to the community pool, or a short walk to the Pelican Bay Community Center, which the Foundation’s map places about 280 meters from the middle of Avalon. The North Tennis Center sits roughly 260 meters away. Publix at The Marketplace at Pelican Bay is about 0.7 miles by car on our routing, and the beach is a tram ride: the Foundation operates eight tram stations and its beaches are the western edge of the community.

What Does Avalon’s Ownership Structure Allow?

Avalon’s recorded documents allow full-time and seasonal use, and they limit leasing to one lease per twelve months, which is the rule an owner who plans to rent has to plan around. Avalon is not an age-restricted community. Its declaration sets no age limit, and occupancy is capped at two persons per bedroom plus two.

What Should a Buyer Look at First?

Look first at the plan and the floor. A ground-floor Guinevere and an upstairs Brittany share two bedrooms and two baths, but they do not share a staircase, a view or a resale price. Then look at the garage: 142 of the 174 units have an assigned garage, and each garage owner pays one 142nd of garage maintenance. Then read the association’s statutory document package, because the Foundation’s charges stack on top of the association’s own.

If you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you want the Pelican Bay-wide view before you narrow to Avalon, start with our Pelican Bay buyer guide. If you own at Avalon, get a free Avalon home valuation or call Jesse direct at (239) 898-6072.

Avalon Market Snapshot: What the Condominiums Actually Sell For

In the last 12 months Avalon recorded 10 Southwest Florida MLS closings at a $589,500 median, from $510,000 to $920,000, for $6,413,500 in volume. Twelve months is the first window with ten or more closings, so it leads here. Days on market and sale-to-list use the nine sales marketed through the MLS.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

One of the sales was entered after closing and was not marketed through the MLS. It counts in the closings, medians, ranges, volume and price per square foot above, and it is excluded only from days on market and sale-to-list, which is why those two columns show n=9 in the twelve-month row. The roster we built this page from used a window ending September 30, 2026 and counted 9 closings at a $590,000 median; the October 7 pull adds the September 29 closing and rounds to $589,500. Both windows are named wherever we use them.

Every Avalon Closing in the Last 12 Months

The ten closings below are listed by street only. We never publish unit numbers, house numbers or owner names.

The list shows what the median hides. Eight of the ten closed between $510,000 and $615,000, and all eight were homes of 1,274 to 1,450 square feet: five two-bedrooms, two two-bedroom-plus-dens and one three-bedroom at $612,500. The two highest, at $875,000 and $920,000, were both three-bedroom-plus-den homes of 1,795 and 2,000 square feet.

How Does the Last Year Compare With the Year Before?

The twelve months before this window, October 7, 2024 to October 6, 2025, recorded seven closings at an $875,000 median, from $650,000 to $1,225,000, for $6,255,000 in volume. Seven is below ten, so treat it as a small sample. Even so, the gap is wide: the median of the last 12 months is 32.6 percent below that earlier year ($589,500 against $875,000), and median price per square foot fell from $593 to $437.

Part of that is mix. The earlier year held five three-bedroom or three-bedroom-plus-den homes among its seven sales, and the latest year holds three among ten. Part of it is the market: the newest closing, on September 29, 2026, took 154 days at $510,000 on a final list price of $549,900. We do not claim to know how much of the gap is mix and how much is price, and we price each Avalon listing against the sales on its own plan.

What Does the Longer Record Show?

Widening the window gives 17 closings in 24 months at a $650,000 median, 24 closings in 36 months at $732,500 and 40 closings in 60 months at $745,000. Over 60 months the sale-to-list median was 96.7 percent across 39 marketed sales, and the median price per square foot was $503. The 60-month range runs from $510,000 on September 29, 2026 to $1,225,000 on March 28, 2025.

The 12-month column counts one to five sales per row, so each of those medians is a small sample.

What Is for Sale in Avalon Today?

On October 7, 2026, one Avalon home was active: a two-bedroom, two-bath of 1,270 square feet on Excalibur Cir listed at $559,900, or about $441 per square foot, after 87 days on market. At the twelve-month pace of ten closings, one active listing is 1.2 months of supply, which is a seller’s market on paper. The recent days-on-market tell a more careful story: the three slowest closings of the last year took 154, 66 and 64 days.

What Does the County Say About Thirty-Four Years of Sales?

The Collier County Property Appraiser’s recorded-sales file runs from 1992 through June 30, 2026. It lists 171 qualified sales in 1992, 1993 and 1994 against 174 units, which is what a three-year sell-out looks like, at medians of $155,000, $166,100 and $157,300. The county median reached $875,000 in 2025 (9 sales, a small sample), about 5.3 times the 1993 figure.

Selected years only; 2026 runs through June 30. Source: Collier County Property Appraiser recorded-sales file, qualified sales.

The county records the deed consideration and the MLS records the reported closing price, so the two files can differ by sale. Where they disagree on one sale, we use the deed figure and name the MLS figure once.

How Did Avalon at Pelican Bay Come to Be?

Avalon at Pelican Bay was built in phases between 1992 and 1994 on Tract A of the Avalon at Pelican Bay plat, 14.92 acres more or less, and the association was incorporated on November 10, 1992. The original declaration is recorded at Official Records Book 1776, Page 416, and owners restated it in 2020.

The Pelican Bay Foundation’s community overview sheet says Pelican Bay has more than 6,500 residences, 88 acres of parks and recreation areas and nearly three miles of beach. Collier County’s milestone list shows certificates of occupancy for Avalon buildings from December 29, 1992 to May 10, 1994, which fits the roll’s 1992 to 1994 construction years and the county’s recorded sales: 8 in 1992, 92 in 1993 and 71 in 1994.

What Is Recorded Against the Land?

The Amended and Restated Declaration describes the land as all of Tract A, Avalon at Pelican Bay, according to the plat in Plat Book 18, pages 86 and 87, plus an additional 0.288 acres. The surveyor’s drawing, by Q. Grady Minor and Associates, is dated April 22, 1992, in Section 33, Township 48 South, Range 25 East, and it shows nineteen phases and buildings A through R. Pelican Bay Boulevard’s right-of-way is recorded in Plat Book 16, pages 80 to 86, and Pelican Bay Unit Sixteen in Plat Book 18, pages 35 and 36.

What Changed in 2020?

On March 30, 2020, the association recorded an Amended and Restated Declaration of Condominium, with restated Articles and Bylaws, at Official Records Book 5745, Page 790, 186 pages in all. The certificate of recording states that at least 80 percent of the voting interests approved the declaration at the March 11, 2020 annual meeting, that two thirds of the units approved the Articles, and that a majority of a quorum approved the Bylaws. Every rule this page cites comes from that 2020 restatement unless we say otherwise.

Who Runs Avalon Today?

A five-member board of directors, elected to staggered two-year terms under the Bylaws, runs the association. The association’s public site states that Seacrest Southwest became the property manager on August 1, 2026, replacing Eagle Property Management, and the August 26, 2026 board agenda lists the new manager’s introduction and a discussion of parking enforcement. Board and committee records beyond the public agendas are member-only, and we do not describe them.

What Is Avalon Doing About Its Buildings?

The association scheduled the painting of every building for 2025 and describes the program on its public site. Its painting FAQ says the board must fund reserves for exterior repainting, that the Pelican Bay Foundation requires every community to test for structural damage and repaint every seven to eight years, that the color change needed two thirds of the voting membership, 116 votes, under Section 8.5 of the declaration because it was a material alteration costing more than $25,000, and that no special assessment would fund it. Section 8.5 lets the board spend up to $25,000 a year on capital improvements without a vote of the members.

The Homes: Five Floor Plans, 1,274 to 1,795 Square Feet

Avalon’s 174 condominiums come in five floor plans named by the association: the Brittany, the Guinevere, the Canterbury, the Camelot and the Saxony. Living area on the county roll runs from 1,274 to 1,795 square feet with a median of 1,410, in two- and three-bedroom layouts, and 142 of the 174 units have an assigned garage.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The association’s floor plans page lists the five plans as follows, and it publishes drawings for the Guinevere and the Saxony.

How Big Are Avalon’s Homes?

The Collier County Property Appraiser’s 2026 tax roll matches 174 residential condominium parcels at Avalon, with heated area from 1,274 to 1,795 square feet and a median of 1,410. The association’s public pages describe the range as 1,274 to 1,800 square feet. The MLS record for the one after-closing entry lists 2,000 square feet, which is a reminder that listed and measured areas differ by source; we quote each source by name.

Which Avalon Homes Have a Garage?

Section 5.3 and Section 10.5 of the Amended and Restated Declaration identify 142 units with an assigned garage and spread garage maintenance across those 142 units equally, one 142nd each. The association’s site says some Avalon properties are considered townhomes featuring a one-car garage, while other condominiums offer an assigned parking space. Every unit has two assigned spaces, which may be the garage, a driveway space or another assigned space. At a sale or a lease the owner must sell or lease the garage along with the unit, and Section 11.14 bars converting a garage to living space.

What Does the Owner Own and Maintain?

