Bay Colony - Biltmore

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

Biltmore is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the Gulf-front tower at 8473 Bay Colony Dr, ZIP 34108, which the association itself describes as a twenty two story high rise bordering on the Gulf of Mexico. It is not the Biltmore Estate in North Carolina and not any other Biltmore: a Florida corporate search for the name also lists other Biltmore entities, including a separate corporation named for Biltmore at Coral Lakes.

McGreevy and Comisar are the team Biltmore sellers call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Biltmore has 75 condominium parcels on the 2026 county roll and 75 residences in its recorded Declaration, it was built in 1997, and it had 12 Southwest Florida MLS closings in the last 24 months at a median of $5,500,000.

This page goes deeper on Biltmore than any other source we know of. It is built from the association’s recorded 2020 Amended and Restated Declaration, Articles and Bylaws and the instruments recorded around them, the Bay Colony Community Association’s published description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at Biltmore’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.

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

Why McGreevy and Comisar Are the Best Realtor for Biltmore at Bay Colony

McGreevy and Comisar are the best realtor for Biltmore at Bay Colony because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Biltmore read built from the building’s own recorded documents, the county’s milestone file and five years of MLS closings.

If you’re searching for the best realtor for Biltmore at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Biltmore 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 Biltmore for a specific reason. The building has only 75 parcels, so a single sale moves the numbers: the 12-month MLS median is $5,050,000 on 6 closings, but those six ran from $3,850,000 to $5,800,000, a spread of $1,950,000 inside one tower, and residences of the same 3,200 square feet closed at $3,850,000 and $5,600,000 within ten weeks of each other in 2026. Biltmore also has a Declaration that requires Board approval of every sale, a lease rule stricter than the Pelican Bay Foundation’s, and a milestone record that Collier County lists as complete with the next inspection due in 2034. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.

Recent Biltmore track record (last 12 months): In the last 12 months Biltmore has seen 6 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2025 to October 7, 2026), at a median sold price of $5,050,000, the mean of the middle pair $5,000,000 and $5,100,000. The highest-priced Biltmore sale in the window was $5,800,000 and the median sale-to-list ratio was 87.5 percent (6 closings). Six is a small sample, so the first window with ten or more closings is 24 months: 12 closings at a $5,500,000 median. In the last 12 months we tracked Biltmore’s MLS closings alongside the county’s recorded-sales file, and the two records differ by one sale in 2024 and by one in the first half of 2026, as described below. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Biltmore transactions.

Honors and recognition:

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

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

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

What Is It Like to Live at Biltmore at Bay Colony?

Living at Biltmore at Bay Colony means a Gulf-front high-rise of 75 residences, four of them penthouses, with a front desk the association describes as staffed around the clock, two guest suites, a manager’s unit, two enclosed garage spaces per residence, beach-side cabanas, and the Bay Colony Beach Club and Foundation amenities behind the gates.

The building is at 8473 Bay Colony Dr, behind the Bay Colony gatehouse and inside the Pelican Bay Foundation’s membership. The Bay Colony Community Association’s page for Biltmore says the building is a private condominium entity that began in May 1997, with common areas and lobbyettes recently renovated and a fitness room updated. Collier County’s address file agrees with the shape: one building, 76 residence address points (one more than the 75 declared residences) and 18 cabana points on the beach side.

Biltmore’s Address: 8473 Bay Colony Dr

Biltmore’s street address is 8473 Bay Colony Dr, Naples, FL 34108, and the Florida Division of Corporations lists the same address as the principal address of The Biltmore at Bay Colony Condominium Association, Inc. Searches for “8473 Bay Colony Dr” and for “Biltmore Bay Colony” land on this building. The building sits on the Gulf side of Bay Colony Drive, and the Declaration describes the land as part of Tracts B and C of Pelican Bay Unit Eight.

A Residence Day at Biltmore

A typical Biltmore day starts at the front desk, which the association says is staffed around the clock. Residents park in the two enclosed garage spaces allocated to their residence, ride the building’s elevators, and use the beach side cabanas and the Bay Colony Beach Club. Penthouse owners add a private stairway and a private elevator to the rooftop amenities that serve their residences, which the Declaration treats as limited common elements paid for by the penthouses that use them.

Who Biltmore Suits

Biltmore suits a buyer who wants a Gulf-front address in a 1997 tower of 75 residences rather than a 100-unit building, with residences that run from about 2,860 to about 3,325 square feet in the MLS and a Declaration that is recorded and readable in full. It suits seasonal owners who want a staffed lobby, and it suits a buyer who has read the leasing, occupancy and guest rules below and accepts them.

Who Should Look at Another Tower

Biltmore is not the right fit for a buyer who needs to rent a residence for short stays, who wants to lease more than once a year, or who wants a smaller residence: Biltmore’s lease rule is a three-month minimum with no more than one lease a calendar year, and the MLS shows no Biltmore closing below 2,860 square feet. Buyers who want a bay and preserve view should compare Salerno at Bay Colony, which the roster lists as a 20-story tower facing preserve and bay.

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

Biltmore at Bay Colony Market Snapshot: What the Condos Actually Sell For

Biltmore at Bay Colony closed 12 sales in the last 24 months in the Southwest Florida MLS at a $5,500,000 median, from $3,850,000 to $7,775,000, with $66,075,000 in total volume. The last 12 months show 6 closings at a $5,050,000 median, and three residences were on the market on October 7, 2026.

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

Biltmore is a thin market by construction: 75 parcels on the county roll, and in a typical year fewer than ten change hands. A 12-month median built on six sales moves by hundreds of thousands of dollars when one sale drops out, so we lead with the widest window that holds ten closings, which is 24 months, name the window and the number of sales beside every figure, and list the sales themselves. None of the 17 sales in our five-year file was entered after closing, so every closing counts in every figure.

The Last 24 Months, the First Window With Ten Closings

In the 24 months to October 7, 2026, the Southwest Florida MLS counts 12 Biltmore closings at a median of $5,500,000 (n=12), the mean of the middle pair $5,400,000 and $5,600,000. The low was $3,850,000, the high was $7,775,000 and the total volume was $66,075,000. The median price per square foot was $1,693 (n=12), the median days on market was 71 (n=12, the mean of the middle pair 59 and 83) and the median sale-to-list ratio was 91.6 percent (n=12). Aggregate, the 12 sales brought $66,075,000 against $71,800,000 in final list prices, or 92.0 percent.

The Last 12 Months, Six Closings

The 12 months to October 7, 2026 hold 6 closings, a small sample, at a median of $5,050,000: with an even count the median is the mean of the middle pair, $5,000,000 and $5,100,000. The range runs from $3,850,000 to $5,800,000, volume is $29,700,000, the median price per square foot is $1,519 (n=6), the median days on market is 258 (n=6, the mean of the middle pair 103 and 413) and the median sale-to-list ratio is 87.5 percent (n=6). Sellers received 87.5 cents of every final list dollar at the median, and 88.2 percent in aggregate ($29,700,000 sold against $33,685,000 in final list prices).

The 12-month figures sit below the 24-month figures on every measure: a $5,050,000 median against $5,500,000, $1,519 per square foot against $1,693 (about 10 percent lower), and 258 median days against 71. Three of the six sales took more than 400 days, at 413, 617 and 714 days, which is what lifts the median days on market. Our read is that residences priced where buyers were willing to go cleared in weeks, and residences listed above that took more than a year.

Every Biltmore Closing in the Last 60 Months

The 60-month window holds 17 closings at a median of $5,600,000 (n=17). Prices run from $3,850,000 to $7,775,000, volume is $95,460,000, the median price per square foot is $1,750 and the median days on market is 103, with a median sale-to-list ratio of 92.8 percent (all n=17). Streets are named, never unit or house numbers.

Four things stand out. First, the MLS shows no Biltmore closing between February 28, 2023 and April 10, 2024, a gap of about 13 months, and none at all between October 2021 and February 2023. Second, price tracks size, floor and condition, not the calendar: the two 3,200 square foot sales of 2026 closed at $3,850,000 in February and $5,600,000 in April, a difference of $1,750,000 on the same living area. Third, February through April holds 9 of the 17 closings, which fits a season-driven market. Fourth, five of the 17 sales closed at $6,000,000 or more and three closed under $5,000,000.

What the Same Size Sold For

Grouping the 17 sales by the living area the MLS reports shows how much a Biltmore price depends on the individual residence. The numbers below are MLS figures, and every group is a small sample or close to one.

The 3,200 square foot group alone spans $2,900,000 ($3,850,000 to $6,750,000) and $906 per square foot ($1,203 to $2,109). The three 3,325 square foot residences that closed in the last 12 months went for $4,350,000, $5,000,000 and $5,100,000, while the 3,325 square foot residence that closed in August 2025 went for $6,375,000. Size does not set the price in this building; floor, view, finish and the list price do.

Closings by Calendar Year, MLS

The MLS counts 1 Biltmore closing in 2023, 5 in 2024, 7 in 2025 and 4 in 2026 through October 7. The 2025 count of seven is the busiest year in the file. The 2026 count of four runs through October 7 and can still change. The three sales with more than 400 days on market closed in December 2025, April 2026 and July 2026.

For Sale Now: Three Listings

On October 7, 2026 the MLS showed two active Biltmore listings and one pending with a contingency, all on Bay Colony Dr and all with 3 bedrooms plus a den and 3 full and 1 half bath.

The median active list price is $6,070,000, the mean of the two active prices, which is $1,020,000 (20.2 percent) above the 12-month sold median of $5,050,000 and $570,000 above the 24-month median of $5,500,000. Asking prices per square foot of $1,842 and $1,873 sit above the 12-month median of $1,519 and the 24-month median of $1,693. Two active listings against six closings in 12 months is 4.0 months of supply at the 12-month pace (2 listings divided by 6 closings over 12 months, or 0.5 a month), and counting the pending sale it is 6.0 months. By the usual rule of thumb, four to six months is a balanced market, though six sales cannot set a trend.

