Pelican Bay - Beauville
Beauville at Pelican Bay is 36 villa lots on Rue De Marquis and Rue Deville in Naples, a Chapter 720 homeowners' association of attached and detached villas built from 1988 to 1990. Sell or buy with McGreevy and Comisar.
Beauville at Pelican Bay is 36 villa lots on Rue De Marquis and Rue Deville in Naples, a Chapter 720 homeowners' association of attached and detached villas built from 1988 to 1990. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Beauville is a 36-lot villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Beauville at Pelican Bay is a small, two-street pocket of attached and detached villas addressed 7000-7025 Rue De Marquis and 802-832 Rue Deville, Naples, FL 34108, where the association looks after the exteriors and the Pelican Bay Foundation supplies the beach, tram and Community Center.
The first question a buyer should ask here is the one the county roll gets wrong. The roll codes all 36 parcels as condominium, but that is a county use code, not the legal regime. The 1988 declaration says the association “is not, and is not intended to be” a condominium association, and the 2023 restated declaration is written under Chapter 720 for 36 lots with equal one-thirty-sixth shares. That changes the statutes, the sale process, the insurance split and the safety laws that apply, and each of those is set out below.
This page is about Beauville at Pelican Bay in Collier County, which the Pelican Bay Foundation’s own text spells Beaville and the MLS files under Rue Deville and Rue De Ville. It is not a condominium building, and it is not Oak Lake Sanctuary, the 22-villa condominium that buyers often tour on the same afternoon. This guide is built from the recorded declaration chain at the Collier County Clerk, the Florida Division of Corporations filing, the Pelican Bay Foundation’s published documents, Florida’s statutes as they read in 2026, Collier County’s flood, zoning and evacuation layers, FEMA’s flood map, and a Southwest Florida MLS pull dated October 7, 2026.
If you own at Beauville and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the rule-by-rule detail below will tell you whether this villa neighborhood fits before you tour. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
McGreevy and Comisar are the best realtor for Beauville at Pelican Bay 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 Beauville read built from the recorded declaration chain and every closing in the MLS file.
If you’re searching for the best realtor for Beauville in Pelican Bay, Naples, whether you’re ready to sell your Beauville 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 Beauville for a specific reason. The MLS shows two kinds of villa under one name, attached and detached, and the 12-month median of $1,900,000 sits on only four sales, while the 60-month median of $2,150,000 sits on ten. A listing agent who prices Beauville off the 12-month number, off a Pelican Bay average, or off the condominium coding on the tax roll will misprice a villa by hundreds of thousands of dollars. We price against the sales and the documents that belong to these two streets.
Recent Beauville track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, the Southwest Florida MLS shows 4 Beauville closings (pulled October 7, 2026) at a median sold price of $1,900,000, from $1,525,000 to $3,400,000, for a total of $8,725,000. The highest-priced Beauville sale was $3,400,000. The median days on market was 22, counted on all 4 sales, and the median sale price was 97.6 percent of the final list price. 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 Beauville 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 Beauville we also build the paperwork file before the first showing: the buyer’s lender and insurer will ask for the association’s estoppel certificate, the Pelican Bay Foundation needs its own estoppel and collects its resale capital assessment at closing, and the 2023 declaration asks for written notice of a transfer within 10 days, which we calendar on day one.
For Beauville buyers: the first question is which kind of villa you are buying, because attached and detached homes trade at different prices and carry different party-wall duties. The second is the maintenance split: the association handles a long list of exterior items, and the declaration says what stays yours. The third is the stack of charges, which here runs through three bills: the association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Beauville address; we do.
Honors and recognition:
Selling your Beauville home? Get a free home valuation priced against the sales of your own villa type, or call Jesse direct at (239) 898-6072.
Buying a home in Beauville? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Beauville sits on two streets, Rue De Marquis and Rue Deville, in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. Every villa sits on one of those two streets, and the county’s 2026 roll lists 36 residential parcels on them and nowhere else.
The address ranges are 7000-7025 Rue De Marquis and 802-832 Rue Deville, Naples, FL 34108. The Collier County Property Appraiser’s 2026 roll lists 36 residential parcels across the two streets, and the Southwest Florida MLS files every sale under Beauville with the street shown as Rue De Marquis, Rue Deville or, in one instance, Rue De Ville. Searches by street address land on this page for that reason.
The Pelican Bay Foundation’s published community text describes Beauville homes with golf and preserve views, with sizes starting in the 1,300 square foot range and continuing past 3,000. The recorded documents back the golf frontage in a practical way: the 2023 declaration bars pool cages on the west or golf-course sides of both streets, and the original 1988 declaration required tempered glass in golf-facing windows. We walk the specific villa and the plat with you, because no recorded instrument we read promises a particular view.
The documents refer to golf-course sides of the streets, so a golf course is next to the neighborhood, but the course is not part of the association and Beauville owns none of it. The Gulf beach is a Pelican Bay Foundation amenity reached by the Foundation’s tram or by car, set out in the amenities section below.
The recorded land is part of Parcel E of Pelican Bay Unit Five (Plat Book 13, pages 68 to 70), about 6.94 acres. Collier County’s planned unit development layer places the neighborhood in the Pelican Bay planned unit development, whose ordinance on the county layer is numbered 04-59, with a future land use designation of Urban Residential Subdistrict, and North Collier Fire serves the five addresses we checked. Beauville is also subject to the Unit Five Parcel E restrictions recorded at Official Records Book 1248, pages 1399 through 1406.
The Clerk’s index lists three instruments between Beauville and the Villa Lantana Neighborhood Association, including a 15-page easement recorded in 2008. We read those only from the index, so we state that they exist and that the two neighborhoods are connected in the record, and nothing about their terms. Villa Lantana at Pelican Bay has its own guide in this series.
Oak Lake Sanctuary at Pelican Bay is a 22-villa neighborhood of detached homes on Turtle Court that buyers cross-shop with Beauville. The decisive difference is the legal regime: Beauville is a Chapter 720 homeowners’ association, and Oak Lake Sanctuary is a Chapter 718 condominium. A side-by-side decision table appears later on this page.
The recorded documents and the Florida corporation record spell the name Beauville. The Pelican Bay Foundation’s published community text spells it Beaville, and the MLS files one 2026 sale under Rue De Ville with spaces, while the other nine sales and the county roll use Rue Deville or Rue De Marquis. All of them are the same 36-lot neighborhood. If a search or a title report uses one spelling, check the others.
The recorded documents we read describe an ingress and egress easement over Rue Deville and Rue De Marquis, not a gate or a guardhouse, and we found no public statement either way. Ask the association what access control exists before you rely on one.
Living in Beauville at Pelican Bay means a villa on its own lot, from 1,348 to 3,693 square feet of living area on the county roll with a median of 2,399, in a 36-lot neighborhood where the association maintains the landscaping, irrigation, driveways and mailboxes, and the Foundation provides the beach, tram and Community Center.
Beauville is small, with 36 parcels on the 2026 roll, built from 1988 to 1990. What follows is what daily life looks like, drawn from the recorded documents, the county’s records, the Florida corporation filing and the Foundation’s published documents.
Beauville is a villa neighborhood of 36 lots, declared on February 4, 1988 by the developer, Southern Gulf Corporation, and run by Beauville Property Owners Association, Inc., a Florida not-for-profit corporation filed November 12, 1987. The county roll shows homes built from 1988 to 1990. The members restated the declaration in 2023, and that Second Amended and Restated Declaration is the one in force.
The Southwest Florida MLS tags each Beauville sale as either an attached home or a single-family or villa-detached home. Of the 10 sales in the last 60 months, 4 were attached and 6 were detached. The two types trade at different prices and carry different obligations for party walls, so a buyer should confirm from the survey which walls a specific villa shares.
The county roll shows living areas from 1,348 to 3,693 square feet with a median of 2,399. The MLS sales in the last 60 months ranged from 1,348 to 2,889 square feet, and five of the ten fell between 2,500 and 2,799. The 3,693 square foot parcel on the roll is the outlier among the 36, and a buyer should check whether the roll figure includes additions.
The MLS records bedroom counts from 2 plus den to 4 plus den across the ten closings, with three-bedroom homes, three-bedroom plus den homes and a single 4 plus den home in the sample. The 2023 declaration gives the architectural committee control over exterior changes, and the association’s own maintenance program, set out below, keeps the exterior finishes on a common schedule.
Florida’s corporation records list the association’s principal address and registered agent as Newell Property Management Services LLC, 5435 Jaeger Rd #4, Naples, FL 34109, changed on April 2, 2025, with annual reports on file through March 27, 2026. The association’s own website is member-only, so we do not describe it.
The recorded documents describe no clubhouse, neighborhood pool or beach of the association’s own. Pools are private, and pool cages are prohibited on the west and golf-course sides of both streets. The neighborhood also has a pet limit of two, no wood-burning fireplaces and fuel tank limits. Buyers who want a screened pool facing the course should get the architectural committee’s answer in writing before contracting.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Beauville at Pelican Bay villas closed 4 times in the last 12 months at a median of $1,900,000, from $1,525,000 to $3,400,000 (Southwest Florida MLS, October 8, 2025 to October 7, 2026). That is a small sample, so we lead with 60 months, the first window with ten or more closings: 10 sales at a median of $2,150,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Beauville is a thin market: four sales in the last 12 months and two active listings, none entered after closing, so every figure below uses all of the sales. We name the window and the number of sales beside every figure, label any median built on fewer than ten sales as a small sample, and then split by the two building designs the MLS records. A median that sits at $1,900,000 in three windows and then moves to $2,150,000 in the fourth is telling you how few sales stand behind it.
The Southwest Florida MLS pull dated October 7, 2026 counts 10 Beauville closings in the 60 months from October 8, 2021, at a median of $2,150,000 (the mean of the 5th and 6th of 10 prices, $2,000,000 and $2,300,000), a low of $1,325,000, a high of $3,400,000 and total volume of $22,010,000. The median sold price per square foot was $924 on 10 sales, the median days on market 5 on 10 sales, and the median sale price was 100.0 percent of the final list price on 10 sales.
Because a median built on four sales can move on one closing, here are all four standard windows, each ending October 7, 2026.
| Window | Closings | Median | Low | High | Volume | Per sq ft | Days on market (n) | Sale-to-list (n) |
|---|---|---|---|---|---|---|---|---|
| 12 months | 4, small sample | $1,900,000 | $1,525,000 | $3,400,000 | $8,725,000 | $701 | 22 (4) | 97.6% (4) |
| 24 months | 6, small sample | $1,900,000 | $1,325,000 | $3,400,000 | $13,250,000 | $847 | 16 (6) | 97.6% (6) |
| 36 months | 6, small sample | $1,900,000 | $1,325,000 | $3,400,000 | $13,250,000 | $847 | 16 (6) | 97.6% (6) |
| 60 months | 10 | $2,150,000 | $1,325,000 | $3,400,000 | $22,010,000 | $924 | 5 (10) | 100.0% (10) |
The 12-month, 24-month and 36-month medians are each the mean of $1,800,000 and $2,000,000, the two middle prices. The 12-month days on market of 22 is the mean of 5 and 38, which is 22 days, shown rounded. The 24-month and 36-month windows hold the same six sales because there was no Beauville closing between October 8, 2023 and October 7, 2024, and the March 2023 sale falls outside the 36-month window. None of the 10 sales in the file was entered after closing, so every sale counts in the days-on-market and sale-to-list figures.