Section 5.2 of the declaration draws each unit’s boundaries from the unfinished lower surface of the floor to the unfinished upper surface of the ceiling, and inward from the unfinished interior drywall. Under Section 5.3, owners maintain their air conditioning and slabs, balcony finishes and screens and the front entry door. The association maintains the exterior walls, the roofs, exterior painting including the exterior of the entry door and window frames, garage doors, courtyards, landscaping to the road edge, and the water, sewer and utility laterals. Read Section 5.3 against your own unit’s plan before you assume who pays for a repair.

What May an Owner Change?

Four sections matter most to a renovator. Section 8.3 prohibits enclosing any balcony. Section 8.10 requires hurricane protection to follow the board’s specification. Section 11.5 requires prior approval and sound insulation rated IIC-STC 60 for hard flooring above the ground floor. Section 8.6 lets the board require upgrades as a condition of a transfer. Interior renovation therefore starts with the association, and the Foundation’s design review process applies to exterior work that touches the community’s covenants.

How Does Floor Plan Show Up in Prices?

Over 60 months, the 18 two-bedroom, two-bath sales had a median of $654,000, and the 7 two-bedroom-plus-den sales $727,000. The 8 three-bedroom sales had a median of $885,000 and the 7 three-bedroom-plus-den sales $920,000, so the last three medians are small samples. The configuration table in the market section shows the ranges. A buyer who has seen one plan has seen one price band, not Avalon.

Ready to Sell or Buy at Avalon in Pelican Bay? Talk to Jesse and Marc

Avalon recorded 10 closings in the last 12 months at a $589,500 median (Southwest Florida MLS, October 7, 2025 to October 7, 2026, n=10), and the plan you own or want sets the price band. Selling? Get a free Avalon home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Amenities Come With an Avalon Condominium?

An Avalon condominium comes with two community pools, a spa, a pavilion with an outdoor kitchen, a covered arbor and a clubhouse inside the neighborhood, and with Pelican Bay Foundation membership, which adds the beaches, tram, tennis, fitness center and Community Center. Avalon’s own amenities are common property under Section 4.15 of the recorded Declaration.

Section 4.15 of the Amended and Restated Declaration lists the condominium property as including two pools, a pavilion, a covered arbor, an outdoor kitchen, a spa, a guardhouse, and a lake and ponds. The association’s home page shows a renovated lap pool area, a renovated second pool area, a new grill area, new pool furniture and a new front entrance sign. Pets are not allowed anywhere in the pool area, and the declaration bars fishing, swimming and boating in the lake.

What Does the Pelican Bay Foundation Add?

Membership in the Pelican Bay Foundation attaches to every Avalon unit. The Foundation describes nearly three miles of beach along the community’s western edge, with attendants who set up chairs, cabanas and umbrellas, year-round dining at the Sandbar on South Beach and at Marker 36 on North Beach, a tram system of eight stations carrying more than 900,000 trips a year, a fitness center, 18 tennis courts, and a Community Center of more than 25,000 square feet. The Foundation says it is not gated at the community level, so Avalon’s gate is the neighborhood’s own.

Where Is the Beach From Avalon?

By straight line, the Foundation’s community map puts Avalon about 1.9 kilometers, roughly 1.2 miles, from the North Beach facility, and Tram Station 8 about 880 meters, or just over half a mile, from the middle of the neighborhood. The association’s site describes the walk to the tram as short and the north tram station as close. Foundation guest passes and member services are handled by the Foundation at (239) 597-8081, according to the association’s purchase packet.

What About Tennis and Pickleball?

The Pelican Bay Community Park is next to Avalon, and the association’s site calls the location adjacent to it. The Foundation’s racquets page describes a new Racquets Center inside the adjacent Pelican Bay Community Park, with 8 Har-Tru tennis courts and 20 outdoor pickleball courts, of which three tennis courts and ten pickleball courts are designated for Pelican Bay members and their guests. The Foundation says its own two tennis locations hold 18 Har-Tru courts. Court access and fees are set by the Foundation and the park’s operators, so confirm them before you rely on a court time.

Is There a Gate?

Avalon’s public site describes the neighborhood as gated, and Section 4.15 of the declaration lists a guardhouse among its common property. The Foundation’s own position is that Pelican Bay is not a gated community at the community level. The practical answer for a buyer is that Avalon controls its own entrance and the community does not, so ask the association who is on the gate list, how guests are cleared and how contractors enter before you rely on the word gated.

What Are the HOA and Condo Fees at Avalon?

Avalon’s published fee, from the association’s own Frequently Asked Questions sheet dated January 1, 2025, was $2,817.75 a quarter for a unit with a garage and $2,678.75 for a unit without one, or $11,271.00 and $10,715.00 a year. Both amounts include the Foundation’s $668.75 quarterly assessment, and Avalon does not publish its current budget.

The Avalon FAQ sheet states that the quarterly fee is due on the first day of the first month of each quarter and that the amounts include the Pelican Bay Foundation quarterly fee of $668.75. It also states that owners do not pay rent or land use fees for recreational or other commonly used facilities, and, as of the sheet’s January 1, 2025 date, it answers No to the question about court cases that could create liability above $100,000.

What Does the Association’s Share Cover?

The recorded declaration, rather than a sales page, says what the association’s share pays for. Under Section 5.3 and Section 14 the association maintains the exterior walls, roofs, exterior painting, courtyards, landscaping to the road edge and the utility laterals, and carries property, flood where lenders require it, liability, fidelity and directors and officers insurance. Owners insure their own contents and the items the declaration excludes. The public documents do not say which utilities the quarterly fee includes, because that belongs in the budget, and the budget is member-only; ask for the current budget and the estoppel certificate.

Why Did the Foundation’s Share Rise?

The Foundation’s own FY2027 budget shows the total annual assessment moving from $2,944 in FY2024 to $2,675 in FY2025, $3,295 in FY2026 and $3,435 in FY2027. The 2025 figure is the $668.75 a quarter that the Avalon FAQ sheet shows, and the move from FY2025 to FY2027 is $760 per unit per year. That does not tell you what Avalon’s current quarterly bill is, because the association sets its own share, but a buyer should expect the Foundation’s increase to be inside it.

Is the Garage Extra?

A unit with a garage paid $139 more per quarter in 2025, $556 a year, which is the difference between the two published quarterly amounts. Section 10.5 of the declaration assigns garage maintenance equally across the 142 garage units, so the extra is a cost of the garage, not of the plan.

What Happens If an Owner Falls Behind?

Section 10 of the declaration allows general, special, specific and capital improvement assessments, sets the late fee at the greater of $25 or 5 percent and the default interest rate at 18 percent. Florida’s condominium statutes add the buyer’s exposure: Section 718.116 makes a buyer jointly liable with the seller for unpaid assessments, which is why the estoppel certificate matters. The statute also caps what an association may charge for it and requires delivery within ten business days.

Selling your Avalon home? Get a free Avalon home valuation or call Jesse direct at (239) 898-6072. Buying at Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Avalon’s Layered Fees: Association, Foundation and Services Division

Owning at Avalon means paying four layers: the association’s quarterly fee, the Pelican Bay Foundation assessment already inside it, the county’s Pelican Bay Services Division line on the tax bill, and one-time Foundation charges at resale, including the $15,000 resale capital assessment paid by the buyer for deeds recorded on or after October 1, 2026.

The Foundation’s FY2027 Approved Budget Package sets the total assessment at $3,435 per unit: $2,180 operating, $497 for the replacement reserve and $758 for bulk media. Because Avalon is a condominium, the Foundation bills the association, and the association passes it through in the quarterly fee. A single-family owner is billed directly.

What Is the Resale Capital Assessment?

The Foundation’s FY2027 fee schedule raises the resale capital fee from $10,000 to $15,000, and its estoppel certificate lists the fee as a buyer cost due at closing by separate check. It applies to transfers recorded on or after October 1, 2026 and rises 3.5 percent a year from October 1, 2027, to $15,525. A buyer who qualifies for the Foundation’s one-time exemption for current members moving from one Pelican Bay property to another pays a $1,000 exemption fee instead, and an owner who has used the exemption before is not eligible.

What Is the Pelican Bay Services Division Line?

Collier County’s Pelican Bay Municipal Services Taxing and Benefit Unit funds street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement service and beautification. The county’s Pelican Bay Services Division page lists a FY 2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. It is a county district, not a community development district, and it appears with property taxes.

What Did Hurricane Ian Cost the Foundation?

The Foundation’s audited FY2024 financial statements record that its facilities sustained significant damage from Hurricane Ian on September 28, 2022, that costs were estimated at about $16,400,000, and that in August 2023 the board approved a Hurricane Ian assessment of $2,195 per residential unit. The statements also record minimal damage from Hurricane Helene in 2024 and that remaining Ian assessments would cover costs for Helene and Milton.

What Are the One-Time and Occasional Foundation Fees?

The Foundation’s FY2027 fee schedule and estoppel certificate list a $250 estoppel fee with a $100 expedite fee for delivery within three business days, a $500 charge to the seller if member cards are not returned at closing, a $500 lease processing fee, and $10 a day for guest cards. A Realtor Guest Card is available through the Foundation’s realtor page for showings.

How Is the Tax Bill Different?

Collier County property taxes are billed on the assessed value that the Property Appraiser sets each January, and a homestead exemption under Section 196.031 and the assessment cap under Section 193.155 apply to an owner’s primary residence only. A buyer’s first tax bill is therefore not the seller’s. We tell buyers to estimate at the purchase price and to check the Collier County Tax Collector’s records for the parcel.

