Bay Colony

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Bay Colony is the gated, 200 acre enclave inside Pelican Bay where roughly 868 residences share one private Gulf front beach club, a private tennis club, and a master association that answers to nobody else in Naples. If you are preparing to sell a Bay Colony residence, or buying into one of its eleven condominium towers or four home neighborhoods, the two facts that decide the outcome are on this page: Bay Colony is a sub layer of Pelican Bay rather than a peer of it, and the market inside the gate is not one market but two. In the last 12 months we tracked 44 Bay Colony closings at a $4,500,000 median, and the days to contract inside that single gate ranged from a 38 day median at Salerno to a 407 day median in Bay Colony Shores.

Sellers first. A Bay Colony listing is a luxury transaction with a small, specific buyer pool, and the difference between a correctly priced launch and a hopeful one is measured in years here, not weeks. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and over $900 million in personal sales between them. Call Jesse direct at (239) 898-6072, text or call, confidential conversations welcome.

Buyers second, and no less served. Everything a Bay Colony buyer actually has to underwrite is written out below with its source and its date: the recorded Article 3 carve out that changes which rule book governs your residence, the fee stack layer by layer including the layers nobody publishes, the FEMA zone your building sits in, and the milestone inspection cycle all eleven condominium buildings are on. Where a number is not published by a primary source, this page says so in plain words and tells you who to call. It does not guess.

Why McGreevy and Comisar Are the Best Realtor for Bay Colony

If you’re searching for the best realtor for Bay Colony, whether you’re ready to sell your Bay Colony 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.

Recent Bay Colony track record (last 12 months): 44 homes sold in Bay Colony · $235,992,000 in Bay Colony dollar volume · 106 median days to contract, computed over the 43 of those 44 closings that recorded a days on market · 91.04% average sale-to-list ratio · highest-priced sold: $21,000,000 · fastest notable sale: 17 days. (Southwest Florida MLS Matrix, closed 09/30/2025 through 09/30/2026, pulled 2026-09-30.)

For luxury Bay Colony sellers: Premium marketing. Cinematic video, drone, professional photography, a qualified-buyer database, discretion and off-market capability when needed.

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

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Verified Google review

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Verified Google review

As Top 1% Real Estate Agents Nationally Since 2008, McGreevy and Comisar are top-reviewed Naples area REALTORS®. Read the reviews on our Google Business Profile.

Selling your Bay Colony home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).

Buying in Bay Colony? Call Marc Comisar at (239) 287-5873 and see how we represent buyers in Southwest Florida.

Key Takeaways

Six facts about Bay Colony that most published sources get wrong, and two that nobody else publishes at all. Each is sourced in full further down this page.

• Bay Colony is two parcels, not two communities. The beachfront enclave inside Pelican Bay and The Estates at Bay Colony Golf Club inside Pelican Marsh are bound into one master community by the Bay Colony Community Association, share the Beach Club and the Tennis Club, and sit about 1.7 miles apart gate to gate.
• The recorded Pelican Bay Declaration carves Bay Colony out of Article 3 by name. Section 3.02(d) reads, verbatim, “The provisions of this Article 3 shall not apply to Bay Colony.” The Pelican Bay use restrictions that govern elsewhere in the community, including its leasing article, do not govern a Bay Colony residence.
• Days on market vary by more than ten times inside one gate. Salerno closed at a 38 day median over the trailing 12 months. Bay Colony Shores closed at 407. No portal distinguishes them.
• The Bay Colony Beach Club is private to Bay Colony owners and membership is mandatory with ownership, confirmed by a member association’s own Florida Statute 718.503 buyer disclosure.
• The Pelican Bay Foundation resale capital assessment steps from $10,000 to $15,000 on October 1, 2026, then rises 3.5% automatically every October 1 from 2027, triggered by the deed recording date.
• All eleven Bay Colony condominium buildings are on the 25 year coastal milestone inspection cycle, not six of them and not the 30 year default, because every one sits inside Collier County’s verified three mile saltwater buffer.
• Three FEMA flood zones and three Base Flood Elevations exist inside one community. Three buildings sit in Zone X and eight in Zone AE.
• Beachfront Bay Colony is zoned Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. Pelican Marsh Elementary is the assignment for The Estates, not for the beachfront parcel.

What This Page Covers

Structure and setting: The Two Bay Colonys · The Bay Colony Beach Club · How Bay Colony Came to Be · The Master Plan · The Estates at Bay Colony Golf Club

Money and rules: Bay Colony Market Snapshot · Governance · The Fee Stack · Insurance Reality

The residences: The Eleven Condominium Associations · The Four Neighborhoods of Bay Colony

Amenities and entitlement: Bay Colony Tennis Club · Golf · Pelican Bay Foundation Membership

Risk and resilience: The Storm Record and Structural Compliance · FEMA Flood Zones

Daily life: Schools · Healthcare Access · Drive Times · What Is Coming Around Bay Colony · Daily Logistics

Deciding: Comparable Communities · Honest Pros and Cons

Working with us: Thinking of Selling Your Bay Colony Home? · Your Local Real Estate Experts · Buyer FAQ · Seller FAQ · Sources · Downloadable Documents

The Two Bay Colonys: One Master Association, Two Parcels

Bay Colony exists in two physically separate places bound into one master community. The beachfront parcel sits inside Pelican Bay on the Gulf of Mexico, about 200 acres holding eleven condominium associations and four home neighborhoods. The Estates at Bay Colony Golf Club sits inside Pelican Marsh, about 1.7 miles east gate to gate, holding 75 single family estates on 280 acres. One master association, the Bay Colony Community Association, Inc., governs both.

This is the single most misreported fact about the community, and getting it right changes what a buyer is actually purchasing. The two parcels are not two communities that happen to share a name, and they are not one contiguous neighborhood split by a road. They are two entitlement areas inside two different planned unit developments, tied together at the association layer and at the club layer, and separated at the district, amenity and school layers.

What the two parcels share, and what they do not

Two consequences follow, and both are money. First, an Estates owner pays a Pelican Marsh amenity structure and a beachfront owner pays a Pelican Bay Foundation assessment, so a fee comparison between the two parcels is never apples to apples. Second, a family buying for a specific elementary school must read the parcel, not the community name: the Bay Colony brand spans two different attendance zones.

The MLS proves the governance structure independently

A Southwest Florida MLS Matrix Development Name search for BAY COLONY returns zero records. Bay Colony listings file under Development PELICAN BAY, with the individual building carried in the Sub/Condo Name field. That query shape was proven against a positive control: on the 2026-09-30 pull, Pelican Bay returned 348 closings on the identical query. The MLS, a completely independent system from the recorded covenants, models Bay Colony exactly the way the Declaration does, as a sub layer of Pelican Bay rather than a peer of it.

The same query returned a second useful result. The master association’s own published roster of eleven condominiums and four home neighborhoods and the MLS Sub/Condo Name dictionary agree completely. All fifteen entities appear across closed and active listings, and nothing else does. Two independent dictionaries, one roster, zero discrepancies, which is rare enough in Southwest Florida to be worth stating.

The Bay Colony Beach Club

The Bay Colony Beach Club is a private, Gulf front club on Bay Colony Drive, open to Bay Colony owners only, and membership in it is mandatory with ownership rather than optional or waitlisted. That mechanism is not marketing language: it is recorded in a member association’s own Florida Statute 718.503 statutory buyer disclosure, which is the document a Florida condominium seller must deliver to a buyer. It is the reason the Beach Club is the single strongest amenity argument in Pelican Bay.

What the club actually is, from the association’s own published description: a beachfront clubhouse with a Main Dining Room, a Beach Club Bar, a Sunset Terrace and a Chickee Bar, with attended beach and pool service including towels, chaises and umbrellas. It is not a Pelican Bay Foundation facility and it is not shared with the rest of Pelican Bay. Pelican Bay residents outside the Bay Colony gate have their own beach pavilions, restaurants and tram system; they do not have this building.

Why the Beach Club matters more than the community name

Measured demand says so. In the Semrush US database, pulled 2026-08-27, bay colony beach club returns 1,000 searches per month at a competition density of 0.02 and a $0.00 cost per click, against 320 per month for bay colony naples. The amenity outdraws the community name by roughly three to one, on a term with almost no commercial competition. For a buyer that is a signal about what people actually want to know. For a seller it is the marketing lede: a Bay Colony residence is, functionally, a membership in this building that happens to come with a home attached.

The renovation, stated accurately

The Beach Club was substantially renovated in the second half of the 2010s. The entitlement record for that work is Collier County Site Development Plan Amendment PL20160002189. A specific completion year circulates widely online and traces only to agent authored blog posts, so this page does not print one. The renovation is real and the county file is citable; the year is not sourced, and an unsourced year on a $5,000,000 purchase decision is not worth the tidiness.

Two further details are deliberately absent from this section, and both are absences rather than oversights. The club’s one time buy in and its annual user fee are not published anywhere, by the association or by anyone else, and this page does not estimate them; see The Fee Stack for who to call. The frequently repeated “two miles of private beach” figure is club marketing copy with no survey, plat or government measurement behind it, so no frontage length appears here.

Bay Colony Market Snapshot

Bay Colony recorded 44 closings in the trailing 12 months at a median sold price of $4,500,000, a total dollar volume of $235,992,000 and an average sale-to-list ratio of 91.04%. The median days on market was 106, and that figure is computed over 43 rather than 44, because the year’s top sale was reported to the MLS after the fact and recorded no days on market at all. Thirteen residences are currently active at a $5,950,000 median list price and a 121 day median days on market. Those are resale figures from brokered MLS listings, the only market Bay Colony has, since the community has been built out for more than two decades.

Data updated: September 2026. Source: Southwest Florida MLS Matrix, closings 09/30/2025 through 09/30/2026, pulled 2026-09-30. Matrix is a member login system and is cited here as plain text rather than linked.

Two methodology notes that change how the table should be read. First, the sale-to-list ratio was computed against the list price as displayed in the Matrix Single Line grid, which is the current list price rather than the original. Measured against original list, the ratio would be lower, because a Bay Colony listing that sells after 400 days has usually been reduced along the way. Second, the $5,950,000 active median and the $4,500,000 sold median describe different populations and must not be read as a trend. The active set skews toward the larger Bay Colony Shores houses and unsold high floors, which are the slowest moving product in the community. The gap between the two numbers is a mix effect, not evidence of a rising or falling market.

One number is worth a sentence on its own. The median price per square foot, $1,313.21, and the aggregate price per square foot, $1,356.11, sit $42.90 apart. On most Southwest Florida community pulls those two diverge sharply, because a handful of enormous or tiny sales drag the aggregate. Here they stay within about 3% of each other, which says the Bay Colony sample is unusually homogeneous on a per foot basis: buyers are paying a remarkably consistent price per square foot across very different products, and the variation in headline price is mostly variation in size.

The 38 to 407 day spread: the most useful number on this page

Inside a single gate, inside a single ZIP code, under a single master association, days on market vary by more than a factor of ten. Salerno at Bay Colony closed five sales at a 38 day median. Bay Colony Shores closed six at a 407 day median. That is not noise from a small sample, and it is not a pricing accident. It is two different markets wearing one name.

No median is printed where fewer than three sales closed. A one sale or two sale set has no median worth printing, and printing one is how a single transaction becomes a community wide “fact” on a competitor page. That rule is applied to the days on market column as strictly as to the price column: where the closed count is one or two, the figure in that column is labelled for what it actually is, a single transaction or the midpoint of two, and it should not be read as a market rate for that building.

Windsor and Marquesa closing zero sales while carrying live active listings is a market fact, not a roster error. Windsor holds only 31 residences and Marquesa only 39, and both are among the largest floor plans in the community. In a set that small, a year with no closings is entirely ordinary.

What the spread means for a seller. The tower condominiums and the Bay Colony Shores single family houses are a fundamentally different sale. A well priced bayside tower residence transacts in weeks. A Shores estate is a bespoke product with a handful of qualified buyers in any given year, and the market punishes an aspirational price in time rather than in a lower closing number. The 91.04% average sale-to-list is the whole conversation in one figure: correctly priced Bay Colony product moves, mispriced Bay Colony product sits, and the DOM table above is the proof.