Here is every closing in the 60 months to October 7, 2026, newest first, by month and building design, with no unit numbers or owner names.
| Closed | Street | Design | Beds and baths | Living area (sq ft) | Sold price | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| April 2026 | Rue Deville | Detached | 4 bed plus den, 3 bath and a half bath | 2,791 | $3,400,000 | $1,218 | 5 |
| March 2026 | Rue De Marquis | Detached | 3 bed, 3 bath | 2,889 | $2,000,000 | $692 | 38 |
| February 2026 | Rue Deville | Attached | 3 bed plus den, 3 bath and a half bath | 2,355 | $1,525,000 | $648 | 2 |
| October 2025 | Rue De Marquis | Attached | 2 bed plus den, 3 bath | 2,533 | $1,800,000 | $711 | 176 |
| January 2025 | Rue Deville | Detached | 3 bed, 2 bath | 1,348 | $1,325,000 | $983 | 3 |
| December 2024 | Rue Deville | Detached | 3 bed plus den, 3 bath and a half bath | 2,791 | $3,200,000 | $1,147 | 27 |
| March 2023 | Rue Deville | Attached | 3 bed plus den, 2 bath and a half bath | 2,554 | $2,510,000 | $983 | 3 |
| March 2022 | Rue De Marquis | Detached | 3 bed, 2 bath and a half bath | 2,316 | $2,300,000 | $993 | 5 |
| December 2021 | Rue De Marquis | Detached | 3 bed, 2 bath and a half bath | 2,316 | $1,550,000 | $669 | 5 |
| October 2021 | Rue Deville | Attached | 3 bed plus den, 3 bath | 2,771 | $2,400,000 | $866 | 5 |
The county deed for the March 2022 sale shows $2,301,000 against the MLS figure of $2,300,000, and the county deed controls where the two differ. Every window figure above uses the MLS closing price, so the $1,000 difference does not move a median.
The MLS records each sale’s building design as attached or as single-family or villa detached. We split the same closings by that tag, and every median below is computed from the table above.
| Window | Attached: closings and median | Detached: closings and median |
|---|---|---|
| 12 months | 2 at $1,662,500, small sample | 2 at $2,700,000, small sample |
| 24 months | 2 at $1,662,500, small sample | 4 at $2,600,000, small sample |
| 36 months | 2 at $1,662,500, small sample | 4 at $2,600,000, small sample |
| 60 months | 4 at $2,100,000, small sample | 6 at $2,150,000, small sample |
The 12-month attached median is the mean of $1,525,000 and $1,800,000, and the 12-month detached median is the mean of $2,000,000 and $3,400,000. The 24-month and 36-month detached median is the mean of $2,000,000 and $3,200,000, the 2nd and 3rd of four. All of these rest on two to six sales, so we read them as direction, not as a price.
Over the 60 months to October 7, 2026, four attached villas sold at a median of $2,100,000 (the mean of $1,800,000 and $2,400,000), from $1,525,000 to $2,510,000, for $8,235,000 in all, a median of $788 per square foot (4 sales), 4 days on market (4 sales) and 101.8 percent of final list price (4 sales). Two of the four attached sales closed above their final list price, and one of the four took 176 days.
Over the same 60 months, six detached villas sold at a median of $2,150,000 (the mean of $2,000,000 and $2,300,000), from $1,325,000 to $3,400,000, for $13,775,000 in all, a median of $988 per square foot (6 sales), 5 days on market (6 sales) and 97.1 percent of final list price (6 sales). The detached median sits only $50,000 above the attached median, which is $2,150,000 minus $2,100,000, but the detached range is wider and the per-foot figure is $200 higher.
By the MLS’s own bedroom and bath description: 3 bedrooms, 4 sales at a median of $1,775,000 (the mean of $1,550,000 and $2,000,000); 3 bedrooms plus den, 4 sales at $2,455,000 (the mean of $2,400,000 and $2,510,000); 2 bedrooms plus den, 1 sale at $1,800,000; and 4 bedrooms plus den, 1 sale at $3,400,000. Every group is a small sample, and the 3 bedroom plus den median sits $680,000 above the 3 bedroom median, an observation about this sample and not a rule.
By MLS living area, villas under 2,000 square feet sold once, at $1,325,000; villas from 2,000 to 2,499 square feet sold 3 times at a median of $1,550,000; villas from 2,500 to 2,799 square feet sold 5 times at $2,510,000; and villas of 2,800 square feet and up sold once, at $2,000,000. Size explains less than you would expect: the largest villa in the file sold for $2,000,000 while a 2,791 square foot villa sold for $3,400,000.
MLS closings by calendar year show a market that has held between one and three sales a year since 2022.
| Calendar year (MLS closings) | Closings | Median | Low | High |
|---|---|---|---|---|
| 2021 (from October 27) | 2 | $1,975,000 | $1,550,000 | $2,400,000 |
| 2022 | 1 | $2,300,000 | $2,300,000 | $2,300,000 |
| 2023 | 1 | $2,510,000 | $2,510,000 | $2,510,000 |
| 2024 | 1 | $3,200,000 | $3,200,000 | $3,200,000 |
| 2025 | 2 | $1,562,500 | $1,325,000 | $1,800,000 |
| 2026 (through October 7) | 3 | $2,000,000 | $1,525,000 | $3,400,000 |
We matched the MLS closings by street and living area inside the 60-month window and report the two clean pairs without unit identifiers.
Two pairs in 60 months is a very small sample, and condition drives both of them. The lesson is that a Beauville villa is not a commodity: one address gained nearly half in 77 days, and another added 6.25 percent in 15 months.
On October 7, 2026 the MLS showed two Beauville listings, both active. One is a villa on Rue De Marquis at $3,350,000 with 4 bedrooms, 4 baths and a half bath and 3,089 square feet, 14 days on the market, which is $1,084 per square foot. The other is a villa on Rue Deville at $2,800,000 with 3 bedrooms, 2 baths and a half bath and 2,316 square feet, 11 days on the market, which is $1,209 per square foot. The median active list price is $3,075,000. The $1,209 listing asks more per square foot than every sold price in the 60-month file but one, and the $1,084 listing asks more than all but two, where the highest sold price was $1,218 in April 2026.
Two active listings against 4 closings in 12 months is 4 divided by 12, or 0.33 closings a month, so 2 divided by 0.33 is 6.0 months of supply (12-month window, 2 active, October 7, 2026). That is the usual boundary between a seller’s market and a balanced one, though two listings are too few to rely on for a trend.
Our read is that Beauville has one market with a very wide price band. Villas that are well placed and priced to the last sale go fast: seven of the ten sales in 60 months sold in 5 days or less. Villas that are priced above the last comparable sit: the other three took 27, 38 and 176 days, and each of them closed below its final list price. Four of the ten sold above their final list price and two at it. The 12-month median of $1,900,000 is real, but it rests on four sales spread from $1,525,000 to $3,400,000, and a seller should not price off it alone.
As Top 1% Real Estate Agents Nationally Since 2008, before we price a Beauville villa we sort the closings by design, bedroom count and living area, read the association’s exterior maintenance schedule into the net cost of ownership, and build the transfer paperwork timeline into the contract dates. We tracked all 10 Beauville closings of the last 60 months against the recorded documents for this guide. A seller can ask for that work at no cost.
Selling at Beauville? Start with a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Beauville buyers and sellers should start from the two building designs, the 60-month window of 10 sales and the transfer paperwork timeline, not from a single 12-month median. A Beauville villa sold in the last 12 months for as little as $1,525,000 and as much as $3,400,000. If you own here, request a free home valuation priced to your villa’s own design, or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers.
Beauville recorded 104 qualified sales in 35 calendar years from 1988 through June 30, 2026, according to the Collier County Property Appraiser’s file, and the yearly median rose from $252,500 in 1988 to $2,462,500 in 2026, about 9.75 times. The county records the deed price, so it is the long record.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The county file counts qualified sales of improved parcels at $100,000 and over on Rue De Marquis and Rue Deville. Selected years, with the file running through June 30, 2026:
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 1988 | 16 | $252,500 | $210,000 | $305,500 |
| 1989 | 11 | $270,000 | $220,000 | $401,200 |
| 1990 | 1 | $455,000 | $455,000 | $455,000 |
| 1995 | 2 | $297,500 | $295,000 | $300,000 |
| 2000 | 4 | $464,500 | $420,000 | $478,000 |
| 2004 | 3 | $880,000 | $875,000 | $1,145,000 |
| 2005 | 6 | $810,000 | $617,500 | $1,000,000 |
| 2010 | 2 | $831,250 | $750,000 | $912,500 |
| 2013 | 5 | $815,000 | $650,000 | $988,000 |
| 2015 | 3 | $1,050,000 | $1,037,500 | $1,250,000 |
| 2017 | 1 | $1,600,000 | $1,600,000 | $1,600,000 |
| 2019 | 2 | $1,572,500 | $1,545,000 | $1,600,000 |
| 2020 | 3 | $1,035,000 | $895,000 | $1,410,000 |
| 2021 | 4 | $1,680,000 | $910,000 | $2,400,000 |
| 2022 | 1 | $2,301,000 | $2,301,000 | $2,301,000 |
| 2023 | 1 | $2,510,000 | $2,510,000 | $2,510,000 |
| 2024 | 2 | $2,825,000 | $2,450,000 | $3,200,000 |
| 2025 | 2 | $1,562,500 | $1,325,000 | $1,800,000 |
| 2026 (through June 30) | 2 | $2,462,500 | $1,525,000 | $3,400,000 |
The 1988 and 1989 rows are the first owners buying from the developer: 16 qualified sales in 1988 at a median of $252,500, and 11 more in 1989 at $270,000. Since then the file shows between one and six sales a year. There were no qualified sales in 1991, 2001, 2006 or 2009, and 12 since the start of 2021.
The county records deed consideration for qualified sales and the MLS records the reported closing price for sales entered there, so the two files do not list the same sales. For 2024 the county shows 2 qualified sales, one at $2,450,000 that has no MLS closing, while the MLS shows one closing at $3,200,000. For 2026 the county file through June 30 holds two of the three MLS closings, and the March sale at $2,000,000 does not appear in the qualified file. We did not obtain the county’s reason, and we use each file’s figures in its own table.