The Avalon Declaration, Bylaws and Rules, Section by Section

Avalon’s governing documents are the Amended and Restated Declaration of Condominium recorded on March 30, 2020, the restated Articles of Incorporation and Bylaws, and the Rules and Regulations as revised January 22, 2025. The association posts all of them publicly, and where they conflict the declaration controls.

The association’s governing documents page links the declaration with its exhibits, the Articles as Exhibit C and the Bylaws as Exhibit D. The Rules and Regulations are in the purchase application packet. Where the association’s Frequently Asked Questions sheet summarizes a rule, the sheet itself says the actual documents should be referred to.

How Does Avalon Vote and Meet?

Each unit has one vote, and Section 6.1 gives every unit an equal undivided share of the common elements. The association’s 2026 annual meeting notice put a quorum at a majority, 88 of the 174 votes, and the Bylaws set a five-member board elected to staggered two-year terms. Notice of a members’ meeting goes out at least 14 days ahead, and a proxy is valid for no more than 90 days. Section 19 of the declaration requires 80 percent of the members present and voting at a meeting with a quorum to amend it.

What Does the Association Control Before a Sale?

Section 13 of the declaration requires the association’s advance written approval of a sale, which may not be unreasonably withheld, and the board decides within 20 days. The association records a Certificate of Approval at the purchaser’s expense and may require a personal interview, and the declaration lists good-cause grounds for denial. An entity buyer must designate a single-family primary occupant. Section 8.6 also lets the board require upgrades as a condition of a transfer. Lease approvals run under Section 11.4 and the Rules.

What Does a Buyer Submit?

The association’s Purchase Application Packet, dated January 8, 2025, asks for a completed application with a $100 non-refundable fee, plus a $100 Primary Occupant fee if the buyer is an entity or multiple unrelated persons, and a $50 background check fee per adult paid to the manager. It requires a signed contract, and the materials are due at least 20 days before closing. The Foundation’s membership application is separate.

What Are the Day-to-Day Rules?

The Rules and Regulations set a 12 mile an hour speed limit and give pedestrians and cyclists the right of way. Each unit has two assigned parking spaces, guest spaces are for short stays and overnight use of a guest space by an owner or renter is prohibited, and no trucks, commercial vehicles, motorcycles or recreational vehicles may be parked overnight outside a garage. Quiet hours are 11 pm to 8 am under Section 11.9, outdoor cooking is limited to designated areas under Section 11.17, and Section 11.18 bans garage and estate sales. Section 11.10 allows one Open House sign at the entrance and one at the unit, with board approval, on the open-house day only.

What Can a Buyer Request From the Association?

Florida Statute 718.111(12) and the association’s own records policy give owners and buyers the right to inspect official records, and Section 718.503 requires a seller to deliver a document package. The current budget, reserve study, structural integrity reserve study and board minutes belong to that package and are member-only on Avalon’s public site, so we do not describe what they contain. A buyer should request each one, in writing, before the inspection period ends.

Is Avalon a 55+ Community?

Avalon at Pelican Bay is not a 55+ community. Its recorded declaration and Rules and Regulations set no minimum age, state that children are allowed if supervised, and cap occupancy at two persons per bedroom plus two. Age-restricted status is a legal designation that a community must record and meet; Avalon’s documents do not claim it.

Section 11.1 of the declaration caps occupancy at two persons per bedroom plus two additional persons, and Rule 1.06 states that there are no restrictions imposed with regard to children. Under the federal Housing for Older Persons Act, a community may limit occupancy to people 55 and older only when it meets the statute’s tests, and Avalon’s recorded documents do not make that claim. The association’s 80 percent amendment threshold in Section 19 means a change to that would require a recorded vote.

Can Children Live at Avalon?

Yes. Rule 1.06 says children count in the total number of persons allowed under Section 11.1 of the Declaration and must be closely supervised by an adult so they do not become a nuisance. Avalon’s zoned schools appear in the schools section below.

Can Family Members Stay for Long Periods?

A guest who stays more than 30 days in any 12 months is deemed a tenant under Section 11.2 and Rule 1.04, whether or not rent is paid, and must apply for approval. Family members of an owner who is not in residence are treated the same way under Rule 1.03.

Can You Rent Out an Avalon Condominium?

Yes, but narrowly. Avalon’s declaration allows leases of 30 days to 12 months, one lease in any 12 months, with the association’s advance written approval, a background check and a cap of 10 units leased on an annual basis. Advertising short stays is banned, and the Pelican Bay Foundation adds its own lease application, fee and card rules.

Section 11.4 of the Amended and Restated Declaration sets the minimum at 30 days, the maximum at 12 months and one lease in any 12 months, requires approval before the lease starts and a background check, and bans advertising a unit for short terms. The cap of 10 units leased on an annual basis grandfathers existing owner-landlords and renewals. Rule 3.06 names Airbnb, Craigslist and VRBO, and Rule 3.04 treats a renewal or extension as a new lease needing approval. Ask the association for the current count against the cap before you buy to rent.

What Does the Process Look Like?

Rule 3.02 requires a completed lease application, a signed lease and checks for the application and background fees at least 20 days before the lease starts, and all fees are non-refundable. The association’s public page directs applicants to the Tenant Evaluation platform, and the association’s Sales and Lease department sends the approval to the Foundation. Renters may not have guests stay when they are not in residence, and tenants may not keep pets.

What Does the Foundation Require?

The Foundation’s FY2027 Lease Application Packet asks for the application at least 30 days before the lease and a $500 lease processing fee. It deactivates the owner’s member cards on the lease start date and reactivates them the day after the lease ends, and a rental receives at most two cards. A 2019 amendment to the Foundation’s declaration, recorded May 28, 2019, limits each dwelling to two leases per calendar year unless a neighborhood’s covenants are stricter, and Avalon’s are.

Which Rule Wins When the Documents Disagree?

The association’s public lease page says one lease per calendar year for a minimum of one month and shows a $250 Foundation fee, while the declaration says one lease per 12 months and the Foundation’s FY2027 packet says $500. The Rules say the governing documents take precedence over the Rules, and the Foundation’s current packet carries the fee. We tell investors to read the declaration first and the Foundation packet second, and to confirm every figure in writing with the manager.

Selling an Avalon condominium with a tenant? Get a free Avalon home valuation or call Jesse direct at (239) 898-6072. Buying to rent? Call Marc at (239) 287-5873 before you contract, and read our buyer guidance first.

Pet Rules at Avalon

Avalon allows an owner up to two domestic dogs or cats, each no more than 20 pounds fully grown, with service dogs excepted. Renters and guests may not bring pets, no pets are allowed in the pool area, and a pet that becomes a nuisance must be removed within three days of notice under Section 11.7 of the declaration.

The association’s public FAQ page says only owners may have pets, no more than two per unit, and pets must be less than twenty pounds, while the Amended and Restated Declaration says no more than 20 pounds fully grown. Where the two wordings differ, the declaration controls, and a buyer with a 20 pound dog should ask the board in writing.

What About Service Animals?

The declaration excepts service dogs from the weight limit, while Rule 9.09 says certified service animals and emotional support animals are subject to the same rules as pets and that an application for reasonable accommodation can be made through the Pelican Bay Foundation. Federal fair housing law on assistance animals applies separately, and HUD publishes the federal rules. A buyer or tenant who relies on an assistance animal should raise it with the manager and the Foundation before signing, not after.

Are Pets Allowed in the Pool Area?

No. The association’s FAQ page states that no pets are permitted anywhere in the pool area. Rule 7.05 bars animals from the pool and spa areas, and Rule 6.06 and Section 11.16 prohibit fishing, swimming and boating in the lake.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Avalon

Florida requires a milestone inspection of condominium buildings of three or more habitable stories at 30 years, or 25 years where the local agency finds saltwater exposure, and every ten years after. Collier County’s January 2026 list shows eight Avalon buildings, B, D, E, F, L, M, P and R, each with a milestone due date of January 1, 2033.

Section 553.899 of the Florida Statutes sets the milestone rule: an architect or engineer inspects the load-bearing elements and primary structural members, and the building’s owner must act on what the report finds. Collier County’s Milestone Inspections page applies the 25-year rule to buildings within three miles of saltwater and the 30-year rule beyond it,.

Source: Collier County milestone building list, as of January 2026. Buildings A, C, G, H, I, J, K, N, O and Q do not appear on it.

What Does the County List Tell a Buyer?

The county list names eight of Avalon’s eighteen lettered buildings, with certificates of occupancy from December 29, 1992 to May 10, 1994, and the same January 1, 2033 milestone date for all eight. The ten other lettered buildings do not appear on the list. The statute covers buildings of three or more habitable stories, and the county’s list does not state why a building is or is not on it, so ask the association which of its buildings are three stories and what each building’s inspection record shows.

What Is a Structural Integrity Reserve Study?

Section 718.112(2)(g) of the Florida Statutes requires an association of a building of three or more stories to complete a structural integrity reserve study, repeated at set intervals, and to fund reserves for the items it lists, such as the roof, load-bearing walls, floor, foundation, fireproofing, plumbing, electrical systems, waterproofing, exterior painting and windows. The association must give a buyer the study or a statement that none has been completed. Avalon’s study is member-only, so we do not describe what it contains; ask for it in writing.