What it means for a buyer. A listing sitting at 300 or 400 days in Bay Colony Shores is not necessarily damaged goods. It is frequently a well built house priced at a number the current market has not agreed to, and the average sale-to-list ratio says the eventual agreement is meaningfully below asking. That is a negotiation, and it is the reason a buyer should not read a long days on market count the way they would in a 30 day tract market.

Notable sales, trailing 12 months

The fastest notable sale in the set is a $9,865,000 Brighton penthouse that went under contract in 17 days. The slowest are two Bay Colony Shores houses that each carried more than 1,150 days on market before closing above $11,000,000. Both facts belong on the same page, honestly labelled, because either one alone would mislead.

A note on the top sale. 7613 Bay Colony Dr closed on 08/17/2026 at $21,000,000 in S SDE status, which is a sold data entry record: the transaction is reported to the MLS after the fact rather than having been listed and marketed through it. Its list price equals its sold price and no days on market were recorded, which is why the community days on market median is computed over 43 closings while every price and volume figure is computed over 44. This page uses the including-SDE basis throughout, so the 44 closings, the $4,500,000 median, the $235,992,000 volume and the $21,000,000 top sale all include it. As a sensitivity check: excluding that one transaction moves the median only to $4,400,000, while the highest sale falls to $12,125,000. The median is barely sensitive to it; the top of the range is entirely sensitive to it, which is exactly why it is labelled rather than buried.

Get the Bay Colony number that actually applies to your residence

Bay Colony’s community median is $4,500,000, but no owner sells the community median. A Salerno two bedroom and a Bay Colony Shores estate on Tilden Lane are separated by a factor of ten in days on market and a factor of nearly three in price, and the by building table above is the reason a single community wide estimate is close to useless here. We will price your specific building, your specific floor or street, and your specific exposure against the real closed comparables.

Sellers: get a free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072, text or call, confidential conversations welcome. Buyers: call Marc Comisar at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Bay Colony Came to Be

Bay Colony was developed by Westinghouse Communities of Naples, the Florida corporation filed 04/24/1972 under document number 399853, which became WCI Communities and was acquired by Lennar in February 2017 for $643 million. The Bay Colony Community Association, Inc. was incorporated on 05/23/1988 under Florida document N26556 and remains an active Florida corporation today. The buildings themselves went up over eleven years, filling from the beach eastward and from south to north.

Pelican Bay was Westinghouse’s Southwest Florida flagship, a 1970s master plan built around a preserved mangrove system rather than through it, and Bay Colony was the parcel Westinghouse held back for the top of the market. That sequencing explains a great deal about what the community looks like today: the Gulf front towers went first, the preserve and bay view towers followed, and the single family neighborhoods were fitted around man made lakes on the interior.

The build sequence, from recorded declaration dates

Recording dates are from the Florida Department of Business and Professional Regulation condominium roster, which is the authoritative public register of Florida condominium associations and carries registered names, addresses, unit counts and declaration recording dates.

The corporate chain is worth one more sentence, because it is the reason Bay Colony has no active developer. WCI Communities disclosed in its FY2001 Form 10-K to the Securities and Exchange Commission (CIK 0001137778) that its subsidiaries included Bay Colony of Naples, Bay Colony Realty Associates and Pelican Bay Properties, and that it had “began construction of five new residential towers, Trieste, Montego, Seasons, Pointe and Siena.” The same filing records that WCI’s towers “have ranged in size from six to twenty-two stories and have included 26 to 148 residences.” Bay Colony was finished and turned over long before Lennar acquired WCI in 2017. There is no developer holdback, no phase still selling, and no new construction inventory here. Every transaction in Bay Colony is a resale.

The Master Plan: Two Parcels, 200 Acres, 868 Residences

Beachfront Bay Colony occupies approximately 200 acres inside the Pelican Bay PUD and holds approximately 711 condominium residences across eleven associations plus approximately 157 single family and villa homes across four neighborhoods, for approximately 868 on site residences. The Estates enclave inside Pelican Marsh adds 75 estates on 280 acres, with the Bay Colony Golf Club property itself covering a further 120 acres.

Bay Colony is not a PUD, and no Bay Colony PUD ordinance exists. The Collier County planned unit development feature service returns zero records for any PUD whose name or alternate name contains the string COLONY. Bay Colony is a set of tracts inside the Pelican Bay PUD, county ID 193, originating petition R-76-31, development of regional impact DRI-77-1, ordinance 04-59. This matters to anyone reading zoning or entitlement documents: a search for Bay Colony in the county’s PUD register will correctly return nothing, and that zero is a real finding rather than a failed search.

Acreage, stated precisely

A figure circulating online describes the golf club as roughly 200 acres inside an 1,800 acre Pelican Marsh. Both halves of that are wrong in a way that matters: 200 acres is beachfront Bay Colony, not the golf property, and the Pelican Marsh PUD is 2,256.80 acres.

The residence count, reconciled

A figure of roughly 636 condominium units circulates in some summaries. It is a subtotal that omits the Remington, whose own Structural Integrity Reserve Study describes “one 24-story luxury high-rise structure with a total of 75 residential units.” Adding those 75 reconciles the subtotal to the correct 711. Likewise, the count of condominium communities here is eleven, not ten.

The Estates at Bay Colony Golf Club

The Estates at Bay Colony Golf Club is a gated neighborhood of 75 single family estates on 280 acres inside Pelican Marsh, entrance at 1205 Pelican Marsh Blvd, governed jointly under the Bay Colony Community Association, and its owners hold automatic Bay Colony Beach Club membership. It is a section of Bay Colony rather than a separate community, and it is the single most misdescribed address in this market.

The most valuable correction on this page is this one: a claim circulates that Estates residents have no Bay Colony Beach Club privileges. That is wrong. Estates owners are members of the Bay Colony Beach Club, automatically, by virtue of ownership, and the Bay Colony Community Association’s own published material and the golf club’s own material both treat the Estates as part of Bay Colony. A buyer who dismisses the Estates on the belief that it is golf without beach is dismissing it on a false premise.

The club and the course

Bay Colony Golf Club opened in 1996 on a Robert von Hagge designed course, was turned over from WCI to member ownership in 2001, and is capped at a maximum of 300 equity Golf Members, which is the club’s own published number. It is a past host of the Senior PGA Classic. The course plays to par 72. Yardage, course rating and slope are not published by the club, so this page does not print them.

Market activity in the Estates parcel

Two sales closed in The Estates at Bay Colony Golf Club in the trailing 12 months. With n=2, no median is printed, because a median of two numbers is just their average and carries no information a reader could use.

Source: Southwest Florida MLS Matrix, pulled 2026-08-27. Two sales, $6,750,000 and $8,450,000.

What an Estates buyer is actually choosing

Square footage. Both trailing 12 month sales were between 6,797 and 9,013 square feet, against a beachfront tower market where a $9,800,000 Remington residence measured 3,390 square feet. An Estates buyer trades the Gulf front address for roughly two to three times the interior space, a golf course frontage, a second private gate inside an already gated Pelican Marsh, and a different elementary school zone, while keeping the Beach Club and the Tennis Club.

A dedicated sub-page for The Estates at Bay Colony Golf Club has been evaluated and deliberately not built, because being definitive on the two parcel structure requires holding both halves in one place. It will be revisited if annual closings in the parcel rise meaningfully above the current two.

Governance: Who Actually Makes the Rules in Bay Colony

Four layers govern a Bay Colony residence, and they are not equally important. In descending order of how often they touch an owner: the individual building’s recorded declaration, the Bay Colony Community Association, the Pelican Bay Foundation, and the Pelican Bay Services Division, which is a Collier County taxing unit rather than an association at all. The layer most buyers assume governs, the Pelican Bay Declaration’s use restrictions, expressly does not.

The Article 3 carve out, from the recorded instrument

Bay Colony is expressly carved out of Article 3 of the Pelican Bay Declaration, the article carrying the Foundation’s use restrictions and design review. The recorded Second Amended and Restated Declaration states at Section 3.02(d): “The provisions of this Article 3 shall not apply to Bay Colony.” (Collier County Official Records Book 4442, Page 3389, instrument 4281813, recorded April 9, 2009.) The practical consequence for a buyer is that the rules that actually govern a Bay Colony residence are the master association’s own and the individual building’s recorded declaration, not the Pelican Bay use restrictions that apply elsewhere in the community. Foundation membership itself is a separate matter and is mandatory: Articles 5 and 6, membership and assessments, contain no Bay Colony carve out.

Three things make that carve out reliable rather than a clever reading of one sentence.

First, the words. The instrument reads “this Article 3,” not “this Section 3.02.” Elsewhere the same drafter writes section level references as section level references, so the article form was a choice.

Second, the neighbouring subsection. In the very same section, subsection (c) exempts Gulf Bay Properties from “this Article 3 and all subparagraphs hereunder.” Within one section, the drafter demonstrably uses “this Article 3” to mean the entire article.

Third, and strongest, the alternative makes the sentence do nothing. Section 3.02 governs Developed Commercial Properties, Undeveloped Commercial Property and Gulf Bay Properties. Bay Colony is none of those. Reading (d) as carving Bay Colony out of only Section 3.02 would be carving it out of a section that never reached it in the first place.

And the carve out is current, not merely historical. The only later recorded amendment to Article 3, instrument 5717831, Official Records Book 5634 Page 1101, recorded 05/28/2019, states on its face, verbatim:

• “ARTICLE 3 - RESTRICTIONS (Sections 3.01 through 3.25 remain unchanged).”

Section 3.02(d) sits inside that untouched range. The chain is complete: the parent instrument and its only amendment have both been read verbatim from the Collier County Clerk’s official records, and the amendment expressly preserves the operative subsection.

What that means in practice, and what it does not

What it means. The Pelican Bay Declaration’s leasing restrictions, pet restrictions, parking and vehicle rules, sign rules, hurricane shutter rules, landscaping rules and its Design Review Committee process, with its timelines and its enforcement, all live inside Article 3 and therefore do not bind a Bay Colony owner. A Bay Colony buyer who reads the Pelican Bay Declaration and budgets for its leasing cap has read the wrong rule book.

What it does not mean. It does not mean Bay Colony is unregulated. It means the regulation sits one layer down and one layer across. Every Bay Colony condominium has its own recorded declaration with its own leasing minimums, pet rules and approval process, and the Bay Colony Community Association runs its own architectural review layer. The Pelican Bay Foundation’s own major project process requires “evidence of neighborhood association conceptual approval,” which proves that second layer exists even though its rules are published only to members.

And it does not touch Foundation membership. Articles 5 and 6 of the Declaration, membership and assessments, contain no Bay Colony carve out. The instrument demonstrably knows how to exclude Bay Colony when it means to, and it did so in Article 3 and did not do so in Articles 5 and 6. Bay Colony owners are Pelican Bay Foundation members, mandatorily, and pay the Foundation assessment.

The building level rules that do bind, with a worked example

Building level rules are the operative layer, and they vary. One association publishes its own in full. The Remington’s 2024 Florida Statute 718.503 statutory buyer disclosure states the building’s rule as one lease per calendar year, with a 90 day minimum and board approval, and its pet rule as one dog or two cats, under 15 inches at the shoulder. That is the Remington’s rule, in the Remington’s own words, and it should not be read as a Bay Colony rule or a Pelican Bay rule. It is published here as the worked example of what a buyer must obtain for their own specific building.

The four layers, named

The Pelican Bay Services Division deserves its own note because it is not an association and people routinely assume it is. It was created by Collier County ordinance, its board is appointed by the County Commission, and it is funded through the tax bill rather than through an association invoice. Its FY 2026 assessment breaks down as $768.70 for operations and maintenance plus $781.30 for capital and projects, totalling $1,550.00, published by Collier County on the division’s own county page.

The Fee Stack: Every Layer a Bay Colony Buyer Is Billed

A Bay Colony buyer is billed by at least four separate bodies, and the largest and most variable of them publishes nothing. Counting by billing body there are four: the individual condominium or neighborhood association, the Bay Colony Community Association, the Pelican Bay Foundation, and Collier County through the Pelican Bay Services Division. Counting by line item there are more, because the Foundation bills an annual assessment, a bulk media agreement and a one time resale capital assessment, and the county bills the Services Division twice. This section states which figures are sourced, with their year, and then states plainly which are published by nobody and what a buyer has to do to obtain each.

The layers that are sourced, with their years

Two of those rows need a warning label attached in the same breath as the number.