The median rose from $252,500 in 1988 to $1,050,000 in 2015, about 4.2 times, and to $2,462,500 in 2026, about 9.75 times. The path was uneven: the yearly median fell from $1,600,000 in 2017 to $1,115,000 in 2018, rebounded to $1,572,500 in 2019, dropped to $1,035,000 in 2020, then rose to $2,301,000 in 2022 and $2,825,000 in 2024. Those swings are the product of one to three sales a year, which is why we price from the specific villa’s design and the nearest sales and not from a yearly median.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Beauville at Pelican Bay is a homeowners’ association under Chapter 720, Florida Statutes, not a condominium under Chapter 718. The 1988 declaration says the association “is not, and is not intended to be” a condominium association, and the 2023 restatement governs 36 lots, even though the county roll codes the 36 parcels as condominium.
Almost every Pelican Bay villa neighborhood sorts into one of those two regimes, and the regime decides which statutes protect you, who insures what, how a sale is handled and which safety laws apply. We read the recorded instruments and the state filing before calling Beauville either one.
The original declaration recorded on February 4, 1988 at Official Records Book 1326, page 688 runs 20 pages, and it states in terms that the association “is not, and is not intended to be” a condominium association. The recorded articles certificate and a separate ingress and egress easement were recorded the same day, and three consents followed.
The 1988 text speaks of villa units and common elements, which are words a condominium declaration uses. A reader who stops at those words could call Beauville a condominium. The sentence that settles the question is the one disclaiming condominium status, and the 2023 restatement removes the ambiguity by defining 36 lots instead of units.
The Second Amended and Restated Declaration, Official Records Book 6275, page 2505, is 61 pages, was approved by the members on May 24, 2023 and was e-recorded on August 7, 2023. It restates the declaration in its entirety under Chapter 720. Section 1.14 counts 36 lots, and says contiguous parcels owned together count as one lot. Section 2.3 gives 36 votes, and section 4.2 makes each lot’s share of common expenses equal, one thirty-sixth.
The Florida Division of Corporations lists Beauville Property Owners Association, Inc. as a Florida not-for-profit corporation, document number N23424, filed November 12, 1987 and active. Its last event is Amended and Restated Articles on April 8, 1999, and annual reports are on file through March 27, 2026. A condominium association would be organized under Chapter 718, and we found no condominium association under the Beauville name.
The county’s 2026 roll codes all 36 Beauville parcels with a condominium use code. That is a county use code, not a statement about the legal regime, and we did not obtain the Property Appraiser’s explanation for why the code is applied to this neighborhood. The recorded documents are the authority on how the land is owned.
The Pelican Bay Foundation’s fiscal 2027 estoppel form distinguishes condominium units, whose Foundation assessment is billed through the condominium association, from single-family or commercial properties, which are billed to the owner. Beauville is neither by name: it is a homeowners’ association of villa lots. The estoppel your closing agent orders will show which route applies to a given villa, so read that line before you rely on any monthly figure.
A Chapter 720 association is not subject to the condominium statutes’ milestone inspection, structural reserve study or condominium document package. Its liens come from section 720.3085, its estoppel certificates from section 720.30851 and its fines from section 720.305. We explain each of those in the sections that follow, and we say plainly when a rule is the declaration’s and not the state’s.
Section 720.401 requires a parcel owner selling in a Chapter 720 community to present the buyer with a disclosure summary before the contract is signed. If the summary was not provided before the contract, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever occurs first. A Beauville seller who hands the summary over with the first showing removes that risk, which is why we put it in the listing file.
An estoppel certificate in a Chapter 720 community must be issued within 10 business days of a written request, and under section 720.30851 the fee is capped at $250, plus $100 if delivered on an expedited basis within 3 business days, and up to $150 more if a delinquent amount is owed. Section 4.7 of the 2023 Beauville declaration speaks of a certificate within 15 days, which is slower than the statute, and as we read it the statute governs.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Beauville at Pelican Bay began with a Declaration of Covenants, Conditions and Restrictions recorded on February 4, 1988 (Official Records Book 1326, page 688) by the developer, Southern Gulf Corporation, with the association incorporated in November 1987 and the villas built from 1988 to 1990. The history below follows the recorded instruments in order.
The association was incorporated on November 12, 1987, and the developer recorded its declaration on February 4, 1988. The articles certificate (Official Records Book 1326, page 708) and a separate ingress and egress easement (Book 1326, page 685) went on record with it, followed by three consents at Book 1326, pages 728, 730 and 734.
The 1988 text provided for quarterly assessments, interest of 18 percent on late payments, party walls between attached homes, and a 30-year term that renewed in 10-year periods. It required tempered glass in windows facing the golf course, and it made the land subject to the Pelican Bay Unit Five Parcel E restrictions recorded at Official Records Book 1248, pages 1399 through 1406. Section 8.7 required a recordable certificate that the seller had paid all assessments before a sale was effective.
The county roll shows Beauville homes built from 1988 to 1990. The county’s recorded-sales file shows 16 qualified sales in 1988 at a median of $252,500 and 11 more in 1989 at $270,000, which are the first owners buying from the builder.
Twelve days after the declaration, an amendment recorded on February 16, 1988 (Official Records Book 1327, page 2305) set a limited common element width of 5 feet for three specific parcels. It is a good example of why a Beauville survey matters: some owners hold a strip of limited common area beside the lot.
A second amendment recorded on March 19, 1990 (Book 1513, page 1462) dealt with the amendment procedure and members’ two-thirds vote. A third amendment recorded on November 28, 1990 (Book 1575, page 136) dealt with pets and revised several sections of the 1988 text.
The Clerk’s index lists a deed from Southern Gulf Corporation to the association in 1994 (Official Records Book 1936, page 1472), which we read from the index only. A fourth amendment recorded on August 1, 1994 (Book 1971, page 2369) addressed limited common elements.
In 1998 the association recorded an affidavit and a Rules and Regulations summary (Official Records Book 2404, page 1479). In 1999 it recorded an Amended and Restated Declaration of 49 pages (Book 2556, page 653) and filed amended and restated articles on April 8, 1999. We read the 1999 restatement from the index and from the later amendments that cite it, not page by page.
A first amendment to the amended and restated bylaws was recorded in 2001 (Official Records Book 2878, page 2002). In 2008 a 15-page easement (Book 4331, page 3254) was recorded, and the index lists two more instruments with the Villa Lantana Neighborhood Association. We state that they exist and nothing about their terms.
On October 7, 2015 the Pelican Bay Foundation recorded a Notice of Preservation of Covenants under Florida’s Marketable Record Title Act (Official Records Book 5202, page 232, five pages). The notice preserves the Parcel E declaration for 30 years from filing. It is a Foundation filing and does not change Beauville’s own declaration.
A certificate of amendment recorded on August 7, 2017 (Official Records Book 5423, page 788) set the leasing rule at no more than three leases a year, with a minimum of three months and a maximum of 365 days. The 2023 restatement carries its own leasing clause, set out in the rentals section below.
The members approved the 2023 restatement on May 24, 2023, and it was e-recorded on August 7, 2023 at Official Records Book 6275, page 2505. Its exhibits include the articles and the bylaws, with the bylaws as Exhibit E. It is the operative document for everything on this page unless we say otherwise.
The Clerk’s index lists recorded Certificates of Approval issued by the association, including samples from 2013, 2017 and 2024. We read three of them for form only: each is a one-page approval issued on an owner’s application, and we name no party. The 1988 section 8.7 required a recordable certificate before a sale was effective, but the 2023 text we read has no sale-approval clause, which we cover in the sale section below.
Beauville’s 36 villas are a mix of attached and detached homes of 1,348 to 3,693 square feet, built from 1988 to 1990 on Rue De Marquis and Rue Deville, with 2 to 4 bedrooms plus dens in the MLS file. The declaration treats each home as the lot owner’s own, inside a shared exterior program run by the association.
Attached villas share a wall with a neighbor, and Article 8 of the declaration governs party walls: the cost of repair is shared in proportion to use, and disputes go to arbitration. A detached villa has no party wall to a neighbor, though it may share privacy walls. Confirm from the survey which walls your villa shares before you rely on any assumption.
The ten MLS closings include four three-bedroom homes, four three-bedroom plus den homes, one two-bedroom plus den home and one four-bedroom plus den home. Baths run from two to three, with a half bath in six of them.
The county roll shows living area from 1,348 to 3,693 square feet with a median of 2,399 across all 36 parcels, and the MLS closings run from 1,348 to 2,889 square feet. The active Rue De Marquis listing at 3,089 square feet is larger than any villa in the 60-month sales file.
Section 7.1 makes the owner responsible for the roof, exterior walls, privacy walls, courtyards and fixtures of the home. Sections 1.12 and 3.2 describe a limited common area strip between the lot and the road, which is for the owner’s use. Walk the lot line with the survey in hand, because the strip is part of what you are buying the use of.
Section 1.14 says contiguous parcels owned together count as one lot, so an owner of two adjoining lots has one vote and one share. If you plan to combine lots, ask the association in writing how it will bill and vote the combination, and have the county confirm how the parcels will be taxed.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
A Beauville home carries Pelican Bay Foundation membership, which opens nearly three miles of Gulf beach, a Community Center above 25,000 square feet, a tram system and 88 acres of parks and recreation shared with about 6,500 residences. Beauville’s own common areas are its entry features, perimeter wall and landscape easement, so the amenity story is the Foundation’s.
The Foundation’s overview sheet describes nearly three miles of beach. South Beach has The Sandbar for casual beachside meals and The Nest for drinks and snacks with views toward Clam Pass. North Beach looks over the Gulf and is home to Marker 36 Restaurant. Beach access for owners runs through the Foundation’s member card system, and the rentals section below explains what happens to those cards if a home is leased.
The Community Center is more than 25,000 square feet and holds a fitness center, a wellness studio, a spa, an art studio and the Racquets pro shop, according to the Foundation’s realtor overview. Owners reach it with the same member credentials as the beaches.
The Foundation’s realtors page describes a shared-use racquet complex operated with Collier County, with 20 pickleball courts and 8 Har-Tru clay tennis courts. Older descriptions of Pelican Bay quote a different court count, and we use the Foundation’s current figure.
Trams run along the berms and boardwalks, with eight stations listed on the Foundation’s tram page. Ask how a household will actually get to the beach, by tram, on foot or by car, before you value the membership.
The Foundation reports 88 acres of parks and recreation. Pelican Bay’s boardwalks and berm paths connect the residential neighborhoods to the beaches, the Community Center and the commercial areas, so a villa on Rue Deville or Rue De Marquis is a walking, tram or short drive distance from most of what the Foundation runs.
The Foundation’s overview sheet points visitors to The Marketplace (Publix, CVS, banks, shops and restaurants), Waterside Shops (more than 60 stores and restaurants) and Artis-Naples, home of the Naples Philharmonic and The Baker Museum. We do not state a walking time from Beauville because the documents do not.