What Does the Buyer Get Under Section 718.503?

A buyer under contract for a resale condominium receives a package that includes the declaration, Articles, Bylaws and rules, the current budget and financial statement, and the milestone inspection summary and structural integrity reserve study where they apply. The contract is voidable by the buyer within seven days, excluding Saturdays, Sundays and legal holidays, after receipt of the current documents. A seller who assembles that file before listing starts that clock on day one.

Who Pays for Structural Work at Avalon?

Under Section 5.3 of the declaration the association maintains the exterior walls and roofs, and the owner maintains the unit’s slab. Under Section 8.5 the board may commit up to $25,000 a year to capital improvements, and anything above that needs a two-thirds vote of the members, which is separate from the repair of existing common elements. A buyer should ask whether any special assessment for exterior or structural work has been approved or proposed since the last annual meeting, and should request the minutes in writing.

Hurricanes, Flood Zone and Insurance at Avalon

FEMA’s National Flood Hazard Layer, queried at five points along Excalibur Cir on October 7, 2026, puts Avalon in Zone X, outside the Special Flood Hazard Area, with no base flood elevation published, on FIRM panel 12021C0381J, effective February 8, 2024. Zone X is lower risk, not no risk, and insurance and lender rules still apply.

We queried the National Flood Hazard Layer at five points spread along Excalibur Cir, from the south end of the neighborhood to the northeast corner, using coordinates from the U.S. Census Bureau geocoder, and recorded every response in the fetch log for this page. All five returned the same result.

FEMA’s subtype for the polygon is 0.2 percent annual chance flood hazard in a coastal zone, which is the shaded Zone X designation, and the layer flags none of the five points as a Special Flood Hazard Area. FEMA’s Map Service Center and the floodsmart.gov site let any owner repeat the lookup by address.

What Did Hurricane Ian Do Here?

Hurricane Ian struck Southwest Florida on September 28, 2022, and the National Hurricane Center’s tropical cyclone report is the authoritative record of the storm. Inside Pelican Bay, the Foundation’s audited statements record significant damage to its facilities, about $16,400,000 in estimated costs and a $2,195 per residential unit assessment approved in August 2023. The statements describe damage to the Foundation’s facilities; they do not describe damage to Avalon’s buildings, and we do not claim any.

What Is the County’s Flood Insurance Rating?

Collier County’s Floodplain Management page states that Unincorporated Collier County is a Class 5 community in FEMA’s Community Rating System and that the rating saves policyholders a combined $9.6 million in premiums every year. Pelican Bay sits in unincorporated Collier County, so the rating applies to flood policies written there. A discount is not a quote, and a policy price depends on the building, the elevation and the carrier.

Who Insures What at Avalon?

Section 14 of the declaration has the association carry property insurance for the buildings, flood coverage if lenders require it, liability, fidelity and directors and officers coverage. Owners insure the contents of the unit and the items the declaration excludes, and Rule 4.02 asks owners to carry coverage for their contents and a comprehensive liability policy with a waiver of subrogation where available. The association’s master policies are member documents; request the certificate and the declarations page.

What Must a Seller Disclose About Flooding?

Section 689.302 of the Florida Statutes requires a seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is executed, covering knowledge of flood damage, flood insurance claims and federal flood assistance. A seller who knows of water intrusion in a unit should say so in writing. We prepare that form with every Avalon seller before the first showing.

What About Wind and Shutters?

Section 8.10 of the declaration requires hurricane protection to follow the board’s specification, and Florida’s Office of Insurance Regulation publishes wind mitigation resources that explain the credits an insurer may apply. We tell buyers to ask the association for the approved shutter specification, the roof’s age and the date of the last exterior painting before they price an insurance quote.

Selling your Avalon home? Get a free Avalon home valuation or call Jesse direct at (239) 898-6072. Buying at Avalon? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Which Schools Serve Avalon?

Pelican Bay addresses, including Avalon, are zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High in Collier County Public Schools. Each earned an A in every year from 2021 to 2025 in the district’s 2024 to 2025 school and district grades report. Zoning can change, so confirm by address with the district’s zone tool.

Collier County Public Schools publishes an address lookup that returns the zoned school for any street address, and we tell buyers to run Avalon’s street and their unit’s building address through it before relying on this page. The district’s 2024 to 2025 school and district grades report lists the grades by year, and it also lists a school named Avalon Elementary School, which is a different school with a different zone and not the elementary school for Avalon at Pelican Bay.

How Far Are the Zoned Schools?

Driving from the middle of Avalon, we computed free-flow times with an open-source routing engine on October 7, 2026: Sea Gate Elementary is 3.2 miles and about 6 minutes, Pine Ridge Middle 3.7 miles and about 7 minutes, and Barron Collier High 5.0 miles and about 10 minutes. District transportation rules, not distance alone, decide bus eligibility, so ask the district’s transportation office.

What About Private Schools?

We do not rank private schools, and no private school is part of Avalon’s zoning. A buyer who wants a private school should choose the campus first, visit it and ask about enrollment, then measure the drive from the unit rather than from the neighborhood.

County Permits and Recorded Work at Avalon

Avalon owners deal with three permit layers: the association’s written approval, the Pelican Bay Foundation’s design review for exterior work that touches the community’s covenants, and Collier County building permits through the county’s CityView portal. The county’s public portal and the Clerk’s official records are the places to check what was permitted at Avalon.

We did not pull a permit-by-permit history for individual Avalon units, and we do not assert one. Collier County publishes a permit and milestone locator on its CityView portal, which any buyer can search by address, and the Clerk of the Circuit Court’s official records hold recorded notices of commencement. A buyer’s inspector should check both for the specific unit and building.

What Does the Association’s Own Record Show?

The association’s exterior painting program is documented on its public Painting Project page and in a painting FAQ dated December 15, 2024. The 2020 restatement of the declaration is recorded in the Clerk’s official records at Official Records Book 5745, Page 790. Section 8.5 requires a two-thirds vote above $25,000 for a capital improvement that is not a repair.

What Needs Approval Before Work Starts?

Association approval comes first for balcony finishes and screens, hard flooring above the ground floor, hurricane protection and any change the declaration reserves to the board. Collier County’s permit then applies to windows, doors, electrical, plumbing and mechanical work. A contractor who starts before both approvals can leave an owner with an unpermitted improvement at the next sale.

How Does the Foundation Fit In?

The Foundation publishes a design review and covenants application page for exterior changes within its jurisdiction. For a condominium unit, the association is the first call, and the Foundation’s rules apply to the exterior items the Foundation regulates.

What Is Being Built Near Avalon?

Near Avalon, the Pelican Bay Community Park next door now holds a Racquets Center with 20 pickleball courts and 8 tennis courts, Collier County has planned a widening of Vanderbilt Beach Road along the community’s northern edge, and Pelican Bay’s largest zoning dispute, the Naples Grande water park appeal, sits at the community’s southern end, about two miles away.

Avalon sits inside the Pelican Bay Planned Unit Development, and the Foundation publishes the PUD with its ordinances. A change to a use inside the PUD can need a PUD amendment with public hearings, which is the heart of the water park dispute. The Foundation’s map shows Avalon’s polygon touching The Pointe, about 17 meters from L’Ambiance, about 37 meters from Crescent and about 55 meters from Covington Row, so most of Avalon’s immediate neighbors are other residential neighborhoods.

What Is Happening on Vanderbilt Beach Road?

Collier County plans to widen Vanderbilt Beach Road from four to six lanes for about 1.8 miles, from just east of U.S. 41 to about Fontana Del Sol Way, with improved intersections at Strada Place, the Mercato entrance, and Goodlette-Frank Road. The road runs about 160 meters from Avalon’s boundary on the Census Bureau’s road layer. Construction was slated to begin in summer 2026 according to the press reporting we reviewed; check the county’s project page for current status.

What About the Naples Grande Water Park?

Naples Grande Beach Resort’s owners proposed a 3.3-acre water park on the resort’s eastern edge. Press reports say the county’s zoning director issued an interpretation in March 2026 that the use is permissible without a PUD amendment, and that the Pelican Bay Foundation filed an administrative appeal on April 17, 2026, as did the Bay Villas association. We found no published hearing date. The site is at the southern end of the community, far from Avalon.

Is Mercato Close?

Yes. Mercato, at the northeast corner of Vanderbilt Beach Road and U.S. 41, is about 0.9 miles and two minutes by car from the middle of Avalon on our October 7, 2026 routing.

Daily Logistics at Avalon

Daily logistics at Avalon are simple: trash pickup is Tuesday and Friday, recycling and bulk pickup are Friday only, Hotwire has been Pelican Bay’s media provider since February 1, 2025, and Publix at The Marketplace is about 0.7 miles from the neighborhood. Guests need advance registration for unaccompanied overnight stays under Rule 1.08.

The association’s public page lists the trash and recycling days, the media provider and the management company’s contact information. The Foundation’s bulk media charge, $758 in the FY2027 assessment, is how the community pays for the media contract; ask the association what a unit still pays Hotwire directly for service tiers.