County Recorded Sales Since 1997

Collier County’s qualified recorded-sales file runs to June 30, 2026 and shows how the building has repriced. Where the county deed and the MLS disagree on a single sale, we publish the deed figure and name the MLS figure once with its pull date, and we never average the two.

In 1997 the file shows 89 qualified sales at a median of $980,000; the count is higher than the 75 residences because the file counts every qualified deed in the opening year, not every residence. In 2025 it shows 7 sales at $5,650,000, 5.8 times the 1997 median, with a range of $4,650,000 to $7,775,000. In 2017 two sales at $5,000,000 and $8,250,000 set the file’s high. The county file records 4 qualified sales for 2024 against 5 MLS closings, 7 for 2025 against 7 MLS closings, and 4 for 2026 through June 30 against 3 MLS closings dated through June 30, so the county’s qualified filter and the MLS are different universes, and neither file shows a 2022 sale.

Our Read on the Biltmore Market

Biltmore is a market of individual residences, not a market of a median. A residence that sold for $7,775,000 in March 2025 after 17 days and one that sold for $4,350,000 in July 2026 after 617 days are the same building, and the 12-month median of $5,050,000 describes neither. The 87.5 percent sale-to-list ratio over 12 months says buyers are negotiating, and the three sales that took more than 400 days show the cost of an aspirational list price. A residence priced to the market can sell in weeks: of the 12 sales in 24 months, six closed in 60 days or fewer at a median 95.6 percent of final list, and four took more than 300 days at a median 89.0 percent, so speed and price travelled together. Two of the 12 closed at or above final list, at 100.0 and 100.4 percent, both within 17 days.

Selling a Biltmore residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Biltmore? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

How Did Biltmore at Bay Colony Come to Be?

Biltmore at Bay Colony came to be in 1997: WCI Communities, L.P. recorded the Declaration of Condominium on April 15, 1997 at Official Records Book 2304, Page 2663, the association’s own page says Biltmore began its existence as a private condominium entity in May 1997, and the 2026 county roll lists 1997 as the year built.

The Recorded Chain, 1995 to 2020

The Biltmore at Bay Colony Condominium Association, Inc. was incorporated on May 8, 1995, almost two years before the Declaration, and the Florida Division of Corporations shows it active, with its Amended and Restated Articles filed April 27, 2020 and annual reports through March 12, 2026. A Declaration of Restrictions recorded in October 1995 (Official Records Book 2109, Page 2111) covers part of Tracts B and C of Pelican Bay Unit Eight and describes 75 property units on 2.675 acres. The Declaration of Condominium followed in April 1997 with a Certificate of Estimate, a First Amendment in May 1997 and an amendment renumbering the storage lockers the same month, then a set of amendments in 1998. The condominium plat is recorded at Condominium Plat Book 44, Pages 62 and 71.

The 2020 Restatement and What It Replaced

On April 22, 2020 the association recorded an Amended and Restated Declaration of Condominium at Official Records Book 5754, Page 3234, with restated Articles and Bylaws attached as exhibits. Its recitals list the original 1997 Declaration and the amendments recorded since: 1998, the Articles amendments of 2005 and 2018, the Bylaws amendment of 2010 and a 2019 Certificate of Amendment on shared elevator lobbies. The 2020 text is the Declaration this page reads. Any instrument recorded after April 22, 2020 sits in the Collier County Clerk’s official records, and a title search, not a website, is the final word on a recorded document.

The Build Sequence Along Bay Colony Drive

The year built shown for the Bay Colony towers runs Contessa 1991, Carlysle 1992, Brighton and Marquesa 1994, Remington and Mansion La Palma 1996, Biltmore 1997, Windsor 1998, Toscana 1999, Salerno 2000 and Trieste 2002, taken from our building roster. Biltmore is the seventh of the eleven condominium buildings by year and the fifth of the six Gulf-front towers. For the neighbors, see Carlysle at Bay Colony, the Gulf-front tower built five years earlier, and Brighton at Bay Colony, with which Biltmore shares an easement under Article 22 of its Declaration.

The Name Trap

The records spell the building five ways. Collier County’s tax roll files it as “BILTMORE AT BAY COLONY, THE A CONDOMINIUM,” the county’s milestone list files it with a typo as “BLT MORE AT BAY COLONY, A CONDO, THE,” the county’s milestone map files it as “BILTMORE AT BAY COLONY, A CONDO, THE,” the MLS files it as “Biltmore at Bay Colony,” and the Florida Division of Corporations lists “The Biltmore at Bay Colony Condominium Association, Inc.” All five are the same building at 8473 Bay Colony Dr. A search of the county milestone list for “Biltmore” will miss the misspelled row, so search for “Bay Colony” there.

What the Year Built Means for Milestone Dates

The roll says 1997, the Declaration says 1997 and the county’s milestone list shows a certificate of occupancy date of June 11, 1998. The milestone statute counts from the certificate of occupancy, so the 1998 date is the one that matters for inspections, and we use it below.

The Biltmore Homes: Plans, Floors and Sizes

Biltmore has 75 residences in its recorded Declaration: 71 on floors 2 to 20 with no floor 13, plus four penthouses. The Declaration assigns each residence one of six common-element shares, and the 2026 county roll lists 75 residential parcels from 2,860 to 7,463 square feet of heated area, with a median of 3,230 square feet.

Six Recorded Shares of the Common Elements

Article 6 of the 2020 Declaration gives each residence one vote in 75 and a percentage of the common elements, and the percentages are what divide the common expenses. The article groups residences into four numbered types, one residence on the second floor with its own share, and four penthouses.

As a check on the arithmetic, 1.2998 plus 23.1228 plus 19.4990 plus 21.6444 plus 24.0408 plus 10.3932 is exactly 100.0000, and the 1, 18, 17, 17, 18 and 4 residences add to 75, which confirms the unit count in the Declaration.

What the Shares Mean for a Buyer

The share decides the proportion of common expenses a residence pays. A penthouse at 2.5383 carries 2.2 times the share of a Type 02 residence at 1.1470 (2.5383 divided by 1.1470), and the penthouses at 2.6583 carry 2.3 times. Foundation assessments are different: the Pelican Bay Foundation bills a condominium association once for its units, and the association carries that charge in its own budget, so a buyer sees it inside the condominium assessment, not as a separate bill.

The Four Penthouses

Articles 8 and 9 of the Declaration give the four penthouses limited common elements the other residences do not have: rooftop amenities, private stairways and private penthouse elevators to the rooftop amenities. Their upkeep is a limited common expense of the penthouses served, and the penthouse owner maintains the elevator lobby that serves only that residence. Collier County’s address file numbers the penthouse levels 21 and 22, which is consistent with the “twenty two story” building the association’s page describes.

Floors: Why There Is No Floor 13

The Declaration places residences on floors 2 to 12 and 14 to 20, three on floor 2 and four on each of the other 17 floors, which is 3 plus 17 times 4, or 71 residences, before the four penthouses. The county’s address file follows the same pattern and numbers no residence at level 13. That is why the floor count differs by source, floors 2 to 20 in the Declaration, levels 21 and 22 for the penthouses in the county file and “twenty two story” in the association’s words, and why we quote each source’s own description.

The Elevator Lobbies and the 2019 Amendment

Article 9.13 of the 2020 Declaration says the 71 residences on floors 2 to 20 in what it calls Towers 1 and 2 share elevator-lobby costs at one seventy-second each, and the same article covers the manager’s apartment and two guest suites on floor 2 in Tower 1. An alteration of those lobbies needs the Board plus 67 percent of the voting interests concerned. The 2019 Certificate of Amendment recorded at Official Records Book 5597, Page 1361 is the instrument the recitals cite for the shared elevator lobbies, and a buyer who plans a lobby alteration should read it with Article 9.13.

Sizes From the MLS and the County Roll

We did not find square footage stated in the Declaration text we read. The sizes on this page come from the MLS and the county roll. The MLS reports Biltmore closings at 2,860, 3,200, 3,230 and 3,325 square feet, and the three current listings at 3,230 and 3,304. The roll’s 75 parcels run from 2,860 to 7,463 heated square feet with a median of 3,230. The top of that range is more than twice the largest MLS closing, and the roll does not say why, so we do not explain it. Bedroom counts in the MLS are three, three plus a den, or one sale at four, almost always with three full baths and a half bath.

Parking, Storage and Cabanas

Article 14.5 of the Declaration allocates two enclosed garage spaces to each residence, and the allocation passes with title. Article 14.7 provides optional storage rooms on eight floors (floors 2, 3, 6, 7, 10, 11, 15 and 16 as we read the scanned text). Article 14.6 makes the cabanas limited common elements, with no more than one interior and one exterior cabana, or two combined adjoining, per residence and no overnight sleeping; Collier County’s address file shows 18 cabana points on the beach side. Cabana and storage-locker interiors are the owner’s to maintain under Article 9.2.16.

Who Maintains What

Under Article 9.1 the association maintains the building’s exterior and structure, painting, roofing and parking facilities. Under Articles 9.2.1 to 9.2.17 owners maintain windows, sliding glass doors, hurricane shutters, entry doors, air conditioning and ductwork, balcony floor coverings, railings and screens. Under Article 9.1.3, if code requires an upgraded component, the owner pays the difference between the original and the upgrade. Under Article 9.3 the association maintains the structural floors, ceilings and enclosed walls of the balconies, owners maintain coverings, shutters, screens, railings, glass doors and fixtures, owners paint balcony walls, and nothing may puncture a balcony surface without written Board approval.