The Foundation’s rules bar pets from dining areas, Community Center rooms, the fitness center, any Foundation or Collier County beach, and the trams and boardwalks. That matters for Beauville households because Beauville’s own pet rules, set out later on this page, permit two pets per home and extend the same permission to tenants and guests.
The association owns the common areas: the ingress and egress easement over Rue Deville and Rue De Marquis, a landscape easement, the perimeter wall and the entrance features. Its recorded maintenance program, described in the maintenance section below, covers exterior items on every home. A shared pool or clubhouse is not part of the recorded plan we read.
Beauville owners pay for three layers: Beauville Property Owners Association, the Pelican Bay Foundation, whose FY2027 estoppel form lists $3,435 a year, and the Pelican Bay Services Division, which the county shows at $1,250 for FY2027. The association’s own dues are the layer to confirm in writing, because we found no published figure.
The Foundation’s FY2027 estoppel (form version 08/31/2026) lists an annual amount of $3,435, which breaks into $2,180 operating, $497 reserve and $758 bulk media. A quarter of that is $858.75. These are the Foundation’s own figures on its own form. They tell you what the Foundation line carries, and they do not by themselves tell you how a Beauville owner is billed for it.
This is a question we cannot close from public records. The Foundation’s form names two routes: condominium units are billed through the condominium association, and single-family or commercial properties are billed to the owner. Beauville is a homeowners’ association of villa lots and fits neither label by name. The Foundation’s rules also say neighborhood associations collect and remit assessments where their covenants provide. The estoppel your closing agent orders will show which route applies, so read that line before you rely on any monthly figure.
We found no association dues figure in a recorded document or on a page we could read, and the association’s own site is member-only. The 2023 bylaws let the Board set assessments quarterly or annually, on a calendar fiscal year, and require a budget with 14 days’ notice to members. The statute requires an estoppel to state the regular periodic assessment and how often it is due, so the estoppel is the number to use, and we would rather say so than print a figure we cannot document.
The 2023 declaration lists what the association maintains: deferred exterior repainting, periodic roof cleaning, landscaping outside the privacy walls, the irrigation system, exterior lampposts and front fixtures, paver driveways and sidewalks, and mailboxes. Section 7.6 makes pest control a common expense, and an owner may decline the service but the assessment is unchanged. That is a longer list than most villa neighborhoods carry, and it is a reason Beauville’s dues are not comparable to a bare-bones association’s.
The county’s Pelican Bay Services Division page shows a FY2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. We cite that county page only and state no earlier year and no millage.
The two figures we can source add to $4,685 a year ($3,435 plus $1,250), before the association’s own dues. That sum is a floor, not a total. It also assumes both bills reach the owner, which is the same billing question above. We would rather give you a floor you can defend than a monthly figure you cannot.
For deeds recorded on or after October 1, 2026, the Foundation’s resale capital assessment is $15,000. It is paid by the buyer. The Foundation’s realtors page says it rises 3.5% a year starting October 1, 2027, which would make it $15,525 for deeds from that date, and we cite that page for the escalator, not the estoppel. A Beauville buyer should add this to the cost of getting into the neighborhood, and a seller should expect buyers to price it in. The Foundation also publishes a resale capital exemption form, with a $1,000 processing fee for an exemption request.
The Foundation charges $250 for an estoppel, plus an optional $100 expedite (completed within 3 business days). For the association’s own estoppel, Florida’s section 720.30851 sets 10 business days, a fee of no more than $250, an additional $100 if expedited in 3 business days and an additional $150 if the account is delinquent. The certificate is effective for 30 days, or 35 if sent by regular mail, and the association waives any excess amount if the buyer relied in good faith.
The Foundation charges a seller $500 for member ID cards that are not returned at closing. The fix is simple: collect the owner and household cards before the closing date and hand them in. The Foundation neither approves a transfer nor holds a right of first refusal, so the cards and the estoppel are the Foundation’s only touchpoints with a sale besides the resale capital assessment.
Florida documentary stamps are $0.70 per $100 of consideration, rounded up, and the seller customarily pays them in Collier County. On Beauville’s recent range:
| Price | Doc stamps at $0.70 per $100 |
|---|---|
| $1,325,000 (lowest sale, 60 months) | $9,275 |
| $1,525,000 (lowest sale, 12 months) | $10,675 |
| $1,900,000 (12-month median) | $13,300 |
| $2,150,000 (60-month median) | $15,050 |
| $2,800,000 (lower active listing) | $19,600 |
| $3,075,000 (median active listing) | $21,525 |
| $3,350,000 (higher active listing) | $23,450 |
| $3,400,000 (highest sale, 60 months) | $23,800 |
The buyer customarily pays for the owner’s title policy in Collier County, but the contract controls both items.
Under the 2023 bylaws the Board may levy a special assessment on 14 days’ notice to members, and reserves follow section 720.303, which members may waive by vote. Reserve balances and the budget are in the association’s member-only records, so we do not publish them. Ask for the current budget and the reserve approach before you make an offer.
Section 4.6(A) of the 2023 declaration charges interest at the highest legal rate plus a late fee of the greater of $25 or 5 percent of the installment. The Foundation’s lease packet adds that delinquent Foundation assessments carry 18% interest. The 1988 declaration’s flat 18 percent late interest is superseded by the restatement as we read it.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Each Beauville owner sits under three bodies with three separate bills: Beauville Property Owners Association under the 2023 declaration, the Pelican Bay Foundation under its governing documents and the Pelican Bay Services Division under county authority. This section shows who bills for what, what the owner controls and where the unsourced pieces are.
The association is a Florida not-for-profit corporation, document number N23424, filed November 12, 1987 and active, with amended and restated articles filed April 8, 1999. Its fiscal year is the calendar year. Each of the 36 lots carries an equal one thirty-sixth share of common expenses under section 4.2, and the bylaws require a financial report within 90 days after year end.
The Foundation runs the beaches, trams, parks and Community Center. Its FY2027 estoppel line is $3,435 a year. The Foundation does not approve a Beauville transfer and has no right of first refusal, so it affects a sale through its resale capital assessment, its estoppel and the membership cards, not through a vote. Article 15 of the declaration makes Beauville subordinate to the Pelican Bay Declaration and to the Parcel E restrictions.
The Pelican Bay Services Division is an advisory board and assessment program the county publishes on its own page, split between operations and maintenance and capital and projects. Its FY2027 assessment is $1,250.00 on the county’s page. The page lists a Services Division meeting on October 14 at the Community Center, and we do not repeat an assessment approval date because the page does not state one.
The owner pays for the home’s insurance at full replacement value under Article 9, and for the roof, exterior walls, privacy walls, courtyards and fixtures under section 7.1. The Foundation’s own insurance runs through Acrisure, but that is the Foundation’s coverage and not yours.
Ask the association for the current budget, the regular periodic assessment and frequency, any special assessment adopted or proposed, the reserve funding approach and the billing route for the Foundation line. Ask the Foundation for the estoppel and confirm the resale capital figure for your deed date. We can pull the Beauville comparison sales for you so the fee line is weighed against the price.
Beauville’s 2023 documents let the Board set assessments quarterly or annually, charge interest at the highest legal rate plus a late fee of the greater of $25 or 5 percent, accelerate after 30 days’ notice, and fine up to $2,000 after notice and a committee hearing, inside the limits of sections 720.3085 and 720.305.
The bylaws give the Board the power to set assessments, quarterly or annually, against a calendar fiscal year. The budget goes to members with 14 days’ notice. Each lot pays an equal share. Section 13.3 adds that no amendment can change a lot’s liability share without that owner’s consent.
Section 720.3085 requires the association to send a written notice of intent to record a claim of lien at least 45 days before it records one, and the 2023 declaration (sections 4.4 and 4.5) repeats the 45-day notice and says the association’s claim relates back to the original 1988 declaration. This is a general statutory process, and we describe nothing about any account.
Section 4.6(F) lets the association accelerate the remaining installments after 30 days’ notice of delinquency.
Sections 4.6(D) and 4.6(E) let the association levy fines or suspend rights and votes once an owner is 90 days delinquent, within section 720.305’s limits on suspension. Section 720.305 says a suspension may not prohibit an owner or tenant from having vehicular and pedestrian access to and from the parcel, including the right to park, and the declaration cannot override that.
Section 720.305 caps a fine at $100 per violation and $1,000 in the aggregate unless the governing documents provide otherwise, and says a fine of less than $1,000 cannot become a lien against a parcel. The 2023 Beauville bylaws provide for fines of up to $2,000, on 14 days’ notice and after a hearing before a committee. Section 12.3 of the declaration refers fines to the bylaws.
Section 4.10 lets the association demand rent from a tenant when the owner is delinquent. A buyer who plans to rent the villa should know that this exists and should keep assessments current.
Section 720.3085 says an accepted payment is applied first to interest, then to the administrative late fee, then to collection costs and attorney fees, and only then to the delinquent assessment. Ask the association how it applies partial payments if you ever fall behind.
The 2023 Beauville declaration runs from definitions in Article 1 to the Foundation provisions in Article 15, with five exhibits including the articles and the bylaws. This section walks the articles that matter to a buyer in plain language, from the recorded text, and we cite section numbers so you can read the original.
The recorded image is 61 pages and the text we worked from is machine-read, so we paraphrase, cite section numbers and quote only a few short phrases. For any provision that matters to your purchase, read the recorded original and ask the association for the current rules, which the 2023 restatement allows the Board to adopt.
Article 1 defines the 36 lots, and section 1.14 counts contiguous lots as one. Section 2.3 gives each lot one vote. Article 3 describes the common areas: the Rue Deville and Rue De Marquis ingress and egress easement, a landscape easement, the perimeter wall and the entrance features, plus the limited common area strip in sections 1.12 and 3.2.
Article 4 sets the equal one thirty-sixth share, the lien and its relation back to 1988, the 45-day notice, interest and late fees, acceleration, the fine and suspension rights and the 15-day certificate clause. Statute governs where it is faster than the declaration.
The Board or a three-member architectural review committee decides requests within 30 days or the request is deemed approved. The Foundation also approves after the neighborhood does. We cover the process in its own section below.
Section 7.1 puts the roof, exterior walls, privacy walls, courtyards and fixtures on the owner. Section 7.2.2 lists what the association handles. Section 7.6 makes pest control a common expense. The maintenance section below sets out both lists.
Article 8 governs walls shared between attached homes: the cost of repair is shared in proportion to use, and disputes go to arbitration. The 1988 declaration also provided for party walls, so the concept is original to the neighborhood.
The owner insures the home at full replacement value. After a loss, restoration must start within 60 days and finish within 6 months, and the association may step in after 30 days’ notice. The association carries property, liability and fidelity coverage on the common areas, with optional flood and directors and officers coverage.