Routes computed October 7, 2026 with the open-source OSRM routing engine on OpenStreetMap roads, free-flow speeds, no season traffic. Real drive times run longer in season.

How Do Guests, Keys and Contractors Work?

Rule 1.08 requires owners to register unaccompanied overnight guests with the property manager at least ten days in advance. Rule 2.03 requires every owner to give the manager a key or access code to the unit and garage, and Rule 2.04 requires contact information for home-watch servicers. Rule 5.01 sets a 12 mile an hour speed limit on Avalon’s roads.

How Does an Owner Get Foundation Cards and Guest Passes?

The Foundation issues member cards to owners and guest cards that cost $10 a day with a two-day minimum, and it issues Realtor Guest Cards for showings. Member services are at (239) 597-8081, the number the association’s purchase packet lists. The Foundation deactivates an owner’s cards during a lease.

Where Is the Nearest Hospital?

NCH North Naples Hospital, on Health Park Boulevard, is about 3.0 miles and six minutes from Avalon on our routing. The airport in Naples is about 8.8 miles and 16 minutes away, and Southwest Florida International Airport in Fort Myers is about 28.6 miles and 40 minutes in free-flow conditions; season traffic on U.S. 41 and I-75 adds time.

How Does Avalon Compare With Laurel Oaks and the Rest of Pelican Bay’s Condominiums?

Among Pelican Bay’s attached communities, Avalon sits in the lower price band by 12-month median, at $590,000 on the roster’s September 30 window against $1,130,000 at Pebble Creek and $1,322,500 at Crescent, and it is one of the larger buildings by unit count, 174 residences, behind only Pebble Creek’s 264 and L’Ambiance’s 188 in the table below.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

The table uses the roster we built from county plats, Sunbiz records and the Southwest Florida MLS, with 12-month MLS closings counted over the window ending September 30, 2026. Any row with fewer than ten closings is a small sample. The October 7 pull used everywhere else on this page gives 10 closings and a $589,500 median for Avalon and 10 closings and a $652,500 median for Laurel Oaks, against the roster’s 9 and $590,000 for Avalon and 11 and $645,000 for Laurel Oaks.

How Does Avalon Compare With Laurel Oaks?

Laurel Oaks at Pelican Bay is the nearest comparison in price band: 160 garden condominiums built in 1990 and 1991 on Tanbark Dr. In the 12 months to October 7, 2026 Laurel Oaks recorded 10 closings at a $652,500 median, $476 per square foot, 62 median days on market and a 94.2 percent sale-to-list ratio, against Avalon’s $589,500, $437 per square foot, 25 days and 94.8 percent. Laurel Oaks had four active listings and 4.8 months of supply; Avalon had one and 1.2 months. Avalon’s median is lower and its days on market are shorter.

How Does Avalon Compare With L’Ambiance and Crescent?

L’Ambiance at Pelican Bay is a gated neighborhood of 188 garden homes and coach homes built in 1995 and 1996, about 17 meters from Avalon, and it recorded 8 closings (a small sample) at a $746,000 median in the roster’s window. Crescent at Pelican Bay has 148 units in four three-story buildings plus two-story garden buildings, built 1992 to 1997, and recorded 18 closings at $1,322,500, the highest turnover in the table.

How Does Avalon Compare With The Pointe and Pebble Creek?

The Pointe at Pelican Bay touches Avalon on the Foundation’s map. It is a gated community of 87 attached villas and garden condominiums built 1994 to 2000, with only 3 closings at a $1,300,000 median in the window, a small sample. Pebble Creek at Pelican Bay is 264 garden condominiums in 17 low-rise buildings built 1994 to 1996, with 8 closings (a small sample) at $1,130,000.

Where Does Barrington Club Fit?

Barrington Club at Pelican Bay has 89 garden condominiums in about 23 low-rise buildings built 1992 to 2000, and recorded 8 closings (a small sample) at a $777,500 median in the window. Its median sits above Laurel Oaks and below Crescent, and its construction years overlap Avalon’s.

Avalon vs Chanteclair Maisonettes: Which Pelican Bay Condominium Fits You?

Avalon suits a buyer who wants a larger, more liquid garden condominium neighborhood with five plans and its own amenities; Chanteclair Maisonettes suits one who wants a 40-unit enclave of four buildings. Avalon recorded 10 closings in 12 months at $589,500 and Chanteclair Maisonettes 2 (a small sample) at $555,000.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Chanteclair Maisonettes at Pelican Bay is a 40-unit condominium of four buildings on Chanteclair Dr, built in 1990, in the southern part of Pelican Bay. It is not Chanteclair at Pelican Bay, the 19 manor homes next door, which have their own guide. Avalon is at the north end, about two miles away in a straight line on the Foundation’s map.

What Sold at Chanteclair Maisonettes?

Chanteclair Maisonettes has fewer than ten closings in every window, so we list the sales rather than lean on a median, and the sample is small. The five closings in 60 months were all two-bedroom-plus-den, two-bath homes of 1,361 square feet.

All five were two-bedroom-plus-den, two-bath homes of 1,361 square feet. Over the 60 months the median was $720,000 (n=5, small sample), from $550,000 to $990,000, with a $529 median per square foot, 124 median days on market and a 93.5 percent median sale-to-list.

Which Fits You?

Choose Avalon if you want a choice of five plans, a neighborhood of 174 homes with two pools, three-bedroom plans, an upstairs or downstairs plan, and enough recent sales to compare. Choose Chanteclair Maisonettes if you want a smaller, quieter 40-unit enclave and can accept that recent sales are few, the one active listing has sat 317 days and the neighborhood’s own documents need to be requested and read. We have not verified Chanteclair Maisonettes’ leasing, pet or parking rules for this page; request its declaration and read it before you compare rules.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price both neighborhoods from recorded sales.

Selling at Avalon? Get a free Avalon home valuation or call Jesse direct at (239) 898-6072. Choosing between the two? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Avalon

Owning at Avalon gives a buyer a Pelican Bay address and Foundation amenities at a lower median price than most of the community, plus two pools of its own. The costs are a five-figure annual fee, a $15,000 Foundation charge to the buyer at resale, a one-lease-a-year rental rule and a 20 pound pet limit.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

What Are the Pros?

• Price band: a $589,500 12-month median, below Laurel Oaks, L’Ambiance, Barrington Club, Pebble Creek and Crescent.
• Location: at the north end of Pelican Bay, next to the Community Park and about 280 meters from the Community Center on the Foundation’s map.
• Liquidity: 10 closings in 12 months and 40 in 60 months, against 2 and 5 at Chanteclair Maisonettes, both small samples.
• Neighborhood amenities: two pools, a hot tub, a clubhouse, a pavilion and an outdoor kitchen on common property under Section 4.15.
• Plan choice: five plans, from two-bedroom to three-bedroom townhouse styles.

What Are the Cons?

• Fees: $10,715 to $11,271 a year in 2025, with the Foundation’s share rising $760 per unit since FY2025.
• Resale charge: the $15,000 Foundation resale capital assessment, paid by the buyer, rising to $15,525 from October 1, 2027.
• Rentals: one lease in any 12 months and a cap of 10 units leased annually.
• Pets: two pets at 20 pounds each, owners only.
• Softer recent prices: the last 12 months’ median is 32.6 percent below the prior 12 months, measured against a small sample of 7.

What Should a Buyer Verify Before Contracting?

Check the rules against how you plan to use the home. Section 11.4 and Rule 3.06 rule out short-term rental and allow one lease in 12 months. A large dog needs written confirmation of the 20 pound limit. Every buyer should read the association’s milestone summary and structural integrity reserve study before the seven-day window under Section 718.503 closes.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will walk you through every cost above before you decide.

Selling at Avalon? Get a free Avalon home valuation or call Jesse direct at (239) 898-6072. Buying at Avalon? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Avalon Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for an Avalon listing agent, or thinking, ‘I need someone to sell my Avalon home…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every Avalon listing against the sales on its own floor plan, never against a Pelican Bay average.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Our credentials as an Avalon listing agent:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Recent Avalon sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 10 resales (n=10), $6,413,500 in total volume, a $589,500 median price, 25 median days on market and a 94.8 percent median sale-to-list ratio. The two timing figures use the nine sales marketed through the MLS (n=9). In the last 12 months Avalon has seen 10 resales; we do not publish a count of how many we represented, because the MLS pull records closings, not our listings, and we will tell you exactly what we have and have not closed in the building when you call.

What makes selling at Avalon different from selling a generic Naples condominium is that the sale has two approvals and a recorded certificate. Section 13 of the declaration requires the association’s written approval of the buyer, which may not be unreasonably withheld and is decided within 20 days; the association records a Certificate of Approval at the buyer’s expense, and an entity buyer must name a primary occupant. Section 11.10 allows Open House signs only, so there is no standing For Sale sign. Section 11.4 caps leased units at 10 a year, which narrows the investor buyer pool. And the Pelican Bay Foundation’s FY2027 fee schedule charges the buyer a $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, a cost your buyer weighs against your price.

What Is Your Avalon Home Worth? Get a Free Valuation in 60 Seconds.

Get a free Avalon home valuation priced against the sales on your own plan, or see our Pelican Bay home valuation page for the community-wide picture. Call Jesse direct at (239) 898-6072, text or call.