The Bay Colony Community Association figures are dated, and neither is the current one. The $7,650 is a FY2024 figure and the $8,510 is a 2025 figure. They come from two different member associations’ statutory buyer disclosures, which is a genuinely useful accident: the master association does not publish its assessment, but two of its member associations are legally required to disclose it to their own buyers, and both did. No 2026 figure exists anywhere. Do not treat either number as current. Both are printed here with their years because a dated real number is worth more than no number, and infinitely more than a guessed one.

The resale capital assessment is the highest value fee fact on this page. It steps from $10,000 to $15,000 on October 1, 2026, and then escalates 3.5% automatically every October 1 thereafter. The trigger is the deed recording date, not the contract date and not the closing date as scheduled. For a transaction closing near the end of September 2026, a recording delay of a few days is a $5,000 difference. Every published Bay Colony fee summary that has not been updated since this ruling becomes wrong on October 1, 2026, including on pages that were correct when they were written.

The Pelican Bay Services Division hits the tax bill twice

This one catches careful buyers out. The Pelican Bay Services Division appears on a Collier County tax bill in two separate places: as an ad valorem MSTBU millage line, computed against assessed value, and as the non ad valorem assessment line of $1,550.00 per equivalent residential unit for FY2026, which is a flat charge. A buyer reading only one of those lines is understating the district’s true annual cost. Pull an actual folio tax bill for the specific residence and read both.

What is not published, and how to get it

The following is the disclosure half of this section, and it is the part that matters most. Each item below exists and is billed. None of it is published by any association, aggregator or public record, so no figure for it appears anywhere on this page. Estimating them would be worse than omitting them, because a wrong carrying cost on a $4,500,000 purchase is a wrong decision.

One phone call closes most of this. The Bay Colony Community Association is reachable at (239) 591-2202, 8700 Bay Colony Drive. An estoppel request to the master association and to the specific building association resolves the great majority of the table above in one pass, and we make those requests for our clients as a matter of course.

The one club fee schedule that is published, with its year attached. The Bay Colony Golf Club’s own 2022-2023 Membership Portfolio listed Equity Golf membership at $300,000 with 25% refundable equity, annual dues of $22,200, a capital charge of $3,750 and a food minimum of $1,900, with Social Awaiting Golf at $75,000 and Non Equity Social at $30,000. Those are 2022-2023 figures and this page prints them only with that year in the same sentence. The 2025-2026 portfolio redirects to a member login, so the current schedule is not public.

The honest summary

Bay Colony’s published fee stack is roughly $5,000 to $6,000 per year of Foundation and county charges that this page can source and date, plus a master association assessment last publicly documented at $8,510 in 2025, plus a building level assessment that nobody publishes and that will very likely be the largest single line. Any page that gives you a confident all in annual carrying cost for Bay Colony is giving you an estimate dressed as a fact. The way to get the real number is an estoppel, and it takes days rather than weeks.

The Eleven Condominium Associations

Bay Colony holds eleven separate condominium associations totalling 711 residences: six Gulf front towers and five preserve and bay view buildings. Each is its own Florida corporation with its own recorded declaration, its own assessment and its own rules, which is why a “Bay Colony condo” is not a single product and should never be priced as one.

Six Gulf front: Remington, Windsor, Biltmore, Brighton, Carlysle, Contessa. Five preserve and bay view: Marquesa, Toscana, Salerno, Mansion La Palma, Trieste.

Details that distinguish individual buildings

• Contessa is the first building on the Bay Colony beach, recorded in 1991, and the only tower in Bay Colony with its own private Har-Tru tennis court. Its association publishes its recorded declaration in full, which is unusual, and that document records four unit letters with square footages from 2,297 to 3,027.
• The Remington is the tallest building in Bay Colony at 24 stories, and it has a private walkway into the adjacent Ritz-Carlton. The defensible distinction is not the walkway itself, since Mansion La Palma also has a private Ritz-Carlton entrance, but the concierge and room service privileges that come with the Remington’s.
• The Windsor holds the largest condominium residences in Bay Colony by a wide margin: 31 residences in 21 stories, roughly 6,900 square feet as standard and roughly 10,110 square feet in the penthouses, with a private elevator opening directly into each residence. It is the last high rise ever built on the Gulf in Bay Colony.
• Trieste is the newest tower, recorded 2002, and the largest building in the community at 105 residences, with sourced floor plans from 3,875 to 5,822 square feet. It is the most inland of the eleven, roughly 1,555 feet from the nearest VE flood zone. It is preserve and bay view, not beachfront, despite occasional claims otherwise.
• Salerno carries the widest sourced size range of any bayside tower, roughly 2,600 to 5,200 plus square feet, including two story penthouses with 20 foot ceilings, and it posted the fastest median days on market in the community at 38.
• Toscana offers private elevators and publishes its own 2025 Structural Integrity Reserve Study, which is unusual transparency.
• The Carlysle carries a full health club. The Biltmore has four penthouses, two guest suites and an in house 24/7 desk.
• Marquesa sits at the edge of a native bird rookery with three residences per floor.

Square footage and bedroom ranges are sourced and published above only for Contessa, Carlysle, Brighton, Windsor, Salerno and Trieste. For the other five, no first party size range is published, and this page does not invent one. Ask us and we will pull the actual conveyed square footage from the recorded declaration for the specific residence you are considering.

Dedicated Trieste, Remington, Windsor and Contessa sub-pages are coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We’ll link them here when they go live.

The Four Neighborhoods of Bay Colony

Beachfront Bay Colony holds four single family and villa neighborhoods totalling approximately 157 homes: Bay Colony Shores, The Strand at Bay Colony, Vizcaya at Bay Colony and Villa La Palma at Bay Colony. None has an active neighborhood corporation of its own today; all four sit directly under the Bay Colony Community Association.

The Strand is the marquee address in the community. Twelve custom homes sit directly on the Gulf behind a third electronic gate inside the already gated Bay Colony, on a finger of land with the Gulf to the west and 570 acres of permanent mangrove conservation to the east. They are the only homes in all of Pelican Bay directly on the Gulf. The Strand carried the year’s top sale at $21,000,000.

On the Bay Colony Shores home count. The correct statement is 75 platted home sites, 65 addressed today, and the difference is lot combinations: buyers who acquired adjacent platted sites and built one larger residence across both. Picking either number alone and presenting it as “the” count is how community summaries end up disagreeing with each other. Note also that Shadow Lake Lane, which appears adjacent on a map, is outside the Bay Colony gates and is not a Shores street.

Vizcaya’s structural distinction is that it was the first Bay Colony neighborhood to pair a fully custom private home with full exterior maintenance, which is the lock and leave estate product a seasonal owner usually cannot find at this price point. It carries its own Naples Area Board of REALTORS subdivision code, 703900. Villa La Palma carries code 700000.

Dedicated Bay Colony Shores, The Strand and Vizcaya sub-pages are coming with full HOA fee schedules, recent sale comps, and street-by-street analysis. We’ll link them here when they go live.

Bay Colony Tennis Club

The Bay Colony Tennis Club is a private racquet facility for Bay Colony owners with six hydro-clay courts with subsurface irrigation, professional instruction, a full service pro shop, organised round robins and team competition. It is separate from the Pelican Bay Foundation’s own racquet program and separate again from any individual building’s court.

Hydro-clay with subsurface irrigation is worth a sentence for anyone who plays seriously. The courts are watered from beneath the playing surface rather than by overhead sprinklers, which keeps the surface consistently moist without the overnight soaking and morning drying cycle a conventional Har-Tru court needs. In practice it means more playable hours per day in a climate that is hostile to clay.

On pickleball. No Bay Colony association publishes pickleball courts inside the Bay Colony gates. Buyers who want pickleball should know that Pelican Bay’s Community Park opened 20 pickleball courts in December 2025, which is a short distance from the Bay Colony gate and is available to Pelican Bay Foundation members.

Whether Tennis Club access is bundled into the Bay Colony Community Association master assessment or billed as a separate membership is not published by anyone, and this page does not guess at it. Ask the association at (239) 591-2202, or request it in the master estoppel.

Golf: What a Bay Colony Address Actually Entitles You To

This is the most confused fact about Bay Colony online, so it is stated plainly. Owning in beachfront Bay Colony entitles you to apply for membership at Bay Colony Golf Club. It does not include membership, it does not convey membership, and membership is not automatic. Owning in The Estates at Bay Colony Golf Club is a different situation, because that parcel is the golf neighborhood.

Bay Colony Golf Club opened in 1996 on a Robert von Hagge course, has been member owned since WCI turned it over in 2001, and is capped at a maximum of 300 equity Golf Members. It is a past host of the Senior PGA Classic. The course plays to par 72.

It is private and capped, and it is also actively selling. A claim circulates that the club is invitation only. It is not. The club publishes membership opportunities and a direct dial for membership sales, and it imposes no residency requirement, meaning you do not have to own in Bay Colony to join. That cuts both ways for a buyer: a Bay Colony address is not a golf entitlement, and a golf membership is not restricted to Bay Colony addresses.

What this page deliberately does not print. Course yardage, course rating and slope are not published by the club, so they are omitted rather than sourced from an aggregator. The clubhouse renovation’s cost and date are likewise unsourced and omitted. Current initiation, dues, refundability, food minimum and waitlist status are behind a member login; only the dated 2022-2023 schedule in The Fee Stack is published here, with its year attached. Three third party club fee aggregator sites publish Bay Colony Golf Club figures that contradict each other by more than a factor of two, none of them sourced to the club, which is precisely why none of them appears here.

The honest summary for a buyer whose priority is golf. If golf is the first requirement, the Estates parcel is the direct route and the beachfront parcel is an application. If the beach is the first requirement, the beachfront parcel delivers a mandatory Beach Club membership, and golf becomes a separate decision with a separate cheque. Bay Colony is one of very few Naples addresses where you can genuinely have both, and it is also one where assuming they come together is an expensive mistake.

Pelican Bay Foundation Membership

Every Bay Colony owner is a mandatory member of the Pelican Bay Foundation, and that membership carries the second amenity layer: roughly three miles of private Gulf beach, two beachfront restaurants, a tram system running from the parking areas through the mangroves to the beach, 18 Har-Tru tennis courts, a fitness centre, community centres, boardwalks and 570 acres of protected mangrove preserve. Articles 5 and 6 of the recorded Declaration, membership and assessments, contain no Bay Colony carve out, which is what makes the membership mandatory rather than optional.

What the Foundation actually operates

• The beaches. Approximately three miles of private Gulf beach with attended service, reached from the community by boardwalk and tram.
• Dining. Two beachfront restaurants, Marker 36 and Sandbar, plus The Nest. There is no restaurant named Sandpiper in Pelican Bay, despite a persistent claim otherwise.
• The tram. A continuous day long service between the parking areas and the beachfront facilities. Exact operating hours and the off season schedule are published only inside the member portal, so no timetable appears here.
• Racquets. 18 Har-Tru courts under the Foundation’s own racquets programme, separate from the Bay Colony Tennis Club.
• Fitness and community centres, boardwalks, and the mangrove preserve system.

There is no marina

Bay Colony has no marina, no boat slips and no dry storage, and neither does Pelican Bay. This is a firm negative finding across four official sites plus the Foundation’s own rulebook, and it is stated here rather than left silent because buyers search the amenity whether or not it exists. Boating from a Bay Colony residence means a slip elsewhere.

The Foundation rules that reach Bay Colony owners

The Pelican Bay Foundation Rules and Regulations, amended 12/12/2024, is a separate recorded instrument from the Declaration’s Article 3, and it governs conduct on Foundation common areas. It reaches Bay Colony owners in their capacity as Foundation members. The provisions a buyer should know:

• Guest cards. Several card types with caps, plus an allowance of six accompanied guests.
• The county exclusion. Unaccompanied Guest Cards are not available to residents of Collier and Lee counties. A local friend cannot be given unaccompanied beach access.
• Tram eligibility is defined in the rules and tied to card type.
• E-bikes are prohibited on the berm and the boardwalks.
• Beach equipment and sea turtle rules apply seasonally, including restrictions on what may be left on the beach overnight.
• Restaurant dress and reservation rules apply at the beachfront venues.
• Fitness and tennis guest card requirements apply to guests using those facilities.
• The lease application process carries a $300 fee payable to the Foundation. Note carefully: this is the Foundation’s lease application process, and it is not the Article 3 leasing cap, which does not reach Bay Colony.
• A drone policy governs unmanned aircraft over Foundation property, which matters directly to listing photography and is something we handle for our sellers.
• Realtor Guest Card mechanics govern how an agent brings a client through the Foundation’s facilities.