Floors, Flooring and Sound

Article 9.4 requires prior written Board approval for hard flooring, with proof of sound-deadening material, and the Board inspects before the hard floor goes down. Article 9.4.1 bars indoor-outdoor carpet and river rock on balconies and requires waterproof tile and grout. This is the rule a buyer who plans stone or wood floors should read first, and a seller whose residence already has hard floors should be ready to show the Board’s approval.

Combining Two Residences

Article 9.11 lets contiguous residences be combined with Board approval. Combined residences still count as two for votes and expenses, and the elevator lobbies stay limited common elements. The roll’s largest parcels are consistent with combined residences, but the roll does not say so, and we make no claim about any one parcel.

Ready to Talk About Biltmore at Bay Colony in Pelican Bay? Start With the Facts

Biltmore at Bay Colony, the Gulf-front tower inside gated Bay Colony in Pelican Bay, has a median of $5,500,000 across 12 closings in 24 months, and a 3,200 square foot residence that sold for $3,850,000 about ten weeks before another of the same size sold for $5,600,000. If you own here, request a free Biltmore home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

What Amenities Come With a Biltmore Residence?

A Biltmore residence has a building amenity package and two layers above it under Article 23 of the Declaration. The association describes a front desk staffed around the clock, two guest suites, a manager’s unit, renovated common areas and an updated fitness room, and penthouses add rooftop amenities. Bay Colony and the Pelican Bay Foundation add the rest.

The Building’s Own Amenities

The Bay Colony Community Association’s page for Biltmore says the building is engineered with equipment for all the major components critical to around-the-clock mechanical operation, has its own front desk staff 24 hours a day, has recently renovated common areas and lobbyettes, and has an updated fitness room. The Declaration adds cabanas on the beach side, two enclosed garage spaces per residence, optional storage rooms and, for the four penthouses, rooftop amenities.

The Two Guest Suites and the Manager’s Unit

The association’s page says Biltmore has two guest suites and a manager’s unit, and the Declaration places the manager’s apartment and the two guest suites on the second floor in Tower 1. The rates, hours and booking rules for the guest suites are in the Rules and Regulations, which the association does not publish, so this page states none.

Beach Access and the Dune Walkover

Article 7.5 of the Declaration grants a dune walkover easement over the Pelican Bay Services Division drainage easement, and Article 22 provides cross-use easements for a dune boardwalk. Article 14.4 requires tinted glass to protect nesting sea turtles and limits Gulf-side balcony lights to 40-watt yellow bug lights, so the beach is part of the building’s rules as well as its view.

The Bay Colony Layer

Every Biltmore owner is a member of the Bay Colony Community Association. The association describes about 200 acres, 11 condominium communities and 5 private neighborhoods, a staffed private entry, a Beach Club with a Chickee Bar, a Beach Club Bar, Sunset Terrace, a Main Dining Room and towel and chaise service, and a Tennis Club with six hydro-clay courts. Article 23 of the Declaration makes Beach Club membership mandatory with ownership, with the expenses included in Bay Colony assessments and fees and user fees on top. Owners may pursue Golf Club membership, which does not come with a Biltmore address. No Biltmore master assessment is published. For the full community picture, read our Bay Colony guide.

The Pelican Bay Foundation Layer

Biltmore owners are also members of the Pelican Bay Foundation. The Foundation describes about 6,500 residences in 95 associations, 88 acres of parks, nearly three miles of beach, the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, 20 pickleball courts, a fitness center in the Community Center, a wellness studio and canoes and kayaks on Clam Bay. The Foundation’s amenities are shared by every association, so they are not a Biltmore advantage over another Pelican Bay building.

Owner at Biltmore? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Biltmore? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

Selling at Biltmore? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Biltmore? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

What Does the Biltmore Condominium Fee Pay For?

The Biltmore at Bay Colony Condominium Association, Inc. does not publish its monthly or quarterly assessment, so this page prints none; the Declaration and Bylaws say what the fee pays for and how it is shared. Common expenses are divided by each residence’s percentage share, due monthly or quarterly in advance, and delinquent after 10 days.

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

Our MLS pull for this page did not include an association fee field, so we do not state one. The budget in the statutory resale package states the amount for a specific residence, and a buyer should read it before the cancellation window closes.

What the Declaration Says the Association Pays For

Under Article 9.1 of the 2020 Declaration the association maintains the building’s exterior and structure, painting, roofing and parking facilities. Under Article 12.2.1 it insures the building at replacement value and orders an appraisal every 36 months. Under Article 12.2.3 it carries liability and fidelity coverage. The association’s own page adds a front desk staffed around the clock, a manager’s unit and recently renovated common areas. The Pelican Bay Foundation bills the association, not the owner, for each condominium unit, so the Foundation’s assessment is part of the budget, and Article 23 says the Beach Club’s expenses are included in the Bay Colony assessments.

What Owners Pay for Separately

Owners maintain and insure what Article 9.2 assigns to them: windows, sliding glass doors, hurricane shutters, entry doors, air conditioning and ductwork, and balcony floor coverings, railings and screens. Owners also insure their own modifications under Article 12.2.1, carry a homeowner’s policy for contents and improvements, and pay the cost of any upgrade a code requires over the original component under Article 9.1.3.

The Penthouse and Elevator-Lobby Expenses

Four residences pay expenses the others do not. The rooftop amenities, private stairways and private elevators that serve only the penthouses are limited common expenses of the penthouses served under Articles 8 and 9. The other 71 residences share elevator-lobby costs at one seventy-second each under Article 9.13. A buyer comparing a penthouse’s assessment with a floor 10 residence’s should expect the penthouse to carry more, and should read both budgets.

How Budgets and Reserves Work

The Board adopts the annual budget, mailed to owners 14 days before the meeting that adopts it (Bylaws Article 8.2). The budget includes reserves as the condominium act requires; the Bylaws let a majority vote waive or reduce reserves, and current state law now limits that for structural items. If an adopted budget would exceed 115 percent of the prior year’s, owners holding 10 percent of the voting interests can call for a substitute budget within 21 days, and a special meeting follows within 60 days (Bylaws Article 8.1). The association describes its reserves as meaningful; we state no balance because the budget and reserve schedule are in the resale package.

Special Assessments

Under Article 8.4 of the Bylaws the Board sets special assessments. Article 13 of the Declaration ties casualty decisions to a special assessment of up to 10 percent of the average residence’s fair market value, which is how the Declaration decides whether a damaged building is “uninhabitable.” A buyer underwriting Biltmore should hold a cushion for a special assessment, because Article 13 itself contemplates a special assessment after a casualty and Florida’s 2022 and 2024 condominium laws raised what associations must fund.

Late Payments and the Buyer’s Liability

Article 10 of the Declaration makes assessments delinquent after 10 days, lets the association give 30 days’ notice before foreclosing a lien, and lets it attach rental income. A buyer is jointly and severally liable with the seller for the seller’s unpaid assessments (Article 10.1 and Bylaws Article 8.6), which is why an estoppel certificate, whose fee the Board sets, belongs in every contract. Bylaws Article 8.9 caps a late fee at the greater of $25 or a percentage of the installment; the percentage is cut off in the copy we read, and Section 718.116 supplies the legal ceiling.

The Biltmore Fee Layers: Condominium, Bay Colony and the Pelican Bay Foundation

A Biltmore owner pays up to four layers: the condominium assessment, the Bay Colony Beach Club and master charges, the Pelican Bay Foundation assessment carried in the association’s budget, and the county’s Pelican Bay Services Division assessment. The Foundation’s FY2027 assessment is $3,435, and its resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026.

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

The table below separates what is published from what is not, with the year beside every figure.

The Arithmetic of the Published Pieces

The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter. The county’s $1,250.00 is $789.07 plus $460.93. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035). We show these sums to size the layers, not as a budget: the condominium assessment and the Beach Club charges, which no one publishes for Biltmore, are not in them.

Why the Recording Date Matters

The $15,000 resale capital assessment applies by deed recording date, not contract date. A Biltmore closing that records on September 30, 2026 sits under the old schedule of $10,000 and one that records on October 1 sits under the new one, a $5,000 difference on the Foundation’s published step from $10,000 to $15,000. The Foundation’s Bylaws Section 7.04 exempts a gift, an inheritance, a transfer to a trust and a one-time move within the community, and the exemption carries a $1,000 processing fee on the 2026-2027 form. Ask the title company for the recording timeline before you set a closing date near a deadline.

The Foundation Does Not Approve the Sale

The Foundation’s 2026-2027 estoppel form says the Pelican Bay Foundation does not require approval for a transfer of a unit and that approval may be required by the condominium sub-association, and it states there is no right of first refusal. At Biltmore the sub-association does require approval, described below.

The Tax Bill and the County Layer

The Pelican Bay Services Division is a county advisory board with its own page on collier.gov, and that page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 in all. We do not state how the county allocates that assessment to a residence, so a buyer should read the tax bill and ask the title company.

The Biltmore Declaration, Bylaws, Rules and Architectural Review, Section by Section

The Biltmore’s governing documents are a 2020 Amended and Restated Declaration, restated Articles and Bylaws, and Rules and Regulations the Board may amend without recording them. The Declaration decides who may buy, rent, bring a pet, host a guest and renovate, and article numbers below follow our reading of the recorded 2020 text.

Articles 6 to 9: Shares, Easements, Maintenance and Alterations

Article 6 sets 75 units, one vote each and the percentage shares shown above. Article 7.5 grants a dune walkover easement. Article 8 and Article 9 divide maintenance between association and owner and set the approval rules for alterations, which the renovation section below explains. Article 9.8 requires two-thirds of the voting interests for an association alteration that costs more than 5 percent of the budget.

Article 10: Assessments

Article 10 covers assessments, liens and the buyer’s liability, summarized in the fee sections above. The Board sets the estoppel fee by resolution.

Articles 12 and 13: Insurance and Casualty

Article 12 requires the association to insure replacement value and to use best efforts to obtain adequate flood insurance, and the Declaration we read contains no owner flood-insurance requirement; Article 13 governs rebuilding after damage. The hurricane section below walks through both.