Article 10 covers single-family use, occupancy, guests, leasing, nuisance, signs, trash, pets, vehicles, antennas, fuel tanks, fences and pool cages. We cover the ones that decide purchases in the sections on rentals, pets and the rules that surprise buyers.
Article 11 has no sales-approval clause. It addresses forms of ownership and requires notice to the association within 10 days of a transfer. Section 11.1.3 requires trusts and entities to designate a primary occupant.
Section 12.3 refers fines to the bylaws, and the association may also use the statutory remedies in Chapter 720.
The initial term runs to the 99th anniversary of the original 1988 recording, then renews in 10-year periods. Amendments pass by a majority of voting interests present and voting. The term section below covers both.
Article 15 requires Foundation membership and makes the declaration subordinate to the Pelican Bay Declaration and to the Unit Five Parcel E restrictions at Official Records Book 1248, pages 1399 through 1406.
The exhibits include the articles of incorporation, which provide for a five-member board under the 1999 articles, and the bylaws as Exhibit E. The bylaws set a 30 percent quorum, three-year board terms, a 90-day financial report and fines of up to $2,000. We name no board members, because the Clerk and Sunbiz lists change.
At Beauville the association handles deferred exterior repainting, periodic roof cleaning, landscaping outside the privacy walls, the irrigation system, exterior lampposts and front fixtures, paver driveways and sidewalks, mailboxes and pest control, while the owner maintains the roof, exterior walls, privacy walls, courtyards and fixtures under sections 7.1 and 7.2.2.
Under section 7.2.2 of the 2023 declaration the association handles these items:
Section 7.1 leaves the roof, exterior walls, privacy walls, courtyards and fixtures with the owner, along with the interior and the systems. A roof replacement other than with a duplicate of the existing roof goes to architectural review first.
The association cleans roofs periodically, and the owner replaces them. A buyer should get a roof inspection that identifies the product, its age and its condition, and should ask the architectural committee whether a like-for-like replacement needs approval.
The declaration calls the association’s painting program deferred. In plain terms, the association repaints on a schedule and not on demand, so ask for the current schedule and the last completed date before you buy.
The association maintains the irrigation system, but the owner has the sprinkler heads inside the privacy walls. A buyer should expect to pay for a head repair inside a courtyard.
Section 7.6 makes pest control a common expense. An owner may decline the service, and the assessment is unchanged, so declining does not reduce the bill.
The association maintains paver driveways and sidewalks on common property and on lots. Pavers can settle after storms or tree-root movement, so ask the association whether any repairs are scheduled for the villa you are considering.
A long association maintenance list shifts cost from the owner to the assessment. Compare Beauville’s dues, when you have the estoppel, to a neighborhood where the owner pays for painting and landscaping separately, and weigh the 36-lot size, since a major repair is split 36 ways.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Beauville requires architectural approval for exterior changes under Article 5 of the 2023 declaration: the Board or a three-member committee decides within 30 days or the request is deemed approved, and the Pelican Bay Foundation reviews it after the neighborhood. Roof replacement other than with a duplicate, and any new structure, goes through that process first.
The Board of five directors, or a three-member architectural review committee the Board appoints, reviews requests. The Foundation’s architectural process runs after the neighborhood approves, so plan for two reviews on a major exterior project.
If the Board or committee does not act on a complete request within 30 days, the request is deemed approved under Article 5. That deemed-approval rule is the neighborhood’s, and nothing we read says it binds the Foundation.
The declaration names roof replacement other than with a duplicate. Exterior changes, additions, fences, pool work, antennas and flagpoles are the usual subjects of architectural control, and Article 10 sets limits on several of them. Ask the committee for its current list.
The declaration prohibits pool cages on the west or golf-course sides of Rue De Marquis or Rue De Ville. A buyer who wants a screened pool on a golf-facing lot should assume the answer is no unless the committee confirms otherwise in writing.
The 1988 declaration required tempered glass in windows facing the golf course. We did not find the same sentence in the portion of the 2023 text we read, so ask the committee whether replacement windows on a golf-facing wall need tempered glass.
Get the approval in writing, record the Foundation’s approval with the committee’s, and keep both with the permit file. A seller with a documented approval is easier to sell.
The Beauville declaration’s initial term runs to the 99th anniversary of its February 4, 1988 recording, which is February 4, 2087, and then renews in 10-year periods unless three-fourths of the votes cast end it. Amendments pass by a majority of voting interests present and voting, and none can change a lot’s liability share without the owner’s consent.
Section 13.1 of the 2023 declaration sets the initial term to the 99th anniversary of the original recording, February 4, 2087. After that the declaration renews for successive 10-year periods, with no limit on the number of renewals, unless three-fourths of the votes cast terminate it.
The 1988 declaration ran 30 years, to February 4, 2018, and renewed in 10-year periods. The 2023 restatement replaced that clause with the longer initial term. A buyer reading an old copy of the declaration should check the date and the instrument, because the term language changed.
Section 13.3 lets members amend the declaration by a majority of the voting interests present and voting, with the one limit that no amendment changes a lot’s liability share for assessments without that owner’s consent. The 1990 second amendment dealt with a two-thirds vote, an earlier standard, and the 2023 restatement states the current one.
Section 720.306 governs member meetings, quorum and the amendment process for Chapter 720 associations, and section 720.3075 voids certain prohibited clauses. Beauville’s declaration is also subordinate to the Foundation’s covenants under Article 15.
The Pelican Bay Foundation recorded a Notice of Preservation of Covenants on October 7, 2015 under the Marketable Record Title Act, preserving the Parcel E declaration for 30 years from filing, which runs to about October 2045. The Foundation can file again before then, and the preservation is the Foundation’s, not Beauville’s.
A declaration that runs to 2087 and renews in 10-year blocks is, in practice, permanent for a buyer’s holding period. The practical lever is the amendment vote, which is a simple majority of those voting, so a declaration amendment needs only a majority of those voting at a meeting with a 30 percent quorum. Read the current rules and ask whether any amendment is pending.
Beauville is not a 55-plus community on the documents we read: the 2023 declaration limits each home to one family, up to two persons per bedroom plus two, and sets no minimum age for owners or residents. Ask the association to confirm in writing that no age rule exists in its current rules.
Section 10.1 limits each home to one family, caps occupancy at two persons per bedroom plus two, requires occupants to be registered, and bars business use and public lodging. None of those is an age rule.
Section 10.2 allows guests to stay up to 14 days when the owner is not in residence, and family members are exempt from that limit. A buyer who expects long visits from non-family guests should plan around the 14-day cap.
Section 11.1.3 requires a trust or entity that holds title to designate a primary occupant. That rule is about who lives in the home, not how old they are.
Many Pelican Bay buyers are retirees, and age-restricted communities in Florida follow a separate federal and state framework. We found no such framework in the Beauville documents, and we will not infer an age policy from the neighborhood’s demographics.
A Beauville owner may lease up to three times a year under section 10.4 of the 2023 declaration, unless a more restrictive Foundation rule applies, and the Foundation’s 2019 amendment says no single-family unit may be leased more than two times a year unless neighborhood covenants provide otherwise. The two clauses defer to each other, so plan on two.
Section 10.4 of the 2023 declaration allows no more than three leases in a calendar year, unless a more restrictive provision is set forth in the Pelican Bay Declaration or other governing documents of the Pelican Bay Foundation. The 2017 certificate of amendment set a three-month minimum and a 365-day maximum for each lease, and we did not confirm that the 2023 text carries those terms forward, so ask the association in writing.
The Foundation’s amendment, recorded May 28, 2019 (Official Records Book 5634, page 1101), says “no single-family Dwelling Unit shall be leased more than two times per calendar year,” and the clause opens “Unless otherwise provided by Neighborhood Covenants.” Beauville’s own section 10.4 says three, but it yields to a more restrictive Foundation provision.
The Foundation’s clause yields to a neighborhood covenant, and Beauville’s clause yields to a more restrictive Foundation provision, so each points to the other and the documents alone do not tell you whether two or three applies. Plan on the stricter two until the Foundation confirms in writing that Beauville’s covenant controls. The documents control, not our reading.
The FY2027 packet requires a $500 non-refundable processing fee, submission at least 30 days before the lease begins, a maximum of two renter cards, and an HOA approval form or a copy of the lease for a single-family home. Owner member cards are deactivated during a lease. Delinquent Foundation assessments carry 18% interest.
If an owner is delinquent, section 4.10 lets the association demand rent from the tenant. Tenants and guests may keep pets under section 10.10, subject to the pet limits.
At two or three leases a year, with a minimum term that may be three months, short seasonal rentals are limited. Buyers who need rental income should model two leases a year, each long enough to meet the minimum, with a Foundation fee each time.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Beauville allows two pets per home under section 10.10 of the 2023 declaration, limited to one dog and one cat, two dogs or two cats, with no dogs classed as dangerous and no breeds the association’s insurance bars. Tenants and guests may keep pets too, subject to the same limits.
The limit is two animals per home, in the combinations listed above. A household with two dogs and a cat would exceed it, so confirm the count before you move in.
The declaration bars dogs classed as dangerous animals and any breed the association’s insurance carrier bars. Because the carrier’s list can change, ask the association for the current list in writing.
Section 10.10 allows tenants and guests to keep pets, which is more permissive than many associations. The same limits and breed rules apply.
The Foundation’s rules bar pets from dining areas, Community Center rooms, the fitness center, any Foundation or Collier County beach, and the trams and boardwalks. Beauville’s rules govern the neighborhood, and the Foundation’s govern the amenities.
The third amendment, recorded November 28, 1990, dealt with pets, which shows how long the neighborhood has regulated them. The 2023 restatement now governs pets in section 10.10.
Beauville’s most surprising rules are physical: no pool cages on the west or golf-course sides, a 1988 tempered-glass requirement on golf-facing windows, fences capped at 6 feet and hedges at 7, no wood-burning fireplaces, and trash bins out only after 6:00 PM the evening before pickup. Each can change what a villa is worth.
Section 10.16 prohibits pool cages on the west or golf-course sides of Rue De Marquis or Rue De Ville. A buyer who wants a screened pool on a golf-facing lot should assume the answer is no unless the committee confirms otherwise in writing.
The 1988 declaration required tempered glass in windows facing the golf course. Ask the architectural committee whether that rule carries forward to replacement windows, and ask your window contractor to quote tempered glass.
Section 10.15 caps fences at 6 feet and hedges at 7 feet. Check any existing fence or hedge on a villa you are buying against those heights.
Section 10.14 limits fuel tanks and bars wood-burning. A buyer who wants a wood-burning fireplace or an outdoor wood fire pit should assume the answer is no.
Section 10.13 governs antennas and flagpoles. Florida law protects the display of the United States flag in a Chapter 720 community, subject to reasonable limits, and the association’s rules may set the pole’s size.
Section 10.7 allows For Sale and Open House signs, subject to the association’s rules, which makes the rules the document to read before you list.
