Pelican Bay - Bay Villas

Bay Villas is a villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is 70 fee-simple villa lots on Bay Villas Lane, 500 to 599 Bay Villas Lane, Naples, FL 34108, built between 1981 and 1983 beside a small lake and governed by Bay Villas Association, Inc., a Florida not-for-profit corporation formed in 1981. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

This page goes deeper on Bay Villas than any other source we know of. It is built from the recorded 1981 Declaration and every amendment filed against it, the 1997 restatement, the 2010 bylaw amendment, the 2011 attorney’s affidavit and Marketable Record Title Act notices, the 2022 Second Amended and Restated Declaration, Articles and Bylaws, the Pelican Bay Foundation’s FY2027 budget package, estoppel form, bylaws, rules and declaration, FEMA’s flood map queried at six points along the lane on October 7, 2026, Collier County’s official interpretation of March 20, 2026 on the neighboring Naples Grande Beach Resort, Florida’s statutes as they read in 2026, the Collier County Property Appraiser’s 2026 roll and recorded-sales file through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

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

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

Why McGreevy and Comisar Are the Best Realtor for Bay Villas

McGreevy and Comisar are the best realtor for Bay Villas because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Bay Villas market read built on every recorded sale since 1982 and the association’s recorded documents.

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

That matters at Bay Villas for a specific reason. The county’s roll labels all 70 parcels as condominium, yet the recorded declaration governs fee-simple lots under Chapter 720, which is the homeowners’ association statute. Homes here run from 1,545 to 2,223 square feet, two bedrooms to three bedrooms with a den, and the MLS tags some as attached and some as detached villas, so a single “Bay Villas average” hides a spread of $1,025,000 to $2,150,000 in the last 24 months. A listing agent who prices Bay Villas off a Pelican Bay condominium index, or off a villa neighborhood with different walls and different fees, misses all of it.

Recent Bay Villas track record (last 12 months): In the last 12 months Bay Villas has seen 3 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 7, 2025 to October 7, 2026), at a median sold price of $1,549,000, with the highest-priced Bay Villas sale in that window at $1,750,000. Three sales is a small sample, so the market section below leads with the 24-month window, the first with ten or more closings. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

For Bay Villas sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Bay Villas we also build the paperwork file before the first showing: the association’s governing documents, the Pelican Bay Foundation estoppel and the flood disclosure Florida requires at or before contract signing.

For Bay Villas buyers: the first question at Bay Villas is the wall, because party walls, roof separation and exterior maintenance are written into the declaration. The second is the flood map, because one end of the lane sits in a different FEMA zone from the rest. The third is the stack of charges, which at Bay Villas runs through the association, the Pelican Bay Foundation and a county assessment. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Bay Villas home; we answer them below.

Honors and recognition:

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

Selling your Bay Villas home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Bay Villas? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Living in Bay Villas as a Homebuyer: Where It Is and What It Is Not

Bay Villas is a neighborhood of 70 two- and three-bedroom villas on Bay Villas Lane in the southern part of Pelican Bay, Naples, built from 1981 to 1983 beside a small lake. Most villas have a private pool and a two-car garage, and each owner holds a fee-simple lot inside a Chapter 720 homeowners’ association.

Which Bay Villas Is This?

Florida has many places called Bay Villas, and the state’s corporation records list several unrelated ones. This page covers none of them. The Division of Corporations carries several similarly named but unrelated entities, and the Collier County Property Appraiser’s roll shows many “Bay Villas” statewide. The Bay Villas on this page is Bay Villas Association, Inc., Sunbiz document 757920, a not-for-profit corporation filed May 7, 1981 and active today, whose land the county records inside the Pelican Bay Unit 1 plat.

If a listing, a title commitment or an insurance quote says “Bay Villas” without Naples, Pelican Bay or the Bay Villas Association, check the legal description before you rely on it. The Bay Villas Lane address, the Bay Villas Association and a Pelican Bay Foundation membership are the three markers that identify the right place.

Where Is Bay Villas, and What Are the Addresses?

Bay Villas sits at 500 to 599 Bay Villas Lane, Naples, FL 34108, in unincorporated Collier County. The Collier County Property Appraiser’s 2026 roll lists 70 residential parcels on the lane, 39 with odd and 31 with even street numbers, plus one non-residential parcel on the same lane. In a straight line the lane’s geocoded points sit between 0.09 and 0.15 mile from the Naples Grande Beach Resort at the Seagate Drive end of the Pelican Bay hub, yet the drive is 1.2 to 1.3 miles, so the two feel closer on a map than they do on the road.

Collier County’s GIS layers, queried at three points along the lane on October 7, 2026, put every point in the Pelican Bay planned unit development, in the Urban Residential subdistrict of the future land use map, in Hurricane Evacuation Zone A, and in the North Collier fire district.

What Is Daily Life Like in a Bay Villas Home?

The association’s own website describes “70 two and three bedroom villas situated by a small lake,” close to Naples Grande and Waterside Shops, in a “contemporary Mediterranean style” with “broad courtyards,” and says most villas “have their own pools of various sizes, two car garages and individual landscaping.” The 2022 declaration backs the courtyard picture with a legal one: section 8.05 puts the area of each lot outside the privacy walls under the Association’s exclusive responsibility for landscaping, so the front yard and street edge are maintained as one landscape rather than seventy.

Inside the walls the picture is private. Most homes have a pool, the declaration refers to privacy walls on lot lines, and the Association’s easement over the part of each lot not enclosed by a wall exists only to reach the common area and to maintain the landscaping and sprinklers (section 9.01). Beyond the lane, the Pelican Bay Foundation membership that goes with the deed opens the beaches, trams, fitness center, racquet courts and community center described further down.

What Do Buyers Look For at Bay Villas?

What defines a Bay Villas home is a private pool and courtyard, a two-car garage, a lot with its own front door and garage rather than a shared stairwell, and the Foundation’s beach privileges, all in homes built in 1981 to 1983 that are now 43 to 45 years old. Questions that matter early are roof age, impact windows and doors, the pool equipment, the party wall on either side, the flood zone at that end of the lane, and whether the lot’s exterior has been maintained to the declaration’s standard of “a condition comparable to the condition of such residence at the time of its initial construction.”

A buyer who is still choosing between building types can start with our Pelican Bay buyer guide, which compares towers, garden condominiums, villas and single-family neighborhoods across the whole community, then return here for the Bay Villas specifics.

The Bay Villas Buyer Path in Six Steps

A Bay Villas purchase runs through six steps. Pull the declaration and the association’s budget first. Order the Pelican Bay Foundation estoppel, which states the $3,435 FY2027 assessment and the $15,000 resale capital assessment. Check the flood zone for the specific lot. Ask the insurer for a wind and flood quote on that lot. Confirm any lease or short-term rental plan against the association’s three-rentals rule and the Foundation’s separate rule. Then close with the Foundation’s deed and settlement-statement mailing handled by the title agent.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Bay Villas Market Snapshot: What the Villas Actually Sell For

Bay Villas recorded 10 Southwest Florida MLS closings in the last 24 months at a $1,482,500 median, the first window with ten or more sales. Prices ran from $1,025,000 to $2,150,000. The last 12 months closed only 3 sales, a small sample, at a $1,549,000 median.

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

The Four MLS Windows at a Glance

Each window counts closed sales in the Southwest Florida MLS from October 7, 2026 back by the number of months shown. The 12-month window holds three sales and is a small sample; the 24-month window is the first with ten.

How the Medians Were Calculated

With an even number of sales, the median is the mean of the middle pair. In the 24-month window the fifth and sixth prices are $1,420,000 and $1,545,000, which average to $1,482,500. In the 60-month window the middle pair is $1,420,000 and $1,450,000, which average to $1,435,000. The 12-month and 36-month windows have an odd number of sales, so the median is the middle price itself. The 24-month median days on market is also a middle pair, 50 and 77 days, shown as 64 days, the mean of the pair rounded to the whole day.

One of the 20 sales in the five-year file, a May 2024 closing at $1,590,000, was entered after closing and was not marketed through the MLS. It counts in every closing count, median, range, volume and price-per-square-foot figure above, and it is left out only of days on market and sale-to-list, which is why those two columns show 14 of 15 sales in the 36-month window and 19 of 20 in the 60-month window.

Price per Square Foot, and Why It Is a Weak Guide Here

The MLS lists Bay Villas living area per sale, and the median price per square foot is $910 across the 24-month window. Individual sales ran from $601 to $1,026 per square foot in that window, a wide spread for homes of broadly similar size, which tells you that condition, pool, roof, windows and the design of the home explain more of the price than area does. Use price per square foot as a cross-check against the specific comparable sales, never as a substitute for them.

Days on Market and Sale-to-List

Across the 24-month window the median Bay Villas sale took 64 days to sell (all 10 sales) and closed at 95.6% of its final list price (all 10 sales). Three of the ten sold at their final list price and seven sold below it; none sold above. Four of the ten took 90 days or longer, at 95, 150, 151 and 153 days, and three sold in 14 days or fewer. The market has two speeds: homes priced to the last comparable sale go quickly, and homes priced to a hope sit for months.

The One Active Listing Today

On October 7, 2026 the MLS showed one active Bay Villas listing: a two-bedroom, two-bath home of 1,545 square feet listed at $1,500,000, with 49 days on market. At the 12-month pace of three sales a year, one active listing is about 4.0 months of supply, a balanced position rather than a buyer’s or seller’s market. A single listing also means a buyer comparing Bay Villas homes today has one home to see, and a seller bringing a second listing changes the choice a buyer has.

Every Bay Villas MLS Closing in the Last 24 Months

The ten closings below are listed with the month sold, the sold price, the final list price, bedrooms and baths, living area, price per square foot, days on market and the MLS design field. House and unit numbers are left out on purpose.

The July 2025 sale at $2,150,000 is the highest in the 24-month window. The county’s deed for the same sale records $2,125,000; we publish the deed figure when the two disagree and name the MLS figure once, as here, so the county’s 2025 range tops out at $2,125,000 in the history section below.

What the Last 24 Months Say About Price

The sold prices split into three groups. Four homes sold between $1,025,000 and $1,200,000, all in 2025. Three sold between $1,420,000 and $1,549,000. Three sold between $1,750,000 and $2,150,000. The middle group, which holds the median, is where a Bay Villas home in average condition has recently closed. The highest group holds the larger homes, 1,705 to 2,149 square feet with three bedrooms or a den. Days on market do not sort neatly by price: the 150-, 151- and 153-day sales sit in three different groups.

A seller reading this table should locate their own home by bedrooms, living area and condition, then price against the nearest row, not against the median. A buyer should read the days-on-market column the same way: a home that sat for 150 days at the list price is telling you something about that list price.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

How Have Bay Villas Prices Moved Since 1982?

Bay Villas recorded 229 county-qualified sales from 1982 through June 30, 2026, and the yearly median rose from $212,600 in 1982 to $1,310,000 in 2025, about 6.2 times. Most years hold fewer than ten sales, so every year-to-year move below is a small-sample move.

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

The County Record, Year by Year

The Collier County Property Appraiser’s recorded-sales file lists every qualified Bay Villas sale of an improved parcel at $100,000 or more. The table gives each year’s count, median, lowest and highest deed price. The file has no qualified sale for 1989 or 2008. Years with fewer than ten sales are marked small sample, and 2026 runs only through June 30.

What the Long View Shows

Four stretches stand out. From 1982 to 1988 the yearly median stayed between $188,750 and $242,500 while the homes sold for the first time and then resold. From 1999 to 2005 it climbed from $275,000 to $790,000 on nine sales in 2005. From 2007 to 2010 it fell from $872,500 to $585,000, a drop of 33.0% (287,500 divided by 872,500), both years on only two sales, and it stayed between $585,000 and $752,500 through 2016 before 2017’s $900,000 median on three sales passed the 2007 level. From 2020 to 2023 it rose from $917,500 to $1,287,500, a gain of 40.3%.

The most recent years are the noisiest. The 2024 median of $1,850,000 rests on three sales that took in the highest deed in the whole file, $2,700,000, and the 2025 median of $1,310,000 rests on eight sales from $1,025,000 to $2,125,000. Reading either as a trend would be a mistake; reading both as evidence that Bay Villas now trades across a band of more than $1,000,000, as 2025’s $1,025,000 to $2,125,000 did, is not.

The Original Sales of 1982 and 1983

The county file shows 24 qualified sales in 1982 and 10 in 1983, which fits the roll: 10 homes carry a 1981 year built, 46 carry 1982 and 14 carry 1983, so the first buyers closed across those two years. The 1982 deeds ran from $188,500 to $240,000 for a median of $212,600. The 2025 county median of $1,310,000 is about 6.2 times that figure.

How Often a Bay Villas Home Changes Hands

Across 45 calendar years the county file holds 229 qualified sales on 70 lots, an average of about 5.1 sales a year and about 3.3 sales per lot. The MLS shows 20 closings in the last five years, about four a year. That is a thin market, which means one pending sale moves the apparent median, and it is why we price against the specific comparable sales rather than a yearly average.

Where the County and the MLS Disagree

The county records the deed; the MLS records the reported closing price. They agree on most sales and differ on a few. The 2025 county high of $2,125,000 is the same July 2025 sale the MLS reports at $2,150,000. We publish the deed figure and name the MLS figure once, and we never mix county price per square foot with MLS price per square foot, because the county measures heated area on the roll and the MLS uses the area an agent enters.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

How Did Bay Villas Come to Be?

Bay Villas began with Bay Club, Inc., the declarant that recorded the Declaration of Covenants, Conditions and Restrictions for Bay Villas on September 17, 1981, on a portion of Parcel C of Pelican Bay Unit One. The association incorporated in May 1981, took title to the common area in 1983, and restated its declaration in 1997 and again in 2022.