Article 14: Use Restrictions

Article 14.1 limits use to single-family residence and sets the occupancy rule, 14.3 requires white or off-white window coverings, 14.4 protects sea turtles, 14.5 allocates two garage spaces, 14.6 governs cabanas, 14.7 storage rooms, 14.8 pets and 14.9 smoking. The sections below take each in turn.

Article 14.10 and the Rules and Regulations

Article 14.10 says the Rules may be amended by the Board and need not be recorded. We found no current Rules and Regulations or Construction Rules on the association’s public pages; the only rules we found are the 1997 exhibit rules attached to the recorded Declaration. Anything a seller or buyer wants about pets, pool and cabana hours, guest suites, move-in procedures or renovation hours should therefore come from the manager in writing.

Articles 15 to 17: Guests, Leasing and Sale

Article 15 sets guest limits, Article 16 sets the lease rule and Article 17 requires Board approval of every sale or other transfer. Each has its own section below.

Articles 18 and 19: Amendments and Termination

Under Article 18 an amendment may be proposed by the President, the Directors or 25 percent of the voting interests, and is adopted by two-thirds present and voting or two-thirds in writing; Article 18.7 bars any change to a residence’s configuration, share or expense share without that owner’s joinder and the approval of all owners. Article 19 permits termination at 75 percent of the voting interests where there is economic waste, impossibility or very substantial damage, or at 80 percent with no more than 5 percent objecting.

Articles 21 to 24: Enforcement, Developer Easements, Mandatory Memberships and Fair Housing

Article 21 lets the Board decline to enforce owner-versus-owner disputes such as noise and gives the prevailing party attorney’s fees. Article 22 records the developer’s reserved villas south of Biltmore, which share the entrance and driveway with Biltmore and Brighton at pro-rata cost, and a non-exclusive cross-use easement with Brighton over the Bay Colony common property between the two buildings for entry, exit and parking, with costs shared equally. Article 23 makes every owner a member of the Pelican Bay Foundation, the Bay Colony Community Association and the Bay Colony Beach Club. Article 24.5 is the fair housing clause and 24.6 says the Act controls a conflict.

The Board, Fines and the Shutter Rule

Under Bylaws Article 3.1 the Board has six directors, a minimum of five, who are owners or spouses serving staggered two-year terms, and a director more than 90 days delinquent is barred. Under Article 4.15 fines go up to the legal maximum, which the Bylaws recite as $100 per violation and $1,000 for an ongoing violation, after 14 days’ notice and approval by an independent committee of at least three. Under Article 4.18 the Board may not refuse conforming hurricane shutters.

Architectural Review: Association, Bay Colony and Foundation

Within Biltmore, Articles 9.5 to 9.8 put approval of exterior-visible changes, structural work and heavy construction with the Board. The Pelican Bay Foundation’s Declaration says in Section 3.02(d) that its Article 3 does not apply to Bay Colony, and a buyer planning exterior work should ask the Foundation and the Bay Colony Community Association in writing whether either also reviews it. We found no published Bay Colony architectural standards.

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

How Does a Sale at Biltmore at Bay Colony Get Approved?

A sale at Biltmore at Bay Colony needs the Board’s prior written approval under Article 17 of the Declaration, and the Board has 30 days from notice to approve or disapprove. If the Board disapproves without good cause, the association must produce a purchaser within 30 days or the sale is deemed approved and a certificate of approval is furnished.

What the Board Approves

Article 17 applies to every sale, gift, devise, inheritance and other transfer, and to an agreement for deed, a lease with an option to buy and similar arrangements. A transfer made without approval is void unless the Board later approves it (Article 17.7). The Pelican Bay Foundation does not approve the sale; the Board’s approval under Article 17 is the approval the Declaration requires.

The Package and the 30-Day Clock

The owner gives the Board notice with the executed contract and the buyer’s information. The Board may require credit history, a background investigation, verification of residency or employment, references and an interview. The Board has 30 days to approve or disapprove; for a gift, notice is due 30 days before closing, and for an heir or devisee the Board has 30 days. File the package in the first days of the contract and write a closing date that sits at least 30 days out.

Disapproval, the Association’s Purchaser and Good Cause

Disapproval needs a majority of the Board. If the Board disapproves without good cause, the association must within 30 days deliver a purchaser who will pay the contract price, or a fair market value set by two appraisers, in cash, closing within 30 days, or 10 days after arbitration. If it does not, the sale is deemed approved. Good cause under Article 17.4.3 includes conduct inconsistent with the documents, the criminal and offender criteria the Declaration lists, financial irresponsibility, an incomplete or misstated application and unpaid charges unless they are paid from the closing proceeds.

Co-Owners, Entities and the Primary Occupant

Under Articles 17.1.2 and 17.1.3, co-owners and entities that buy must designate a Primary Occupant, who can change no more than once in 12 months, and the Board may require a personal guarantee. Time-share and fractional ownership are not permitted. A buyer using a trust or an LLC should raise the Primary Occupant rule in the offer.

Fees and Exempt Transfers

Article 17.5 lets the association charge a processing fee up to the legal maximum and sets the estoppel fee by resolution. Article 17.6 exempts a mortgagee, a tax-deed purchaser and a judicial acquirer from the approval requirement, but their transferees need approval. Ask the manager for the current processing fee when you submit the package.

How We Schedule a Biltmore Closing

A Biltmore contract should carry the Board’s 30-day approval window, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, and a recording date that falls on the right side of the Foundation’s October 1 assessment step. The seller’s side files the approval package in the first days of the contract, and the buyer’s side orders the estoppel certificates at the same time.

Selling a Biltmore residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Biltmore? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

Is Biltmore at Bay Colony a 55+ Community?

Biltmore at Bay Colony is not a 55+ community. The recorded 2020 Declaration contains no age restriction and no housing-for-older-persons clause, owners and buyers of any age may buy subject to Board approval, and the Declaration’s fair housing clause in Article 24.5 says nothing in it limits sale, lease or occupancy on a protected basis.

What the Declaration Says About Age

We read the 2020 Declaration, the Articles and the Bylaws for an age restriction and found none. Article 17’s good-cause grounds for disapproving a buyer list conduct, criminal and offender criteria, financial irresponsibility, an incomplete application and unpaid charges, and age is not among them.

The Occupancy Rule Is Not an Age Rule

Article 14.1 limits residence to no more than two persons per bedroom plus one, and defines “reside” as sleeping in the residence more than 30 nights a year. That is a count of occupants, not a rule about who they are, and Article 24.5 says reasonable accommodations are available.

Fair Housing in Plain Words

Federal and Florida fair housing law bars discrimination in the sale or rental of housing because of race, color, religion, sex, handicap, familial status or national origin, and Article 24.5 has its own version of that list. We describe the property, never the people who live in it.

Can You Rent Out a Biltmore Condo? Leasing Rules and the Foundation Cap

A Biltmore owner may lease a residence for a minimum of three continuous calendar months and a maximum term of one year, no more than one lease in a calendar year, with Board approval after an interview. Short-term and transient rentals are not allowed, and the Pelican Bay Foundation separately caps leases at two a year.

Biltmore’s Own Rule: Article 16

Article 16 of the 2020 Declaration sets a minimum lease of three continuous calendar months, a maximum of one lease per calendar year and a maximum term of one year. It bars room rentals, rent-sharing, subleasing and transient tenants, and bars advertising otherwise. The Board approves each lease after an interview, the owner applies 30 days ahead, and a renewal needs approval and an application 30 days before the lease ends.

The Lease Terms at a Glance

The Stricter Rule Governs

Biltmore’s one-lease rule is stricter than the Foundation’s two-lease cap, so in practice the Biltmore rule governs and the documents control. A seasonal lease of three months or more, once a year, is the pattern the Declaration allows.

Approval Standards and the Owner’s Liability

The Declaration lists the grounds for disapproving a tenant in Article 16.4: conduct, a disruptive history, an incomplete application, unpaid charges and the criminal and offender criteria it sets out. The owner stays liable for the tenant’s obligations, and the association may evict as the owner’s agent. A tenant has no overnight guests when the tenant is absent and may not keep a pet under Article 14.8.

What This Means for an Investor

Biltmore is not a short-term rental building. An investor who needs to rent by the week or month will find the rule disqualifying, and one who plans a single seasonal tenant a year can plan around the 30-day application and approval window. Buying with the plan to lease should be raised with the manager before the offer, not after.

Pet Rules at Biltmore at Bay Colony

Biltmore’s recorded Declaration says in Article 14.8 that pets are governed by the Rules and Regulations and that tenants and guests may not keep pets. The current Rules, which would set any count, size or breed limit, are not public, so this page states no limit and a buyer with a pet should ask for them in writing.

What the Recorded Declaration Says

Article 14.8 allows owners to keep pets as the Rules permit and bars tenants and guests from having pets. The Declaration does not set a number or weight limit in the text we read.

What We Could Not Find

We found no published current Rules and Regulations for Biltmore, so we do not state a count, weight or breed limit, leash rule or pool and beach restriction. Other buildings’ pet limits do not carry over to Biltmore.

Service and Assistance Animals

A service animal or an assistance animal is a reasonable accommodation under fair housing law, not a pet, and Article 24.5 of the Declaration provides for reasonable accommodations. A buyer who needs one should raise it with the manager, and we can help with the wording.

What to Ask Before You Offer

Ask the manager for the current Rules and Regulations, the pet registration form and any weight, number or breed limit in writing. If you will bring a dog to the building, ask where the dog may walk on the property and whether the elevators have a pet rule.