Guest card fee amounts, the tennis guest fee and the fitness guest surcharge are board set and are not printed in the rules document, so no amounts appear here. The Foundation publishes them to members.

The Foundation’s governing bylaws were amended and restated effective 10/27/2025, establishing the board structure, three year staggered terms and a requirement that the President hold a Florida community association manager licence.

The Storm Record and Structural Compliance

All eleven Bay Colony condominium buildings are subject to Florida Statute 553.899 milestone inspection, and Collier County has already opened a milestone file on each of them. Every one sits inside the county’s verified three mile saltwater buffer, which places all eleven on the 25 year coastal inspection cycle rather than the 30 year default. A claim circulates that only the six Gulf front towers are affected. It is wrong, and it is wrong in the direction that costs a buyer money, because the five preserve and bay view buildings carry the same obligation and the same reserve consequences.

What the milestone law actually requires

Florida’s milestone inspection framework requires a structural inspection of a condominium or cooperative building three storeys or higher at 30 years from certificate of occupancy, or at 25 years where the building is within three miles of a coastline, and every ten years thereafter. A Phase 1 visual inspection is followed by a Phase 2 destructive or intrusive inspection where substantial structural deterioration is found. The statute also requires that a summary of the inspection report be provided to owners, which is why milestone summaries are more publicly visible than reserve studies are.

Separately, Florida Statute 718.112(2)(g) requires a Structural Integrity Reserve Study, a SIRS, and requires associations to fund reserves for the structural components it identifies. That is the provision that has driven Florida condominium assessments sharply upward since 2022, and it is the single most important thing a Bay Colony condominium buyer should be diligencing.

Two Bay Colony associations publish a SIRS, and nine do not

The Remington published its Structural Integrity Reserve Study, prepared by SOCOTEC, reference VS230274.1, as of 11/30/2023. That document is also what settles the building’s story and unit count, describing “one 24-story luxury high-rise structure with a total of 75 residential units,” and it names Walter P. Moore and Associates as the structural engineer on the building’s 1993 plans.

Toscana published its Structural Integrity Reserve Study, SOCOTEC reference VS233706, in 2025, confirming the building at 19 storeys.

The remaining nine associations do not publish theirs. Florida Statute 718.112(2)(g) does not mandate public posting the way 553.899(9) does for milestone summaries, so those nine reserve studies sit behind owner logins. That is a real information gap and it is stated here rather than papered over. A buyer obtains the SIRS through the resale package or by request to the association, and it should be read before the inspection period expires, not after.

The storm record

Bay Colony’s Gulf front position means the storm question is a water question rather than a wind question. Hurricane Ian in September 2022 produced water levels here that were approximately a Base Flood event, based on National Oceanic and Atmospheric Administration National Hurricane Center reporting. The word approximately is doing real work in that sentence: the NOAA tropical cyclone report does not resolve a precise stillwater elevation at each Bay Colony address point, and a buyer should not treat “approximately a Base Flood event” as a substitute for a survey or an elevation certificate on a specific residence. Helene and Milton in 2024 also produced measurable water levels along this coast.

What this page does not publish about the storms. No association’s per building damage assessment, repair scope, repair cost or special assessment amount appears anywhere in the public record for any of the eleven, so none appears here. If you are buying a specific residence, the association’s board minutes for the last two years plus the estoppel will tell you what actually happened to that building and what it cost.

FEMA Flood Zones, Building by Building

Bay Colony contains three different FEMA flood zones and three different Base Flood Elevations inside one community. Three of the eleven condominium buildings sit in Zone X and eight sit in Zone AE, with a VE band running 74 to 203 feet seaward of the beachfront towers. That resolution came from querying the National Flood Hazard Layer at all eleven address points, at every internal street vertex, and along five transects across the community.

That is an unusual finding and it has a direct financial consequence. Zone X carries no mandatory federal flood insurance requirement for a federally backed mortgage; Zone AE does. Two residences a few hundred feet apart inside the same gate can therefore face different lender requirements and materially different insurance economics.

How to read this correctly, and three caveats that matter

Zones were resolved at address points, not at surveyed building footprints. An address point is a single coordinate the county assigns to a parcel. A large tower footprint can straddle a zone boundary even when its address point does not, so the zone stated for a building is a strong indication rather than a substitute for the flood determination a lender will order.

Ground elevation is not finished floor elevation. Bare earth ground elevations from the United States Geological Survey 3DEP elevation service describe the dirt, not the building. A high rise residence on the eighteenth floor and a ground floor lobby at the same address have wildly different exposure and the same ground elevation. The number that decides flood insurance pricing on a specific residence is the finished floor elevation from an elevation certificate, and that is a document to obtain for the residence you are actually buying.

The VE band is close. The velocity zone, the band exposed to wave action rather than still water, runs between 74 and 203 feet seaward of the beachfront towers. Trieste, the most inland of the eleven, sits roughly 1,555 feet from the nearest VE zone. That range, 74 feet to 1,555 feet, is the width of the risk spectrum inside one community.

One thing this page deliberately does not tell you. Whether Collier County applies a cumulative look back period when calculating the 50% substantial improvement rule is not confirmed by any written county statement. That question materially changes teardown and major renovation economics on the Bay Colony Shores lots, where several of the highest value transactions are effectively land purchases. Because the answer is not sourced, this page states no answer. Collier County Floodplain Management can be reached at (239) 252-2942, and anyone contemplating a major renovation or a rebuild should ask them directly and get it in writing.

Insurance Reality

A Gulf front Bay Colony condominium owner’s real insurance exposure is split between two policies: the association’s master policy, which covers the building structure and common elements, and the owner’s own HO-6 unit policy, which covers the interior, contents, loss assessment and liability. The master policy is the larger number by far, and it reaches the owner as part of the association assessment rather than as a bill the owner sees directly.

No Bay Colony association publishes its master policy structure, its carrier, or its named storm deductible. Not one of the eleven. This is the largest single driver of real carrying cost in a Gulf front Florida condominium, and it is invisible from outside the association.

What a buyer must request, and why

Florida Statute 718.503(2) obliges a condominium seller to provide the buyer with the association’s disclosure package, which includes insurance information. Request it, and read specifically for:

• The named storm or hurricane deductible, usually expressed as a percentage of insured value rather than a flat dollar amount. On a Gulf front high rise this is frequently the single largest number in the association’s risk picture.
• Whether the master policy is written on a single carrier or layered across several, and whether any layer is placed in the surplus lines market.
• The insured value against the replacement cost, and whether the association is carrying a coinsurance gap.
• Wind mitigation credit status, which depends on the building’s opening protection, roof attachment and roof deck, and which is held by the association and its carrier rather than published.
• Any recent or pending special assessment attributable to insurance premium increases, which has been a common pattern across coastal Florida associations since 2022.

What no page can honestly tell you, including this one

There is no first party figure for what Bay Colony buyers are currently paying to insure a Gulf front residence here. We do not have a quote set for this community and we do not publish one.

One number in wide circulation deserves a specific warning. Citizens Property Insurance publishes county level average premium data. Citizens is the residual market, the insurer of last resort for risks the voluntary market declines, and its personal lines county averages are therefore not market averages. Presenting a Citizens county average as “what insurance costs in Bay Colony” would be wrong twice over: wrong on the population and wrong on the product, because a Gulf front condominium’s exposure is mostly inside a commercial master policy rather than in personal lines at all. The only honest route to a number is a real quote on a real residence, and that is one of the first calls we make for a client under contract here.

Schools

The Collier County Public Schools address to zone service returns an exact single match for 8700 Bay Colony Drive for school year 2026-2027: Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School. That is the assignment for beachfront Bay Colony.

Pelican Marsh Elementary is the assignment for 1205 Pelican Marsh Blvd, The Estates at Bay Colony Golf Club. A claim circulates that beachfront Bay Colony is zoned Pelican Marsh Elementary. It is not, and the two parcel structure is exactly why that error is so easy to make: the community name spans two attendance zones because it spans two planned unit developments about 1.7 miles apart.

Attendance boundaries are re-drawn by the district and should be re-verified for the specific address and the specific school year before any purchase decision that turns on them. Collier County Public Schools publishes the address lookup and the boundary maps directly, and those are the only citation grade sources for a Florida school assignment.

Private options in the immediate area include Community School of Naples and Seacrest Country Day School, both of which publish their own admissions and tuition pages.

Healthcare Access

NCH North Naples Hospital is minutes from the Bay Colony gate, and Physicians Regional Pine Ridge is the second full service option within a short drive. For a community whose owners skew toward second home and seasonal ownership at an age where proximity to a hospital is a real purchase criterion, this is one of Bay Colony’s quieter advantages over communities further inland or further north.

The NCH system operates emergency and hospital services in North Naples and downtown Naples, and publishes a concierge medicine programme. Northwestern Medicine also operates a concierge medicine practice in Naples.

Two things this page does not state. Concierge medicine annual fees and current panel availability are not published in a form that would be accurate at the time you read this, so no figures appear. And the street address for the newer NCH Northeast facility is unresolved between two candidate addresses in the sources available, so this page gives approximate proximity rather than a precise address that might be wrong.

Drive Times

Bay Colony sits at the Gulf end of Pelican Bay, roughly midway between downtown Naples and Bonita Springs, with Waterside Shops and Mercato both within a few minutes. Every drive time available for this community is a free flow measurement, which in Southwest Florida means off season.

That caveat is not boilerplate. Collier County’s population swells substantially between roughly January and April, and the corridors that serve Bay Colony, principally Tamiami Trail North and Vanderbilt Beach Road, carry materially different travel times in season. The Southwest Florida International Airport run is the most distorted of all, because it combines a long stretch of interstate with seasonal terminal congestion at both ends.

No in season figure is published here, because no measured in season data set exists for these origins and destinations, and an estimated one would be exactly the kind of invented number this page is written to avoid. Assume meaningful additional time on any trip taken between January and April, and plan airport departures accordingly.

Practical proximity, stated without a stopwatch: Waterside Shops and Mercato are immediately adjacent to Pelican Bay; downtown Naples and Fifth Avenue South are a short drive south on Tamiami Trail; Bonita Springs and our office are north; Southwest Florida International Airport is the long leg.

What Is Coming Around Bay Colony

Six things are moving in and immediately around Bay Colony: Clam Bay and Clam Pass management, beach renourishment, a contested redevelopment proposal at the Naples Grande resort, the Waterside Shops redevelopment, two Vanderbilt Beach Road projects, and one coastal construction permit at a Bay Colony address. Five of the six sit outside the Bay Colony gates; the permit is the exception, and it is the only item on this list at an address inside them.

Clam Bay and Clam Pass. The Pelican Bay Services Division is solely responsible for advising Collier County on dredging and maintaining Clam Pass for the health of the mangrove forest, under county ordinance. The division publishes annual Clam Bay monitoring reports and water quality reports, most recently the 2025 Clam Bay monitoring final report. Clam Pass management is the mechanism that keeps the 570 acre mangrove system behind Bay Colony tidally flushed, which is why it is a recurring county agenda item rather than a one time project. In February 2026 the county moved the advisory structure for Clam Bay toward a collaborative workshop model rather than a standing advisory plan.

Beach renourishment. Collier County runs a periodic renourishment programme covering the county’s Gulf beaches, with project updates published as they are scheduled. This directly affects beach width in front of the Bay Colony towers and is funded and managed at the county level rather than by any association.

The Naples Grande proposal. A proposal to develop a water park at the Naples Grande resort, which sits immediately adjacent to Pelican Bay, has drawn organised resident opposition and has been working through procedural hurdles. This is the nearest genuinely contested land use matter to Bay Colony and it is worth tracking for anyone buying on the south side of the community.

Waterside Shops. A major redevelopment of Waterside Shops has been reported. Waterside is the retail anchor most closely associated with the Pelican Bay address, and a redevelopment there is a straightforward positive for the surrounding residential market.

Road projects. The Vanderbilt Beach Road extension opened its first phase in June 2026 and widening work on Vanderbilt Beach Road began construction in July 2026. Collier County Transportation Engineering publishes the project pages.