The 1981 Declaration and the Pelican Bay Covenants

The original declaration was recorded in Official Records Book 938, Page 632 of the Collier County Clerk’s records by Bay Club, Inc., the declarant, and runs to 46 pages. It describes the land as a portion of Parcel C of Pelican Bay Unit One, platted in Plat Book 12, Pages 47 through 52, in Section 9, Township 49 South, Range 25 East. It also states that it sits beneath two earlier Pelican Bay instruments, the Declaration and General Protective Covenants recorded in Official Records Book 825, Page 1755, and the Declaration of Restrictions and Protective Covenants for a part of Parcel C recorded in Book 898, Page 923. Section 11.06 of the 2022 declaration repeats that relationship, so a Bay Villas owner lives under three layers of recorded covenants: the neighborhood’s, the Pelican Bay Foundation’s and the original Pelican Bay development’s.

The Division of Corporations shows Bay Villas Association, Inc. as filed May 7, 1981, document 757920, with its Amended and Restated Articles filed March 23, 2022 and annual reports filed for 2024, 2025 and 2026, the latest on April 3, 2026.

The 1982 and 1983 Amendments and the Deed to the Association

Three amendments were recorded in 1982, in Official Records Book 953 at Page 1556, Book 987 at Page 1583 and Book 991 at Page 552. They refined the legal description of the common area and the lot-layout plan attached to the declaration, and the later ones describe Bay Club Associates, Ltd. as successor in title to the declarant. In November 1983 the declarant’s warranty deed to the Association, Official Records Book 1051, Page 1652, conveyed portions of Tract C to the Association, and the 2018 memorandum below identifies those portions as common area. The 2022 declaration still incorporates those three amendments by reference in its exhibits for the common area and the annexed map.

The Amendments of 1988 to 2000 and the 1997 Restatement

The members amended the bylaws at a special meeting on March 18, 1988 (Official Records Book 1352, Page 152) and at the annual meeting on February 16, 1990, and amended the declaration by at least two-thirds of the voting interests in 1991 (Book 1591, Page 2188). On November 21, 1996, at least seventy-five percent of the voting interests approved the Amended and Restated Declaration, recorded January 16, 1997 in Book 2272 at Page 1175. Two certificates of amendment followed by written membership action, one dated September 1, 1999 (Book 2590, Page 2202) that rewrote the owner-default repair procedure in section 5.04, and one dated March 2000.

The 2010 Bylaws, the 2011 Affidavit and the Marketable Title Notices

A special members’ meeting on December 9, 2009 adopted bylaw amendments, recorded January 22, 2010 in Book 4530 at Page 1540, that set three-year staggered director terms and an election-notice process. On December 28, 2010 the Pelican Bay Foundation recorded a Notice of Preservation of Covenants under the Marketable Record Title Act for Bay Villas (Book 4636, Page 3478), re-recorded June 30, 2011 (Book 4696, Page 1961). On February 17, 2011 the Association’s counsel recorded a 54-page certificate and affidavit (Book 4653, Page 376) that describes the Association as a homeowners’ association as defined in Chapter 720, names the 1997 restatement as the operative declaration and preserves the covenants for thirty years. The 2022 declaration cites that filing as the instrument that preserved and extended the original covenants.

Section 712.06 of the Florida Statutes is the provision that lets an association preserve covenants by filing such a notice before the Marketable Record Title Act would otherwise extinguish them. A buyer does not need to read the statute to benefit: the covenants are preserved of record, and the 2022 declaration sets their term at fifty years from 1981 with automatic ten-year extensions unless two-thirds of the lot owners record a change.

The 2018 Roadway Agreement with Bridgeway Villas

In October 2018 the Association signed a Memorandum of Agreement with Bridge-Way Villas Association, Inc., recorded November 1, 2018 (Book 5568, Page 194). It gives the neighboring association a temporary right, from May 6 to August 15, 2019, to use pedestrian and limited vehicular access over the Bay Villas roadway and to build a temporary roadway extension so that Bridge-Way could close and finish its own bridge. The memorandum confirms what the declaration says in section 11.04: the private roadways are part of the Association’s common area, and the Association controls who may cross them. Our Bridgeway Villas guide covers the neighbor on the other side of that agreement.

The 2022 Second Amended and Restated Declaration

On January 17, 2022 a special meeting of the members, adjourned and reconvened on February 23, 2022, approved the Second Amended and Restated Declaration, Articles of Incorporation and Bylaws. It was e-recorded April 4, 2022 in Book 6107 at Page 1436 and runs 47 pages. It is the governing document today, and the rest of this page cites it by section number.

Where Bay Villas Sits in the Pelican Bay Planned Unit Development

Collier County’s zoning layer places Bay Villas inside the active Pelican Bay planned unit development. The county’s own materials trace the PUD to Ordinance 1977-18 as amended most recently by Ordinance 2004-59, and the Foundation hosts the PUD with its ordinances on its documents page. That is why a Bay Villas owner pays the Pelican Bay Foundation for beaches, trams, fitness and community facilities that the neighborhood does not own, a point the fee section explains.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

The Villas: Sizes, Bedrooms and the Two Designs of Home

Bay Villas has 70 villas of 1,545 to 2,223 square feet, with a median of 1,705. Two sizes dominate: 23 homes at 1,545 square feet and 36 at 1,705, so 59 of the 70 share one of two floor areas. The other 11 homes spread across ten other sizes up to 2,223.

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

The Two Standard Sizes: 1,545 and 1,705 Square Feet

The Collier County Property Appraiser’s 2026 roll lists heated area for each of the 70 residential parcels. Twenty-three parcels show 1,545 square feet and 36 show 1,705, which is how the MLS can show a 1,545-square-foot home at two bedrooms and two baths and a 1,705-square-foot home at three bedrooms and two baths, or at two bedrooms with a den. The roll does not list bedrooms, so bedroom counts here come from MLS listings of the 20 sales in the last five years.

The Eleven Larger and In-Between Homes

Eleven parcels have a different size: 1,629, 1,635, 1,707, 1,730, 1,754 (two homes), 1,779, 1,873, 1,944, 2,132 and 2,223 square feet. The roll does not say why these homes differ from the two standard plans. The MLS reported living area up to 2,149 square feet in the five-year sales, and the roll’s heated area tops out at 2,223. Section 7.01 of the declaration requires Architectural Review Board approval before any addition or change is made, so a buyer of any home larger than the standard plans should ask for that approval and the county permit.

Year Built: 1981, 1982 and 1983

The roll gives 1981 as the year built for 10 homes, 1982 for 46 and 1983 for 14. The Declaration was recorded in September 1981, and the county’s first qualified sale is in 1982, so the first buyers closed in 1982 and 1983. At 43 to 45 years old, the roof, windows, pool equipment and plumbing of a Bay Villas home have usually been replaced at least once; the question for a buyer is when.

Bedrooms and Dens in the Five-Year Sales Record

The 20 MLS closings of the last 60 months break down by bedroom count as follows. Every group is a small sample, because each has fewer than ten sales.

The three-bedroom-plus-den homes are the top of the file, and the two-bedroom homes span $1,049,000 to $1,850,000. Bedroom count alone does not set the price here; living area, pool, condition and the home’s position do.

Attached and Detached Designs in the MLS

The MLS records a building-design field on every listing. Six of the 20 sales in the five-year file are tagged “SF/villa detached” and fourteen are tagged attached. The field is entered by the listing agent, not recorded by the county, so treat it as a clue and confirm the walls on the actual home. The recorded declaration is the better guide: its article VI treats every wall built in the original construction on a dividing line between lots as a party wall, which means the neighbor’s wall is part of the picture for any home that touches another.

In the 24-month window the split is seven attached sales at a $1,549,000 median and three detached sales at a $1,200,000 median, both small samples. The detached-tagged homes carry the lower medians in both windows, but three of the six sold in 2025 and the sample is too small to call it a discount; the better reading is that a buyer pays for the specific home.

Thinking of Selling or Buying at Bay Villas, Pelican Bay? Start With the Party Wall, the Flood Map and the $4,685 Fee Floor

Bay Villas is 70 lots of two basic sizes, so the three facts that move a Bay Villas price are the home’s design and walls, the lot’s position on FEMA’s map, and the layered fee stack that starts at $4,685.00 a year before the Association’s own fee. If you own at Bay Villas, get a free home valuation priced against the sales of the same design and size, or call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers or call Marc at (239) 287-5873, and we will run the numbers on the specific home before you write an offer.

Pools, Garages and Courtyards

The association describes most villas as having their own pools of various sizes and two-car garages. The declaration protects those features in three ways. Section 8.06 bars permanently enclosing a garage or converting it to another use without the Board’s written permission. Article VII requires Architectural Review Board approval before any structure, wall, fence, screen or pool enclosure is built or changed, with two sets of plans. And the declaration’s definition of Vehicular Patio Areas gives every owner a non-exclusive easement over the shared driveway areas that cross lot lines, and section 2.01(e) gives each owner an easement over any part of their own driveway that lies beyond their lot line (sections 1.09 and 2.01).

What to Inspect in a Villa Built in 1981 to 1983

Homes of this age share a short list of inspection items, and the declaration ties several of them to the owner. The roof is first: section 5.08 provides a roof separation curb when neighbors disagree on a total roof replacement. Next come the party-wall condition, the exterior wall and fence finish (article V requires the owner to maintain the exterior in a condition comparable to initial construction), the pool equipment, the windows and doors, the air conditioning, the water heater, the electrical panel and the drain lines. A buyer who schedules the inspection early can price the roof and windows into the offer instead of discovering them after the estoppel.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

What Amenities Come With a Bay Villas Home?

Bay Villas owners get two sets of amenities: the lane’s own lake, courtyards, private roads and landscaping, run by Bay Villas Association, Inc., and the Pelican Bay Foundation’s beaches, trams, fitness center, racquet courts and community center, which come with the deed to every Pelican Bay home.

The Lake, the Courtyards and the Private Roads

The association’s website says Bay Villas is “situated by a small lake” and that the villas “are surrounded by broad courtyards.” The declaration backs that up in recorded terms. Section 4.02 lists what the Association’s assessments pay for: improvements, maintenance and repair of the common area and the vehicular patio areas, storm drains, lakes and drainage courses, private roads, sprinkler systems and utility easements, and the painting of exterior walls, common walls, fences and entry gates that are part of or attached to the improvements on the lots. Section 8.05 puts the landscaping outside each home’s privacy walls under the Association, which is why the lane reads as one landscape.

The Beaches and the Trams

The Pelican Bay Foundation’s website describes nearly three miles of white-sand beach, open daily from 9 a.m. to sunset, with a North Beach and a South Beach and two beachside restaurants, Sandbar and Marker 36. Eight open-air electric tram stations along a raised berm connect to boardwalks through the mangroves, and the Foundation says its drivers make more than 900,000 trips a year to the beach and back. Bay Villas is 3.3 to 3.4 miles by road from the Marker 36 and North Beach area, a drive of about 10 minutes.

Fitness, Racquets and the Community Center

The Foundation runs a fitness center with group exercise, including classes on the beach. For racquets, it operates 18 Har-Tru tennis courts at two locations and a Racquets Center in the adjacent Pelican Bay Community Park, where it lists eight Har-Tru courts and twenty outdoor pickleball courts, with three tennis and ten pickleball courts designated for members and guests. The Community Center has an art studio, card rooms and meeting spaces and hosts Bridge and Mahjong. The Foundation’s realtors page puts the whole community at 6,500 residences in 95 associations, with 88 acres of parks and recreation.

Dining, Shopping and the Arts Nearby

Waterside Shops, the open-air shopping center the association’s website names as a neighbor, describes itself as having more than 60 specialty stores. Artis Naples, the home of the Naples Philharmonic and The Baker Museum, lists more than 300 concerts, exhibitions and educational events each year and sits 0.7 to 0.9 mile from the lane by road, about 3 minutes. Our drive-time section gives the full list of distances, measured from three points along Bay Villas Lane on October 7, 2026.

Clam Pass Park, the County Beach Next Door

Collier County’s Clam Pass Park at 465 Seagate Drive is the county beach park nearest the lane, 1.2 to 1.3 miles by road and about 4 minutes. The county ran a maintenance project there from March 2 to April 1, 2026 on the south parking lot wall. The park matters to a Bay Villas buyer for another reason: it shares the Seagate Drive end of Pelican Bay with the Naples Grande Beach Resort, the subject of the water-park dispute described later on this page.

Guests, Renters and the Foundation Cards

Foundation membership works through ID cards, which is why the seller fee for unreturned cards exists. The Foundation’s lease packet limits a rented home to a maximum of two renter cards, and its realtors page lists a Realtor Guest Card. A seller should plan to return every Foundation card at closing; the estoppel form charges a $500 seller fee for cards not returned.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

What Are the HOA Fees at Bay Villas?

Bay Villas Association, Inc. levies one uniform assessment on each of its 70 lots. Section 4.02 lists what it pays for, from common-area upkeep and private roads to exterior wall painting and the association’s insurance. We found no published dollar figure for the Bay Villas assessment, so the budget and the estoppel are where the number lives.

What the Association Fee Pays For

The 2022 declaration limits assessments to purposes that promote “the health, safety and welfare of the residents,” and then lists them in section 4.02: improvements, maintenance and repair of the common area, the lot areas and the vehicular patio areas; potable water, electric lighting and other utility services for the common area; maintenance of storm drains, lakes and drainage courses, private roads, vehicular patio areas, sprinkler systems and utility easements; painting of exterior walls, common walls, fences and entry gates that are part of or attached to the improvements on lots; fire insurance on the common area at its insurable replacement value; liability insurance for the Association; the annual assessment in favor of the Pelican Bay Foundation; workers’ compensation insurance where required; equipment for the common area; and other materials, labor, management and services the Board considers necessary.