Guests, Occupancy and Daily Rules at Biltmore

Guests at Biltmore are governed by Article 15 of the Declaration: overnight guests are allowed while the owner or tenant is present, up to two persons per bedroom plus two, and an owner may host guests in the owner’s absence only within set limits and with 10 days’ notice. Occupancy over 30 days a year makes a resident.

Occupancy Under Article 14.1

Article 14.1 limits a residence to single-family use, with no more than two persons per bedroom plus one residing, and defines residing as sleeping in the residence more than 30 nights a year. It allows a home office with limits: no customers, no signs and no more than two express deliveries a day, and a 30-day limit applies to unapproved occupants.

Guests While the Owner Is There

Article 15.2 allows overnight guests when the owner or tenant is present, no more than two persons per bedroom plus two. Article 15.5 lets the Board ban a guest after a hearing.

Guests While the Owner Is Away

Under Article 15.3 no guests may stay when the owner or tenant is absent, except that caretakers may inspect without using the facilities. Under Article 15.4 tenants may have no overnight guests in their absence. Owners may host guests in their absence in two ways: unrelated guests are limited to two occupancies per calendar year with 10 days’ notice, and related guests need at least one related adult, a parent, grandparent, child, grandchild or sibling, with 10 days’ notice.

Smoking, Window Coverings and Beach Lighting

Article 14.9 allows smoking only inside residences and on east-side balconies and terraces, and bars it on west-side Gulf balconies, in common areas, in the garage and in exterior areas including the barbecue and pool areas. Article 14.3 requires decorative shutters, curtains and blinds to be white or off-white. Article 14.4 requires tinted glass for sea turtles and 40-watt yellow bug lights on Gulf-side balconies.

Cabanas and Storage

Article 14.6 bars overnight sleeping in cabanas and caps each residence at one interior and one exterior cabana, or two combined adjoining. Article 14.7 makes storage rooms optional.

Renovating a Biltmore Residence: Approvals, Season and Hard Floors

Renovating a Biltmore residence needs Board approval for most work: Article 9.5 requires it for exterior-visible changes, wall changes, relocating fixtures and heavy or noisy equipment, and Article 9.6 requires written Board consent for structural work. Extensive or heavy construction is allowed only from May 1 through October 1.

Which Work Needs Approval

Article 9.5 requires approval for changes visible from the exterior, excavation, roof access, partition or wall changes, relocation of fixtures, and heavy or noisy equipment. Replacing like fixtures in the same place is not structural unless a permit is required (Article 9.6).

The Season: May 1 Through October 1

Under Article 9.5, extensive or heavy construction is allowed only with Board approval and only from May 1 through October 1, which keeps heavy work out of the winter season. The Board may waive the limit for an emergency or a de minimis job, may fine up to the legal maximum, and may require plans. Contractors must be licensed and insured.

Structural Work and Sealed Plans

Article 9.6 requires the Board’s written consent for structural work and lets the Board require sealed plans and charge for the review. Exterior-visible modifications also need an owner vote under Article 9.8 regardless of cost, though the Board may waive the vote for de minimis or previously approved changes.

Who Maintains a Modification

Under Article 9.7 a modification is the owner’s responsibility to maintain and insure and to remove and reinstall at the owner’s cost. Under Article 9.10 an owner is liable for damage a condition in the residence causes, including the association’s insurance deductible, and must shut off the water when away, because failure to do so is a presumption of negligence.

Hard Floors and Balconies

Hard flooring needs prior written Board approval and proof of sound-deadening material, inspected before the floor goes down (Article 9.4). Nothing may puncture a balcony surface without written Board approval, and balcony tile and grout must be waterproof (Articles 9.3 and 9.4.1).

Permits Are a Separate Step

Board approval is not a county permit. A project that needs a Collier County permit needs both, and the county’s permitting portal is where a buyer or contractor checks the record.

Owner at Biltmore? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Biltmore? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

Hurricanes, Flood Zone and Insurance at Biltmore

FEMA’s flood map, effective February 8, 2024, puts Biltmore’s building point in Zone AE at a base flood elevation of 10 feet, its beach-side cabana row at 10 or 11 feet, and coastal Zone VE close to the cabanas. The 2020 Declaration asks the association to use best efforts to carry flood insurance and sets no owner flood requirement.

What FEMA’s Map Shows at Biltmore

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s building point, the Census Bureau’s geocoder point for 8473 Bay Colony Dr, the county’s north-side residence address point, the single southern point where the county stacks 75 of its 76 residence address points, and all 18 cabana points. The building point, the geocoder point and the north-side point fall in Zone AE with a base flood elevation of 10 feet (NAVD88) on panel 12021C0377J, effective February 8, 2024. The southern residence point falls in Zone X, shaded as the 0.2 percent annual chance flood hazard in a coastal zone. Of the 18 cabana points, 14 fall in Zone AE at 11 feet and 4 fall in Zone AE at 10 feet. Zone VE, FEMA’s coastal high-hazard zone with a base flood elevation of 12 feet, begins within about 25 feet of the westernmost cabana point and within about 200 feet of the county’s building point. Flood zone lines cross the site, so one address point does not settle a residence’s zone, and flood panels vary by address across Pelican Bay.

The 2012 Map the Recorded Form Cites

The Declaration of Land Restriction the association recorded on March 30, 2023 (Official Records Book 6230, Page 1999) cites an older map: FIRM panel 12021C0377H dated May 16, 2012, Zone VE with a base flood elevation of 16 feet, seaward of the Limit of Moderate Wave Action and the coastal construction control line. The 2024 map and the 2012 map differ, and both carry their own effective dates, so we present both and say they differ. An elevation certificate for the specific residence or structure, from a surveyor, is the document an insurer and lender use, and a map point is not a substitute.

What the Elevations Mean

FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year. Zone AE and Zone VE are both Special Flood Hazard Areas, and FEMA’s flood-zones page defines the term. Zone X as shaded on this map is outside the Special Flood Hazard Area, which does not mean no flood risk.

The Preliminary Map Under Review

Collier County’s August 19, 2026 release says an updated Flood Insurance Rate Map is nearly complete, that the preliminary map was released March 20, 2025, that a 90-day appeal period begins August 19, 2026, and that the target for the new map to become effective is summer 2027, when new flood insurance requirements are applied. A target date can change. We did not compare Biltmore’s coordinates against the preliminary map and make no claim about a new zone; the county points to FEMA’s Map Service Center for the preliminary map.

What Hurricane Ian Did Here

The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Biltmore’s address. Biltmore’s own storm damage, repair cost and insurance claims are not in any public record we found, so we state none.

What the Declaration Says About Insurance

Article 12.2.1 requires the association to insure the building at replacement value with an appraisal every 36 months, and owners insure their own modifications. Article 12.2.2 requires best efforts to obtain adequate flood insurance, through the National Flood Insurance Program up to its limits or through private coverage, and the Declaration we read does not require an owner to carry flood insurance. Article 12.2.3 requires liability and fidelity coverage. The association’s certificate of insurance, named-storm deductible and flood limit are not published on its public pages, so we state none; ask for the current certificate in the resale package and ask your own agent what the master policy does not cover.

What Each Owner Should Insure

A buyer should carry a homeowner’s policy for contents and improvements, ask a flood insurance agent for a quote on the specific residence, and hold a cushion for an assessment if a storm loss exceeds the master policy. Article 9.10 makes an owner liable for damage that a condition inside the residence causes, including the association’s insurance deductible, and Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.

Shutters, Impact Glass and the Board

Under Article 9.12 the Board sets shutter specifications, owners install and maintain hurricane protection, and the Board may install impact glass or shutters on association-maintained components without an owner vote. Bylaws Article 4.18 says the Board may not refuse conforming shutters. Windows and sliding glass doors are owners’ items under Article 9.2, so an owner’s hurricane protection is the owner’s cost.

After a Casualty

Under Article 13, if damage makes 50 percent or fewer of the residences uninhabitable the building is rebuilt. If more than 50 percent are uninhabitable, the building is rebuilt unless 75 percent of the voting interests agree in writing not to, and the decision must be made within 180 days, which the Board can extend up to three years. The Declaration defines “uninhabitable” as a residence that cannot be restored with insurance proceeds plus a special assessment of up to 10 percent of the average residence’s fair market value. Article 13.8 gives the Board emergency powers.

The 2023 Non-Conversion Agreement

The recorded 2023 agreement is the county’s form for buildings in flood zones VE, AE, AH and A, and it limits enclosures below the elevated building to parking, storage and access, with flood openings and breakaway walls where required. For a buyer, that means the garage and ground-level areas are not convertible to living space. The association signed it in February 2023.

Selling at Biltmore? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Biltmore? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

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

Collier County lists Biltmore’s milestone inspection as completed. The certificate of occupancy is dated June 11, 1998, so under Section 553.899’s 25-year saltwater rule the first inspection was due by December 31, 2023, and the county’s Milestone Map shows the cycle complete with the next inspection year 2034. The county holds the report; this page does not describe it.

What the County Record Shows

Collier County’s Milestone Map lists the building as “The Biltmore at Bay Colony Condo” with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2034, in Commissioner District 2. The county’s January 2026 milestone list carries the building under a misspelled name with a certificate of occupancy date of June 11, 1998; its due-date cell for that row does not read as a plausible date, so we rely on the map and on the statute, not on that cell.

What the Law Requires

Section 553.899 requires a structural milestone inspection of a condominium building of three or more habitable stories at 30 years, or at 25 years where the local enforcement agency finds that proximity to salt water requires it, counted to December 31 of the year the building reaches that age, and every 10 years after. Collier County’s milestone page applies 25 years to buildings within three miles of saltwater. Phase one is a visual examination by a licensed architect or engineer; phase two is required if substantial structural deterioration is found. The inspector’s sealed report goes to the association and the building official.

Our Arithmetic for Biltmore

The certificate of occupancy year is 1998, and 1998 plus 25 is 2023, so the first deadline fell on December 31, 2023 for a building in the county’s three-mile saltwater group. The county’s map shows the cycle complete, so the inspection record exists at the county. We did not read the inspector’s summary and say nothing about what it found.