Coastal permitting on the Bay Colony beach. The Florida Department of Environmental Protection maintains a coastal construction control line permit inventory. The most recent current pipeline signal at a Bay Colony address is permit CO001321, issued 2026-04-09 at 7425 Bay Colony Dr. The activity description is blank in the published layer, so this page states the permit exists and does not characterise what it is for.

Permit and petition numbers that could not be independently confirmed are deliberately not listed here.

Daily Logistics

Bay Colony is entered through two gatehouses, with a third interior electronic gate serving The Strand. Foundation conduct rules govern behaviour on Pelican Bay common areas and reach Bay Colony owners as Foundation members, including a prohibition on e-bikes along the berm and the boardwalks, beach equipment and sea turtle rules, and a lease application process carrying a $300 fee.

What this section deliberately omits, and why. Gatehouse operating hours, the exact gate count at each entry, roving patrol arrangements, licence plate recognition, guest and vendor entry procedure, valet, package receiving, trash handling and electric vehicle charging are all building or association specific operational details that are not published by any association in Bay Colony. They vary meaningfully between an eleven storey mid rise and a 24 storey Gulf front tower. Any page that states them for “Bay Colony” as a whole is generalising from one building or inventing. Ask the specific association, and we will get the answers in writing as part of your due diligence.

Master layer rules that do not apply. Because of the Article 3 carve out described in Governance, the Pelican Bay Declaration’s pet rules, parking and vehicle rules, sign rules, hurricane shutter rules and clothes drying rules do not bind a Bay Colony owner. Your building’s declaration does. This is the single most common source of bad advice given to Bay Colony buyers and sellers, and it is why we read the specific building’s declaration on every transaction here rather than relying on community level summaries.

Comparable Communities to Consider

Buyers shopping Bay Colony almost always shop three or four other addresses alongside it, and the honest comparison set is short. The communities that genuinely compete for the same buyer are Pelican Bay itself, Pelican Marsh, Park Shore, Bonita Bay, Mediterra, Grey Oaks, Talis Park and Quail West. Each trades a different thing away.

The structural trade that runs through the whole table: Bay Colony is the only one of these that puts a mandatory private Gulf front beach club behind a second gate, and it is the only one where the beach is the product rather than an amenity reached by shuttle. Everything else on the list beats it on golf, on lot size, or on inventory depth.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida, including in every community in that table, which is why we can tell you where a Bay Colony buyer should genuinely be looking rather than steering you to the one listing we happen to hold. Call Marc Comisar at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Why Buy in Bay Colony: Honest Pros and Cons

Bay Colony is the top of the Pelican Bay market and one of the few Naples addresses that delivers a genuinely private Gulf front club behind a second gate. It is also a community where a mispriced listing can sit for more than three years, where the largest fee layer is published by nobody, and where every condominium building carries a 25 year coastal milestone obligation. Both halves are true and a buyer should read both.

The case for

• A private Gulf front beach club, mandatory with ownership. Not a shuttle, not a shared pavilion, not a waitlist. The mechanism is recorded in a member association’s statutory disclosure.
• A second gate inside an already gated community, and a third gate again for The Strand.
• Genuine product range within one address. $1,825,000 to $21,000,000 closed in the trailing 12 months. Very few luxury Naples communities span that.
• No new construction competition. The community has been built out since 2002, so a seller is not competing against a builder’s incentive package and a buyer is not buying into a half finished phase.
• Unusually homogeneous pricing per square foot. Median $1,313.21 against aggregate $1,356.11, which means value is legible here in a way it is not in communities with wild per foot dispersion.
• A governance structure that gives owners more latitude than the surrounding community, because the Pelican Bay use restrictions article does not reach Bay Colony.
• Two associations publish their reserve studies, which is better transparency than most Florida coastal condominium communities offer.
• Location. Waterside Shops and Mercato adjacent, NCH North minutes away, downtown Naples a short drive.

The case against, stated plainly

• The Bay Colony Shores market is slow, and the data says so. A 407 day median days on market over the trailing 12 months, with two closings at over 1,150 days each. If you buy a Shores estate you should assume a long exit.
• A 91.04% average sale-to-list ratio. Bay Colony sellers give up meaningful ground between list and close, on average. Measured against original list rather than current list, the gap would be wider.
• The largest fee layer in the stack is published by nobody. Not one of the eleven associations publishes its assessment, and none publishes its master insurance structure or named storm deductible.
• All eleven condominium buildings are on the 25 year coastal milestone cycle, and nine of the eleven do not publish a reserve study. The reserve funding trajectory for most of this community is invisible from outside it.
• Insurance is the unknown that matters most, and there is no honest published figure for it.
• Golf is not included. Beachfront owners apply; they do not inherit.
• Eight of eleven buildings sit in FEMA Zone AE, with a velocity zone as close as 74 feet seaward of the beachfront towers.
• The resale capital assessment rises on October 1, 2026 and then escalates automatically every year after.

How we work a Bay Colony transaction, first hand

Three things we do on every Bay Colony file that are not standard practice, and each of them exists because of something on this page.

We read the specific building’s recorded declaration, not a community summary. The Article 3 carve out means Bay Colony has no single community rule book. A buyer who is told “Bay Colony allows two leases a year” has been given the wrong document. We pull the building’s own declaration and the association’s own statutory disclosure, and we read the leasing, pet and approval provisions out of those.

We order the estoppel early and we order two of them. The master association and the building association are separate billing bodies with separate transfer mechanics, and Bay Colony carries a transfer fee at both layers. Ordering both at the start of the inspection period rather than at the end is the difference between negotiating a surprise and absorbing one.

We price against the building, not the community. The community median is $4,500,000 and the by building medians in the trailing 12 months ranged from $2,887,500 at Contessa to $7,950,000 in Bay Colony Shores, with days on market ranging from 38 to 407. A Bay Colony valuation that does not start from the building is not a valuation.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 Team in Southwest Florida since 2012, and winners of the 5 Star Award for Customer Satisfaction for 21 Straight Years, an award given to only 5 out of 21k+ Licensees by Gulfshore Life Magazine.

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

If you’re searching for the best Bay Colony listing agent, or thinking, “I need to sell my house in Bay Colony,” or “who is the best luxury realtor for Bay Colony in Naples,” this is the section written for you. Bay Colony is a luxury listing market with a small, specific and highly qualified buyer pool, and it is a market where the penalty for a wrong launch price is measured in years rather than in weeks. We list Bay Colony residences, we price them against the building rather than the community, and we run a discreet, high production marketing campaign designed for a buyer who is not browsing a portal.

Our credentials as your 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

The Bay Colony numbers a seller needs on the table

Data updated: September 2026. Source: Southwest Florida MLS Matrix, closings 09/30/2025 through 09/30/2026, pulled 2026-09-30.

Read those two extremes together, because they are the whole seller conversation. A correctly priced Bay Colony residence can be under contract in a little over two weeks at nearly $10,000,000. A mispriced one can sit for three years and still close below asking. The 91.04% average sale-to-list ratio is what the market charges for the difference.

Luxury listing specialists

Bay Colony is squarely in the luxury tier, and it is marketed accordingly. Jesse and Marc carry over $900 million in personal sales between them, and that experience is what a Bay Colony listing is actually buying:

• Cinematic video and drone, produced for a residence where the view and the approach are the product. Note that the Pelican Bay Foundation maintains a drone policy over Foundation property, which we handle rather than hand to a videographer to discover.
• Professional architectural photography, shot for light rather than for volume.
• A qualified buyer database built over two decades in this market, which matters disproportionately in a community with 868 residences and a handful of ready buyers in any given quarter.
• Discretion and genuine off market capability. A meaningful share of high end Naples volume never reaches the MLS as a marketed listing, and the $21,000,000 Bay Colony sale in this very data set closed as a sold data entry record rather than through a marketed listing campaign. If you want your sale handled quietly, that is a real option here and we will tell you honestly whether it costs you money.
• Building level pricing. We price against the eleven associations and four neighborhoods separately, because the data says they are separate markets.

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

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Verified Google review

What Is Your Bay Colony Home Worth? Get a Free Valuation

Get a free, no obligation Bay Colony home valuation at mcgreevyandcomisar.com/home-valuation. We will price your residence against your actual building’s closed comparables, your floor and exposure, and the current active set, and we will tell you plainly where the market is rather than where you would like it to be.

Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome. Marc Comisar: (239) 287-5873. Email [email protected].

Dedicated Bay Colony seller and luxury listing agent pages are coming, with the full listing process, our marketing plan and our Bay Colony sold results in detail. We’ll link them here when they go live.

Seller questions, answered quickly

How long will it take to sell my Bay Colony residence? The community median is 106 days, but that number hides a spread from 38 days at Salerno to 407 days in Bay Colony Shores. The honest answer depends on your building and your price, and we will give you a building specific range before you list.

What will I actually net? The Bay Colony calculation has two transfer fee layers, the Bay Colony Community Association’s and the Pelican Bay Foundation’s, and the Foundation’s resale capital assessment rises from $10,000 to $15,000 on October 1, 2026, triggered by the deed recording date. We build a net sheet that accounts for both before you sign anything.

Should I sell off market? Sometimes, and we will tell you when the answer is no. Off market protects privacy and can protect a price in a thin market, and it can also cost you the competing bid that sets a record. We model both.

Do you handle club membership transfer in the negotiation? Yes. Bay Colony Beach Club membership runs with ownership, and the Bay Colony Golf Club is a separate application with its own economics. Both belong in the contract conversation rather than in a surprise at closing.

What does it cost to sell a luxury home in Bay Colony? Commission is negotiable and we will quote it directly. The non commission costs that surprise Bay Colony sellers are the two transfer fees and the estoppel timelines, and those are in the net sheet from day one.

Is now a good time to list in Bay Colony? Thirteen active listings against 44 trailing 12 month closings is roughly 3.5 months of supply, which is a balanced to seller favourable market by the conventional reading. The active median list of $5,950,000 sits well above the $4,500,000 sold median, which tells you sellers are asking ambitiously and the 91.04% sale-to-list ratio tells you the market is negotiating them back.

Who is the best listing agent for Bay Colony? We would say McGreevy and Comisar, and the case is on this page rather than in the claim: the #1 team in Southwest Florida since 2012, over $2.5 billion in sales with our Domain Realty Group team, over $900 million in personal sales, and a building by building command of this specific market. Call Jesse at (239) 898-6072 and judge for yourself.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they have been working the Naples and Bonita Springs luxury market for two decades. Bay Colony is the kind of address where the difference between a good agent and the right agent is measured in hundreds of thousands of dollars, and the case for us is the page you have just read.

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

★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Verified Google review

McGreevy and Comisar are top-reviewed Naples area REALTORS®. Read every review on our Google Business Profile, or read more about Jesse and Marc.

Contact us directly:

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

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

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

Selling a Bay Colony residence? Start with a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Buying in Bay Colony? See how we represent buyers in Southwest Florida, or get in touch with our team.

More Naples market context lives on our Naples area page and our Pelican Bay community page.

Frequently Asked Questions, Buyer Edition

Where is Bay Colony in Naples, Florida?

Bay Colony is a gated enclave inside Pelican Bay on the Gulf of Mexico in Naples, Florida, ZIP 34108, occupying approximately 200 acres at the Gulf end of the Pelican Bay master community. A second parcel, The Estates at Bay Colony Golf Club, sits approximately 1.7 miles east inside Pelican Marsh.

Is Bay Colony part of Pelican Bay?

Yes. Bay Colony is a sub layer of Pelican Bay, not a peer community. Bay Colony owners are mandatory members of the Pelican Bay Foundation, and Bay Colony tracts sit inside the Pelican Bay PUD. The MLS models it the same way: Bay Colony listings file under Development PELICAN BAY with the building in the Sub/Condo Name field.

How many homes are in Bay Colony?

Beachfront Bay Colony holds approximately 868 on site residences: 711 condominium residences across eleven associations and approximately 157 single family and villa homes across four neighborhoods. The Estates at Bay Colony Golf Club adds 75 estates.

How many condominium buildings are in Bay Colony?

Eleven. Six are Gulf front (Remington, Windsor, Biltmore, Brighton, Carlysle, Contessa) and five are preserve and bay view (Marquesa, Toscana, Salerno, Mansion La Palma, Trieste). A count of ten circulates and is wrong.

What is the median home price in Bay Colony?