Two items deserve a second look. The painting of exterior walls, common walls and fences is on the Association’s list, and the Foundation assessment sits inside it, which raises a billing question the layered-fees section takes up.

What the Association Fee Does Not Pay For

Article V opens with the owner’s duty: each owner must “at his or her sole cost and expense, maintain and repair the exterior of his residence, keeping the same in a condition comparable to the condition of such residence at the time of its initial construction.” The owner also keeps hazard and flood insurance on the lot and all insurable improvements (section 5.05), maintains the part of any seawall that abuts the rear lot line (section 5.07), and shares the cost of party-wall repair with neighbors in proportion to use (article VI). The pool, the interior and the home’s own systems are the owner’s as well.

How Assessments Are Set, Billed and Collected

The Board adopts a budget of estimated revenues and expenses for each fiscal year, with accounts and the estimated year-end surplus or deficit shown (section 4.01). Assessments are uniform for every lot (section 4.03). The Board fixes the amount at least 30 days before the commencement date, notice goes to every owner within 15 days after that, and installments may be monthly, quarterly, semi-annual or annual as the Board decides (sections 4.05 and 4.06). Payments made within 15 days after the due date bear no interest; later payments bear interest at the highest lawful rate, plus an administrative cost and late fee up to the legal maximum (sections 4.10 and 4.11). The Association may not demand attorney’s fees on a late assessment until it has mailed a written notice that states the amount owed and gives the owner 30 days to pay (section 4.07).

Special Assessments and the 51 Percent Rule

A special assessment for reconstruction, unexpected repair or replacement of a capital improvement needs approval from fifty-one percent of the members voting in person or by proxy at a meeting called for that purpose, with written notice at least 14 days in advance that states the purpose (section 4.04). The special assessment is payable as the approving resolution sets. We found none in the recorded documents we reviewed, but special assessments are levied by resolution and are not recorded, so the estoppel and the minutes are the places to look.

Exterior Maintenance Assessments

The Association may, after 30 days’ written notice to the owner, maintain a lot when the Board decides it is necessary to preserve the beauty, quality and value of the neighborhood. The work can include roof repair and replacement, gutters, downspouts, and exterior building surfaces including walls, doors and fences (section 5.01). The cost is assessed against the lot, is a lien on it and a personal obligation of the owner, and is not treated as part of the annual or special assessment (section 5.02). A buyer should ask whether any exterior maintenance assessment is pending against a lot before closing.

Liens, Foreclosure and What a Buyer Inherits

The Association’s lien is perfected by a recorded claim of lien and relates back to the recording date of the original declaration, so it takes priority over any later recorded interest, except that it is subordinate to a recorded institutional first mortgage unless the claim of lien was recorded first (sections 4.07 and 4.09). The Association may foreclose under section 720.3085 of the Florida Statutes (section 4.08). A bank that takes title by foreclosure or deed in lieu is jointly and severally liable for past-due amounts to the extent that statute requires (section 4.14). For an ordinary buyer the practical point is simple: a seller’s unpaid assessment is paid at or before closing, which is what the estoppel certificate is for.

The Estoppel Certificate and Its Statutory Cap

Section 720.30851 of the Florida Statutes requires an association to issue an estoppel certificate within 10 business days after a written or electronic request from the parcel owner or the owner’s designee, or a mortgagee. The certificate is effective for 30 days if hand delivered or sent by electronic means and 35 days if mailed. The statute caps the fee at $250 when nothing is delinquent, an additional $150 if a delinquent amount is owed, and an additional $100 for delivery within 3 business days. Subsection (9) adjusts those amounts every five years by the Consumer Price Index and has the Department of Business and Professional Regulation publish the adjusted figures, currently $299, $179 and $119 on the DBPR schedule. If the association fails to deliver within 10 business days, it may charge no fee. In Collier contracts the seller customarily orders and pays for the association estoppel, and the contract controls.

The Pelican Bay Foundation issues its own estoppel, described in the next section, and a Bay Villas closing needs both.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Bay Villas’ Layered Fees: Association, Foundation and Pelican Bay Services

Bay Villas owners pay three layers: the Bay Villas Association assessment, the Pelican Bay Foundation’s FY2027 annual assessment of $3,435 ($858.75 a quarter), and Collier County’s FY2027 Pelican Bay Services assessment of $1,250.00. A buyer also pays the Foundation’s one-time $15,000 resale capital assessment at closing for deeds recorded on or after October 1, 2026.

Layer One: Bay Villas Association

The Association’s assessment is uniform across 70 lots and pays for the items in section 4.02 of the declaration, including the Foundation assessment. It is not published, so the figure comes from the Association’s budget or an estoppel. Everything else in this section is a published, dated number.

Layer Two: The Pelican Bay Foundation Annual Assessment, FY2027

The Foundation’s FY2027 estoppel form, version dated August 31, 2026, states an annual assessment of $3,435 for October 1, 2026 through September 30, 2027, which is $858.75 a quarter. The three components are an operating assessment of $2,180 ($545.00 a quarter), a replacement reserve of $497 ($124.25 a quarter) and a bulk media assessment of $758 ($189.50 a quarter). The FY2027 approved budget package gives the same three numbers.

How the Foundation Assessment Has Moved Since 2013

The budget package’s fifteen-year assessment analysis gives the per-unit amounts below. The FY2027 total of $3,435 is 4.2% above the FY2026 total of $3,295 ($140 more, divided by $3,295) and 41.9% above FY2022’s $2,420 ($1,015 more, divided by $2,420). It is 2.16 times the FY2013 total of $1,592. The bulk media line has moved with contract changes: the budget’s own notes cite the elimination of an infrastructure fee in February 2020, an amendment effective February 2021, a change of provider from Summit to Hotwire in FY2025, and six months without Hotwire invoicing in FY2026.

Why the Replacement Reserve Rose 29.4 Percent

The reserve component rose from $384 to $497, a gain of 29.4% ($113 more, divided by $384). The budget package’s replacement reserves worksheet explains the arithmetic: an anticipated reserve balance of $11,554,534 on September 30, 2026; FY2027 expenditures of $2,299,496 per the reserve study plus $190,000 of other expenses; a required ending balance of $13,018,182 per the study; and a required reserve assessment of $3,591,950, which divided across 7,227.25 assessable units gives the $497.00 rate. For a buyer, the point is that the reserve portion of the Foundation assessment is set by an engineer’s study and funds the Foundation’s own capital replacement, not any building at Bay Villas.

The Foundation Billing Path and Bay Villas

Three documents touch who sends the Foundation bill. Section 7.06(a) of the Foundation’s bylaws says a neighborhood association organized as a condominium, a cooperative or a mandatory-membership homeowners’ association collects the Foundation’s assessments from its owners and remits them. Section 4.02(h) of the Bay Villas declaration lists the Foundation assessment among the uses of the Association’s assessments. The Foundation’s estoppel form adds a general sentence that condominium billing is paid by the condominium association and that single-family or commercial property pays directly. The documents read together point to the Association collecting and remitting, but they do not state the route for a Bay Villas lot in 2026-27, and we list it among the facts to confirm with the Foundation in writing.

Layer Three: Pelican Bay Services Division, FY2027

Collier County created the Pelican Bay Municipal Services Taxing and Benefit Unit and the Pelican Bay Services Division Board. The county’s Pelican Bay Services Division page lists the FY2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00. The page does not say how the amount applies to each kind of parcel, so a buyer should read the line on the actual Collier County tax bill for the lot and not rely on the page’s total.

The One-Time $15,000 Resale Capital Assessment

The estoppel form states a resale fee of $15,000.00 as a buyer cost due at closing, paid by a separate check to the Foundation, with a copy of the warranty deed and the settlement statement mailed in. It applies when a deed or other instrument transferring title is recorded in the Official Records of Collier County on or after October 1, 2026. The Foundation’s realtors page states that the assessment rises 3.5% a year beginning October 1, 2027.

The bylaws and the exemption form describe a one-time exemption for a bona fide owner and resident of Pelican Bay within the last 90 days who is buying another Pelican Bay property, limited to one exemption per lifetime. The exemption carries a $1,000 processing fee paid at closing, and the form and the fully executed purchase contract must be physically received at the Foundation at least seven calendar days before closing. A buyer who misses the deadline does not get the exemption even if otherwise qualified.

Seller Fees at the Foundation Level

The estoppel form lists three seller items: a $250.00 estoppel processing fee, an optional $100.00 expedite fee for completion within three business days, and a $500.00 fee if the Foundation ID cards are not returned. The form also states that the Foundation does not require approval of a transfer and holds no right of first refusal; any approval is a neighborhood-association matter.

A Worked Year of Published Charges

Adding only the two published amounts for FY2027 gives $3,435 plus $1,250.00, or $4,685.00 a year, which is about $390 a month ($4,685 divided by 12 is $390.42). That excludes the Bay Villas Association assessment, property tax, homeowners and flood insurance and pool, lawn and home upkeep, which vary by home. A buyer’s real budget starts from that $4,685.00 floor and adds the Association figure from its budget.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

The Bay Villas Declaration, Bylaws and Rules, Section by Section

The governing document at Bay Villas is the 2022 Second Amended and Restated Declaration, recorded April 4, 2022, with the Association’s Second Amended and Restated Articles and Bylaws attached as exhibits. It has eleven articles. Below is what each one does for an owner or a buyer, with the section number so you can check the text yourself.

Articles I and II: Definitions and Property Rights

Article I defines the Common Area to include the private roads the Association owns, defines a Lot by the lot-layout plan recorded with the original declaration, and defines the Vehicular Patio Areas as the shared driveway areas, parts of which fall inside lot lines (sections 1.04, 1.05 and 1.09). Article II gives every owner a right of enjoyment in the Common Area and an easement over the private roads. The Association may charge reasonable fees for upkeep, may suspend an owner’s Common Area use rights while an assessment is unpaid or for up to 90 days for a rule violation after a Board hearing, and may dedicate easements to public agencies or utilities only after fifty-one percent of the members sign a recorded instrument (section 2.01).

Article III: Membership and Voting

Every record owner of a Lot is a member, and membership cannot be separated from ownership of the Lot (section 3.01). The Articles of Incorporation give each Lot one vote, never split, so 70 Lots mean 70 votes. A lender holding title only as security is not a member.

Article IV: Assessments

Article IV is covered in the fee sections above: uniform assessments, the Board’s budget, special assessments by fifty-one percent vote, interest after 15 days, the lien that relates back to the original declaration, and the 30-day written notice before attorney’s fees can be charged for a late assessment. One point is worth repeating for a buyer: the Association may require a tenant to pay rent to it when the owner is delinquent (section 4.11).

Articles V and VI: Maintenance, Casualty, Insurance and Party Walls

After a casualty such as fire, windstorm, flood or hurricane, an owner must use best efforts to begin repair within 90 days and finish within six months, restoring the home to its original character and design and keeping it structurally compatible with any home that shares a party wall (section 5.03). If an owner does not act, the Association can give written notice, wait 30 days, and then remove debris and rebuild at the owner’s cost, taking an assignment of insurance proceeds (section 5.04). Section 5.05 makes each owner responsible for hazard and flood insurance on the lot and its improvements, lets the Association demand proof, and lets it buy coverage at the owner’s expense if an owner’s lapses. Section 5.08 is a roof rule that is unusual in Pelican Bay: if two neighbors disagree on a total roof replacement, a roof separation curb is installed over the party wall under an engineering detail dated April 28, 2020, the initiating owner pays for installation and both owners share maintenance.

Article VI treats each original-construction wall on a lot line as a party wall. The cost of reasonable repair is shared in proportion to use, an owner who exposes the wall through negligence bears the whole protection cost, and disputes go to three arbitrators, one chosen by each side and a third chosen by those two (sections 6.01 through 6.06).

Article VII: Architectural Control

Nothing may be built, added, changed or removed, including walls, fences, screens, pool enclosures and drains, until plans, specifications and location are approved in writing by the Association (section 7.01). An Architectural Review Board of at least three members, appointed by the Board and not required to be owners, reviews two complete sets of plans and may require samples (sections 7.02 and 7.03). An owner who disagrees may ask the Board to review within 30 days, and the Board has 30 days to decide; if it fails to act, the ARB’s decision stands. The ARB may charge a fee set by schedule.

Article VIII: Use Restrictions

The thirteen use restrictions in sections 8.01 through 8.13 are the part of the declaration that governs daily life:

• Single-family use only, no business operated from the property, although keeping professional records and handling calls and correspondence at home is allowed. No lot may be divided (8.01).
• No tents, trailers, vans, shacks, tanks or temporary or accessory structures without the Board’s written consent (8.02).
• Antennas: only a satellite antenna under one meter in diameter that complies with the 1996 Telecommunications Act (8.03).
• Vehicles: only four-wheel passenger automobiles may be parked or stored, with no boats or recreational vehicles, and repairs only inside a garage out of public view (8.04).
• Landscaping outside privacy walls is the Association’s (8.05), and no garage may be permanently enclosed or converted without Board permission (8.06).
• No laundry hung for drying (8.07).
• Pets: household pets are allowed under Association rules, none may be kept or bred commercially, and none may run loose (8.08).
• Garbage may not be kept outside privacy walls or driveway areas except for a reasonable pickup period (8.09).
• Nuisances are barred, and the Board can remedy them (8.10).
• Signs: no sign of any kind, including “For Sale” or “Open House,” may be exposed to public view on a lot or common area, except a sign identifying a residence and street or traffic control signs (8.11).
• Alterations to Common Area need Board written consent (8.12).
• Rentals: no leasing of part of a residence, no more than three rentals a calendar year, and each rental term longer than two months (8.13).