What the Reserve Study Law Requires

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more stories, covering items such as the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing and windows, and requires the association to fund reserves for those items. The Biltmore Bylaws let owners waive or reduce reserves by majority vote, and the statute now limits that for the structural items. The study is part of the resale package under Section 718.503, which gives a buyer seven days, excluding weekends and holidays, to cancel after receiving it.

Biltmore’s Structural Reserve Study: Not Publicly Found

We did not find a public Biltmore structural integrity reserve study or a public filing of one; searches returned only third-party sites that we do not cite. The Florida Division of Condominiums’ reporting page explains what associations file, and the resale package is where a buyer reads the study. We state the gap and do not guess at the study’s content.

What This Page Does Not Say

Milestone reports, reserve studies and estoppel certificates are association records. Sections 718.111 and 720.303 govern who may see official records, and we do not state what any Biltmore record contains. A buyer reads them in the resale package, before the cancellation window closes, with an engineer if the building matters to the decision.

The Estoppel Certificate and Its Cost

An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and under the adjusted caps of the Florida Department of Business and Professional Regulation (DBPR) they are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite. Biltmore’s own estoppel fee is set by the Board and is not published, and the contract controls who pays.

Which Schools Serve Biltmore at Bay Colony?

Collier County Public Schools’ address lookup assigns Biltmore, at 8473 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. The district’s grade table lists an A for each school from 2021 through 2025, and assignment can change, so confirm with the district.

The Three Schools

How We Checked

We queried the district’s address lookup service for 8473 Bay Colony Dr on October 7, 2026 and got 94 matching address records, all with the same three assignments, which includes the building’s residence and cabana points. Hours come from the district’s 2026-2027 student start and dismissal times page, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.

Grades and Rezoning

The district’s published grade table lists each school’s state grade by year, and the district’s attendance-boundary page lists any rezoning. Neither is a guarantee for a future year, and a buyer for whom a school matters should call the district with the address before an offer.

Private and Other Options

Collier County also has charter, magnet and private schools, which this page does not rank. Buyers who want a specific school should verify admission rules directly with it.

County Permits and Recorded Work at Biltmore at Bay Colony

Collier County’s records on Biltmore include a milestone permit record, a 2008 bill of sale transferring fire and irrigation facilities to the association and a 2023 recorded non-conversion agreement. We did not search permits residence by residence, and the county’s public permitting portal is where a buyer or contractor checks a specific address.

The Milestone Record

The county’s Milestone Map carries a permit record for the building’s milestone inspection with the status “Milestone Completed.” We do not print the permit number. The record is the county’s own, and the Milestone section above explains what it does and does not tell a buyer.

The 2008 Fire and Irrigation Bill of Sale

In 2008 Collier County conveyed to the association, by recorded bill of sale, the fire suppression facilities, including backflow devices, fire lines, hydrants and irrigation lines installed under the Pelican Bay fire and irrigation project. A buyer should know the association owns and maintains those lines.

The 2023 Non-Conversion Agreement

The agreement recorded March 30, 2023 is described in the flood section above. It is a recorded restriction on the building’s lowest enclosed areas, and a title search will show it.

What We Did Not Find

We did not find a published list of residence-level permits, a public special-assessment resolution or a public record of the building’s repair projects. Ask the manager for the Board’s recent approvals and the contractor list when you request the resale package.

What Is Being Built Near Biltmore at Bay Colony?

The county’s Vanderbilt Beach Road widening, east of US 41, is the project it announced this year. Bay Colony itself is built out: Biltmore’s Declaration records the developer’s reserved villas south of the tower, which share Biltmore’s entrance and driveway, and we found no record of a new tower proposed beside it.

The Vanderbilt Beach Road Widening

Collier County’s July 6, 2026 release says the contractor was issued a notice to proceed to widen about 1.8 miles of Vanderbilt Beach Road, from just east of US 41 to east of Goodlette-Frank Road, from four to six lanes, a project of about $28.4 million expected to take two years, weather permitting. It is a corridor project east of US 41, not a project in Bay Colony.

The Developer’s Reserved Villas

Article 22 of the Declaration records villas the developer reserved south of Biltmore. They share the Biltmore entrance and driveway with Biltmore and Brighton, with costs shared pro rata. A buyer who cares about what could be built beside the building should read Article 22 and ask the Bay Colony Community Association.

The Preliminary Flood Map

The county’s preliminary flood map review, described above, is the other change with a date attached, with a target effective date of summer 2027 that could move.

Pelican Bay Services Division

The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment, and it is the place to check for district projects on the Pelican Bay drainage, beach and landscape systems. We found no Biltmore-specific project there.

Daily Logistics at Biltmore at Bay Colony

Biltmore is about six minutes from Mercato and Whole Foods, eight minutes from the Pelican Bay Foundation’s Commons office, about nine to ten minutes from Artis Naples and Waterside Shops, 10 minutes from NCH North Naples Hospital, 19.7 minutes from the Naples Airport and 38.5 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.

Drive Times From the Building

How We Measured

The times are routing estimates from the Open Source Routing Machine at free-flow, off-peak speeds, measured from the county’s building point to each destination as geocoded by the Census Bureau or OpenStreetMap, so season, traffic and the Bay Colony gate add to them. Use them to compare destinations, not to schedule a flight.

The Gate and the Tram

Bay Colony has a staffed private entry, and the Pelican Bay Foundation runs a tram inside the community. Guest access and gate procedures are the Bay Colony Community Association’s and the building’s, and we found no published procedure.

Seasonal Owners

For an owner who leaves for the summer, Article 9.10 of the Declaration asks owners to shut off water when away, the front desk is staffed around the clock, and the guest limits in Article 15 apply when the owner is absent. A seasonal owner should leave the manager written instructions, as the Declaration’s absence rules assume.

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

How Does Biltmore at Bay Colony Compare to Other Pelican Bay Buildings?

Biltmore at Bay Colony is the fifth of the six Gulf-front towers by year built, and its 12-month median of $5,050,000 on six Southwest Florida MLS closings is the fourth highest of the five Gulf-front towers with a 12-month median, behind Brighton and Remington at $6,000,000 each and Carlysle at $5,255,000. Only Contessa, with eight, had more closings.

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

Every closing count below covers the 12 months to October 7, 2026 in the Southwest Florida MLS, and a count under 10 is a small sample. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll. Carlysle’s 5 closings include one entered after closing.

Biltmore and Carlysle, the Closest Rival

Carlysle at Bay Colony is Biltmore’s closest rival on paper: a Gulf-front high-rise of 74 units built in 1992 against Biltmore’s 75 units built in 1997. Biltmore’s 12-month median of $5,050,000 on 6 closings is $205,000 below Carlysle’s $5,255,000 on 5, and both are small samples, so the gap is a prompt to compare specific residences, not a ranking. The full side-by-side is in the Biltmore vs Carlysle section below.

Biltmore and the Other Gulf-Front Towers

Brighton at Bay Colony (3 closings, $6,000,000 median), The Remington at Bay Colony (3 closings, $6,000,000 median) and Contessa at Bay Colony (8 closings, $2,887,500 median) are the other Gulf-front high-rises with 12-month closings, and Windsor at Bay Colony is a Gulf-front tower of 31 units on the roster with none. Biltmore’s median is $950,000 below Brighton’s and Remington’s and $2,162,500 above Contessa’s. All four medians rest on fewer than 10 sales. Biltmore shares an easement with Brighton under Article 22 of its Declaration.

Biltmore and the Preserve-View Towers

Toscana at Bay Colony (3 closings, $3,400,000 median) and Salerno at Bay Colony (5 closings, $2,900,000 median) face preserve and bay. Biltmore’s median is $1,650,000 above Toscana’s and $2,150,000 above Salerno’s, a gap that mixes Gulf frontage, building age, residence size and sample size, so we do not attribute it to any one cause.

Where Biltmore Sits in Bay Colony and Pelican Bay

Biltmore belongs to the Bay Colony row of eleven condominium towers, six on the Gulf and five facing preserve and bay, and Bay Colony belongs to the Pelican Bay Foundation. For a buyer comparing a Bay Colony tower with a building elsewhere in Pelican Bay, the distinguishing facts are the Beach Club, the gates and the Bay Colony charges, which the table above does not show.

Selling a Biltmore residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Biltmore? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

Biltmore vs Carlysle: Which Pelican Bay Condominium Fits You?

Biltmore and Carlysle are both Gulf-front Bay Colony high-rises of about 75 residences, but Biltmore is the 1997 tower and Carlysle the 1992 tower. Over 60 months Biltmore’s median is $5,600,000 on 17 closings against Carlysle’s $5,195,000 on 17, and Biltmore’s median days on market is 103 against Carlysle’s 63.

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

Biltmore vs Carlysle Decision Table

The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Carlysle’s days on market and sale-to-list figures exclude sales entered after closing, which is why their counts are smaller.

What the Numbers Say

Over 60 months Biltmore’s median is $405,000 higher ($5,600,000 less $5,195,000, or 7.8 percent), while its median price per square foot is $26 lower ($1,750 less $1,776, n=17 and n=16), so per square foot the two towers sit within about 1.5 percent of each other. Over 24 months the order reverses: Biltmore’s median of $5,500,000 on 12 sales is $245,000 above Carlysle’s $5,255,000 on 9. Both show a 91.6 percent median sale-to-list ratio over 24 months (n=12 and n=8), so sellers in the two towers kept the same share of final list price at the median. Carlysle’s residences sold faster over 60 months, 63 days against 103.