The median sold price over the trailing 12 months was $4,500,000 across 44 closings, with a range from $1,825,000 to $21,000,000. Source: Southwest Florida MLS Matrix, closings 09/30/2025 through 09/30/2026, pulled 2026-09-30.

What is the price per square foot in Bay Colony?

The median was $1,313.21 per square foot and the aggregate was $1,356.11 over the trailing 12 months. The two figures sitting only about $43 apart tells you the Bay Colony sample is unusually consistent on a per foot basis.

How long does it take to sell a home in Bay Colony?

The community median was 106 days over the trailing 12 months, computed over the 43 closings that recorded a days on market out of 44 total, but the spread inside the gate is enormous: Salerno closed at a 38 day median while Bay Colony Shores closed at 407. The building or neighborhood matters far more than the community average.

Why do some Bay Colony homes sit on the market for years?

Almost always price, and almost always in Bay Colony Shores. The single family estates there are bespoke products with very few qualified buyers in any year, and the market responds to an aspirational price by waiting rather than by countering. Two Shores houses closed in the trailing 12 months after more than 1,150 days each.

Is Bay Colony a good investment?

That depends entirely on your holding period and which product you buy. The tower market transacts reasonably quickly and the single family market does not. The honest risk factors are the 91.04% average sale-to-list ratio, an unpublished building assessment layer, and a 25 year coastal milestone obligation on all eleven buildings. Everything else about the address is extremely strong.

Does Bay Colony have its own beach club?

Yes. The Bay Colony Beach Club is a private Gulf front club open to Bay Colony owners only, with a Main Dining Room, a Beach Club Bar, a Sunset Terrace, a Chickee Bar and attended beach and pool service including towels, chaises and umbrellas.

Is Bay Colony Beach Club membership mandatory?

Yes. Membership runs with ownership rather than being optional, which is confirmed in a member association’s own Florida Statute 718.503 statutory buyer disclosure.

How much does the Bay Colony Beach Club cost?

The buy in and the annual user fee are not published anywhere, by the association or by any public source, and this page does not estimate them. Request them in writing from the Bay Colony Community Association at 8700 Bay Colony Drive, (239) 591-2202, or obtain them in the master estoppel certificate.

Do Estates residents have Bay Colony Beach Club privileges?

Yes, automatically. Owners at The Estates at Bay Colony Golf Club hold automatic Bay Colony Beach Club membership. A claim that they do not is one of the most persistent errors published about this community.

Was the Bay Colony Beach Club renovated?

Yes. The renovation is real and its entitlement record is Collier County Site Development Plan Amendment PL20160002189. The specific completion year that circulates online traces only to agent blogs and is not sourced, so this page does not print a year.

How much private beach does Bay Colony have?

No survey, plat or government measurement of Bay Colony’s beach frontage exists in the public record. The “two miles” figure in circulation is club marketing copy, and this page prints no frontage length rather than repeat it.

Does Bay Colony include golf?

No, not for the beachfront parcel. Beachfront Bay Colony owners may apply for membership at Bay Colony Golf Club. Membership is neither automatic nor included. The Estates at Bay Colony Golf Club parcel is the golf neighborhood.

Is Bay Colony Golf Club invitation only?

No. It is private and capped at a maximum of 300 equity Golf Members, and it actively sells memberships with a published direct dial for membership sales and no residency requirement.

Who designed the Bay Colony Golf Club course?

Robert von Hagge. The club opened in 1996, was turned over from WCI to member ownership in 2001, plays to par 72 and is a past host of the Senior PGA Classic.

What does a Bay Colony Golf Club membership cost?

The current schedule is behind a member login and is not public. The club’s own 2022-2023 Membership Portfolio listed Equity Golf at $300,000 with 25% refundable equity, dues of $22,200, a capital charge of $3,750 and a food minimum of $1,900, with Social Awaiting Golf at $75,000 and Non Equity Social at $30,000. Those are 2022-2023 figures.

Does Bay Colony have tennis?

Yes. The Bay Colony Tennis Club has six hydro-clay courts with subsurface irrigation, professional instruction, a full service pro shop, round robins and team competition. Pelican Bay Foundation membership additionally provides access to 18 Har-Tru courts.

Does Bay Colony have pickleball?

No Bay Colony association publishes pickleball courts inside the Bay Colony gates. Pelican Bay’s Community Park opened 20 pickleball courts in December 2025, a short distance away and available to Foundation members.

Does Bay Colony have a marina?

No. Bay Colony has no marina, no boat slips and no dry storage, and neither does Pelican Bay. A boat owner needs a slip elsewhere.

What is the Pelican Bay Foundation and do I have to join?

The Pelican Bay Foundation is the community association for Pelican Bay, and membership is mandatory for Bay Colony owners. Articles 5 and 6 of the recorded Declaration, covering membership and assessments, contain no Bay Colony carve out.

What does the Pelican Bay Foundation assessment cost?

The 2025 annual assessment was $2,675 per unit. Separately, the Foundation’s FY2026 adopted budget spreads $15,054,335 across 7,227 assessable units, which works out at $2,083 per unit. Those two figures are not the same quantity and the lower one is not a reduction: the first is the assessment actually billed, the second is total budgeted revenue divided by every assessable unit. A separate Bulk Media Agreement runs $828 per year.

What is the Pelican Bay resale capital assessment?

A one time charge payable on resale. It is $10,000, rising to $15,000 effective October 1, 2026, and then escalating 3.5% automatically each October 1 from 2027. The trigger is the date the deed is recorded in Collier County, not the contract date.

Does Bay Colony have a transfer fee?

Two. The Bay Colony Community Association levies its own transfer fee on top of the Pelican Bay Foundation’s resale capital assessment. The Bay Colony Community Association’s current amount and who customarily pays it are not published; obtain both in the master estoppel.

What is the Bay Colony master association assessment?

The master association does not publish it. Two member associations disclosed it in their own statutory buyer documents: $7,650 per year for FY2024 and $8,510 per year for 2025. No 2026 figure exists anywhere, and neither of those should be treated as current.

What are the condominium fees in Bay Colony?

Not one of the eleven Bay Colony condominium associations publishes its assessment. This is the largest and most variable layer of the fee stack and it is invisible from outside the association. Obtain it via an estoppel certificate under Florida Statute 718.116(8), which is a statutory right.

What is the Pelican Bay Services Division and why is it on my tax bill twice?

It is a Collier County Municipal Services Taxing and Benefit Unit, an arm of county government rather than an association, funding street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement and landscaping. It appears on the Collier tax bill twice, as an ad valorem MSTBU millage line and as a non ad valorem assessment line of $1,550.00 per equivalent residential unit for FY2026.

Can I rent out my Bay Colony condominium?

That depends on your building, and only on your building. The Pelican Bay Declaration’s leasing article sits inside Article 3, which does not apply to Bay Colony, so the Pelican Bay two leases per calendar year cap is not a Bay Colony rule. Your building’s own recorded declaration controls. As a worked example, the Remington’s published 2024 statutory disclosure states one lease per calendar year with a 90 day minimum and board approval.

Does the Pelican Bay two leases per year rule apply to Bay Colony?

No. Section 3.02(d) of the recorded Second Amended and Restated Declaration states “The provisions of this Article 3 shall not apply to Bay Colony,” and the leasing provision at Section 3.26 sits inside Article 3. The only later amendment confirms Sections 3.01 through 3.25 remain unchanged, so the carve out is current.

Can I do short term rentals in Bay Colony?

Assume not, and verify with your building. The Pelican Bay Declaration’s short term rental language sits inside the Article 3 that does not reach Bay Colony, but every Bay Colony condominium declaration carries its own minimum lease term, and the one published example is a 90 day minimum with board approval. Buildings in this price tier are generally restrictive. Get the actual declaration.

What are the pet rules in Bay Colony?

Building level, not community level. The Pelican Bay Declaration’s pet rule sits inside Article 3 and does not reach Bay Colony. The Remington’s published statutory disclosure allows one dog or two cats under 15 inches at the shoulder. Other buildings differ and none publishes its rule.

Is there an age restriction in Bay Colony?

No source addresses this question, in the research corpus or on the public web, so this page states no answer in either direction. Ask the Bay Colony Community Association at (239) 591-2202 and obtain the governing documents.

Who approves renovations in Bay Colony?

Your building association first, and the Bay Colony Community Association’s own architectural review layer second. The Pelican Bay Foundation’s Design Review Committee process sits inside Article 3 and does not reach Bay Colony, but the Foundation’s major project process does require evidence of neighborhood association conceptual approval, which is how the second layer becomes visible from outside.

What schools serve Bay Colony?

For beachfront Bay Colony in school year 2026-2027: Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, an exact single match from the Collier County Public Schools address to zone service for 8700 Bay Colony Drive.

Is Bay Colony zoned for Pelican Marsh Elementary?

Beachfront Bay Colony is not. Pelican Marsh Elementary is the assignment for 1205 Pelican Marsh Blvd, which is The Estates at Bay Colony Golf Club. The community name spans two attendance zones because it spans two parcels.

What private schools are near Bay Colony?

Community School of Naples and Seacrest Country Day School are both in the immediate area and publish their own admissions and tuition information.

What hospital serves Bay Colony?

NCH North Naples Hospital is minutes away, and Physicians Regional Pine Ridge is the second full service option nearby. Concierge medicine programmes operate in Naples through NCH and through Northwestern Medicine.

What flood zone is Bay Colony in?

More than one. Three of the eleven condominium buildings sit in FEMA Zone X and eight sit in Zone AE, with a VE velocity band running 74 to 203 feet seaward of the beachfront towers. Trieste is the most inland at roughly 1,555 feet from the nearest VE zone. Obtain a flood determination and an elevation certificate for the specific residence.

Do I need flood insurance in Bay Colony?

If your building is in Zone AE and you are financing with a federally backed mortgage, yes. If it is in Zone X, it is not federally mandated, though it may still be prudent. Zone assignment varies building by building here, which is exactly why the community level answer is useless.

How much is insurance in Bay Colony?

There is no honest published figure, and this page does not print one. A Gulf front condominium owner’s exposure is split between the association master policy, which is inside the assessment, and the owner’s HO-6. No Bay Colony association publishes its master policy structure, carrier or named storm deductible. Citizens Property Insurance county averages are residual market personal lines data and are not a market average, so they are not a substitute.

Were Bay Colony buildings damaged by Hurricane Ian?

Water levels here during Ian in September 2022 were approximately a Base Flood event according to NOAA National Hurricane Center reporting. Per building damage assessments, repair scopes, repair costs and special assessments are not in the public record for any of the eleven associations, so this page reports none. Read the association’s board minutes for the last two years.

Are Bay Colony buildings subject to Florida milestone inspections?

Yes, all eleven, and all on the 25 year coastal cycle rather than the 30 year default, because every one sits inside Collier County’s verified three mile saltwater buffer. Collier County has an open milestone file on each of the eleven.

Which Bay Colony associations publish a reserve study?

Two. The Remington published its Structural Integrity Reserve Study as of 11/30/2023 (SOCOTEC VS230274.1), and Toscana published its 2025 study (SOCOTEC VS233706). The other nine sit behind owner logins.

What is a SIRS and why does it matter in Bay Colony?

A Structural Integrity Reserve Study, required under Florida Statute 718.112(2)(g), identifies structural components and the reserves an association must fund for them. It has been the primary driver of rising Florida condominium assessments since 2022 and is the most important document a Bay Colony condominium buyer can read.

Has Bay Colony had special assessments?

No amount, year or purpose is sourced in the public record for any of the eleven associations, so this page states none. Obtain the estoppel plus two years of board minutes for the specific building.

Is Bay Colony a PUD?

No. The Collier County PUD feature service returns zero records for any PUD whose name or alternate name contains COLONY. Bay Colony is a set of tracts inside the Pelican Bay PUD, county ID 193, petition R-76-31, DRI-77-1, ordinance 04-59. There is no Bay Colony PUD ordinance.

Who developed Bay Colony?

Westinghouse Communities of Naples, Florida document 399853, filed 04/24/1972, which became WCI Communities and was acquired by Lennar in February 2017 for $643 million. The community has been fully built out since 2002 and has no active developer.

When was Bay Colony built?

Between 1991 and 2002. Contessa recorded its declaration in 1991 as the first building on the Bay Colony beach; Trieste recorded in 2002 as the newest and largest. The Bay Colony Community Association was incorporated on 05/23/1988.