Article IX: Easements

The Association and its agents have an easement over the part of each lot not enclosed by a wall and visible from a street, to reach the Common Area, maintain the lots as the declaration requires and maintain sprinklers (section 9.01). An owner with a privacy wall on a lot line has an easement over the neighbor’s lot to maintain the exterior of that wall, and must promptly repair any damage that work causes (section 9.02). Valid encroachments onto neighboring lots, common area or vehicular patio areas are protected as long as they stand (section 9.03).

Article X: Enforcement, Fees and Presuit Mediation

Either the Association or any owner can enforce the covenants at law or in equity, and a failure to enforce is never a waiver (10.01). The rules bind tenants, guests and invitees, and the owner answers for them (10.02). The prevailing party recovers costs and attorney’s fees in a legal proceeding, and the Association recovers its attorney’s fees as an individual assessment if a dispute resolves without litigation (10.03). The Board’s reasonable interpretation of the declaration is binding (10.07). Section 10.09 requires presuit mediation of the disputes the statute reaches, with the prevailing party in any later arbitration or litigation able to seek its costs and fees; election and recall disputes are not eligible for mediation and go to arbitration with the Department of Business and Professional Regulation or to court. That follows section 720.311 of the Florida Statutes.

Article XI: Duration, Amendment and the Pelican Bay Covenants

The covenants run with the land for fifty years from the 1981 recording and then renew automatically for successive ten-year periods unless two-thirds of the lot owners record a change; the 2011 Marketable Record Title Act notice preserved and extended the original covenants (section 11.01). The declaration is amended by two-thirds of the voting interests of the entire membership at a meeting called for the purpose (11.02). Common Area includes the private roadways (11.04), the covenants are subordinate to utility easements the Board grants (11.05), and the declaration supplements, and does not replace, the Pelican Bay general covenants recorded in Book 825 at Page 1755 and Book 898 at Page 923 (11.06).

The Bylaws: Board, Meetings, Voting and Fines

The bylaws set a Board of five directors, each a record owner or an owner’s spouse, who serve three-year staggered terms and receive no compensation beyond expense reimbursement (sections 3.01, 3.02 and 3.04). The annual meeting is held in Collier County in February; notice goes out at least 14 days ahead; a quorum is a majority of the entire membership, in person or by proxy; and proxies may not be used in the election of directors, which is by plurality vote (sections 2.01 through 2.05 and article IV). The fiscal year runs January 1 to December 31, and the Treasurer must cause an annual audit by a public accountant at year-end (sections 13.01 and 7.08). A fine requires at least 14 days’ written notice and a hearing before a panel of three lot owners who are not directors, officers or employees, and if the panel does not agree, the fine cannot be imposed; no hearing is required for a fine for nonpayment, as section 720.305(2)(b) allows (article XIV). Under bylaws section 6.03 the Board has the emergency powers that section 720.316 of the Florida Statutes authorizes.

The bylaws also say an assessment unpaid 30 days after its due date is delinquent (article X), while the declaration’s section 4.10 starts interest after 15 days. Where the two conflict, section 12.02 of the bylaws says the declaration controls.

The Rules That Sit Above the Declaration

Bay Villas owners also live under the Pelican Bay Foundation’s Second Amended and Restated Declaration, its bylaws and its rules and regulations, all hosted on the Foundation’s documents page. The Foundation rules cover leasing procedure, pets, signs, tram and beach conduct and guest cards, and they apply in addition to the Bay Villas documents. Where the Foundation and the neighborhood both speak to the same subject, the stricter text is the safer assumption until the Foundation or counsel says otherwise.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Is Bay Villas a 55+ Community?

No. Bay Villas is not an age-restricted community. The 2022 declaration limits use to single-family residential living and contains no age restriction, and we found none in the Pelican Bay Foundation’s declaration, bylaws or rules either. Any buyer of legal age may purchase and occupy a Bay Villas home.

What the Documents Say About Occupancy

Section 8.01 of the declaration says the property may be used for single-family residential living units and for no other purpose, and bars operating a business on any part of it, while allowing an owner to keep personal or professional records and take calls and correspondence at home. We reviewed the 1981 declaration, the 1997 restatement, the 2022 declaration, the articles and the bylaws for any age-based occupancy rule and found none. If a buyer’s lender, insurer or attorney asks the question, the answer is the document itself.

Why Buyers Ask

Buyers searching for Pelican Bay neighborhoods often ask whether a community has an age rule, because several southwest Florida communities do. In Pelican Bay the Foundation’s documents regulate leasing, guests and amenities, and Bay Villas regulates leasing and use, but neither sets an age rule. The practical questions at Bay Villas are about rentals, pets and signs, and the next sections answer them.

Can You Rent Out a Bay Villas Home?

Yes, within two limits. The Bay Villas declaration allows no more than three rentals in a calendar year, each longer than two months, and bars renting part of a residence (section 8.13). The Pelican Bay Foundation’s leasing rule separately limits single-family leasing to two a year unless neighborhood covenants provide otherwise.

The Bay Villas Rule: Three Rentals, Each Over Two Months

Section 8.13 of the 2022 declaration reads that “no Owner shall be permitted to rent or lease out a portion of any residence,” that no owner may rent or lease a residence “more than three (3) times in any calendar year,” and that any rental agreement “shall provide for a term in excess of two (2) months.” The three-times limit has been in the neighborhood’s documents since the 1981 declaration. In practice, that rules out weekly and monthly stays and allows at most three tenancies a year, each longer than two months.

The Foundation Rule: Two Leases a Year Unless Neighborhood Covenants Say Otherwise

The Foundation’s leasing amendment, recorded May 28, 2019 (Official Records Book 5634, Page 1101) after members approved it on March 25, 2019, rewrites section 3.26 of the Foundation’s declaration. It defines leasing broadly, to include occupancy for value arranged through sites such as Airbnb and VRBO, and then says: “Unless otherwise provided by Neighborhood Covenants, no single-family Dwelling Unit shall be leased more than two times per calendar year.” It also bars advertising that suggests a unit may be leased more than twice a year and lets the Foundation send the provision to agents and publishers to have an advertisement removed.

The carve-out is the hard part. Bay Villas’ own covenant provides three rentals a year, and the Foundation’s text says neighborhood covenants may provide otherwise. We could not confirm from the public record whether the Foundation treats a Bay Villas home as a single-family Dwelling Unit under that rule or applies the Bay Villas number. A buyer planning to rent should ask the Foundation in writing and keep the answer.

The Foundation Lease Process and Fees

The Foundation’s leasing policy, effective June 1, 2020, requires the lease application and a check at least 30 days before the lease period, and the same for any extension. The fees are non-refundable even if the lease falls through, and an incomplete application can delay tenant cards by up to 30 days. Where neighborhood covenants require the association to approve the lease, the owner submits the association’s approval letter; for a single-family home, a copy of the executed lease is accepted instead. All of the owner’s member cards are suspended by the lease start date. The Foundation’s rules limit the tenants on one residential plot to two renter cards. The Foundation’s FY2027 lease application packet lists a $500 non-refundable lease fee.

Rentals and the Association’s Remedies

An owner answers for a tenant’s violations, and the declaration lets the Association require a tenant to pay rent to it if the owner is delinquent in assessments (sections 4.11 and 10.02). A buyer who plans to rent should also confirm the lender’s and insurer’s rules on rented homes before closing.

Pet Rules at Bay Villas

Bay Villas allows dogs, cats and other common household pets under association rules, and none may run loose or be kept commercially (section 8.08). The Foundation separately bars pets from beaches, trams, boardwalks, dining areas, the fitness center and the Community Center meeting rooms, and caps leashes at six feet.

The Bay Villas Rule

Section 8.08 of the 2022 declaration prohibits raising, breeding or keeping animals, livestock or poultry on a lot or the common area, except that dogs, cats and other common household pets may be kept subject to the Association’s rules and regulations, as long as they are not kept, bred or maintained for commercial purposes. No household pet may be allowed to run loose at any time. The declaration sets no weight or breed limit and no limit on the number of pets; any such limit would come from rules the Board adopts.

The Foundation Rule Beyond the Lane

The Foundation’s pet rule, amended and approved September 20, 2019, lets members, tenants and guests bring a pet into permitted Foundation common areas. Pets must be current on vaccinations, never left alone, and kept harnessed, leashed, caged or tethered on Foundation property, with leashes no longer than six feet and no retractable leashes on the berm. Pets may walk on the berm but not impede trams or other users. Pets are not permitted in dining areas, bars, kitchens or areas where food is served, the Community Center meeting rooms and activity rooms, the fitness center and wellness studio, any Foundation or Collier County beach, or on the trams or any boardwalk. A certified service animal or emotional support animal follows the same rules unless the Foundation approves a reasonable accommodation.

What That Means for a Pet Owner

A dog owner at Bay Villas has the lane, the courtyard and the pool to work with, and the Foundation’s berm walkway, but not the beach or the tram. A buyer with an assistance animal should apply to the Foundation for the accommodation before closing so that it is on file.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Do Milestone Inspections and Reserve Studies Apply at Bay Villas?

No. Florida’s milestone inspection and structural integrity reserve study requirements apply to condominium and cooperative buildings of three habitable stories or more, and Bay Villas is a Chapter 720 homeowners’ association of fee-simple villa lots. Bay Villas has no milestone or structural reserve study obligation under those statutes.

What the Milestone Statute Covers

Section 553.899 of the 2026 Florida Statutes requires a milestone inspection for “a building that is three habitable stories or more in height” that is subject “to the condominium or cooperative form of ownership as a residential condominium under chapter 718 or a residential cooperative under chapter 719.” The first inspection is due by December 31 of the year the building reaches 30 years of age, then every 10 years, and a local enforcement agency may move that to 25 years where local conditions such as proximity to salt water warrant it. The inspection is a structural one by a licensed architect or engineer.

What the Reserve Study Statute Covers

Section 718.112(2)(g) requires a residential condominium association to complete a structural integrity reserve study at least every 10 years for each building on the condominium property that is three habitable stories or higher. The study is a condominium obligation under Chapter 718. A homeowners’ association under Chapter 720 is not within it.

Why the County’s Milestone Buffer Does Not Change the Answer

Collier County’s GIS layer for the milestone three-mile saltwater buffer returned a 3-mile buffer at all three points we queried along Bay Villas Lane on October 7, 2026, which places the lane inside the county’s saltwater boundary for the milestone program. The boundary matters only to buildings the statute reaches, and Bay Villas is a homeowners’ association of villa lots, not a condominium building within it.

What a Bay Villas Buyer Should Examine Instead

The structural questions at Bay Villas are specific to a villa neighborhood: the roof and the roof separation curb at party walls, the party wall itself, the exterior walls and fences the Association paints, the pool deck and screen enclosure, the seawall portion at the rear lot line where a lot has one, and the age of windows, doors and shutters. Section 5.01 lets the Association step in on a lot for roof, gutter and exterior wall repair after 30 days’ written notice, and the cost becomes an exterior maintenance assessment, so a buyer should ask whether any notice is open.

Reserves in a Homeowners’ Association

Section 720.303 of the Florida Statutes treats an association as having reserve accounts only after a majority of the total voting interests affirmatively approves them, and allows an annual budget to include reserves for capital expenditures and deferred maintenance. The Bay Villas Association’s budget, not a statute, tells a buyer whether reserves exist and how much they hold. Section 720.303(5) requires the association to make official records available to a parcel owner within 10 business days of a written request, so a buyer who becomes an owner can verify the budget and the minutes; a buyer before closing can ask for them through the seller and the estoppel.

The Foundation’s Own Reserve Study

The reserve study that does apply to every Bay Villas owner is the Pelican Bay Foundation’s, because the replacement reserve is part of the Foundation assessment. The FY2027 budget package projects a reserve balance of $11,554,534 on September 30, 2026 and a required ending balance of $13,018,182 per the Foundation’s reserve study, which is why the replacement reserve component rose to $497 per unit.

Hurricanes, Flood Zone and Insurance at Bay Villas

Bay Villas sits in Collier County Hurricane Evacuation Zone A. FEMA’s effective flood map, queried at six points along the lane on October 7, 2026, shows Zone AE with a base flood elevation of 10 feet at the south end and shaded Zone X at the other five. The Bay Villas declaration also requires every owner to carry flood insurance.

The Flood Zone at Six Points on the Lane

We queried FEMA’s National Flood Hazard Layer at six points spaced along Bay Villas Lane, using the Census Bureau’s geocoded address points, and read the countywide FIRM panel effective February 8, 2024. The points are interpolated along the street, not parcel boundaries, so they show the pattern along the lane and do not replace a lot’s elevation certificate.

Collier County’s own FEMA 2024 layer, queried at three of the points, returns the same pattern: AE with a base flood elevation of 10 at the south point and the 0.2 percent annual chance zone at the middle and north points. The panel is 12021C0383J, a countywide panel.

What Zone AE and Shaded Zone X Mean for a Buyer

A lot in a Special Flood Hazard Area such as Zone AE generally brings a federal flood insurance purchase requirement when the loan comes from a federally regulated lender, and an elevation certificate sets the premium. A lot in shaded Zone X, an area of 0.2 percent annual chance flood hazard, generally has no such requirement but can still flood, and flood insurance is available and often advisable. At Bay Villas the contract adds its own requirement: section 5.05 of the declaration obliges each owner to keep hazard and flood insurance on the lot and its improvements and lets the Association require proof.