Who Should Choose Biltmore

Biltmore suits a buyer who wants the newer of the two towers, a recorded 2020 Declaration read in full, a staffed front desk the association describes as around the clock, and the largest residences: the roll’s heated areas run to 7,463 square feet, against 5,878 at Carlysle. It also suits a buyer who wants an active choice, with three listings on October 7, 2026 against none at Carlysle.

Who Should Choose Carlysle

Carlysle at Bay Colony suits a buyer who prefers the 1992 tower, whose sales have closed faster over 60 months, and who wants to read that building’s own documents. Carlysle’s milestone status and leasing and pet rules are on its own page, and we do not state them here.

What the Numbers Do Not Settle

Two small samples and two 60-month windows cannot tell you what your residence is worth, because one tower’s price depends on the floor, the view and the condition of the individual residence. Ask for the specific comparable sales, and ask us to read the documents of either building with you.

Owner at Biltmore? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Biltmore? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

Honest Pros and Cons of Owning at Biltmore at Bay Colony

Owning at Biltmore at Bay Colony offers a Gulf-front address in a 75-residence tower with a staffed front desk, a readable recorded Declaration and a completed county milestone cycle, and asks the owner to accept Board approval of every sale, a one-lease-a-year rule and a thin resale market. Weigh both lists against the documents.

The Pros

• Gulf-front, 75 residences, including four penthouses with their own rooftop amenities.
• A staffed building. The association describes a front desk staffed around the clock, a manager’s unit and two guest suites.
• Two enclosed garage spaces per residence, passing with title under Article 14.5.
• A readable record. The 2020 Declaration, Articles and Bylaws and the instruments around them are recorded and public.
• A defined sale process. The Board has 30 days, and if it disapproves without good cause the association must produce a purchaser or the sale is deemed approved.
• A completed milestone cycle. The county lists the cycle complete, next inspection 2034.
• No age restriction in the documents we read.

The Cons

• Board approval of every sale, with possible credit, background and interview requirements.
• A strict lease rule: three-month minimum, one lease a calendar year, no transient tenants.
• Rules not public. Pet, pool, guest-suite and renovation rules are in documents the association does not post.
• Heavy construction only from May 1 through October 1.
• Layered costs. The Foundation’s $15,000 resale capital assessment is a buyer cost and rises 3.5 percent a year from October 2027, and the Bay Colony charges are not published.
• Flood exposure. FEMA’s 2024 map shows Zone AE at 10 to 11 feet and Zone VE close to the cabana row.
• A thin, wide-ranging market. Six closings in 12 months, asking prices above recent sold prices and sales that took more than 400 days.

How to Weigh Them

A buyer who wants a Gulf-front address and a quiet, owner-occupied building will find the cons manageable. A buyer who wants rental income or fast renovation will not. We help both read the documents before an offer.

What Does It Cost to Close a Sale at Biltmore at Bay Colony?

Closing a sale at Biltmore at Bay Colony involves Florida’s documentary stamp tax on the deed, which the seller customarily pays at $0.70 per $100 under Section 201.02, an estoppel certificate, and the Pelican Bay Foundation’s $15,000 resale capital assessment, which the buyer pays for deeds recorded on or after October 1, 2026.

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

Documentary Stamps on the Deed

Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Biltmore’s 24-month median of $5,500,000 (n=12), that is 55,000 hundreds times $0.70, or $38,500. At the 12-month median of $5,050,000 (n=6) it is $35,350, and at the median active list price of $6,070,000 it is $42,490. In Collier County the seller customarily pays this tax, and the contract controls.

The Owner’s Title Policy and the Closing Agent

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.

The Estoppel Certificate

Section 718.116(8), Florida Statutes, caps the condominium’s estoppel fee at $299, plus $119 if expedited and a further $179 if the residence has delinquent amounts. Under the Florida DBPR adjusted caps, those figures are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, a seller cost. Biltmore’s own estoppel fee is set by the Board and is not published, and the contract controls who pays.

The Foundation’s Resale Capital Assessment

The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1, to $15,525 on October 1, 2027 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date. The Foundation also charges a seller $500 if resident ID cards are not returned.

The Board’s Processing Fee

Article 17.5 of the Declaration lets the association charge a processing fee up to the maximum Florida law allows, and Article 16.6 allows a transfer fee per applicant for a lease, with none for a renewal. Ask the manager for the current fee when you submit the approval package.

What a Closing Calendar Looks Like

A Biltmore contract should carry the Board’s 30-day approval window under Article 17, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of any October 1 assessment step.

Selling at Biltmore? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Biltmore? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

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

If you own at Biltmore at Bay Colony and are thinking about a sale, you are selling into a tower that closed 12 sales in 24 months at a $5,500,000 median, to a buyer who will read the milestone record, flood map and Declaration first, through a Board approval that can take 30 days.

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

Biltmore is a building where the floor, the view and the condition of the individual residence decide the price, because the same tower sold residences between $3,850,000 and $7,775,000 in 24 months. 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 Biltmore listing along with the document file a Biltmore buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

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

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

What Biltmore Residences Sold For

In the last 12 months Biltmore at Bay Colony has seen 6 resales in the Southwest Florida MLS (pulled October 7, 2026). 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.

• Closings, last 12 months (MLS): 6, a small sample, median $5,050,000, the mean of the middle pair $5,000,000 and $5,100,000, with volume of $29,700,000.
• Closings, last 24 months (MLS): 12, median $5,500,000, from $3,850,000 to $7,775,000, with volume of $66,075,000.
• Closings, last 60 months (MLS): 17, median $5,600,000, with volume of $95,460,000.
• Days on market and sale-to-list: a median of 71 days and 91.6 percent over 24 months (n=12); 258 days and 87.5 percent over 12 months (n=6, small sample).
• Today: two active listings and one pending sale on October 7, 2026, at $6,190,000, $5,950,000 and $5,750,000, a median active list price of $6,070,000.

Selling Into a Thin Market

Biltmore has 75 parcels, and six sales in 12 months means a buyer compares your residence with one or two others and with the last few closings. The 60-month file shows the price depends on the individual residence: two 3,200 square foot residences closed at $3,850,000 and $5,600,000 within about ten weeks of each other in 2026. We price a Biltmore residence against the closings of the same size, adjusted for condition, floor and view, and we set the list price to win the first 60 days, because the three sales of the last 12 months that took more than 400 days closed at 87.9, 87.2 and 90.2 percent of final list.

The Documents a Biltmore Buyer Will Ask For

• The statutory package: the Declaration, Articles, Bylaws and Rules, the most recent annual financial statement and budget, the frequently asked questions sheet, and the milestone inspection summary and structural integrity reserve study where they apply. The buyer’s seven-day cancellation window under Section 718.503 starts when the buyer receives it.
• The estoppel certificates: the condominium’s, and the Foundation’s at $250, plus $100 to expedite.
• The Board approval: the Article 17 package and, for a lease, the Article 16 approval.
• The residence’s own approvals: Board consent for any hard flooring under Article 9.4, and for any alteration under Articles 9.5 and 9.6.
• Flood and insurance: the current insurance certificate and any elevation certificate for the residence.

The Board Approval and the 30-Day Clock

Every Biltmore sale needs the Board’s prior written approval under Article 17, and the Board has 30 days to approve or disapprove. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least 30 days out.

What Is Your Biltmore at Bay Colony Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Biltmore at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Biltmore closings that fit your residence: the same size, the same view and the same condition. An automated estimate cannot tell one 3,200 square foot residence from another when recorded sales of the same size span $2,900,000. We price to the difference, and a dedicated Biltmore at Bay Colony seller page is planned for owners who want the full plan in one place.

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

Is now a good time to sell a Biltmore condo?

For a residence priced to its size’s recent closings, the data is mixed: two active listings against six closings in 12 months is 4.0 months of supply, a balanced reading, though six sales are a small sample. We would list a Biltmore residence with a price that matches the last 24 months’ closings of the same size, not with an aspirational number.

How do I price my Biltmore residence?

Against the closings of the same size. The MLS shows 3,200 square foot residences at $3,850,000 to $6,750,000, 3,325 square foot residences at $4,350,000 to $6,375,000 and 2,860 square foot residences at $5,150,000 to $5,800,000, so the size group matters more than the building median.

Do I need the association’s approval to sell my Biltmore residence?

Yes. Article 17 of the Declaration requires the Board’s prior written approval of every sale, and a sale made without it is void unless the Board later approves it (Article 17.7). Give the Board the complete package at the start of the contract.

What will a Biltmore buyer ask about first?

The milestone record, the flood zone, the insurance certificate and the fee stack. Have the resale package, the estoppel certificates and the Board approval timeline ready before the first showing.

Can I sell my Biltmore residence with a tenant in it?

Yes, subject to the lease. A Biltmore lease runs three months to one year under Article 16, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.

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

The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.

Your Local Real Estate Experts

Biltmore owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Biltmore’s recorded Declaration, Articles and Bylaws, the county’s milestone record and every MLS closing in five years before writing this guide, and we list below what we could not source.

McGreevy and Comisar are the Domain Realty team behind this Biltmore guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Pelican Bay and Bay Colony market that Biltmore 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 Biltmore page the credential that matters more is narrower than any award: in the last 12 months we tracked every Biltmore closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the association’s recorded documents in full.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Biltmore 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

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

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

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For owners and buyers elsewhere in Pelican Bay, start with selling a Pelican Bay home, a Pelican Bay home valuation or buying a home in Pelican Bay, and see our Naples guide.

Frequently Asked Questions: Biltmore Buyer Edition

These are the questions buyers ask us before they tour Biltmore at Bay Colony, answered from the association’s recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a buyer knows what to ask for and what the record shows before an offer.

What is Biltmore at Bay Colony?

Biltmore is a Gulf-front high-rise condominium of 75 residences, four of them penthouses, inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Declaration was recorded in April 1997, and the association describes a twenty two story building bordering the Gulf of Mexico.

Where is Biltmore, and what is its address?