Which is the newest building in Bay Colony?

Trieste, recorded 06/12/2002. It is also the largest at 105 residences and the most inland of the eleven.

Which is the tallest building in Bay Colony?

The Remington, at 24 storeys, confirmed by the building’s own Structural Integrity Reserve Study.

Which Bay Colony building has the largest residences?

The Windsor, with roughly 6,900 square foot standard residences and roughly 10,110 square foot penthouses across only 31 units in 21 storeys, each with a private elevator opening directly into the residence.

Which Bay Colony buildings are directly on the Gulf?

Six of the eleven condominium buildings: Remington, Windsor, Biltmore, Brighton, Carlysle and Contessa. Plus the twelve homes of The Strand at Bay Colony, which are the only homes in all of Pelican Bay directly on the Gulf.

Is Trieste beachfront?

No. Trieste is preserve and bay view, and it is the most inland of the eleven buildings, roughly 1,555 feet from the nearest VE flood zone.

What is The Strand at Bay Colony?

Twelve custom beachfront homes at 7401 to 7629 Bay Colony Drive, behind a third electronic gate inside the already gated Bay Colony, with the Gulf to the west and 570 acres of permanent mangrove conservation to the east. The Strand carried the year’s top sale at $21,000,000.

What is Bay Colony Shores?

The community’s principal single family enclave: 75 platted home sites, 65 addressed today after lot combinations, built around man made lakes on third acre to half acre lots along Colony Drive, Tilden Lane, Tory Lane, Cromwell Court and Sedgwick Court. It posted a $7,950,000 median and a 407 day median days on market over the trailing 12 months.

What is Vizcaya at Bay Colony?

Fifty eight maintenance included custom single family lakefront homes on Vizcaya Way, Via Vecchia and Point Salerno. It was the first Bay Colony neighborhood to pair a fully custom home with full exterior maintenance, which makes it the community’s lock and leave estate product.

What is Villa La Palma at Bay Colony?

Twenty two villa style attached and detached homes on La Palma Lane, one and two storey, roughly 3,600 to 4,600 plus square feet.

What is the difference between Mansion La Palma and Villa La Palma?

Mansion La Palma is a 26 residence, seven storey mid rise condominium at 8720 Bay Colony Drive. Villa La Palma is 22 villa style homes on La Palma Lane. They are legally separate and are frequently conflated because they share the La Palma name.

Which Bay Colony buildings have a Ritz-Carlton connection?

Both the Remington and Mansion La Palma have a private entrance into the adjacent Ritz-Carlton. The Remington’s is the one that carries concierge and room service privileges, which is the defensible distinction between them.

Which Bay Colony tower has its own tennis court?

Contessa, which is the only tower in Bay Colony with a private Har-Tru court of its own.

What is the fastest moving building in Bay Colony?

Salerno, at a 38 day median days on market over the trailing 12 months across five closings, at a $2,900,000 median.

Which Bay Colony buildings sold the most in the last year?

Contessa, at eight closings and a $2,887,500 median. Biltmore and Bay Colony Shores followed at six closings each, at medians of $5,050,000 and $7,950,000.

How much inventory is for sale in Bay Colony?

Thirteen active listings at a $5,950,000 median list price and a 121 day median days on market, which is roughly 3.5 months of supply against the trailing 12 month closing rate.

Why is the active median list higher than the sold median in Bay Colony?

Because they describe different populations. The active set skews toward the larger Bay Colony Shores houses and unsold high floors, which are the slowest moving product here. The gap is a mix effect, not evidence of a rising or falling market.

Is there new construction in Bay Colony?

No. The community was built out by 2002. Every Bay Colony transaction is a resale, and this page publishes no new construction figures because none exist.

What is the difference between Bay Colony and The Estates at Bay Colony Golf Club?

They are two parcels of one master community. Beachfront Bay Colony is inside Pelican Bay on the Gulf; The Estates is inside Pelican Marsh, about 1.7 miles east gate to gate. They share the Bay Colony Community Association, the Beach Club, the Tennis Club and ZIP 34108. They differ on parent PUD, gates, second amenity layer, elementary school zone and neighborhood corporation.

Is The Estates at Bay Colony Golf Club in a different ZIP code?

Both parcels are ZIP 34108. A claim that The Estates sits in 34109 confuses the postal ZIP of the addresses with the mailing address of the Estates association.

How far apart are the two Bay Colony parcels?

About 1.7 miles east, gate to gate. A commonly published figure of three miles overstates it.

How many homes are in The Estates at Bay Colony Golf Club?

Seventy five single family estates on 280 acres, entered at 1205 Pelican Marsh Blvd.

What sold in The Estates at Bay Colony Golf Club last year?

Two sales: 9655 Mashie Court at $8,450,000 in 29 days, closed 06/30/2026, and 1124 Dormie Drive at $6,750,000 in 142 days, closed 03/09/2026. With only two sales, no median is printed.

Does Bay Colony have a tram?

Bay Colony owners are Pelican Bay Foundation members, and the Foundation operates the tram system that runs from the parking areas through the mangroves to the beachfront facilities. The Foundation describes it as continuous day long service; exact hours and the off season schedule are published only in the member portal.

What restaurants are in Pelican Bay?

Marker 36 and Sandbar on the beach, plus The Nest. There is no restaurant called Sandpiper in Pelican Bay, despite a claim in circulation.

Can my guests use the Pelican Bay beach?

Within the Foundation’s rules. Members may bring up to six accompanied guests, and Unaccompanied Guest Cards are specifically not available to residents of Collier and Lee counties. Guest card fee amounts are board set and are not printed in the rules document.

Are e-bikes allowed in Pelican Bay?

Not on the berm or the boardwalks. The Pelican Bay Foundation Rules and Regulations, amended 12/12/2024, prohibit them there.

Can I fly a drone over Bay Colony?

The Pelican Bay Foundation maintains a drone policy governing unmanned aircraft over Foundation property. For listing photography this is a real constraint and it is one we handle directly rather than leaving to a videographer to discover on the day.

How many gates does Bay Colony have?

Two gatehouses, plus a third interior electronic gate serving The Strand at Bay Colony.

What are the gatehouse hours in Bay Colony?

Not published by any association, and this page does not state them. Gate hours, guest and vendor procedure, valet, package receiving and trash handling all vary by association and none publishes them. Ask the specific building.

Does Bay Colony have EV charging?

No association publishes electric vehicle charging provision inside Bay Colony, so this page states nothing about it. It varies by building and is a question to put to the specific association.

What is being built near Bay Colony?

Clam Bay and Clam Pass management continues under the Pelican Bay Services Division, Collier County runs periodic beach renourishment, a contested water park proposal is working through review at the adjacent Naples Grande resort, Waterside Shops has a reported major redevelopment, and the Vanderbilt Beach Road extension opened its first phase in June 2026 with widening construction starting July 2026.

Is Clam Bay part of Bay Colony?

No. Clam Bay is the 570 acre mangrove and estuary system that Pelican Bay was built around. It is managed by Collier County on the advice of the Pelican Bay Services Division, and it is what gives Bay Colony its conservation buffer to the east.

Is Bay Colony gated?

Yes, and twice over. The Bay Colony gate sits inside the broader Pelican Bay community, and The Strand at Bay Colony sits behind a third gate again.

Is Bay Colony a good place for a second home?

It is one of the strongest second home addresses in Naples, for three specific reasons: the Beach Club membership is mandatory rather than waitlisted, Vizcaya offers a genuine maintenance included custom home for lock and leave ownership, and the community has no developer phase to sell through. The counterweights are the insurance unknown and, in the single family enclaves, a slow exit.

What should I ask for before buying in Bay Colony?

Five documents, and we order all five: the building’s recorded declaration, the association’s Florida Statute 718.503 disclosure package including insurance, an estoppel from the building association and a second from the Bay Colony Community Association, the building’s Structural Integrity Reserve Study and milestone status, and two years of board minutes.

Who is the best realtor for Bay Colony?

McGreevy and Comisar of Domain Realty Group. Top 1% Nationally since 2008, the #1 team in Southwest Florida since 2012, over $2.5 billion in team sales and over $900 million in personal sales. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.

Frequently Asked Questions, Seller Edition

Who is the best listing agent for Bay Colony?

McGreevy and Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012 and Top 1% nationally since 2008, with over $2.5 billion in team sales and over $900 million in personal sales. Call Jesse McGreevy direct at (239) 898-6072.

What is my Bay Colony home worth?

It depends on your building far more than on the community. Trailing 12 month medians ranged from $2,887,500 at Contessa to $7,950,000 in Bay Colony Shores. Get a free, building specific valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.

How much does it cost to sell a luxury home in Bay Colony?

Commission is negotiable and we quote it directly. The costs that surprise Bay Colony sellers are the two transfer fee layers, the Bay Colony Community Association’s and the Pelican Bay Foundation’s resale capital assessment, plus estoppel timing. All of it goes in the net sheet before you list.

How long will my Bay Colony home take to sell?

The community median is 106 days, but the honest range inside the gate is 38 days at Salerno to 407 days in Bay Colony Shores. We give you a building specific expectation before you sign a listing agreement.

What is the current market for Bay Colony sellers?

Thirteen active listings against 44 trailing 12 month closings is roughly 3.5 months of supply. The active median list of $5,950,000 sits well above the $4,500,000 sold median, and the 91.04% average sale-to-list ratio says the market is negotiating those asks back.

What is the average sale-to-list ratio in Bay Colony?

91.04% over the trailing 12 months, measured against the current list price as displayed in the MLS grid. Measured against original list it would be lower, because slow Bay Colony listings are typically reduced along the way.

What was the highest priced sale in Bay Colony last year?

$21,000,000, at 7613 Bay Colony Drive in The Strand, closed 08/17/2026. It was recorded as a sold data entry transaction with no days on market, which means it did not sell through a marketed MLS listing campaign.

What was the fastest sale in Bay Colony last year?

A $3,750,000 residence at Salerno, 8930 Bay Colony Drive unit 1404, which recorded 0 days on market, a same day contract, and closed 06/05/2026. The fastest notable sale was a $9,865,000 penthouse at Brighton, 8231 Bay Colony Drive unit PH-2201, under contract in 17 days and closed 11/21/2025.

How do you market a Bay Colony home to qualified luxury buyers?

Cinematic video and drone, professional architectural photography, a qualified buyer database built over two decades in this market, targeted digital distribution, and direct outreach to the specific agents who transact in Bay Colony. In an 868 residence community, reach matters less than precision.

Can we list off market in Bay Colony?

Yes, and we will tell you honestly when it costs you money. Off market protects privacy and can protect price in a thin market. It also forfeits the competing bid that sets a record. We model both outcomes before you choose.

Should I sell my Bay Colony condo before the October 2026 fee increase?

The Pelican Bay Foundation resale capital assessment rises from $10,000 to $15,000 on October 1, 2026, and the trigger is the date the deed is recorded. That is a buyer side or negotiated cost rather than automatically yours, but it is a real $5,000 swing in the transaction and it belongs in the timing conversation.

Who pays the transfer fees in a Bay Colony sale?

The Pelican Bay Foundation resale capital assessment has a defined trigger. Who bears the Bay Colony Community Association’s own transfer fee is unrecorded local custom rather than a published rule, which makes it a negotiable term. We put it in the contract explicitly rather than assuming.

Do I need an estoppel to sell in Bay Colony?

Yes, and you need two: one from your building association and one from the Bay Colony Community Association. Ordering both at the start of the inspection period rather than the end is the single cheapest thing a Bay Colony seller can do to protect a closing date.

What documents do I need to sell a Bay Colony condominium?

Your recorded declaration, bylaws and rules, the Florida Statute 718.503 disclosure package, the association’s insurance summary, your building’s Structural Integrity Reserve Study and milestone status, recent board minutes, and both estoppels. We assemble the package.

Will my building’s reserve study hurt my sale?

It can if it is a surprise, and it rarely does if it is disclosed early. Buyers in this price tier expect Florida reserve funding to be a real number. The damage comes from a buyer discovering it in week three of an inspection period, not from the study itself.

How do milestone inspections affect selling in Bay Colony?

All eleven condominium buildings are on the 25 year coastal cycle and Collier County has an open milestone file on each. A buyer will ask. Having the milestone status and the reserve position ready on day one takes the question off the table instead of letting it become a renegotiation.