Hurricane Evacuation Zone A

Collier County’s evacuation zone layer places all three lane points we queried in Zone A. The county’s Emergency Assistance page and the state’s Know Your Zone tool let any owner check a specific address and plan a route, and a buyer should check the lot rather than rely on this page.

What Hurricane Ian Did in Naples

The National Hurricane Center’s report on Hurricane Ian records a Category 4 landfall at Cayo Costa on September 28, 2022 and says “maximum inundation of 6 to 9 ft AGL occurred in Naples.” The National Weather Service in Miami recorded 6.18 feet above mean higher high water at the Naples Pier. We found no public record that ties a specific Bay Villas lot to Ian flooding. A seller must still disclose known flooding under section 689.302, and a buyer should ask each seller the three questions on that form.

The Flood Disclosure Form Every Seller Signs

Section 689.302 of the Florida Statutes requires a seller of residential property to give the buyer a flood disclosure at or before the time the sales contract is executed. The form states that homeowners’ insurance does not cover flood, and asks whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood claim including a claim under the National Flood Insurance Program, and whether the seller received assistance for flood damage, including from FEMA. We prepare the form with the seller before the listing goes live.

The Preliminary Flood Map and the Appeal Period

FEMA issued preliminary flood insurance rate maps for Collier County on March 20, 2025, and Collier County’s floodplain page says they remain preliminary and are not the effective regulatory map. The county announced on its news page that the 90-day appeal and comment period begins August 19, 2026 and that the target date for the new map to take effect is summer 2027, when new flood insurance requirements would apply. The map can be viewed at FEMA’s Map Service Center. We have not claimed a new zone for any Bay Villas lot, because the preliminary map is not in force, and we recommend that any owner or buyer look up the lot on the preliminary map and discuss it with the insurance agent before closing.

Wind and Flood Coverage on a Villa the Owner Insures

Because the declaration makes each owner responsible for the lot’s own hazard and flood coverage, a Bay Villas buyer shops insurance as a single-family owner would, with the roof age, roof shape, opening protection and elevation as the quote drivers. Florida’s My Safe Florida Home program, in section 215.5586, funds hurricane mitigation inspections and grants of up to $10,000 for qualifying homes, with a homestead requirement, an insured-value limit of $700,000, a construction date before January 1, 2008 and an income test under section 420.0004, so a Bay Villas owner whose home qualifies may find it useful. Eligibility is an owner-specific question and the program sets it.

Storm Posture of the Association

After a storm, section 5.03 of the declaration gives an owner 90 days to begin repair and six months to finish, and section 5.04 lets the Association step in after 30 days’ notice. The bylaws give the Board the emergency powers that section 720.316 of the Florida Statutes authorizes, including meeting by remote means and borrowing without owners’ approval to fund emergency repairs. The county’s Community Rating System Class 5 rating, which the county says saves the community $9.6 million in insurance premiums every year, is a county-level benefit that does not depend on any one lot.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Which Schools Serve Bay Villas?

Bay Villas homes are zoned for Sea Gate Elementary, Pine Ridge Middle and Barron Collier High in Collier County Public Schools, according to the district’s 2027 address lookup at five points along the lane. All three schools earned an A in each of the last five school years the district published.

The Zoned Schools and How Far They Are

We ran the district’s 2027 school-zone lookup at five points along Bay Villas Lane on October 7, 2026. Every point returned the same three schools and none returned a rezone flag.

Drive times are free-flow estimates from three points on the lane, taken on October 7, 2026, and they will run longer at drop-off hours. Sea Gate is the closest of the three schools to Bay Villas.

How the Zoned Schools Graded

The district’s 2026 Accountability Brief, dated July 1, 2026, lists a grade of A for Sea Gate Elementary, Pine Ridge Middle and Barron Collier High in each of the 2021-22 through 2025-26 school years. The same brief says the district earned an A for 2025-2026 and is one of five Florida districts rated A for nine years, and that 51 of its 52 traditional public schools earned an A or B.

What Buyers Should Verify

School zones are set by address and can be redrawn, so a buyer who is choosing a home for a school should confirm the lot with the district’s lookup and with the school before an offer. We checked five points on the lane, not every lot.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

What Is on the Public Record About Work at Bay Villas?

The public record at Bay Villas shows three large pieces of recorded work: a 2015 county water main and backflow project settled for $307,223.58, a 2019 temporary roadway access agreement with a neighbor, and the 2022 declaration. We found no published permit dataset for Bay Villas, so these instruments are the record.

The 2015 Water Main and Backflow Project

A settlement agreement recorded April 30, 2015 (Official Records Book 5146, Page 1129) between Collier County and Bay Villas Association, Inc. records that the neighborhood has 70 potable water service connections, with 30-year-old ductile iron mains and plastic service lines running under brick-paved cul-de-sacs and driveways. The county agreed to replace the 4-inch and 6-inch water mains, replace 70 service lines, relocate meter boxes and install 70 backflow prevention devices, working one cul-de-sac at a time.

The Brick Paving and the $307,223.58 Settlement

The same agreement counts about 84,768 square feet of brick pavers in Bay Villas, which it describes as more than 30 years old, “patio-grade” and no longer available, divided by Bay Villas Lane, a paved asphalt street about 1,000 feet long and 22 feet wide. The county expected to disturb about half of the brick. It paid a 50 percent share of replacement at the lowest of three bids, $285,223.58, plus $22,000.00 for overlaying the asphalt, for a total of $307,223.58 in exchange for a mutual release. The Association took on the cost of replacing the undisturbed brick and its future maintenance.

The arithmetic is the agreement’s own. The lowest bid of $709,425.00 spanned 105,420 square feet, which is $6.7295105 per square foot; times 84,768 square feet is $570,447.15; half is $285,223.58; plus $22,000.00 is $307,223.58.

The Easements the County Asked For

The 2015 agreement had the Association grant the county a utility easement for future access to the installed lines and agree to use its best efforts to obtain separate easements from 26 individual lot owners whose lots hold county service lines. Getting those 26 easements was not a condition of the settlement, and the agreement says the county would place lines where it chose if they were not signed. A separate utility easement was recorded in 2015 (Official Records Book 5161, Page 2598). The agreement recites that an earlier grant of easement to the Pelican Bay Improvement District was never recorded and the original could not be found.

The 2019 Roadway Access Agreement with Bridgeway Villas

A memorandum of agreement recorded November 1, 2018 (Official Records Book 5568, Page 194) lets the neighboring Bridge-Way Villas Association use portions of the Bay Villas common area for pedestrian and limited vehicular access and to build a temporary extension of the roadway from May 6 to August 15, 2019, so that Bridge-Way could close and complete its bridge. The memorandum keeps the Bay Villas common area free of mechanic’s liens for the neighbor’s work. The agreement was with the neighboring Bridgeway Villas at Pelican Bay association, whose boundary the temporary road reached.

Why a Buyer Reads These Instruments

For a buyer the 2015 agreement answers practical questions. The mains and service lines under the lane were replaced by the county in the 2015 project, not left as 1981 originals. The brick is the Association’s to maintain under the agreement, and section 4.02 of the declaration lists private roads and vehicular patio areas among the things the assessment pays for. The 2022 declaration is taken section by section above, and the recorded 2020 certificate of approval shows that at least one transfer to a purchaser was recorded as approved in that year. Whether approval is still required today is a question for the Association and for the title company, because the 1997 and 2022 declarations we reviewed contain no approval clause.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

What Is Being Built Near Bay Villas?

The project that matters near Bay Villas is the proposed water park at the Naples Grande Beach Resort on Seagate Drive, which Bay Villas Association, Inc. asked the county to interpret. By May 30, 2026 the developer had withdrawn the site plan amendment and tabled the water park, while appeals of the county’s interpretation continued.

The Naples Grande Water Park Dispute

Naples Grande Beach Resort sits on a 14.96-acre parcel at 475 Seagate Drive, 0.09 to 0.15 mile in a straight line from the lane. Its owner filed a site development plan amendment to add a water feature with pools, a lazy river and more slides along the parcel’s eastern boundary. Gulfshore Business reported neighbors’ concerns about traffic, noise from slides and ground-level speakers, and cooking smells from a planned cafe.

What the County Decided

On March 20, 2026, at the Association’s request under section 1.06.01.D of the Land Development Code, the county’s zoning director issued an official interpretation of the Pelican Bay planned unit development. The Association put three statements to staff: that the owner could not draw non-hotel guests without amending the PUD, that the water park was not a customary accessory use to a hotel, and that adding it needed a substantial PUD amendment to add an amusement use. Staff said no to the first and disagreed with the other two, finding that the expanded water amenity was a customary accessory use of a destination resort hotel, though it noted that a design open to the public would need a parking arrangement for added demand.

Appeals and the Current Status

An affected party had 30 days to appeal to the Office of the Hearing Examiner with a $1,000 fee. Appeals were filed on April 17, 2026 by the Association and by the Pelican Bay Foundation, and the GSAC site reported the Foundation’s participation on April 22, 2026. On May 30, 2026 the Park Shore Association reported that county staff told the Association’s attorney that the site plan amendment had been withdrawn and Naples Grande was tabling the water park for now, that the appeals would continue, and that the hotel may reconsider once they are decided. We found no hearing date.

What It Means for a Bay Villas Buyer or Seller

A buyer should treat the water park as unresolved, not cancelled, and ask the listing agent what the seller knows. A seller should know the question is likely to come up at showings. We do not predict how the appeals come out, and we have no evidence that the dispute has moved Bay Villas prices: the market section above shows the prices as they closed.

The Pelican Bay Planned Unit Development Behind It

The Pelican Bay planned unit development, adopted by county Ordinance 1977-18 and amended most recently by Ordinance 2004-59, is the zoning document for the entire community, and the Foundation hosts the PUD with its ordinances on its documents page. The county’s zoning layer, queried at three points on the lane on October 7, 2026, shows the lane inside the active Pelican Bay PUD, with a future land use of Urban Residential Subdistrict, so any change to that document is a community-wide matter.

Clam Pass Park Work

Collier County ran a maintenance project at Clam Pass Park from March 2 to April 1, 2026, on the south parking lot wall. We found no other county or private construction notice within the immediate Bay Villas area on October 7, 2026.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Daily Logistics at Bay Villas

Bay Villas puts Artis Naples about 3 minutes away, Clam Pass Park and Naples Grande about 4 minutes, the Pelican Bay clubhouse about 6 minutes and Mercato about 7 minutes, with Naples Airport about 15 minutes and Southwest Florida International Airport about 40 minutes. Times are free-flow road estimates from three points on the lane.

Drive Times from the Lane

We measured road distance and free-flow drive time from three points on Bay Villas Lane, at the south end, the middle and the north end, using the OSRM routing service on October 7, 2026. The ranges below span those three points.

We did not time Waterside Shops, because the geocoder could not place it, so the table leaves it out. The Bay Villas Association’s website names Waterside Shops as a neighbor.

The Daily Errands

Groceries at the Publix Marketplace and dining and shopping at Mercato are each about 7 minutes by car. The table measures roads, not walking or tram paths.

Health Care

NCH North Naples Hospital is about 11 to 12 minutes from the lane and NCH Baker Hospital about 13 minutes. The county’s fire district layer, which we queried at three points on the lane on October 7, 2026, returned North Collier Fire at all three.

Getting to the Beach

The Foundation’s North Beach and Marker 36 area is 3.3 to 3.4 road miles and about 10 minutes from the lane, and the Foundation’s trams run along the berm to the beach. Vanderbilt Beach is 4.7 to 4.8 miles and about 10 minutes away. Clam Pass Park is closer, at about 4 minutes.

The Airports

Naples Airport is about 15 minutes away. Southwest Florida International Airport in Fort Myers is about 40 minutes without traffic, 28 miles by road.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

How Does Bay Villas Compare to Villas of Pelican Bay and the Rest of Pelican Bay?

Bay Villas is the larger lane in the villa group, with 70 lots against 49 at Villas of Pelican Bay, and its 12-month median of $1,549,000 on 3 sales sits below most of its villa neighbors. Every figure here is a small sample, so read the table as a range, not a rank.

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

The Benchmark Table: Eight Pelican Bay Buildings

The table sets Bay Villas beside seven other Pelican Bay villa and garden-condominium neighborhoods. The Bay Villas row uses the 12-month MLS window pulled October 7, 2026. The other rows use the same 12-month window from our Pelican Bay roster pulled September 30, 2026, so the windows differ by a week. Every row has fewer than 10 sales and is a small sample.

The medians come from the roster’s own calculation, with the median of an even number of sales taken as the mean of the middle pair.

What the Table Says

Bay Villas’ 12-month median of $1,549,000 is $173,500 below Villas of Pelican Bay’s $1,722,500, which is 10.1 percent lower. Against Bridgeway Villas at $2,062,000 it is $513,000, or 24.9 percent, lower, and against Tierra Mar at $2,150,000 it is $601,000, or 28.0 percent, lower. Lugano’s $895,000 is the one median below Bay Villas, and Lugano’s product is a garden condominium with some villas, so it is a different purchase.

The spread is partly a small-sample effect. With three to nine sales in each row, one sale can move a median by tens or hundreds of thousands of dollars. A buyer or seller should lean on the 24-month and longer windows for Bay Villas, which the market section above gives, and on the specific comparable sales.

Where Bay Villas Sits in the Group

On age Bay Villas is among the oldest of the group, with Tierra Mar, which was built in 1980 and 1981. On scale it is the second-largest after Lugano, at 70 units against Lugano’s 71, and larger than the 33 to 59 units of Beauville, Bridgeway Villas, Coco Bay, Las Brisas, Tierra Mar and Villas of Pelican Bay. On product it is fee-simple villa lots in a Chapter 720 homeowners’ association, even though the county roll codes the parcels as condominium.