We are building a dedicated seller page, sell my home in Avalon at Pelican Bay, and until it is live our Pelican Bay seller page covers the community-wide process.

How Do I Sell My Condo at Avalon?

Start by requesting the association’s current document package and estoppel certificate, then list at a price set against your plan’s recorded sales. Once a contract is signed, the buyer submits the association’s Purchase Application Packet, and the board has 20 days to decide under Section 13 of the declaration.

How Long Does Avalon Take to Approve a Buyer?

The board decides within 20 days of a complete application under Section 13 of the declaration, and the association’s Purchase Application Packet asks for the buyer’s materials at least 20 days before closing. A buyer who applies late can push a closing past its contract date.

What Does an Avalon Buyer Pay to Apply?

The association’s Purchase Application Packet dated January 8, 2025 lists a $100 non-refundable application fee, a further $100 Primary Occupant fee for an entity or several unrelated buyers, and a $50 background check fee per adult. These are buyer costs, and the Foundation’s membership application is separate.

Can I Put a For Sale Sign in My Window?

No standing sign is allowed. Section 11.10 of the declaration allows one Open House sign at the entrance and one at the unit, with board approval, on the open-house day only. Ask the property manager to confirm the current procedure before you schedule an open house.

Can an Investor Buy My Avalon Condominium?

An investor can buy, but cannot rent it freely. Section 11.4 of the declaration allows one lease in any 12 months, with the association’s advance written approval and a background check, within a cap of 10 units leased annually, and it bans advertising for short terms.

What Documents Must I Give an Avalon Buyer?

Section 718.503 of the Florida Statutes requires a seller to give the buyer the declaration, Articles, Bylaws, rules, the current budget and financial statement and, where they apply, the milestone inspection summary and structural integrity reserve study. The buyer may cancel within seven days after receipt, so assembling the file before listing helps.

Your Local Real Estate Experts

Avalon owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and they read Avalon’s recorded 2020 declaration, the Pelican Bay Foundation’s FY2027 budget and every recorded Avalon sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Avalon guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008, and both work the Pelican Bay and North Naples market that Avalon sits in.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On an Avalon page the credential that matters more is narrower than any award: we tracked every qualified Avalon sale in the county’s recorded-sales file back to 1992, and in the last 12 months we tracked all ten Avalon closings in the Southwest Florida MLS one by one before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Avalon realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling an Avalon home? Get a free Avalon home valuation, or call Jesse direct at (239) 898-6072.

Buying at Avalon? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Avalon, see our guide to Pelican Bay, our guide to Laurel Oaks, our guide to L’Ambiance and our Naples guide.

Frequently Asked Questions: Avalon Buyer Edition

These are the questions buyers ask most about Avalon at Pelican Bay, the garden condominium neighborhood on Excalibur Cir in Naples, answered from the recorded condominium documents, the Pelican Bay Foundation’s published documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the source of each figure named.

What is Avalon at Pelican Bay?

Avalon at Pelican Bay is a garden condominium neighborhood of 174 residences in 18 buildings lettered A through R, built from 1992 to 1994 on Excalibur Cir inside Pelican Bay in Naples.

Where is Avalon, and what are the addresses?

Avalon runs from 8310 to 8420 Excalibur Cir, Naples, FL 34108, at the north end of Pelican Bay in unincorporated Collier County, next to Pelican Bay Community Park. The Foundation’s community map and the Collier County Property Appraiser’s 2026 tax roll both place the neighborhood there.

How many condos are in Avalon?

There are 174. The Collier County Property Appraiser’s 2026 tax roll matches 174 residential condominium parcels, and the association’s recorded declaration and public pages describe the same 174 units in 18 buildings.

How big are the condos at Avalon?

The Collier County Property Appraiser’s 2026 tax roll puts heated area at 1,274 to 1,795 square feet, with a median of 1,410. The association’s pages say 1,274 to 1,800 square feet, and one MLS record lists 2,000, so we name the source of every size.

What are the Avalon floor plans?

The association lists five: the Brittany, a two-bedroom, two-bath upstairs; the Guinevere, a two-bedroom, two-bath downstairs; the Canterbury, two bedrooms with a den and two baths; the Camelot, a three-bedroom townhouse with a den and 2.5 baths; and the Saxony, two bedrooms with a den and two baths.

When was Avalon built?

Avalon was built in phases from 1992 to 1994. The association was incorporated on November 10, 1992, and Collier County’s milestone list shows certificates of occupancy for eight of its buildings from December 29, 1992 to May 10, 1994.

How much do Avalon condos sell for?

In the 12 months to October 7, 2026, the Southwest Florida MLS recorded 10 Avalon closings (n=10) at a $589,500 median, from $510,000 to $920,000. Over 60 months (n=40) the median was $745,000, with a high of $1,225,000 in March 2025.

What do Avalon condos sell for by bedroom count?

Over 60 months of Southwest Florida MLS sales, two-bedroom, two-bath homes (n=18) had a $654,000 median, two-bedroom-plus-den homes (n=7, small sample) $727,000, three-bedroom homes (n=8, small sample) $885,000 and three-bedroom-plus-den homes (n=7, small sample) $920,000. The ranges overlap, so price the plan, not the neighborhood.

Is Avalon cheap for Pelican Bay?

Avalon is in the lower price band: on the roster’s window ending September 30, 2026, its median was $590,000 (9 closings, a small sample) against $1,130,000 at Pebble Creek (8), $746,000 at L’Ambiance (8) and $1,322,500 at Crescent (18). Laurel Oaks and Chanteclair Maisonettes sit near it, so compare all three before you tour.

How fast do Avalon condos sell?

In the last 12 months the median was 25 days on market across the nine sales marketed through the MLS (n=9), and the median sale-to-list ratio was 94.8 percent. Three closings took 154, 66 and 64 days, so a quick median hides a slow tail.

How many Avalon condos are for sale right now?

On October 7, 2026 the Southwest Florida MLS showed one active Avalon listing: a two-bedroom, two-bath of 1,270 square feet at $559,900, after 87 days on market. At the 12-month pace of 10 closings that is about 1.2 months of supply.

What are the HOA fees at Avalon?

The association’s FAQ sheet dated January 1, 2025 published $2,817.75 a quarter with a garage and $2,678.75 without, or $11,271.00 and $10,715.00 a year, both including the Foundation’s $668.75 quarterly assessment. The current budget is member-only, so ask for it and the estoppel certificate.

What do the Avalon fees pay for?

The recorded declaration says the association maintains the exterior walls, roofs, exterior painting, courtyards and utility laterals under Section 5.3, and carries property, liability, fidelity and directors and officers insurance under Section 14. Which utilities the quarterly fee pays belongs in the budget, which is member-only.

What does the Pelican Bay Foundation assessment cost?

The Foundation’s FY2027 Approved Budget Package sets the total annual assessment at $3,435 per unit: $2,180 operating, $497 for the replacement reserve and $758 for bulk media. That is $858.75 a quarter, up $760 a year from the $2,675 in FY2025.

What is the resale capital assessment?

The Foundation’s FY2027 fee schedule sets a $15,000 resale capital assessment, paid by the buyer, on deeds recorded on or after October 1, 2026, up from $10,000, and rising 3.5 percent a year from October 1, 2027 to $15,525. A current member moving within Pelican Bay can pay a $1,000 exemption fee instead.

Does Avalon have special assessments?

The association’s painting FAQ says the 2025 exterior painting would not need a special assessment. Whether any other assessment has been approved or proposed is a board record that is member-only, so ask in writing for the minutes and the estoppel certificate before your inspection period ends.

Can I rent out my Avalon condo?

Narrowly. Section 11.4 of the declaration allows leases of 30 days to 12 months, one lease in any 12 months, with advance written approval, a background check and a cap of 10 units leased annually. The Foundation adds its own lease packet, a $500 fee and card rules.

Can I use an Avalon condo for short-term rentals?

No. Section 11.4 bans advertising a unit for short terms, and Rule 3.06 names Airbnb, Craigslist and VRBO. The minimum lease is 30 days.

Does Avalon allow pets?

Owners may keep up to two domestic dogs or cats, each no more than 20 pounds fully grown, under Section 11.7 of the declaration and Rule 9.01 and Rule 9.02. Renters and guests may not bring pets, and no animals are allowed in the pool areas.

Is Avalon a 55+ community?

No. Avalon’s recorded declaration and Rules and Regulations set no minimum age, and Rule 1.06 says children are allowed if supervised. Age-restricted status under the Housing for Older Persons Act is a legal designation, and Avalon’s documents do not claim it.

Is Avalon gated?

The association’s public site describes Avalon as gated, and Section 4.15 of the declaration lists a guardhouse among its common property. The Pelican Bay Foundation says Pelican Bay itself is not gated at the community level, so ask the association how its entrance works.

What amenities does Avalon have?

Section 4.15 of the Declaration lists two pools, a pavilion, a covered arbor, an outdoor kitchen, a spa, a guardhouse, and a lake and ponds. The Foundation’s membership adds beaches, the tram, tennis, a fitness center and the Community Center.

How far is Avalon from the beach?

The Foundation’s community map puts Avalon about 1.9 kilometers, roughly 1.2 miles, in a straight line from the North Beach facility, and Tram Station 8 about 880 meters away. The Foundation operates eight tram stations and its beaches are the community’s western edge.