Section 10.5 bars nuisances and section 10.1 bars business use. A home office with no customers or signs is generally consistent with a one-family rule, but ask.
No. Florida’s milestone inspection and structural integrity reserve rules apply to condominium and cooperative buildings of three or more habitable stories, and Beauville is a Chapter 720 homeowners’ association of 36 individually deeded lots. The county’s milestone list as of January 2026 also shows no Beauville, Rue Deville or Rue De Marquis record.
Florida Statutes section 553.899 applies milestone inspections to condominium or cooperative buildings of three or more habitable stories above ground, and it does not apply to single-family, two-family, three-family or four-family dwellings with three or fewer habitable stories. A Beauville villa is a dwelling on its own lot, and the association is neither a condominium nor a cooperative.
We read the Collier County milestone buildings list, dated as of January 2026, on October 7, 2026. It has no Beauville, Rue Deville or Rue De Marquis row. The five Beauville addresses we checked sit inside the three-mile coastal buffer that the county’s milestone map uses, so location alone does not explain the absence; the property type does.
The county roll codes Beauville’s 36 parcels with a use code that reads condominium. That is a county classification. The recorded declaration is a homeowners’ association declaration and the lots are separately owned, so Chapter 718 does not govern. We explain the difference in the HOA-or-condominium section above.
Hire a licensed home inspector, a roofer who knows the roof product, a wind-mitigation inspector and, if the villa shares a party wall, a contractor who can assess the wall and the roofline above it. Those are owner items under section 7.1.
A structural integrity reserve study is a condominium requirement. Beauville’s reserves follow its bylaws and section 720.303, which lets members waive reserves by vote, as set out in the fee section.
At five Beauville addresses the FEMA flood map showed Zone X, subtype 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area and with no base flood elevation, on panel 12021C0381J effective February 8, 2024. The county places Beauville in Evacuation Zone A, and insurance is still the owner’s job.
On October 7, 2026 we queried the FEMA National Flood Hazard Layer and the county’s FEMA layers at five Beauville points on Rue Deville and Rue De Marquis. All five returned Zone X, the coastal 0.2 percent subtype, with the special flood hazard area flag false and no base flood elevation. Always confirm with an elevation certificate, because a map describes a location, not a floor height.
A lender generally does not require flood insurance outside the special flood hazard area, but the declaration requires the owner to insure the home at full replacement value and the association’s coverage is for the common areas. Whether to buy flood cover on the home is the owner’s decision, and a Zone X rating does not stop a Gulf storm surge or a heavy rain from flooding a villa.
Collier County’s evacuation map places the Beauville addresses in Zone A, the zone ordered out first. Know your plan before June 1.
The association carries property, liability and fidelity coverage on the common areas, with optional flood and directors and officers coverage. The owner insures the home and contents at full replacement value under Article 9. Because the Foundation’s coverage runs through Acrisure, ask your own agent what the Foundation policy does not cover.
Article 9 requires restoration to start within 60 days and finish within 6 months, and the association may step in after 30 days’ notice. Any rebuild must still follow the architectural rules, including the pool cage and exterior rules above.
The roof is the owner’s cost, though the association cleans it. A buyer should get a roof inspection that identifies the product and its age, and a wind-mitigation report, which many insurers use to price coverage.
Florida section 689.302 requires a seller of residential property to complete and provide a flood disclosure to the purchaser at or before the time the sales contract is executed. A Beauville seller should hand it over with the contract and the HOA disclosure summary.
Collier County announced a proposed Flood Insurance Rate Map on August 19, 2026, starting a 90-day appeal period that runs to about November 17, 2026. The county’s floodplain page says preliminary maps were issued March 20, 2025, and the current effective map is dated February 8, 2024. We do not state what zone any Beauville address would carry under the new map, because we have not confirmed it. Ask your insurance agent and the county’s floodplain staff for your address before you close, and confirm the exact appeal date with the county.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
By address, the Collier County Public Schools lookup for the 2027 school year assigns an address on Rue Deville to Sea Gate Elementary (650 Seagate Drive), Pine Ridge Middle School (1515 Pine Ridge Road) and Barron Collier High School (5600 Cougar Drive). We publish no letter grades, because we could not verify them from the state’s file.
We ran the county school-zone lookup for a Beauville address on October 7, 2026 and it returned those three schools. Assignments change, so confirm for your own address before you rely on it.
The state’s school grade file did not give us a usable answer, so we state no letter grade. Check the Florida Department of Education’s current release.
We do not list private schools here because we did not verify any from a primary source.
Beauville’s daily rules are specific: trash out after 6:00 PM the evening before pickup and in by 6:00 PM on pickup day, golf carts permitted, garage doors closed except when entering or exiting, and an owner-registered household. The roads inside the neighborhood run over an ingress and egress easement on Rue Deville and Rue De Marquis.
The 1988 ingress and egress easement and the 2023 declaration give owners access over Rue Deville and Rue De Marquis. A suspension for delinquency cannot block an owner’s access to the home under section 720.305.
Section 10.8 says bins go out after 6:00 PM the evening before pickup and come in by 6:00 PM on pickup day.
Section 10.11 governs vehicles and permits golf carts. Garage doors must stay closed except when entering or exiting.
Guests may stay up to 14 days when the owner is not in residence under section 10.2, and family is exempt. Occupants must be registered.
The Foundation’s trams run along berms and boardwalks. See the amenity section for stations and rules.
The Marketplace, Waterside Shops and Artis-Naples are the Foundation-listed anchors. We do not state a distance from Beauville because the documents do not.
A Beauville sale needs no association approval under the 2023 declaration as we read it: Article 11 requires notice to the association within 10 days of a transfer, and the Pelican Bay Foundation needs no vote either. What a sale does need is the disclosure summary, two estoppels, the Foundation’s resale capital assessment and a flood disclosure at contract.
Under section 720.401 a seller must give the buyer the disclosure summary before the contract is signed, or the contract is voidable by the buyer within 3 days after receipt or before closing, whichever comes first.
Section 689.302 requires the seller’s flood disclosure at or before the time the sales contract is executed.
Order it early. Section 720.30851 gives the association 10 business days and caps the fee as described in the fee section.
The Foundation estoppel is $250 with an optional $100 expedite, and it shows the Foundation line and the billing route.
Article 11 requires notice to the association within 10 days of the transfer. Calendar it at contract.
The Foundation’s $15,000 resale capital assessment applies to deeds recorded on or after October 1, 2026 and is a buyer cost. The seller returns the ID cards at closing to avoid the $500 fee.
The Clerk’s index lists association-issued Certificates of Approval, which we read for form only. The 1988 section 8.7 required a recordable certificate that the seller had paid all assessments before a sale was effective. We found no clause requiring approval of a sale in the 2023 restatement, and the Clerk shows recorded certificates, so a buyer should ask the association in writing whether it still issues one and what it requires.
Section 11.1.3 requires a trust or entity to designate a primary occupant. Raise it with the association before closing if title will be held in a trust.
The seller customarily pays documentary stamps and the buyer customarily pays for the owner’s title policy, but the contract controls both.
As Top 1% Real Estate Agents Nationally Since 2008, we order both estoppels in the first week, calendar the 10-day transfer notice, and build the disclosure summary and the flood disclosure into the contract package.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Beauville recorded 4 closings at a $1,900,000 median in the last 12 months, below Tierra Mar’s 9 sales at $2,150,000 and Las Brisas’s 3 sales at $2,950,000, and above Oak Lake Sanctuary’s 1 sale at $1,825,000 and Villas of Pelican Bay’s 4 sales at $1,722,500. Every villa neighborhood here is a small market.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table compares Beauville with seven Pelican Bay neighborhoods that villa buyers cross-shop. Every sales figure is from the Southwest Florida MLS for closings from October 8, 2025 to October 7, 2026. Where the number of sales is even, the median is the mean of the middle pair, and any median built on fewer than 10 sales is a small sample.
| Building | Units | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| Beauville | 36 | Attached and detached villa | 1988 to 1990 | 4, small sample | $1,900,000 (mean of $1,800,000 and $2,000,000) |
| Oak Lake Sanctuary | 22 | Detached villa | 1991 to 1996 | 1, small sample | $1,825,000 |
| Villa Lantana | 24 | Attached and detached villa | 1985 to 1990 | 1, small sample | $3,100,000 |
| Bridgeway Villas | 59 | Villa | 1983 to 1987 | 5, small sample | $2,062,000 |
| Villas of Pelican Bay | 48 | Attached villa (HOA) | 1988 to 1991 | 4, small sample | $1,722,500 (mean of $1,550,000 and $1,895,000) |
| Las Brisas | 50 | Villa | 1982 to 1988 | 3, small sample | $2,950,000 |
| Carlton Place | 28 | Attached and detached villa | 1991 to 2007 | 1, small sample | $2,000,000 |
| Tierra Mar | 49 | Villa and townhome condominium | 1980 to 1981 | 9, small sample | $2,150,000 |
Of the eight, Beauville ranks sixth on 12-month median, behind Villa Lantana, Las Brisas, Tierra Mar, Bridgeway Villas and Carlton Place, and ahead of Oak Lake Sanctuary and Villas of Pelican Bay. No neighborhood in the table has ten or more sales in the window, so the ranking is directional, not a measurement.
Villas of Pelican Bay is also a homeowners’ association of attached villas, with 49 units built 1988 to 1991 and a 12-month median of $1,722,500 on 4 sales. A buyer who prefers an HOA structure to a condominium should look at both, and the roughly $177,500 gap between the two medians, $1,900,000 minus $1,722,500, is small against a price band that runs from $1,525,000 to $3,400,000 inside Beauville alone.
Villa Lantana has 24 attached and detached villas built 1985 to 1990 and one sale in the last 12 months at $3,100,000. The Clerk’s index connects the two neighborhoods through three recorded instruments, including a 2008 easement, which we read from the index only.
Bridgeway Villas has 59 villas built 1983 to 1987 and 5 sales in the last 12 months at a median of $2,062,000, which is $162,000 above Beauville’s. Bridgeway has one more sale in the window to price against, and both are small samples.
Tierra Mar has 9 sales in 12 months at $2,150,000, the most in the table, and it is a villa and townhome condominium built in 1980 and 1981. It is a useful reference for what a villa buyer pays in a regime with a different set of statutes, and a poor guide to a specific Beauville villa’s price.
Every median in the table rests on nine or fewer sales, and four of the eight rest on one to three. The lesson is the one we apply on every pricing: use the nearest sales of the same design and size, and treat a neighborhood median as context.
Beauville suits a buyer who wants a 36-lot Chapter 720 association of attached and detached villas, with 4 closings in 12 months and $2,150,000 over 60 months on 10 sales; Oak Lake Sanctuary suits one who wants a 22-villa Chapter 718 condominium of detached homes, with 1 closing in 12 months and $2,087,500 over 60 months on 2.