Age Alone Does Not Explain the Spread

The table does not sort by age. Las Brisas, built 1982 to 1988, has the highest median at $2,950,000 on 3 sales, and Tierra Mar, built 1980 to 1981, is at $2,150,000 on 9, both above Villas of Pelican Bay, which was built 1988 to 1991. Home size, condition and the specific location of individual homes can all matter, and the samples here are too small for us to claim a cause.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Bay Villas vs Villas of Pelican Bay: Which Pelican Bay Neighborhood Fits You?

Bay Villas and Villas of Pelican Bay are both villa neighborhoods in Pelican Bay, but Bay Villas has 70 fee-simple lots built 1981 to 1983 while Villas of Pelican Bay has 48 attached units built 1988 to 1991. Over 24 months Bay Villas has the higher median, $1,482,500 against $1,325,000.

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

The Two Neighborhoods Side by Side

Both rows use Southwest Florida MLS closings from October 7, 2026 back by the months shown, so the windows match. The Villas of Pelican Bay row reflects our own pull of the same MLS for that neighborhood.

How to Read the Gap

Over 24 months Bay Villas’ median is $157,500 higher, 11.9 percent above $1,325,000. Over 36 months the gap is $249,000 (19.2 percent) and over 60 months it is $221,000 (18.2 percent). The 12-month window reverses it, with Villas of Pelican Bay $173,500 higher on four sales, which is why we do not rank them on a single window. Price per square foot is also higher at Bay Villas, $910 against $727 over 24 months, both from the MLS. County-recorded price per square foot is a different measure and we do not compare the two.

Villas of Pelican Bay sold faster, with a 43-day median across all 10 sales against 64 days across all 10 at Bay Villas, but it closed at a deeper discount to its final list price, 92.2 percent against Bay Villas’ 95.6 percent. The honest read is that Bay Villas sellers gave up less on price and waited longer for it.

Choose Bay Villas If

Bay Villas fits a buyer who wants a detached or attached villa on a fee-simple lot of its own, a 70-home lane beside a small lake, and a home that falls outside the condominium milestone and reserve-study rules. It also fits an owner who wants to control the exterior and the lot, and who accepts the Association’s architectural rules and the owner’s duty to maintain the exterior. A buyer must also accept the lane’s older stock, built 1981 to 1983, and its thin resale market.

Choose Villas of Pelican Bay If

Villas of Pelican Bay fits a buyer who wants a newer-built attached villa, from 1988 to 1991, with a wider range of home sizes, and who prefers the faster 24-month days on market and the lower 24-month median. We have not reviewed that neighborhood’s governing documents to the depth we have Bay Villas’, so its fees, rental limits and pet rules need the same document review before an offer.

What Both Share

Both neighborhoods sit inside Pelican Bay and come with the Pelican Bay Foundation’s beaches, trams, fitness center and racquet courts. We confirmed that Bay Villas has no age restriction, and a Villas of Pelican Bay buyer should check that neighborhood’s documents for the same.

How We Help You Choose

We pull the actual closings for both lanes, read both sets of documents and walk the buyer through them. A seller deciding whether to list now or wait gets the same comparison with the next likely buyer’s alternatives in view, because a Bay Villas buyer is usually looking at Villas of Pelican Bay too.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Honest Pros and Cons of Owning at Bay Villas

Owning at Bay Villas means a small 70-lot lane with fee-simple lots, a nearby lake and the Pelican Bay Foundation’s beaches, set against older 1981 to 1983 construction, layered fees, a thin resale market and a flood zone that changes along the street. Here is the full list, with the evidence for each item.

The Pros

• Small by design: 70 lots on one lane of about 1,000 feet, with a small lake and broad courtyards, according to the Association’s website and the 2015 county agreement.
• Fee-simple lots: each owner holds a lot, not a condominium unit, under a Chapter 720 homeowners’ association.
• No milestone or structural reserve study: those statutes cover condominium and cooperative buildings of three habitable stories or more.
• No age restriction in any document we reviewed.
• Rentals allowed: up to three a year, each longer than two months, under section 8.13, though the Foundation’s own two-a-year rule leaves an open question.
• Beaches, trams and amenities of the Pelican Bay Foundation, at 3.3 to 3.4 miles from the lane to Marker 36 and North Beach and 3.8 to 4.1 minutes to Clam Pass Park.
• Zoned schools that graded A for each of the last five years: Sea Gate Elementary, Pine Ridge Middle and Barron Collier High.
• Replaced county water lines: the 2015 project replaced the water mains and 70 service lines and added 70 backflow devices.
• Close to the arts: Artis Naples is 2.6 to 2.9 minutes by road.

The Cons

• Thin resale market: 3 sales in the last 12 months and 10 in 24, so pricing relies on few comparables.
• Layered fees: the Association assessment, the Foundation assessment of $3,435 in FY2027 and the county’s $1,250.00 Pelican Bay Services District assessment, with a $15,000 resale capital assessment that a buyer pays on deeds on or after October 1, 2026.
• Older homes: all 70 were built from 1981 to 1983, so roofs, windows and systems are the buyer’s budget.
• Owner-maintained exteriors: the owner repairs the exterior at his or her own expense and the Association can step in on 30 days’ notice and charge the cost.
• Flood zone varies: point A at the south end is Zone AE with a 10-foot base flood elevation, the other five points are shaded Zone X, and a preliminary map is pending.
• Water park unresolved: the Naples Grande matter is tabled, with appeals continuing.
• No sale signs: section 8.11 bars any For Sale or Open House sign in public view.
• Open questions in the documents: which billing route and which leasing cap the Foundation applies, and whether any transfer approval remains.

How We Weigh Them

As Top 1% Real Estate Agents Nationally Since 2008, we weigh these items with every buyer. For most buyers the deciding items are the age of the home, the flood zone of the specific lot and the all-in annual carrying cost, and none of them can be settled without reading the lot’s own documents. We tell clients which items we could verify and which we could not.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

What Does It Cost to Sell a Bay Villas Home?

Selling a Bay Villas home at $1,500,000 carries documentary stamp tax of $10,500 on the deed, an association estoppel capped at $299 under the state-adjusted statutory cap, a Pelican Bay Foundation estoppel of $250, plus agent compensation, any mortgage payoff and the tax proration. In Collier County the buyer customarily pays the owner’s title policy.

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

A Collier Net Sheet at $1,500,000

The table uses $1,500,000 because it is the list price of the one active Bay Villas listing on October 7, 2026. It is arithmetic, not an appraisal of any home, and the contract controls who pays each item. For the full net sheet on a specific home, use our Pelican Bay seller guide.

The items with a fixed amount add up to $10,500 + $250 + $250 = $11,000 at the statutory and posted figures, or $10,500 + $299 + $250 = $11,049 at the adjusted estoppel cap, before agent compensation, payoff, tax proration and any repairs. With the optional $100 Foundation expedite fee they reach $11,100 and $11,149.

The Documentary Stamp Tax

Section 201.02 of the Florida Statutes sets the deed tax at $0.70 for each $100 of consideration, rounded up, and in Collier County it is customarily the seller’s cost. At $1,500,000 that is 15,000 hundreds times $0.70, or $10,500. At the 24-month median of $1,482,500 it is 14,825 × $0.70 = $10,377.50, and at the top 24-month sale of $2,150,000 it is 21,500 × $0.70 = $15,050.

Estoppel Fees and Seller Fees at the Foundation

The statutory estoppel cap is $250 for a certificate with nothing delinquent, plus $150 if an amount is owed and $100 for a delivery within three business days. Under the Florida DBPR adjusted caps they are $299, $179 and $119. The Foundation’s 2026-27 estoppel form lists a $250 fee, an optional $100 expedite fee and a $500 fee for ID cards not returned. The Association may charge up to the cap, and its actual charge comes from the Association.

Agent Compensation After the 2024 Settlement

Since the National Association of Realtors settlement took effect on August 17, 2024, compensation offered to a buyer’s agent is no longer posted in the MLS and is negotiated between the parties. We explain the choices when we price the listing, and the number is set in the listing agreement, not by us in advance.

Property Tax Proration and the Disclosure

At closing the seller credits the buyer for the days of the tax year the seller owned the home, and Florida law requires the seller to give the buyer the property tax disclosure summary in section 689.261. The disclosure tells the buyer not to rely on the seller’s current taxes as a prediction of the buyer’s, because the county reassesses after a sale.

What the Seller Does Not Pay

A Bay Villas seller does not pay the $15,000 resale capital assessment, which is a buyer cost, and customarily does not pay for the buyer’s owner’s title policy or the recording fees. A seller who is not sure should read the contract before listing, because the contract controls.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

How Does a Bay Villas Sale Work, Step by Step?

A Bay Villas sale runs in eight steps: price the home against the closings, gather the Association and Foundation documents, sign the flood and tax disclosures, go under contract, order both estoppels, clear inspection and insurance, settle the Foundation capital assessment, and close. The documents are what slow it.

Step 1: Price Against the Closings

We start with the ten Bay Villas MLS closings in the last 24 months, the one active listing and the county’s recorded sales since 1982, then price to the last comparable sale. Three of the last 10 sales closed after 14 days or fewer on the market, and 4 of the 10 took 90 days or longer, so the price decides which kind of sale a home gets.

Step 2: Gather the Documents

A buyer will ask for the 2022 declaration, the bylaws, the rules, the current budget and the minutes, and for the Foundation’s estoppel package. We assemble them before the first showing and note the unresolved questions on this page, such as the Foundation billing route and the lease cap.

Step 3: Disclosures at or Before Contract

The seller gives the flood disclosure at or before the time the contract is executed under section 689.302, and the property tax disclosure under section 689.261. A seller also must tell the buyer about known material defects that are not readily observable, under the rule of Johnson v. Davis.

Step 4: Contract and Inspection

Contracts normally give the buyer an inspection period. For a Bay Villas villa the roof, the party wall, the roof separation curb in section 5.08, the pool enclosure and the age of the windows are the usual items, and the buyer’s insurance quote often drives the roof discussion.

Step 5: Order Both Estoppels

The Association must issue its estoppel within 10 business days of the request, and the Foundation issues its own. The Association’s certificate stays effective for 30 days if delivered by hand or electronically and 35 days if mailed, so the order is timed to the closing date.

Step 6: Insurance and Flood

The buyer shops wind, flood and liability coverage, and the declaration’s section 5.05 requires hazard and flood insurance on the lot. The lot’s FEMA zone and elevation certificate matter, and the preliminary map described above is not in force.

Step 7: The Foundation Capital Assessment

On deeds on or after October 1, 2026 the buyer owes the Foundation’s $15,000 resale capital assessment, unless the one-per-lifetime exemption applies, in which case the form must reach the Foundation at least 7 calendar days before closing and carries a $1,000 processing fee. The 3.5 percent annual escalator starts October 1, 2027, per the Foundation’s realtor page.

Step 8: Closing

The title company prorates taxes and assessments, collects the documentary stamps from the seller, and records the deed. The seller returns the Foundation ID cards, and the buyer enrolls for new ones.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

Property Taxes and Homestead at Bay Villas

A Bay Villas buyer should not assume the seller’s property tax bill will carry over, because Florida reassesses a home at just value as of January 1 of the year after a change of ownership (Fla. Stat. 193.155). A buyer who homesteads then gets the exemptions and the annual cap from that new base.

The Reassessment After a Sale

Section 193.155 limits the annual increase in a homestead’s assessed value to the lower of 3 percent or the change in the Consumer Price Index, and it says that homestead property is assessed at just value as of January 1 of the year following a change of ownership. The seller’s accumulated cap benefit does not pass to the buyer.

The Homestead Exemption

Section 196.031 gives a first $25,000 exemption to a permanent resident who holds title and lives in the home on January 1, and a second $25,000 on assessed value above $50,000 that applies to non-school levies. Eligibility is set on January 1, so a buyer who closes after January 1 applies for the following year.

Taking the Cap With You

Section 193.155(8) lets a person who establishes a new homestead and had a homestead exemption as of January 1 of any of the 3 preceding years receive an assessment below just value on the new home. A Bay Villas seller who is buying another Florida home should ask a tax professional how that applies.

Taxes and the Pelican Bay Services District

The county tax bill is separate from the Association and Foundation charges. On the county’s Pelican Bay Services Division page, the FY2027 assessment is $1,250.00 for fiscal year 2027, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. We do not publish a total tax bill for Bay Villas, because it depends on the home’s assessed value and exemptions.

Selling at Bay Villas? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Bay Villas? Call Marc at (239) 287-5873 or read how we represent buyers.

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

If you’re searching for a Bay Villas listing agent, or thinking, ‘I need someone to sell my Bay Villas home…’ you are selling into a market of about three sales a year and a buyer who reads the declaration, the Foundation estoppel and the flood map before touring. McGreevy and Comisar sell Bay Villas on its recorded facts.

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

Bay Villas homes are 70 individually owned villas, so presentation, condition and paperwork decide the price more than the address does. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Bay Villas listing along with the document file a Bay Villas buyer’s lender, insurer and attorney ask for in week one.

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

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

What Bay Villas Homes Sold For

In the last 12 months we tracked 3 Bay Villas resales in the Southwest Florida MLS (pulled October 7, 2026, closings from October 7, 2025 to October 7, 2026), a small sample.