Does the Article 3 carve out help or hurt my sale?

It helps, and it is under used. Bay Colony is carved out of the Pelican Bay use restrictions article by name in the recorded Declaration, which gives an owner more latitude than a Pelican Bay owner outside the gate has. Most listings never mention it because most agents do not know it.

Should I price my Bay Colony Shores home at the community median?

No. Bay Colony Shores closed at a $7,950,000 median, well above the $4,500,000 community figure, on a 407 day median days on market. The Shores is its own market and pricing it off the community number produces either a long sit or a giveaway.

Why did my Bay Colony listing not sell?

In this community the answer is almost always price, and the data supports that rather than flattering it. A 91.04% average sale-to-list ratio and two Shores closings above 1,150 days say the market does not counter an aspirational price, it waits.

Should I renovate before selling in Bay Colony?

Sometimes, and rarely comprehensively. In the towers, a dated kitchen and bath package is the most common price drag and the most reliable return. In Bay Colony Shores, buyers at $8,000,000 plus frequently intend their own programme, so a full renovation risks spending money the buyer will undo.

How do you price a Bay Colony residence?

Against the building first, then floor, exposure and finish level, then the active set. The by building medians and days on market in the market section of this page are the starting grid. A Bay Colony valuation that begins at the community level is not a valuation.

Do you handle club membership transfer in the sale negotiation?

Yes. Bay Colony Beach Club membership runs with ownership, and Bay Colony Golf Club membership is a separate application with its own economics and its own refundability terms. Both go in the contract conversation, not into a surprise at closing.

What is the best time of year to list in Bay Colony?

Season, broadly January through April, brings the buyers physically to Naples, and in a community where the product is the beach and the club, being seen in person matters more than usual. That said, with a 106 day community median and a 407 day Shores median, listing timing is a smaller lever here than pricing is.

Can you sell my Bay Colony home discreetly?

Yes. Discretion and off market capability are standard for our luxury listings, including private buyer outreach without public marketing. Call Jesse at (239) 898-6072 for a confidential conversation.

What is my Bay Colony condo worth per square foot?

The community median was $1,313.21 and the aggregate $1,356.11 over the trailing 12 months. Those two sitting close together means per foot pricing is unusually legible here, but your building, floor and exposure still move it materially.

Is now a good time to sell in Bay Colony?

Roughly 3.5 months of supply is a balanced to seller favourable market. The caution is the mix: 13 actives at a 121 day median days on market says the current inventory is not moving quickly, and most of it is the slower single family and high floor product.

How much competition will my Bay Colony listing have?

Only 13 residences are currently active across the entire community, so direct competition is thin. The relevant number is competition within your own building, and in most of the eleven that is zero to three listings at any time.

What should I expect for days on market in my building?

Trailing 12 month medians, printed only where at least three sales closed: Salerno 38, Remington 42, Brighton 43, Toscana 132, Contessa 133.5, Carlysle 171, Biltmore 258, Bay Colony Shores 407. Vizcaya, Villa La Palma, Mansion La Palma, Trieste and The Strand each closed fewer than three, so no median exists for them, and Windsor and Marquesa closed none at all. For those buildings we price against the active set and the prior years rather than against a number a single sale produced.

Do Bay Colony buyers finance or pay cash?

Both, and the financing path is worth knowing about because Fannie Mae project eligibility per building is visible only to lenders through Condo Project Manager. If your building has an eligibility issue, it narrows your buyer pool to cash, and you want to know that before you list rather than during a contract.

Will a slow Bay Colony market hurt my price or just my timeline?

Both, and the split depends on product. The towers are largely a timeline market: priced right, they move. The single family enclaves are a price market: the 91.04% sale-to-list ratio plus a 407 day median says a Shores seller usually pays for an ambitious launch in both time and money.

What makes McGreevy and Comisar different for a Bay Colony seller?

Three things on this page that most listings do not have behind them: building level pricing rather than community level, both estoppels ordered on day one, and the specific building’s recorded declaration read rather than a community summary repeated. Plus the record: #1 team in Southwest Florida since 2012, and over $2.5 billion sold with our Domain Realty Group team.

How do I get started selling my Bay Colony home?

Get a free valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse McGreevy direct at (239) 898-6072, text or call. Confidential conversations welcome. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.

Sources and Authoritative References

Every source below was re-verified as reachable on 2026-09-16. Market figures come from the Southwest Florida MLS Matrix, a member login system, cited as plain text rather than linked: Southwest Florida MLS Matrix, closings 09/30/2025 through 09/30/2026, pulled 2026-09-30.

Bay Colony Community Association, Inc. (the master association)

1. Bay Colony Community Association
2. Bay Colony Beach Club
3. Bay Colony Tennis Club
4. Bay Colony condominium roster
5. Bay Colony neighborhoods roster
6. Bay Colony Shores
7. The Strand at Bay Colony
8. Vizcaya at Bay Colony
9. Villa La Palma at Bay Colony
10. The Estates at Bay Colony, master association page
11. Bay Colony golf club page
12. Bay Colony lifestyle
13. Contessa at Bay Colony
14. The Carlysle at Bay Colony
15. Brighton at Bay Colony
16. The Marquesa at Bay Colony
17. The Remington at Bay Colony
18. Mansion La Palma at Bay Colony
19. The Biltmore at Bay Colony
20. The Windsor at Bay Colony
21. Toscana at Bay Colony
22. Salerno at Bay Colony
23. Trieste at Bay Colony

Member association primary documents

24. Remington at Bay Colony, Structural Integrity Reserve Study, SOCOTEC VS230274.1, as of 11/30/2023
25. Remington at Bay Colony, Florida Statute 718.503 buyer questions and answers, 2024
26. Remington at Bay Colony, amenities
27. Toscana at Bay Colony, association documents
28. Toscana at Bay Colony, association documents, second file
29. Toscana at Bay Colony
30. Contessa Condominium Association, public condominium documents
31. Contessa recorded Declaration of Condominium
32. Contessa association document, second file
33. Trieste at Bay Colony Condominium Association, residences
34. Trieste at Bay Colony, amenities
35. Trieste at Bay Colony, our story

Pelican Bay Foundation, Inc.

36. Pelican Bay Foundation
37. Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay, instrument 4281813, OR 4442 PG 3381, recorded 04/09/2009
38. Certificate of Amendment to Section 3.26, instrument 5717831, OR 5634 PG 1101, recorded 05/28/2019
39. Pelican Bay Foundation Rules and Regulations, amended 12/12/2024
40. Pelican Bay Foundation Amended and Restated Bylaws, adopted 10/27/2025
41. Pelican Bay Foundation estoppel certificate, 2025-2026
42. Pelican Bay Foundation lease application packet, 2026
43. Pelican Bay Foundation, our beaches
44. Pelican Bay Foundation, tram service
45. Pelican Bay Foundation, dining
46. Marker 36
47. Sandbar
48. The Nest
49. Pelican Bay Foundation, racquets program
50. Pelican Bay Foundation, fitness center
51. Pelican Bay Foundation, community center
52. Pelican Bay Foundation, exclusive amenities
53. Pelican Bay Foundation, where it all started

Bay Colony Golf Club and The Estates

54. Bay Colony Golf Club
55. Bay Colony Golf Club, membership opportunities
56. Bay Colony Golf Club, golf
57. Bay Colony Golf Club, our story
58. Bay Colony Golf Club, our community
59. Bay Colony Golf Club, our clubhouse
60. The Estates at Bay Colony Golf Club Neighborhood Association, theestatesatbaycolonygolfclub.com. The association’s own site serves only over an insecure connection; its secure address returns a server error. It is cited here as plain text rather than linked, on the same basis as the MLS above, because the source is authoritative and the link is not one we will send a reader to.

Collier County government

61. Pelican Bay Services Division, including the FY2026 assessment table
62. Collier County milestone inspections
63. Collier County milestone buildings by year
64. Collier County milestone ordinance 2023-41
65. Collier County PUD master list and maps
66. Collier County PUD master list, 06/11/26
67. Collier County planned unit developments feature service
68. Collier County flood map application
69. Collier County floodplain management
70. Collier County analysis of substantial improvement or repair of substantial damage
71. Collier County 2026 flood protection newsletter
72. Collier County 2025 flood protection newsletter
73. Collier County FY26 final budget public hearing
74. Collier County beach renourishment project update, December 2025
75. Collier County Clam Bay Committee, February 2026
76. Vanderbilt Beach Road extension, phase one opening
77. Vanderbilt Beach Road widening, construction starting July 2026
78. Collier County Transportation Engineering
79. 2025 Clam Bay monitoring final report
80. Collier County solid waste, residential collections services
81. Collier County short term vacation rental registration
82. Collier County Land Development Code
83. Collier County parcels feature service
84. Collier County site address points feature service
85. Collier County milestone map feature service
86. Collier County PUD feature service
87. Collier County CityView projects feature service
88. Collier County Growth Management dashboard
89. Collier County Board agenda portal

Collier County Clerk of the Circuit Court and Comptroller

90. Collier County Clerk, official records
91. Collier County Clerk, COR Access official records search

Collier County Public Schools

92. Collier County Public Schools attendance boundaries
93. Collier County Public Schools address to zone lookup
94. Sea Gate Elementary School
95. Barron Collier High School
96. Pelican Marsh Elementary School
97. Collier County Public Schools, school and district grades

Federal and state records

98. Florida Department of Business and Professional Regulation, condominium public records
99. Florida DBPR, condominium and cooperative SIRS reporting
100. Florida DBPR, building report
101. Florida DBPR condominium milestone inspections portal
102. Florida Division of Corporations, Sunbiz entity search
103. Florida Statute 553.899, milestone inspections
104. Florida Statute 718.111, condominium association insurance
105. Florida Statute 718.112, bylaws and structural integrity reserve studies
106. Florida Statute 718.116, assessments and estoppel certificates
107. Florida Statute 718.503, developer and non developer disclosure
108. Florida Statute 627.714, condominium unit owner policies
109. Florida Statute 197.3632, uniform method for non ad valorem assessments
110. Florida Legislature, Florida Statutes
111. FEMA National Flood Hazard Layer, flood hazard zones query service
112. FEMA National Flood Hazard Layer, base flood elevations query service
113. USGS 3DEP elevation point query service
114. NOAA National Hurricane Center, tropical cyclone report, Hurricane Ian
115. NOAA National Hurricane Center, tropical cyclone report, Hurricane Helene
116. NOAA National Hurricane Center, tropical cyclone report, Hurricane Milton
117. NOAA National Hurricane Center, tropical cyclone report, Hurricane Irma
118. Florida DEP, coastal construction control line program
119. Florida DEP, coastal construction control line permits open data
120. Florida DEP, coastal environmental permit map service
121. WCI Communities FY2001 Form 10-K, SEC EDGAR, CIK 0001137778
122. SEC EDGAR, WCI Communities filing index
123. Lennar announces acquisition of WCI Communities, 02/10/2017
124. Fannie Mae Selling Guide, ineligible projects
125. Citizens Property Insurance, who we are
126. Citizens Property Insurance, 2026 approved rate changes by county
127. Citizens Property Insurance, wind mitigation inspections
128. Florida Office of Insurance Regulation, property and casualty report

Local and regional

129. Naples Area Board of REALTORS, Collier subdivision codes
130. Gulfshore Business, Waterside Shops plans major redevelopment
131. Gulfshore Business, Naples Grande water park opponents face new procedural hurdle
132. Gulfshore Business, Naples residents argue against proposed Grande water park
133. Gulfshore Business, Collier drops Clam Bay advisory plan, seeks collaborative workshop
134. Gulfshore Business, Vanderbilt Beach Road extension to open June 12
135. SWFL Roads, Naples projects
136. NCH North Naples Hospital and system locations
137. NCH concierge medicine physicians
138. Physicians Regional, hospitals
139. Physicians Regional Pine Ridge
140. Northwestern Medicine, concierge medicine Naples
141. Seacrest Country Day School, tuition
142. Publix at Marketplace at Pelican Bay
143. University of Florida Special and Area Studies Collections

Downloadable Documents

Every row links to the document’s official primary source rather than to a copy. Recording references are given where the instrument is a recorded public record.

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty · Jesse McGreevy (239) 898-6072 · [email protected] · Marc Comisar (239) 287-5873 · Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134