Data updated: October 2026 (Collier County Property Appraiser roll and sales files through June 30, 2026; Southwest Florida MLS, pulled October 7, 2026; FEMA effective map, February 8, 2024)
Both are small Pelican Bay neighborhoods under the same Foundation and Services Division layers. The difference that decides a purchase is the legal regime: Beauville is a Chapter 720 homeowners’ association of lots, and Oak Lake Sanctuary is a Chapter 718 condominium association.
| Question | Beauville | Oak Lake Sanctuary |
|---|---|---|
| Legal regime | Chapter 720 homeowners’ association, 36 lots | Chapter 718 condominium association |
| Residences | 36 | 22 |
| Built | 1988 to 1990 | 1991 to 1996 |
| Product | Attached and detached villas | Detached villas |
| Living area, county roll | 1,348 to 3,693 sq ft, median 2,399 | 1,807 to 3,902 sq ft, median 1,984 |
| Closings, last 12 months | 4, median $1,900,000, small sample | 1, $1,825,000, small sample |
| Closings, last 24 months | 6, median $1,900,000, small sample | 2, median $2,087,500, small sample |
| Closings, last 60 months | 10, median $2,150,000 | 2, median $2,087,500, small sample |
| Price per sq ft, 60 months | $924 (10 sales) | $692 (2 sales) |
| Days on market, 60 months | 5 (10 sales) | 52 (2 sales) |
| Sale-to-list, 60 months | 100.0% (10 sales) | 93.6% (2 sales) |
| Active listings | 2, at $2,800,000 and $3,350,000 | None |
| Months of supply | 6.0 | Not applicable, no active listings |
| Milestone and reserve-study law | Does not apply | Check its guide; Chapter 718 applies to the association |
| Sale approval | None found in the 2023 text; notice within 10 days | See the Oak Lake Sanctuary guide |
| Foundation billing route | The estoppel shows which route applies | Condominium units are billed through the association on the Foundation’s form |
At Beauville the buyer reads an HOA disclosure summary under section 720.401 and gets the association estoppel under section 720.30851. At a condominium the buyer receives the statutory package under Chapter 718. The two are different closings, and the Pelican Bay Foundation’s own estoppel form treats condominium units and single-family properties differently.
A Beauville owner owns the lot and maintains the roof, exterior walls, privacy walls and courtyards, while the association handles exterior repainting, roof cleaning, landscaping outside the walls, irrigation, driveways, mailboxes and pest control. A condominium association’s duties come from its own declaration under Chapter 718, which we cover in the Oak Lake Sanctuary guide and not here.
Beauville’s 60-month median of $2,150,000 on 10 sales sits $62,500 above Oak Lake Sanctuary’s $2,087,500 on 2 sales, which is $2,150,000 minus $2,087,500. Per square foot the gap is wider, $924 against $692, and so is the pace, 5 days against 52, and the sale-to-list ratio, 100.0 percent against 93.6. With two sales at Oak Lake Sanctuary, we would not call any of that a trend.
The county’s recorded sales for Beauville were 12 qualified sales from 2021 through June 30, 2026, including 2 in 2025 at a median of $1,562,500. Oak Lake Sanctuary recorded 2 sales in 2025. Neither file is deep enough to chart a price path for the condominium.
Choose Beauville if you want lot ownership, a long association maintenance list, no milestone or reserve-study mandate and more comparable sales to price against. Choose Oak Lake Sanctuary if you want detached villas in a condominium structure and you accept the Chapter 718 package. Either way, read the recorded documents and the estoppel, and we will pull the comparison for your target home.
Selling at Beauville? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873 or read how we represent buyers.
Owning at Beauville means a small Pelican Bay villa neighborhood with an association that maintains a long list of exteriors, Foundation beach and amenity access, no milestone or reserve-study mandate and no sale-approval clause we could find, set against a $15,000 resale capital assessment, a pool cage ban on the golf side and a thin sales record.
The 2023 declaration counts 36 lots, each held with a vote and an equal share. That is different from a condominium unit.
Painting, roof cleaning, landscaping outside the walls, irrigation, driveways, mailboxes and pest control are on the association’s list under section 7.2.2 and section 7.6.
Section 553.899 does not reach Beauville, so the neighborhood avoids that condominium cost layer.
Beaches, trams, the Community Center and the racquet complex come with Foundation membership, which is documented on the Foundation’s published pages.
The 2023 declaration requires notice of a transfer within 10 days and does not require approval of a buyer, as we read Article 11.
The $15,000 Foundation assessment is a buyer cost for deeds recorded on or after October 1, 2026.
The association allows up to three leases a year, the Foundation says two unless covenants provide otherwise, and each lease has fees and approvals.
The association cleans the roof, but the owner replaces it, and a roof replacement other than with a duplicate goes through architectural review first.
Section 10.16 bars pool cages on the west and golf-course sides of both streets, which limits the screened-pool buyer.
We found no published association dues figure, and the Foundation billing route is a question for the estoppel.
Medians built on fewer than 10 sales are labeled small samples, and a single sale at a high or low price moves them.
The Clerk shows recorded Certificates of Approval from the association, and the 2023 text has no sale-approval clause. Ask the association in writing what it requires.
If you’re searching for a Beauville listing agent, or thinking, ‘I need someone to sell my Beauville home…’ you are selling into about 4 sales a year, a buyer who reads the maintenance split and the fee layers before touring, and a closing that needs two estoppels and a transfer notice. McGreevy and Comisar sell Beauville 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)
Beauville is a villa neighborhood where design, size and paperwork decide the price. 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 Beauville listing along with the document file a Beauville buyer’s lender, insurer and attorney ask for in week one. Read how we sell Pelican Bay homes.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Beauville has seen 4 resales in the Southwest Florida MLS (pulled October 7, 2026).
With 4 Beauville closings in 12 months and two active listings, a buyer compares your villa with a handful of others and with the last few recorded sales. The sales split by design, so McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a detached villa against the detached sales and an attached villa against the attached sales. Over 60 months the detached median was $2,150,000 on 6 sales and the attached median $2,100,000 on 4. Our goal is to list at a price that wins the first 30 days, because the three sales that took 27, 38 and 176 days show what the alternative looks like.
Article 11 requires notice to the association within 10 days of a transfer, and the Foundation requires no approval and holds no right of first refusal. Section 10.7 allows For Sale and Open House signs subject to the association’s rules, so read the rules before you stage the lawn.
A dedicated seller page for this neighborhood, titled sell my home in Beauville at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by design, the document file before the first showing, and the transfer paperwork timeline built into the contract.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Beauville sales that fit your villa: the same design, the same size, adjusted for condition and roof. An automated estimate cannot tell an attached villa from a detached one, and over 60 months the two medians differ by $50,000. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared villa priced to its design’s recent sales, yes. Two active listings against 4 closings in 12 months is 6.0 months of supply, a balanced market, and seven of the last ten sales closed in 5 days or less.
Against the detached sales. Over the last 60 months detached villas closed at a median of $2,150,000 on 6 sales and attached villas at $2,100,000 on 4. Condition, size and golf-side position can move a price either way, and a list price that ignores them usually sits.
We found no clause requiring approval of a sale in the 2023 declaration. Article 11 requires notice of the transfer within 10 days. The Clerk shows recorded Certificates of Approval, so ask the association in writing what it requires before you list.
The maintenance split, the fee layers and the paperwork. Have the disclosure summary, the estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease and to the leasing rules. Tell the buyer’s agent the lease terms at the first showing, and remember that the Foundation deactivates owner ID cards during a lease.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Beauville 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 Beauville’s recorded declarations, the Clerk’s index and every recorded Beauville sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Beauville 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 Naples villa market that Beauville 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 Beauville page the credential that matters more is narrower than any award: we tracked every Beauville closing in the Southwest Florida MLS back to October 2021, 10 in the last 60 months, and in the last 12 months we tracked all 4 Beauville closings against the recorded instruments before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay 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.
★★★★★ “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’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
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review
Selling a Beauville home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Beauville? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, or read how we represent buyers in Southwest Florida.
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).
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.
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 Beauville, see our Pelican Bay guide, our guide to Tierra Mar, our guide to Las Brisas and our Naples guide.
These are the questions buyers ask us most about Beauville at Pelican Bay, answered from the recorded declaration, the Clerk’s index, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
It is a homeowners’ association under Chapter 720. The 1988 declaration says the association “is not, and is not intended to be” a condominium association, and the 2023 restated declaration governs 36 lots. The county roll codes the parcels “condominium,” but that is a use code, not the legal regime.
Beauville sits on Rue De Marquis and Rue Deville in Pelican Bay, Naples, FL 34108, in unincorporated Collier County. The villas are addressed 7000-7025 Rue De Marquis and 802-832 Rue Deville. The land is part of Parcel E of Pelican Bay Unit Five.
There are 36 lots, and the county roll shows 36 residential parcels. The 2023 declaration counts contiguous parcels owned together as one lot, so a combined holding has one vote and one share.
The county roll shows homes built from 1988 to 1990. The developer, Southern Gulf Corporation, recorded the declaration on February 4, 1988, and the county’s recorded-sales file shows 16 first sales in 1988.
The Pelican Bay Foundation’s published community text spells it Beaville, while the recorded documents and the Florida corporation record spell it Beauville. The MLS also files one sale under Rue De Ville with spaces. They are all the same 36-lot neighborhood, so search every spelling.
The county roll shows 1,348 to 3,693 square feet of living area with a median of 2,399. The ten MLS closings in 60 months ran from 1,348 to 2,889 square feet, and the two active listings are 2,316 and 3,089 square feet.
Both. Of the ten closings in 60 months, four were attached and six were detached. Attached homes share a party wall governed by Article 8 of the declaration, so confirm from the survey which walls your villa shares.
In the last 12 months the MLS shows 4 closings at a median of $1,900,000, from $1,525,000 to $3,400,000. Over 60 months there were 10 closings at a median of $2,150,000. Both medians are the mean of the middle pair, and the 12-month figure is a small sample.
On October 7, 2026 the MLS showed two active listings: a villa on Rue De Marquis at $3,350,000 and a villa on Rue Deville at $2,800,000. The median active list price is $3,075,000, and the pace of 4 closings a year is 6.0 months of supply.
We found no published association dues figure, because the association’s site is member-only and no recorded document states one. The estoppel states the regular assessment and how often it is due. The Foundation line is $3,435 a year on its FY2027 estoppel form, and the county’s Services Division line is $1,250.
The Foundation’s FY2027 estoppel lists $3,435 a year, made up of $2,180 operating, $497 reserve and $758 bulk media. Its form names two billing routes, condominium units through the association and single-family or commercial properties to the owner, and Beauville fits neither by name, so the estoppel shows the route.
The county’s Pelican Bay Services Division page shows $1,250.00 for FY2027, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. We cite the county page only and state no earlier year.