• Closings, last 12 months (MLS): 3, median $1,549,000, range $1,545,000 to $1,750,000.
• Dollar volume, last 12 months: $4,844,000, the total of those three sold prices.
• Widened window, last 24 months (MLS): 10 closings, median $1,482,500, range $1,025,000 to $2,150,000, volume $14,538,000.
• Days on market and sale-to-list, last 24 months: a median of 64 days across all 10 sales and a median of 95.6 percent of final list price across all 10.
• Today: one active listing on October 7, 2026, a two-bedroom home of 1,545 square feet at $1,500,000.

Selling Into a Market of Three Sales a Year

With about three Bay Villas closings a year and one active listing, a buyer compares your home with one or two others and with the last few recorded sales. Three of the last ten sales closed in 14 days or fewer and four took 90 days or longer, so the price decides which kind of sale you get. We price a Bay Villas home against the sales of the same design, size and bedroom count, adjusted for roof, windows, pool and condition, and we set the list price to win the first thirty days. Our seller FAQ further down answers the questions owners ask most.

The Documents a Bay Villas Buyer Will Ask For

• The Bay Villas governing documents: the 2022 Second Amended and Restated Declaration, the Articles and Bylaws, the rules and the current budget.
• Two estoppel certificates: the Association’s, which must issue within 10 business days of the request, and the Pelican Bay Foundation’s.
• The flood disclosure that section 689.302 requires at or before contract, plus the property tax disclosure.
• The home’s own paperwork: roof age and permits, windows and shutters, any Association approvals for exterior work, and any elevation certificate.
• The Foundation cards: every ID card returned at closing, or the $500 fee applies.

The Signs Rule and the Approval Question

Section 8.11 of the declaration bars any sign, including For Sale and Open House signs, from public view on a lot or the common area, so a Bay Villas listing is sold through photography, video, the MLS and scheduled showings. The recorded Clerk index shows certificates of approval filed for Bay Villas sales between 2020 and 2023, but the 1997 and 2022 declarations contain no approval clause that we found, so we confirm with the Association and the title company before we list.

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

Start with a free Pelican Bay home valuation. It takes about a minute, and Jesse follows up with the Bay Villas sales that fit your home: the same design, the same bedroom count, adjusted for roof, windows, pool and condition. An automated estimate cannot tell one 1,705 square foot villa from another, and recorded sales of the same floor plan can span hundreds of thousands of dollars. We price to the difference. You can also use our general home valuation page.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Bay Villas home?

For a well-prepared home priced to its recent comparable sales, yes. One active listing against about three closings a year is roughly four months of supply (49 days on market so far on that listing), so a second well-priced home would be one of two a buyer can see.

How do I price a Bay Villas villa?

Against sales of the same design and size. Over the last 60 months, 14 attached villas sold at a $1,497,500 median and 6 detached villas at $1,335,000, and by bedroom count 3-bedroom homes (9 sales) had a $1,545,000 median against $1,378,000 for 2-bedroom homes (7 sales). Condition can close those gaps; a list price that ignores it usually sits.

Do I need the association’s approval to sell my Bay Villas home?

We found no approval or right-of-first-refusal clause in the 1997 or 2022 declarations, but the Clerk index shows certificates of approval recorded from 2020 to 2023. We confirm the current requirement with the Association and the title company before the first showing.

What will a Bay Villas buyer ask about first?

The flood zone of the lot, the all-in annual cost and the age of the roof. Have the Association documents, both estoppels and the Foundation’s current fee schedule ready before the first showing.

Can I sell my Bay Villas home with a tenant in it?

Yes, subject to the lease. A Bay Villas lease must run longer than two months under section 8.13, so tell the buyer’s agent the lease terms at the first showing and give the buyer the lease with the estoppel package.

Who pays the Foundation’s $15,000 resale capital assessment when I sell?

The Foundation bills it to the buyer on deeds on or after October 1, 2026, and it rises 3.5 percent a year from October 1, 2027. The contract can allocate it differently, and a buyer who qualifies for the one-per-lifetime exemption files the form at least 7 calendar days before closing.

Your Local Real Estate Experts

Bay Villas owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read the Bay Villas declaration, its 2022 restatement, the Pelican Bay Foundation’s budget and every recorded Bay Villas sale before writing this guide.

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

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Bay Villas page the credential that matters more is narrower than any award: we tracked every qualified Bay Villas sale in the county’s recorded-sales file back to 1982, 229 sales in all, and in the last 12 months we tracked all three Bay Villas closings in the Southwest Florida MLS before this guide was written.

What Our Clients Say

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

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

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

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions: Bay Villas Buyer Edition

These are the questions Bay Villas buyers ask us most often, answered from the recorded documents, county and federal records and the Southwest Florida MLS. Each answer is short on purpose, and the section above it holds the detail and the source.

What is Bay Villas?

Bay Villas is a neighborhood of 70 fee-simple villa lots on Bay Villas Lane inside Pelican Bay in Naples, built from 1981 to 1983 and governed by Bay Villas Association, Inc. under a 2022 Second Amended and Restated Declaration. It is a Chapter 720 homeowners’ association, not a condominium.

Where is Bay Villas, and what are the addresses?

Bay Villas is at 500 to 599 Bay Villas Lane, Naples, FL 34108, in unincorporated Collier County inside the Pelican Bay planned unit development. The county’s 2026 roll lists 70 residential parcels on the lane.

How many homes are in Bay Villas?

There are 70 lots, each with one vote in the Association, and the county roll lists 70 residential parcels. A lender or title company should confirm the legal description of a specific lot.

How big are the homes at Bay Villas?

The county roll lists living areas from 1,545 to 2,223 square feet. Twenty-three homes are 1,545 square feet and 36 are 1,705 square feet, and the other 11 fall in ten other sizes.

When was Bay Villas built?

The roll shows 10 homes built in 1981, 46 in 1982 and 14 in 1983. The declaration was recorded on September 17, 1981.

Are Bay Villas homes attached or detached?

Both appear in the MLS. In the five-year file 14 of 20 sales are tagged attached and 6 are tagged detached villa, but the field is entered by the listing agent, so confirm the walls on the home itself. Article VI of the declaration treats original-construction walls on a lot line as party walls.

What does a Bay Villas home cost?

Over the last 24 months, 10 Bay Villas homes closed at a median of $1,482,500, ranging from $1,025,000 to $2,150,000. The last 12 months had only 3 sales, a small sample, at a $1,549,000 median.

Which Bay Villas homes are for sale right now?

On October 7, 2026 the MLS showed one active listing, a two-bedroom home of 1,545 square feet at $1,500,000. Call Marc at (239) 287-5873 for the current inventory.

What are the HOA fees at Bay Villas?

We found no published dollar figure for the Bay Villas Association assessment, so ask for the budget and the estoppel. The two published layers are the Pelican Bay Foundation’s FY2027 assessment of $3,435 and Collier County’s FY2027 Pelican Bay Services assessment of $1,250.00, which together are $4,685.00 a year before the Association’s own fee.

What does the Pelican Bay Foundation assessment include?

The FY2027 assessment of $3,435 is $2,180 for operations, $497 for the replacement reserve and $758 for media, billed at $858.75 a quarter. It pays for the Foundation’s beaches, trams, fitness center, racquet facilities and common areas.

What is the $15,000 resale capital assessment?

The Foundation charges a one-time $15,000 capital assessment to the buyer on deeds on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027 according to the Foundation’s realtor page. A one-per-lifetime exemption exists, with the form due at least 7 calendar days before closing and a $1,000 processing fee.

What does the Association fee pay for?

Section 4.02 lists common-area upkeep, private roads, lakes and drainage, the painting of exterior walls, common walls, fences and entry gates, the Association’s insurance and the Foundation assessment. Article V also makes each owner responsible for maintaining the exterior of the home, so ask the Association which tasks it performs in practice.

Is Bay Villas in a flood zone?

It depends on the lot. FEMA’s effective map at six points along the lane shows Zone AE with a 10-foot base flood elevation at the south end and shaded Zone X at the other five. Get an elevation certificate for the specific lot.

What does the preliminary FEMA flood map mean for Bay Villas?

FEMA issued preliminary maps for Collier County on March 20, 2025, and the county says the 90-day appeal period begins August 19, 2026 with a target effective date of summer 2027. The preliminary map is not in force, and we have not claimed a new zone for any Bay Villas lot, so look up the lot on the preliminary map and talk to an insurance agent before closing.

Is Bay Villas in a hurricane evacuation zone?

Collier County’s evacuation layer places the three lane points we queried in Zone A. Check your own address with the county’s Emergency Assistance page and the state’s Know Your Zone tool.

Do I have to carry flood insurance at Bay Villas?

Section 5.05 of the declaration requires each owner to keep hazard and flood insurance on the lot and its improvements, and the Association can demand proof. A federally regulated lender generally requires flood insurance in a Special Flood Hazard Area such as Zone AE.

Does Bay Villas need milestone inspections or a structural integrity reserve study?

No. Those requirements apply to condominium and cooperative buildings of three habitable stories or more, and Bay Villas is a homeowners’ association of villa lots. A Bay Villas buyer should instead inspect the roof, party wall and exterior.

Is Bay Villas a 55+ community?

No. We found no age restriction in the Bay Villas or Pelican Bay Foundation documents we reviewed.

Can I rent out a Bay Villas home?

Yes, within limits. Section 8.13 allows no more than three rentals a year, each longer than two months, while the Foundation’s leasing rule limits single-family leasing to two a year unless neighborhood covenants provide otherwise. We could not confirm which number the Foundation applies, so ask in writing.

Are short-term rentals allowed at Bay Villas?

No. The declaration requires every rental term to exceed two months, and the Foundation’s leasing amendment defines leasing to include occupancy arranged through sites such as Airbnb and VRBO.

Are pets allowed at Bay Villas?

Yes. Section 8.08 allows dogs, cats and other common household pets under Association rules, bars commercial keeping and breeding and requires that none run loose. The declaration sets no weight, breed or number limit, and the Foundation separately bars pets from beaches, trams and boardwalks.

Can I add a pool, screen enclosure or fence?

Only with written Association approval. Section 7.01 requires approval of plans, specifications and location for any construction or change, including walls, fences, screens and pool enclosures, and the Architectural Review Board reviews two sets of plans.

Can I park a boat, RV or work van at Bay Villas?

No. Section 8.04 allows only four-wheel passenger automobiles to be parked or stored and bars boats and recreational vehicles, and section 8.02 bars trailers, vans and temporary structures without the Board’s written consent.

Can I run a business from a Bay Villas home?

Section 8.01 bars operating a business on the property but allows keeping personal or professional records and taking calls and correspondence at home.

Can I put a For Sale sign in the yard?

No. Section 8.11 bars any sign, including For Sale and Open House signs, from public view on a lot or the common area, other than a sign identifying a residence and street or a traffic sign.

Which schools serve Bay Villas?

The district’s 2027 zone lookup at five lane points returns Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A in each of the last five school years.

How far is the beach from Bay Villas?

Marker 36 and North Beach are 3.3 to 3.4 road miles and about 10 minutes from the lane, and Clam Pass Park is 1.2 to 1.3 miles and about 4 minutes. The Foundation’s trams also serve its beaches.

How far is the airport from Bay Villas?

Naples Airport is about 15 minutes by road and Southwest Florida International Airport in Fort Myers is about 40 minutes, from our October 7, 2026 free-flow estimates.

What amenities come with a Bay Villas home?

The lane has a small lake, courtyards and private roads maintained by the Association. Every owner also gets the Pelican Bay Foundation’s nearly three miles of beach, tram service, fitness center, tennis and pickleball courts and community center.

What is the Naples Grande water park dispute?

The Naples Grande Beach Resort proposed a water park on its Seagate Drive parcel, and Bay Villas Association, Inc. asked the county for an official interpretation, which the county answered on March 20, 2026 by disagreeing with the positions put to it. By May 30, 2026 the site plan amendment was withdrawn and the project tabled, with the Association’s and the Foundation’s appeals continuing.

What are property taxes at Bay Villas?

We do not publish a total, because it depends on the home’s assessed value and exemptions. Florida reassesses a home at just value as of January 1 after a sale, so do not rely on the seller’s bill.

How did Bay Villas begin?

The original declaration was recorded on September 17, 1981 (Official Records Book 938, Page 632), the declarant’s 1983 deed conveyed the common area to the Association, and a 1997 restatement and the 2022 declaration followed.

What is the Marketable Record Title Act notice on Bay Villas?

A 2011 affidavit (Official Records Book 4653, Page 376) preserved the covenants under section 712.06 of the Florida Statutes, and section 11.01 of the 2022 declaration refers to it.

How does Bay Villas compare with Villas of Pelican Bay?

Over 24 months Bay Villas’ median was $1,482,500 on 10 sales against $1,325,000 on 10 sales at Villas of Pelican Bay, but over 12 months the order reverses on samples of 3 and 4. Bay Villas has 70 fee-simple lots built 1981 to 1983, and Villas of Pelican Bay has 48 attached units built 1988 to 1991.

How do I buy a Bay Villas home with McGreevy and Comisar?

Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008, and we walk each buyer through the documents, the flood zone and the full fee stack before an offer.

Frequently Asked Questions: Bay Villas Seller Edition

These are the questions Bay Villas owners ask before they list, answered from the closings in the Southwest Florida MLS, the recorded documents and Florida statutes. For the cost table and the step-by-step sale, see the sections above, and call Jesse for a price on your home.

How much is my Bay Villas home worth?

It depends on design, size, bedroom count, roof, windows, pool and condition. Over the last 24 months 10 Bay Villas homes sold between $1,025,000 and $2,150,000 at a $1,482,500 median, so start with a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.

Why do similar Bay Villas homes sell for different prices?

Price per square foot across the 24-month sales ran from $601 to $1,026 for homes of broadly similar size. Condition, pool, roof, windows and design explain more of the price than area does.