What flood zone is Avalon in?

FEMA’s National Flood Hazard Layer, queried at five points along Excalibur Cir on October 7, 2026, shows Zone X outside the Special Flood Hazard Area at all five, with no base flood elevation, on FIRM panel 12021C0381J, effective February 8, 2024. Confirm your own unit with your lender and insurer.

Do I need flood insurance at Avalon?

A federally backed mortgage requires flood insurance in a Special Flood Hazard Area, and all five points we queried are outside one, so it is not automatic. Section 14 of the declaration has the association carry flood coverage if lenders require it. Ask your lender and an insurance agent about your own unit.

What is the milestone inspection status at Avalon?

Collier County’s milestone list, as of January 2026, shows eight Avalon buildings, B, D, E, F, L, M, P and R, each with a milestone due date of January 1, 2033. The other ten lettered buildings are not on it, and the list does not say why, so ask the association.

Will I receive the structural reserve study?

Under Section 718.503 the buyer receives the milestone inspection summary and structural integrity reserve study where they apply, and has seven days after receipt to cancel. Avalon’s documents are member-only, so we do not describe them; ask for them in writing.

How does the buyer approval work at Avalon?

Section 13 of the declaration requires the association’s written approval of every sale, which may not be unreasonably withheld and is decided within 20 days. The association may require an interview and records a Certificate of Approval at the buyer’s expense.

What does it cost to apply to buy at Avalon?

The association’s Purchase Application Packet lists a $100 non-refundable fee, a further $100 Primary Occupant fee for an entity or multiple unrelated buyers, and $50 per adult for a background check. The Foundation’s membership process is separate.

Can I close quickly on an Avalon condo?

Not faster than the approval allows. The association’s Purchase Application Packet requires a signed contract and asks for the buyer’s materials at least 20 days before closing, so a closing inside three weeks of the contract is unrealistic.

What schools serve Avalon?

Avalon is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A in every year from 2021 to 2025 in the district’s 2024 to 2025 grades report. Confirm by address with the district’s zone tool; Avalon Elementary School is a different school.

How far is Avalon from shopping, the hospital and the airport?

On our October 7, 2026 free-flow routing, Publix at The Marketplace is 0.7 miles and about 2 minutes, Mercato 0.9 miles, NCH North Naples Hospital 3.0 miles and about 6 minutes, Naples Airport 8.8 miles and about 16 minutes, and Southwest Florida International Airport 28.6 miles and about 40 minutes.

What is the Pelican Bay Services Division charge?

Collier County’s Pelican Bay Services Division page lists a FY 2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. It is a county taxing unit and appears with property taxes, not in the quarterly fee.

How is Avalon different from Chanteclair Maisonettes?

Chanteclair Maisonettes at Pelican Bay is 40 units in four buildings, built in 1990, with 2 closings in 12 months (a small sample), against Avalon’s 174 units and 10 closings. Avalon offers five plans and more recent sales to compare; Chanteclair Maisonettes is smaller and thinner.

How is Avalon different from Laurel Oaks?

Laurel Oaks has 160 condominiums built in 1990 and 1991, and recorded 10 closings in 12 months at a $652,500 median and 62 days on market, against Avalon’s $589,500 and 25 days. Both are lower-priced Pelican Bay condominium neighborhoods; Laurel Oaks has more active listings.

How do I buy at Avalon with McGreevy and Comisar?

Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We run the plan’s sales, the fee stack, the document package and the approval timeline before you write an offer, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions: Avalon Seller Edition

These are the questions Avalon sellers ask most, answered from the recorded declaration, the association’s Purchase Application Packet, the Pelican Bay Foundation’s FY2027 documents, Florida statutes and the Southwest Florida MLS pulled October 7, 2026, with the source of each figure named.

How much is my Avalon condo worth?

It depends on your plan more than on Avalon. Over 60 months of Southwest Florida MLS sales, two-bedroom, two-bath homes had a $654,000 median (n=18) and three-bedroom-plus-den homes $920,000 (n=7, small sample). Get a free Avalon home valuation and we will price your plan against its own sales.

What is the best way to price an Avalon listing?

Price against recorded sales of your own plan and floor, then test the number against the nine marketed sales in the last 12 months, which had a median sale-to-list ratio of 94.8 percent (n=9). That ratio means the typical seller accepted about 5.2 percent below the final list price.

How long will it take to sell my Avalon condo?

In the last 12 months the median was 25 days on market across the nine sales marketed through the MLS (n=9). Three took 154, 66 and 64 days, so a correctly priced listing can sell fast and an overpriced one can sit for months.

How many Avalon condos sell in a year?

The Southwest Florida MLS shows 12 sales in 2023, 8 in 2024 and 8 in 2025, and 10 in the 12 months to October 7, 2026. Collier County’s recorded-sales file shows 12 in 2023, 7 in 2024, 9 in 2025 and 3 in the first half of 2026.

Is now a good time to sell at Avalon?

We do not forecast prices. The facts are that the last 12 months’ median of $589,500 (n=10) is 32.6 percent below the prior 12 months’ $875,000 (n=7, a small sample), and that one Avalon home was active on October 7, 2026, about 1.2 months of supply. Mix and price both matter.

What should I do before I list my Avalon home?

Request the association’s current document package and estoppel certificate, gather the milestone summary and structural integrity reserve study if they apply to your building, confirm your garage and parking assignment, and tell us about any renovation. Section 718.503 starts the buyer’s seven-day cancellation clock when the buyer receives the package.

Who has to approve my Avalon buyer?

The association. Section 13 of the declaration requires its advance written approval of a sale, which may not be unreasonably withheld, and the board decides within 20 days. The Pelican Bay Foundation requires no approval of a transfer and holds no right of first refusal.

Can the Avalon board reject my buyer?

Only on the grounds the declaration allows. Section 13 says approval may not be unreasonably withheld and lists good-cause grounds for denial, and the association may require an interview. If a buyer is an entity, it must designate a single-family primary occupant.

What does an Avalon buyer pay to apply?

The association’s Purchase Application Packet dated January 8, 2025 lists a $100 non-refundable application fee, a further $100 Primary Occupant fee for an entity or multiple unrelated buyers, and $50 per adult for a background check. These are buyer charges, and a signed contract is required.

What do I pay at closing as an Avalon seller?

Florida’s documentary stamp tax on the deed is $0.70 per $100 under Section 201.02, which is $4,126.50 on a $589,500 sale, plus any payoff, your agreed brokerage fee, and any estoppel charges the contract assigns to you. The contract controls who pays each item.

Who pays for the owner’s title policy at Avalon?

In Collier County the buyer customarily pays for the owner’s title policy, and the contract controls. We do not list it as a seller cost, and we confirm the allocation in the contract before you sign.

What does the Pelican Bay Foundation charge when an Avalon unit sells?

The Foundation’s FY2027 fee schedule and estoppel certificate list a $15,000 resale capital assessment paid by the buyer for deeds recorded on or after October 1, 2026, a $250 estoppel fee with a $100 expedite fee, and a $500 charge to the seller if member cards are not returned at closing.

What if my buyer is already a Pelican Bay member?

A current member moving from one Pelican Bay property to another can qualify for the Foundation’s one-time exemption and pay a $1,000 exemption fee instead of the resale capital assessment, according to the Foundation’s resale capital exemption form. A buyer who has used the exemption before is not eligible.

What is an estoppel certificate, and how long does it take?

An estoppel certificate states what an owner owes the association. Section 718.116 requires delivery within 10 business days of a request and states a base fee of $250, plus $100 for delivery within three business days and $150 if the owner is delinquent, and the caps as adjusted for inflation by the Department of Business and Professional Regulation are $299, $119 and $179. Order it early.

What happens if I owe assessments when I sell?

Unpaid assessments are paid from your proceeds at closing. Section 718.116 makes a buyer jointly liable with the seller for unpaid assessments, which is why every buyer and title company asks for the estoppel certificate, and Section 10 of the declaration sets the late fee at the greater of $25 or 5 percent.

What must I disclose about flooding?

Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is executed, covering knowledge of flood damage, flood insurance claims and federal flood assistance. FEMA’s map puts the five points we queried in Zone X, which does not remove the duty to disclose what you know.

Do I have to give the buyer the milestone inspection report?

Under Section 718.503, the buyer receives the milestone inspection summary and structural integrity reserve study where they apply to the building. Collier County’s January 2026 list names eight Avalon buildings; ask the association which of its buildings the rule reaches and what each record shows.

Can I hold an open house at Avalon?

Yes, with board approval. Section 11.10 allows one Open House sign at the entrance and one at the unit on the open-house day only. Ask the property manager for the current approval process before you schedule one.

How do showings work at Avalon?

The association’s public site posts the Pelican Bay Realtor Showing Instructions, and the Foundation issues Realtor Guest Cards through its realtor page. We handle the access and registration for every showing and confirm the current process with the property manager.

Can I sell my Avalon condo while it is leased?

Yes, but the lease is a complication, not a barrier. The Foundation deactivates an owner’s cards during a lease, and Section 11.4 governs approvals and renewals. We read the lease and the association’s approvals first, then decide whether to market the unit occupied or vacant.