Under section 7.2.2 the association handles deferred exterior repainting, periodic roof cleaning, landscaping outside the privacy walls, the irrigation system, exterior lampposts and front fixtures, paver driveways and sidewalks, and mailboxes. Section 7.6 makes pest control a common expense.
Under section 7.1 you maintain the roof, exterior walls, privacy walls, courtyards and fixtures, plus the interior and the systems. You also hold the sprinkler heads inside the walls. A roof replacement other than with a duplicate goes to architectural review first.
The Foundation charges the buyer $15,000 at closing for deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027, which would be $15,525. An exemption request carries a $1,000 processing fee.
We found no clause requiring approval of a sale in the 2023 declaration. Article 11 requires notice to the association within 10 days of a transfer. The Clerk shows recorded Certificates of Approval, so ask the association in writing what it requires, and the Foundation needs no approval either.
You should receive the disclosure summary under section 720.401 before contract, the seller’s flood disclosure under section 689.302 at or before contract, the association’s and the Foundation’s estoppel certificates, and the declaration, bylaws and current rules. Ask for the budget and reserve approach too.
Yes, within limits. Section 10.4 allows up to three leases a year, unless a more restrictive Foundation rule applies, and the Foundation’s 2019 amendment says two unless covenants provide otherwise. Plan on two until the Foundation confirms in writing. The Foundation’s lease packet adds a $500 fee.
A 2017 certificate of amendment set a three-month minimum and a 365-day maximum. We did not confirm that the 2023 text carries those terms forward, so ask the association in writing before you plan a short lease.
Two, limited to one dog and one cat, two dogs or two cats under section 10.10. Dogs classed as dangerous and breeds the association’s insurance bars are not allowed. Tenants and guests may keep pets under the same limits.
Not on the west or golf-course sides of Rue De Marquis or Rue De Ville, under section 10.16. For other lots, get the architectural committee’s answer in writing before you plan a cage.
The 1988 declaration required tempered glass in golf-facing windows. We did not find the same sentence in the portion of the 2023 text we read, so ask the committee whether replacement windows need it.
At five Beauville addresses the FEMA map showed Zone X, the 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area, on panel 12021C0381J effective February 8, 2024. Beauville is in Evacuation Zone A. A buyer should still price flood coverage.
We do not know. Collier County announced a proposed flood map on August 19, 2026, starting a 90-day appeal period that runs to about November 17, 2026, and we have not confirmed what zone any Beauville address would carry. Ask your insurance agent and the county’s floodplain staff before you close.
No. Section 553.899 applies to condominium and cooperative buildings of three or more habitable stories, and Beauville is a Chapter 720 association of 36 lots. The county’s January 2026 milestone list shows no Beauville, Rue Deville or Rue De Marquis record.
The county lookup for the 2027 school year assigned an address on Rue Deville to Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School. We publish no letter grades, and you should confirm assignment for your own address.
We found no public statement that it is, and the recorded documents describe an ingress and egress easement, not a gate. Ask the association what access control exists before you rely on one.
The documents refer to golf-course sides of the streets, and the Foundation’s text describes golf and preserve views, but the course is not part of the association. Views vary by lot, so we walk the specific villa with you.
You insure the home and contents at full replacement value under Article 9, and the association insures the common areas. Zone X does not remove the case for flood coverage, so get quotes for flood and wind before you make an offer.
Restoration must start within 60 days and finish within 6 months, and the association may step in after 30 days’ notice. Any rebuild must still follow the architectural rules.
The initial term runs to February 4, 2087, the 99th anniversary of the 1988 recording, then renews in 10-year periods unless three-fourths of the votes cast terminate it. Amendments pass by a majority of voting interests present and voting.
The seller customarily pays documentary stamps at $0.70 per $100, which is $13,300 at $1,900,000, and the buyer customarily pays for the owner’s title policy. The contract controls both, and the Foundation’s $15,000 resale capital assessment is a buyer cost.
Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We pull the nearest sales of the same design and size, the estoppel and the rules before you tour, so you see the price and the paperwork together.
These are the questions Beauville owners ask us when they are thinking of selling, answered from the recorded documents, the Foundation’s published schedule, Florida’s statutes and the Southwest Florida MLS pull of October 7, 2026. For a price on your own villa, call Jesse at (239) 898-6072.
It depends on design, size and condition. Over the last 60 months detached villas closed at a median of $2,150,000 on 6 sales and attached villas at $2,100,000 on 4, from $1,325,000 to $3,400,000. Ask for a free home valuation priced to the nearest sales of your type.
There are two active listings against 4 closings in 12 months, which is 6.0 months of supply, a balanced market. Seven of the last ten sales closed in 5 days or less, and the three slower ones closed below their final list price.
Over 60 months the median was $924 per square foot on 10 sales, $988 for detached on 6 and $788 for attached on 4. The highest was $1,218, in April 2026, and the two active listings ask $1,084 and $1,209.
The median was 5 days on market over 60 months on 10 sales, and 22 days over the last 12 months on 4. The range was 2 to 176 days, and the 176-day sale was an attached villa that closed at 95.2 percent of its final list price.
The median sale price was 100.0 percent of the final list price over 60 months. Four of ten sold above, two sold at list and four sold below, with the lowest at 88.6 percent. Pricing to the nearest comparable matters more than the median.
Over 60 months detached villas closed at a median of $2,150,000 and attached at $2,100,000, a gap of $50,000 on small samples. Detached villas had the higher per-foot figure, $988 against $788, and a wider range.
In the 60-month sales, three-bedroom homes had a median of $1,775,000 on 4 sales and three-bedroom plus den homes had $2,455,000 on 4. Size and condition matter, so we compare by design and square footage as well.
We found no clause requiring approval of a sale in the 2023 declaration. Article 11 requires notice of the transfer within 10 days. The Clerk shows recorded Certificates of Approval, so ask the association in writing what it requires before you list.
No. The Pelican Bay Foundation requires no transfer approval and holds no right of first refusal. It affects a sale through its estoppel, its resale capital assessment and the membership cards.
You must give the HOA disclosure summary under section 720.401 before the contract is signed, and the flood disclosure under section 689.302 at or before the time the sales contract is executed. The estoppels, the declaration and the rules follow.
The contract is voidable by the buyer, who may cancel by written notice within 3 days after receiving the summary or before closing, whichever occurs first. Handing it over with the first showing avoids that risk.
Section 720.30851 caps the fee at $250, plus $100 if delivered within 3 business days on an expedited basis, and up to $150 more if a delinquent amount is owed. The association has 10 business days to issue it.
The Foundation charges $250 for an estoppel, plus an optional $100 expedite for completion within 3 business days. The form shows the Foundation line and which billing route applies to your villa.
The Foundation charges a seller $500 for member ID cards that are not returned at closing. Collect the owner and household cards before the closing date and hand them in.
The buyer pays it at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently, and a buyer may request an exemption for a $1,000 processing fee. Expect buyers to price it in.
The seller customarily pays documentary stamps at $0.70 per $100, which is $13,300 at $1,900,000 and $15,050 at $2,150,000, plus any estoppel fees the contract assigns. The buyer customarily pays for the owner’s title policy. The contract controls.
Article 11 of the 2023 declaration requires notice of the transfer to the association within 10 days. Calendar it at contract, and ask the association for its form.
A roof replacement other than with a duplicate goes to architectural review first, and the association handles periodic roof cleaning. A buyer will ask the roof’s age and product, so have the permit and any inspection report ready.
If a cage already exists on a lot where section 10.16 now bars new cages, the buyer will ask whether it is approved. Have the approval or the permit file ready, and do not assume a replacement cage will be allowed.
The 1988 declaration required tempered glass in windows facing the golf course. If you replaced windows, keep the invoice and the committee approval. A buyer will ask.
You can sell with a tenant in place, subject to the lease and the leasing rules. Tell the buyer’s agent the lease terms at the first showing. The Foundation deactivates owner ID cards during a lease, so the cards may need to be reactivated.
Section 10.7 allows For Sale and Open House signs, subject to the association’s rules. Read the rules for size, placement and timing before you stage the lawn.
The estoppel will show any delinquent amount, and the statute allows up to $150 more for the certificate in that case. The association can charge interest and a late fee, and a buyer’s lender will want the account current.
Yes. Buyers value what the association handles: exterior painting on its schedule, roof cleaning, landscaping outside the walls, irrigation, driveways, mailboxes and pest control. Give the buyer the current maintenance schedule.
Zone X at five Beauville addresses is on the FEMA map, outside the special flood hazard area, but insurers still ask. Have your flood policy, wind-mitigation report and four-point inspection ready.
Start from the nearest sales of your design and size, then adjust for condition, roof and position. A median is context, and the 12-month median of $1,900,000 sits on four sales from $1,525,000 to $3,400,000.
Two repeat pairs in 60 months: a detached 2,316 square foot villa went from $1,550,000 to $2,300,000 in 77 days, and a detached 2,791 square foot villa went from $3,200,000 to $3,400,000 in 464 days. Condition drove both.
The county records deed prices for qualified sales, and the MLS records the reported closing price. They list different sales: 2024 shows 2 county sales and 1 MLS closing. Where they differ on one sale we use the deed.
Plan on 10 business days for the association estoppel and 3 business days if expedited, plus the Foundation’s estoppel. We order both in the first week and calendar the 10-day transfer notice.
Yes. McGreevy and Comisar offer discretion with off-market capability when a sale needs to stay quiet, though a wider exposure usually helps a thin market like Beauville’s. We will walk through the trade-offs.
Fees are set in the listing agreement and vary by property and service. We explain every line before you sign, and the first step, a valuation, costs nothing. Call Jesse at (239) 898-6072.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. At Beauville we price by design, read the recorded documents and build the paperwork timeline into the contract.
Request a free home valuation or call Jesse direct at (239) 898-6072. We will send the Beauville sales that fit your villa and a paperwork checklist, and Marc can show you what buyers are looking at.
Every Beauville fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.
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.
The Beauville 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; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Declaration of Covenants for Beauville (1988), OR 1326, Page 688 | Collier County Clerk | Open the 1988 Beauville declaration |
| Second Amended and Restated Declaration (2023), OR 6275, Page 2505 | Collier County Clerk | Open the 2023 Beauville restatement |
| Certificate of amendment, leasing (2017), OR 5423, Page 788 | Collier County Clerk | Open the 2017 leasing amendment |
| Foundation Notice of Preservation of Covenants (2015), OR 5202, Page 232 | Collier County Clerk | Open the 2015 Foundation notice |
| First amendment (1988), OR 1327, Page 2305 | Collier County Clerk | Open the 1988 first amendment |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Leasing amendment (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Beauville. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Beauville, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Beauville, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
| Name | Category | Distance | Reviews |
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|---|---|---|---|---|
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Beauville has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Beauville do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Beauville home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
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Average Household Size
Average individual Income
Households with Children
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Blue vs White Collar Workers
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