Does it matter if my home is attached or detached?

The MLS tags 14 of the 20 sales in five years as attached, at a $1,497,500 median, and 6 as detached villa, at $1,335,000. Both samples are small, so a buyer pays for the specific home more than for the tag.

How long does a Bay Villas sale take?

Across the 24-month window the median Bay Villas sale took 64 days, across all 10 sales. Three sold in 14 days or fewer and four took 90 days or longer.

Do Bay Villas homes sell below list price?

Usually. Seven of the last ten sales closed below final list price, three closed at list and none above, for a median of 95.6 percent of final list price across all 10 sales.

How many buyers are shopping Bay Villas right now?

We cannot count buyers, but supply is thin. On October 7, 2026 the MLS showed one active Bay Villas listing against 3 sales in the last 12 months, about 4.0 months of supply.

What documents must I give a Bay Villas buyer?

Expect to provide the 2022 declaration, articles, bylaws, rules and budget, the Association estoppel, the Pelican Bay Foundation estoppel, the flood disclosure under section 689.302 and the property tax disclosure under section 689.261. We assemble the package before the first showing.

Do I need the Association’s approval to sell?

We found no approval or right-of-first-refusal clause in the 1997 or 2022 declarations, although certificates of approval appear in the Clerk’s record index from 2020 to 2023. We confirm the current requirement with the Association and the title company before listing.

What does the Pelican Bay Foundation require when I sell?

The Foundation issues an estoppel, with a $250 fee and an optional $100 expedite fee, and charges $500 if ID cards are not returned. The buyer pays the $15,000 resale capital assessment on deeds on or after October 1, 2026.

Who pays the $15,000 resale capital assessment?

The Foundation bills it to the buyer. The contract can allocate it differently, so read it before you sign.

What do the estoppel certificates cost, and who orders them?

The statutory cap on the Association’s certificate is $250, plus $150 if an amount is owed and $100 for delivery within three business days; as adjusted by Florida DBPR they are $299, $179 and $119. In Collier contracts the seller customarily orders and pays, and the contract controls.

What if the Association is slow to deliver the estoppel?

Section 720.30851 requires delivery within 10 business days of the request, and if the Association fails to deliver in that time it may charge no fee. Order it early.

How long is an estoppel certificate good for?

The Association’s certificate is effective for 30 days if hand delivered or sent electronically and 35 days if mailed, so time the order to the closing date.

What will I pay in closing costs?

At $1,500,000 the documentary stamps are 15,000 × $0.70 = $10,500, the Foundation estoppel is $250 and the Association estoppel is up to $250, which add up to $11,000, before agent compensation, payoff and the tax proration. The cost table above has every line.

Who pays for the owner’s title policy?

In Collier County the buyer customarily pays the owner’s title policy. It is not a seller cost, and the contract controls.

Will my buyer’s property taxes be higher than mine?

They can be. Florida reassesses a homestead at just value as of January 1 of the year after a change of ownership under section 193.155, and the seller’s capped assessment does not pass to the buyer.

Can I keep my homestead benefit for my next home?

Section 193.155(8) lets a person who establishes a new homestead and held a homestead exemption as of January 1 of any of the 3 preceding years receive an assessment below just value on the new home. Ask a tax professional how it applies to you.

Can I put a For Sale sign in the yard?

No. Section 8.11 bars any sign, including For Sale and Open House signs, from public view on a lot or the common area.

Can I hold an open house?

Open House signs are barred by section 8.11, and the Foundation publishes open-house sign regulations that apply in addition. We market through photography, video, the MLS and scheduled showings.

Can I sell with a tenant in place?

Yes, subject to the lease. Any Bay Villas lease must run longer than two months under section 8.13, and the buyer takes the home subject to the lease terms.

Does the flood zone hurt my price?

We cannot isolate it from ten sales. FEMA’s map shows Zone AE at the south end of the lane and shaded Zone X elsewhere, and buyers will price flood insurance, so we give every buyer the lot’s zone and elevation certificate up front.

What do I have to disclose about flooding?

Section 689.302 requires the seller to give the buyer a flood disclosure at or before contract execution. It asks about flood damage during your ownership, any flood claim including under the National Flood Insurance Program, and any flood assistance, including from FEMA.

What should I tell a buyer about the preliminary flood map?

Tell the buyer the truth: FEMA issued preliminary maps on March 20, 2025, the appeal period begins August 19, 2026, the target date is summer 2027, and the preliminary map is not in force. We do not claim a new zone for any lot.

What if the Association has an open exterior maintenance notice on my home?

Under sections 5.01 and 5.02 the Association can maintain a lot after 30 days’ written notice and assess the cost, which becomes a lien. Resolve any open notice before listing so the estoppel is clean.

Do unapproved alterations become the buyer’s problem?

Section 7.01 requires written approval for any construction or change, and the covenants run with the land, so an unapproved enclosure or fence can come up at the estoppel. Get approval or remove it before you list.

Should I replace the roof before listing?

It depends on the roof’s age and what the buyer’s insurer will write. Section 5.08 governs roof replacement next to a party wall, so get quotes first and let us compare the cost with the price effect.

Should I get a pre-listing inspection?

For a 1981 to 1983 villa, usually yes for the roof, the party wall, the pool enclosure and the windows, so that you control the repair list before a buyer’s inspector does.

Does a renovated kitchen pay off at Bay Villas?

With 10 sales in 24 months we cannot isolate a kitchen’s effect, and price per square foot ran from $601 to $1,026. We compare your home with the specific sales and show you the numbers before you spend.

What happens if the Association levies a special assessment while I am under contract?

Section 4.04 requires approval from fifty-one percent of the members voting at a meeting called for that purpose, with 14 days’ written notice. The contract allocates any assessment, so tell us the moment you hear of one.

How does the Naples Grande water park matter to my sale?

It is unresolved, not cancelled. The site plan amendment was withdrawn by May 30, 2026 and the appeals continue, so expect buyers to ask what you know and answer from the public record.

What happens to my Foundation ID cards at closing?

Return every card or the Foundation charges $500. The buyer enrolls for new cards.

Do I need to be in Naples to sell my Bay Villas home?

No. We coordinate showings, the document package and the closing on your behalf, and Jesse is a phone call away at (239) 898-6072.

How does the 2024 NAR settlement affect what I pay?

Since August 17, 2024 compensation for a buyer’s agent is negotiated rather than posted in the MLS. The amount is set in your listing agreement, and we explain the options before you sign.

What does McGreevy and Comisar do differently for a Bay Villas listing?

We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we price a Bay Villas home against every recorded sale since 1982. We also build the document file, the flood disclosure and both estoppels before the first showing.

Should I list now or wait?

With one active listing and 3 sales in 12 months, a well-priced home meets little competition today, but a home priced to a hope sits, as four of the last ten sales did, for 90 days or longer. Call Jesse direct at (239) 898-6072 for a plan for your home.

Sources and Authoritative References

Every Bay Villas fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Bay Villas Association’s website, the Collier County Property Appraiser’s 2026 roll and recorded-sales file, or the Southwest Florida MLS pulled October 7, 2026. The sources below are the ones this guide relies on.

The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.

Recorded Bay Villas Instruments, Collier County Clerk Official Records

1. Declaration of Covenants, Conditions and Restrictions for Bay Villas, OR 938, Page 632 (recorded September 17, 1981)
2. Exhibit reference sheet, OR 941, Page 3 (Condominium Book 19, Page 58)
3. Amendment to the Bay Villas declaration, OR 953, Page 1556 (1982)
4. Amendment to the Bay Villas declaration, OR 987, Page 1583 (1982)
5. Amendment to the Bay Villas declaration, OR 991, Page 552 (1982)
6. Warranty deed of Tract C common area to Bay Villas Association, OR 1051, Page 1652 (November 16, 1983)
7. Bay Villas bylaw amendment, OR 1352, Page 152 (1988)
8. Certificate of Amendment of the By-Laws (March 9, 1990)
9. Amendment to the Bay Villas declaration, OR 1591, Page 2188 (1991)
10. Amended and Restated Declaration, OR 2272, Page 1175 (recorded January 16, 1997)
11. Certificate of Amendment, OR 2590, Page 2202 (September 1999)
12. Certificate of Amendment (March 2000)
13. Bay Villas bylaw amendments, OR 4530, Page 1540 (recorded January 22, 2010)
14. Pelican Bay Foundation Notice of Preservation of Covenants, OR 4636, Page 3478 (December 28, 2010)
15. Affidavit under the Marketable Record Title Act, OR 4653, Page 376 (2011)
16. Re-recorded Notice of Preservation of Covenants, OR 4696, Page 1961 (June 30, 2011)
17. Settlement Agreement and Release between Collier County and Bay Villas Association, Inc., OR 5146, Page 1129 (April 30, 2015)
18. Utility easement to Collier County, OR 5161, Page 2598 (2015)
19. Memorandum of Agreement between Bay Villas Association and Bridge-Way Villas Association, OR 5568, Page 194 (November 1, 2018)
20. Certificate of Approval, OR 5750, Page 2924 (2020)
21. Second Amended and Restated Declaration, Articles and Bylaws, OR 6107, Page 1436 (recorded April 4, 2022)
22. Collier County Clerk official records public access
23. Collier County Clerk official records

Pelican Bay Foundation

24. FY2027 Approved Budget Package
25. Estoppel request form and fees, 2026-2027
26. Realtor Community Overview
27. Realtors page, resale capital assessment and escalator
28. Amended and Restated Bylaws (accepted redline)
29. Rules and Regulations (December 12, 2024)
30. Lease Application Packet, FY2027
31. Residential Compliance and Architectural Enforcement (RCAE) document, FY2027
32. Second Amended and Restated Declaration and General Protective Covenants
33. Certificate of Amendment to the Second Amended and Restated Declaration
34. Declaration amendment on leasing (OR 5634, Page 1101; May 28, 2019)
35. Articles of Incorporation
36. Pelican Bay PUD with ordinances
37. Financial statements and audit, 2025
38. Sign regulations, open houses
39. Realtor sign regulations (May 2002)
40. Our beaches
41. Tram service
42. Fitness center
43. Racquets program
44. Community Center
45. Dining

Bay Villas Association and State of Florida Entities

46. Bay Villas Association website
47. Florida Division of Corporations, Bay Villas Association Inc., document 757920
48. Florida Division of Corporations, search results for Bay Villas

Florida Statutes (2026)

49. Florida Statute 193.155, homestead assessments
50. Florida Statute 196.031, exemption of homesteads
51. Florida Statute 201.02, tax on deeds and other instruments
52. Florida Statute 215.5586, My Safe Florida Home Program
53. Florida Statute 553.899, mandatory structural inspections for condominium and cooperative buildings
54. Florida Statute 689.261, property tax disclosure summary
55. Florida Statute 689.302, flood disclosure
56. Florida Statute 712.06, Marketable Record Title Act, preservation of covenants
57. Florida Statute 718.112, bylaws and the structural integrity reserve study
58. Florida Statute 720.303, association powers and duties, reserves and records
59. Florida Statute 720.305, obligations of members, fines
60. Florida Statute 720.3085, assessments, liens and foreclosure
61. Florida Statute 720.30851, estoppel certificates
62. Florida Statute 720.311, dispute resolution
63. Florida Statute 720.316, association emergency powers
64. Know Your Zone, Florida Division of Emergency Management

Collier County

65. Floodplain Management
66. News: Proposed Flood Insurance Rate Map reflects changes to local flood risk (August 2026)
67. News: Clam Pass Park restoration project (February 2026)
68. Emergency Assistance
69. Pelican Bay Services Division
70. Official Interpretation notice, INTP-PL20260000715
71. Official Interpretation PL20260000715, March 20, 2026 (PDF)
72. Collier County GIS, FEMA 2024 flood zones layer
73. Collier County GIS, Hurricane Evacuation Zone layer
74. Collier County GIS, Milestone buffer layer
75. Collier County GIS, PUD layer
76. Collier County GIS, Future Land Use layer
77. Collier County GIS, Fire District layer
78. Collier County Property Appraiser, 2026 parcel roll and recorded-sales file through June 30, 2026 (bulk data files; cited, not linked)

Federal and National

79. FEMA National Flood Hazard Layer (NFHL) map service
80. FEMA, appeals and comments information for property owners
81. National Hurricane Center, Tropical Cyclone Report: Hurricane Ian
82. National Weather Service Miami, Hurricane Ian summary
83. U.S. Census Bureau Geocoder

Schools

84. Collier County Public Schools, 2027 school zone address lookup (queried at five points on the lane, October 7, 2026)
85. Collier County Public Schools, 2026 Accountability Brief (July 1, 2026)
86. Collier County Public Schools, school district grades

Neighbors, News and Routing

87. Artis Naples
88. Waterside Shops
89. Park Shore Association, Naples Grande water park update (May 30, 2026)
90. GSAC, Pelican Bay Foundation joins battle against waterpark (April 22, 2026)
91. Gulfshore Business, water park opponents face new procedural hurdle (March 24, 2026)
92. Naples Daily News, Naples Grande water park plan faces new challenges with appeals (April 22, 2026)
93. Project OSRM, open source routing machine (free-flow drive times, October 7, 2026)
94. Southwest Florida MLS, Pelican Bay development, closed and active, pulled October 7, 2026 (subscriber system; cited, not linked)

McGreevy and Comisar

95. Pelican Bay community guide
96. Villas of Pelican Bay guide
97. Bridgeway Villas at Pelican Bay guide
98. Naples guide

Downloadable Documents

The Bay Villas documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer; Pelican Bay Foundation documents open at the Foundation’s own site; county records open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

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