Can an investor buy my Avalon condo and rent it?

An investor can buy but faces Section 11.4: one lease in any 12 months with advance written approval, a background check, a cap of 10 units leased annually and a ban on short-term advertising. That narrows the investor pool, and your price should reflect it.

Does the leasing cap affect my resale price?

We cannot isolate the effect in the sales data, because 10 closings in 12 months do not separate investors from owners. What we can say is that the declaration caps leased units at 10 a year and that buyers who need to rent will price that in.

Will the board make me upgrade before I sell?

It may. Section 8.6 of the declaration lets the board require upgrades as a condition of a transfer. Ask the property manager in writing whether any requirement applies to your unit before you list, so that a surprise does not delay the approval.

What is the garage worth at Avalon?

The association’s 2025 fee sheet shows $139 more a quarter, $556 a year, for a unit with a garage, and Section 10.5 spreads garage maintenance across 142 garage units. The MLS does not separate garage value in our data, so we price it by comparable plan and parking.

Does my homestead exemption transfer to the buyer?

No. The homestead exemption under Section 196.031 and the assessment cap under Section 193.155 apply to an owner’s own primary residence, so the buyer’s first tax bill is set on a new assessment. We tell buyers to estimate taxes at the purchase price.

Should I renovate before selling at Avalon?

It depends on the plan and the price. Section 11.5 requires prior approval and IIC-STC 60 sound insulation for hard flooring above the ground floor, and Section 8.3 bars enclosing a balcony. We tell sellers which updates the sales support and which the association will not allow.

What if I own two units at Avalon?

Section 11.1 of the declaration limits an owner to two units. If you sell one, the sale is approved on the same terms as any other, and we price each unit against its own plan.

What if I am a foreign seller?

Federal FIRPTA rules can require withholding when a foreign person sells U.S. real property, and the IRS explains them on its FIRPTA withholding page. Raise it with your title company and tax adviser before you list, not at the closing table.

Do I owe capital gains tax on my Avalon sale?

That is a question for your CPA, and we do not give tax advice. We give sellers the sale price, the closing costs and the dates they need, and we coordinate with your adviser.

What are the biggest mistakes Avalon sellers make?

Pricing off a Pelican Bay average, listing before ordering the estoppel certificate, ignoring the 20-day approval window, and forgetting that the buyer pays a $15,000 Foundation assessment that they weigh against your price. We fix each of those before the first showing.

How do you market an Avalon condo?

We price from the sales on your plan, publish the neighborhood’s real documents and costs so that buyers can underwrite them, and coordinate the approval packet from the day of contract. Jesse and Marc lead Domain Realty Group, the #1 team in Southwest Florida since 2012.

Why choose McGreevy and Comisar to sell my Avalon home?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we built this page from the association’s own recorded documents, the Foundation’s FY2027 budget and every Avalon sale. Call Jesse direct at (239) 898-6072 or get a free Avalon home valuation.

Do you have a record of Avalon sales?

We do not publish a count of Avalon sales we represented, because the MLS pull we used records closings, not our listings, and we do not invent a track record. We tracked all ten Avalon closings of the last 12 months, and we will tell you exactly what we have closed in the building.

How do I get a free Avalon valuation?

Use our free home valuation, or call Jesse direct at (239) 898-6072. We compare your plan, floor, condition and parking with the sales on that plan, and give you a price range with the sales behind it.

What if my Avalon condo does not sell?

Check the price first. The three slowest sales of the last 12 months took 154, 66 and 64 days, and the 12-month median sale-to-list ratio was 94.8 percent. If a listing sits, we compare it with the active listing and the recent closings, and adjust with the numbers in front of you.

Can I sell my Avalon condo to a buyer who plans seasonal use?

Yes. Avalon’s recorded documents allow seasonal use, and the declaration sets no age limit. A seasonal-use buyer still needs the association’s approval and must register overnight guests under Rule 1.08.

Can I talk to McGreevy and Comisar before I decide to sell?

Yes, without obligation. Call Jesse direct at (239) 898-6072, and if you are also buying your next home, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Sources and Authoritative References

Every Avalon fact on this page comes from the association’s own public site and recorded documents, the Pelican Bay Foundation’s published documents, a Florida statute, a federal or Collier County record, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.

The links are grouped by who issued them and numbered continuously. The MLS and the Property Appraiser’s bulk files are not linked because they are not public documents with a stable address.

Avalon at Pelican Bay Condominium Association, Public Site and Recorded Documents

1. Avalon at Pelican Bay association home page
2. Avalon floor plans page
3. Avalon Frequently Asked Questions page
4. Avalon governing documents page
5. Amended and Restated Declaration of Condominium, recorded March 30, 2020
6. Amended and Restated Articles of Incorporation, March 30, 2020
7. Amended and Restated Bylaws, March 30, 2020
8. Purchase Application Packet, January 8, 2025, with the Rules and Regulations
9. Primary Occupant Application, January 8, 2025
10. Avalon Sales and Lease approval packet
11. Painting project FAQ, December 15, 2024
12. Avalon painting project page
13. Pelican Bay Community Overview Sheet
14. Pelican Bay Realtor Showing Instructions
15. The Guinevere floor plan
16. The Saxony floor plan
17. Avalon realtors page
18. Avalon sale forms page
19. Avalon purchase application page
20. Avalon units for sale page
21. Avalon board agenda, August 26, 2026
22. Avalon first notice of 2026 annual meeting
23. Avalon second notice of 2026 annual meeting, agenda and proxy

Pelican Bay Foundation, Published Documents and Pages

24. Pelican Bay Foundation realtor page
25. Pelican Bay Foundation community map
26. Pelican Bay Foundation tram service
27. Pelican Bay Foundation beaches
28. Pelican Bay Foundation exclusive amenities
29. Pelican Bay Foundation racquets program
30. Pelican Bay Foundation Community Center
31. Pelican Bay Foundation fitness center
32. The Sandbar on South Beach
33. Marker 36 on North Beach
34. Pelican Bay Foundation design review and covenants application
35. Pelican Bay Foundation Realtor Guest Card request form
36. Pelican Bay Foundation FY2027 Approved Budget Package
37. Pelican Bay Foundation estoppel certificate, 2026 to 2027
38. Pelican Bay Foundation estoppel certificate, 2025 to 2026, revised August 31, 2026
39. Pelican Bay Foundation Lease Application Packet, 2027
40. Pelican Bay Foundation resale capital exemption form
41. Pelican Bay Foundation Rules and Regulations, December 12, 2024
42. Second Amended and Restated Declaration of the Pelican Bay Foundation
43. Declaration amendment on leasing, recorded May 28, 2019
44. Amended and Restated Bylaws of the Foundation, accepted redline
45. Pelican Bay Planned Unit Development with ordinances
46. Pelican Bay Foundation FY2024 audited financial statements

Florida Statutes and State Agencies

47. Section 553.899, milestone inspections
48. Section 718.111, the association and official records
49. Section 718.112, bylaws and structural integrity reserve studies
50. Section 718.113, maintenance and alterations
51. Section 718.116, assessments and estoppel certificates
52. Section 718.110, amendment of the declaration
53. Section 718.1255, disputes
54. Section 718.503, disclosure to buyers
55. Section 718.504, prospectus or offering circular
56. Section 689.302, flood disclosure
57. Section 720.303, homeowners association records
58. Section 720.401, disclosure to buyers in homeowners associations
59. Section 720.30851, estoppel certificates in homeowners associations
60. Section 201.02, documentary stamp tax on deeds
61. Section 196.031, homestead exemption
62. Section 193.155, homestead assessments
63. Florida Department of Revenue, documentary stamp tax
64. Florida Department of Revenue, property tax information for taxpayers
65. Florida Office of Insurance Regulation, wind mitigation resources
66. Florida Division of Emergency Management
67. Florida DBPR, license search
68. Florida DBPR, condominiums division

Federal Flood, Storm and Housing Records

69. FEMA National Flood Hazard Layer map service
70. FEMA Map Service Center
71. FloodSmart, the National Flood Insurance Program
72. National Hurricane Center
73. U.S. Census Bureau geocoder
74. U.S. Census Bureau TIGERweb transportation layers
75. IRS, FIRPTA withholding
76. Consumer Financial Protection Bureau, owning a home
77. U.S. Small Business Administration, disaster assistance
78. Federal Housing Finance Agency

Collier County Records, Schools and Health

79. Collier County, Pelican Bay Services Division
80. Collier County, milestone inspections
81. Collier County, milestone buildings by year
82. Collier County, floodplain management
83. Collier County CityView, planning locator
84. Collier County CityView portal
85. Collier County Clerk, Official Records public access
86. Collier County Clerk of Courts
87. Collier County Tax Collector, property taxes
88. Collier County Public Schools, 2024 to 2025 school and district grades
89. Collier County Public Schools, school zone lookup
90. Collier County Public Schools home page
91. Sea Gate Elementary School
92. NCH North Naples Hospital
93. NCH Healthcare System

Downloadable Documents

The Avalon documents below are official records, linked at the issuing association, agency or legislature so you always open the current, unaltered copy. Documents the association keeps member-only, such as its budget, reserve studies and board minutes, are not linked here; request each one from the association in writing, and compare what you receive with these public records.

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for Avalon. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.