The building is at 8473 Bay Colony Dr, Naples, FL 34108, on the Gulf side of Bay Colony Drive. Collier County’s tax roll files it as “BILTMORE AT BAY COLONY, THE A CONDOMINIUM,” so a roll search for the street address or for Biltmore finds it.

Is Biltmore the same as any other building named Biltmore?

No. Biltmore at Bay Colony is its own condominium with its own Declaration and its own Florida corporation, The Biltmore at Bay Colony Condominium Association, Inc. It is not the Biltmore Estate in North Carolina, and a Florida corporate search for the name also lists unrelated Biltmore entities.

How many residences does Biltmore have?

The Declaration describes 75 residences, with one vote each, and the 2026 county roll lists 75 residential parcels. Four are penthouses. Collier County’s address file counts 76 residence points, one more than the Declaration, and we treat the Declaration as the legal count.

When was Biltmore built?

The Declaration of Condominium was recorded on April 15, 1997 and the roll lists 1997 as the year built. Collier County’s milestone list shows a certificate of occupancy date of June 11, 1998, which is the date the milestone statute counts from.

How many floors does Biltmore have?

The Declaration places residences on floors 2 to 20 with no floor 13, plus four penthouses. The county’s address file numbers the penthouse levels 21 and 22, and the association calls Biltmore a twenty two story high rise. We quote each source’s own count because the three descriptions differ.

What floor plans does Biltmore have?

Article 6 of the Declaration lists six share groups: one floor 2 residence, Types 01, 02, 03 and 04 with 18, 17, 17 and 18 residences, and four penthouses. The MLS reports three bedrooms or three plus a den, with one four-bedroom sale, mostly with three full baths and a half bath.

How big are the residences?

MLS closings in the last five years were 2,860, 3,200, 3,230 and 3,325 square feet, and the three current listings are 3,230 and 3,304 square feet. The county roll’s 75 parcels run from 2,860 to 7,463 heated square feet, with a median of 3,230.

Is Biltmore on the Gulf?

Yes. The association describes Biltmore as bordering the Gulf of Mexico, our roster lists it as a Gulf-front high-rise, and the county shows 18 cabana points on the beach side. The Declaration also records dune walkover and boardwalk easements and sea turtle lighting rules.

Is Biltmore in a flood zone?

FEMA’s map, effective February 8, 2024, puts the building point in Zone AE at 10 feet, the cabana row at 10 to 11 feet and a southern residence point in Zone X, with Zone VE close to the cabanas. Zone lines cross the site, so get an elevation certificate for the residence you buy.

Do Biltmore owners have to carry flood insurance?

The Declaration we read asks the association to use best efforts to obtain flood insurance and contains no owner flood requirement. A lender may require flood coverage for a mortgage, and Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.

What does the association’s master insurance policy cover?

The Declaration requires replacement-value building coverage with an appraisal every 36 months and liability and fidelity coverage. The association does not publish its certificate, deductible or flood limit on its public pages, so ask for the current certificate in the resale package.

Has Biltmore completed its milestone inspection?

Collier County’s Milestone Map lists Biltmore as “Milestone Completed,” cycle completed, with the next inspection year 2034. The building’s 1998 certificate of occupancy and the 25-year saltwater rule put the first deadline at December 31, 2023. The county holds the report, and we do not describe its contents.

Has Biltmore completed its structural integrity reserve study?

We did not find a public Biltmore reserve study or a public filing. Section 718.112(2)(g) requires one for buildings of three or more stories, and it is part of the resale package under Section 718.503. Read it before your cancellation window closes.

What are the condominium fees at Biltmore?

The association does not publish its assessment, and our MLS pull has no association fee field, so we print none. The Declaration says common expenses are divided by percentage share and are due monthly or quarterly in advance. The budget in the resale package states the amount for a specific residence.

What does the Pelican Bay Foundation charge?

The Foundation’s FY2027 annual assessment is $3,435 per unit: $2,180 operating, $497 replacement reserve and $758 bulk media. For a condominium it is billed to the association and carried in the association’s budget, so a Biltmore owner pays it through the condominium assessment, not as a separate bill.

Is there a capital assessment when I buy?

Yes. The Foundation’s resale capital assessment is $15,000, paid by the buyer, for deeds recorded on or after October 1, 2026, and the Foundation’s realtors page says it rises 3.5 percent a year after that. The recording date decides, not the contract date.

What is the Pelican Bay Services Division assessment?

The county’s Pelican Bay Services Division page publishes a FY 2027 assessment of $1,250.00: $789.07 for operations and maintenance and $460.93 for capital and projects. We do not state how it is allocated to a residence, so read the tax bill and ask the title company.

Does the Board approve buyers at Biltmore?

Yes. Article 17 requires the Board’s prior written approval of every sale. The Board has 30 days to decide, may require credit and background checks and an interview, and if it disapproves without good cause the association must deliver a purchaser or the sale is deemed approved. The Foundation does not approve sales.

Can I rent out a Biltmore condo?

Yes, within Article 16: a three-month minimum, one lease per calendar year, a one-year maximum term, Board approval after an interview, and no room rentals, subleasing or transient tenants. The Foundation separately caps leases at two a year, and Biltmore’s stricter rule governs in practice.

Can I use a Biltmore condo as a vacation rental?

No. Article 16 bars transient tenants and requires a minimum lease of three continuous calendar months, with no advertising otherwise. A buyer who needs weekly or monthly rentals should look at a different building.

Are pets allowed at Biltmore?

Article 14.8 says pets are governed by the Rules and Regulations and that tenants and guests may not have pets. The current Rules are not public, so we state no count, weight or breed limit. Ask the manager for the Rules in writing before you offer.

Is Biltmore a 55+ community?

No. We found no age restriction and no housing-for-older-persons clause in the recorded Declaration, Articles or Bylaws. Occupancy is limited to two persons per bedroom plus one residing, which is a count of occupants, not a rule about their age.

What parking does Biltmore have?

Article 14.5 allocates two enclosed garage spaces to each residence, and the allocation passes with title. The association maintains the parking facilities under Article 9.1.

Are there cabanas at Biltmore?

Yes. Article 14.6 makes cabanas limited common elements, with one interior and one exterior cabana, or two combined adjoining, per residence and no overnight sleeping. Collier County’s address file shows 18 cabana points. Cabana interiors are the owner’s to maintain.

What amenities does Biltmore have?

The association describes a front desk staffed around the clock, two guest suites, a manager’s unit, renovated common areas and lobbyettes, an updated fitness room and, for the four penthouses, rooftop amenities. Bay Colony and the Pelican Bay Foundation add the Beach Club, tennis and the Foundation’s amenities.

Is there a Beach Club?

Yes. The Bay Colony Beach Club, with a Chickee Bar, Beach Club Bar, Sunset Terrace, Main Dining Room and towel and chaise service, is mandatory with ownership under Article 23 of the Declaration. Fees and user fees apply, and no Biltmore-specific figure is published.

Is there golf at Biltmore?

Bay Colony owners may pursue Golf Club membership, but golf does not come with a Biltmore address. The Bay Colony Tennis Club has six hydro-clay courts and is separate from the Foundation’s 18 Har-Tru courts and 20 pickleball courts.

Can I renovate a Biltmore residence?

Yes, with Board approval. Article 9.5 requires approval for exterior-visible changes, wall changes, relocating fixtures and heavy equipment, Article 9.6 requires written consent for structural work, and extensive construction is allowed only from May 1 through October 1. Contractors must be licensed and insured.

Can I install hard floors at Biltmore?

Only with prior written Board approval and proof of sound-deadening material, inspected before the hard floor goes down (Article 9.4). Balconies cannot take indoor-outdoor carpet or river rock, and tile and grout must be waterproof (Article 9.4.1).

How long can I cancel after I receive the documents?

Section 718.503 gives a buyer seven days, excluding weekends and holidays, to cancel a contract for a resale condominium after receiving the required documents. The clock starts at receipt, so ask for the resale package the day the contract is signed.

Which schools serve Biltmore?

The district’s address lookup assigns 8473 Bay Colony Dr to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027. Assignments can change, so confirm with Collier County Public Schools before you rely on them.

What have Biltmore condos sold for?

In the last 24 months the MLS counts 12 closings at a $5,500,000 median, from $3,850,000 to $7,775,000 (n=12). The last 12 months show 6 closings at a $5,050,000 median, a small sample. The full 60-month list of 17 sales is in the market section above.

Is a Biltmore residence for sale now?

On October 7, 2026 the MLS showed two active listings at $6,190,000 and $5,950,000 and one pending sale at $5,750,000, all 3 bedrooms plus a den. The median active list price is $6,070,000, above the $5,050,000 12-month sold median.

Who pays the owner’s title policy?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. The seller customarily pays the documentary stamps on the deed at $0.70 per $100.

How does Biltmore compare to Carlysle?

Over 60 months Biltmore’s median is $5,600,000 on 17 closings against Carlysle at Bay Colony’s $5,195,000 on 17, and Carlysle’s median days on market is 63 against Biltmore’s 103. The decision table above sets out the rest.

What documents should I ask for before I make an offer?

Ask for the Declaration, Articles, Bylaws and Rules, the budget and financial statement, the current insurance certificate, the milestone inspection summary and structural integrity reserve study, the Board approval package and the estoppel certificates. The downloadable documents list at the end links the public ones.

Who should I call about buying at Biltmore?

Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Marc will read the Biltmore documents with you before you tour. We are Top 1% Real Estate Agents Nationally Since 2008.

Frequently Asked Questions: Biltmore Seller Edition

These are the questions Biltmore at Bay Colony owners ask us before they list, answered from the recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a seller knows what a Biltmore buyer will ask and what the law requires before the first showing.

How much is my Biltmore condo worth?

The last 24 months of MLS closings ran from $3,850,000 to $7,775,000 at a $5,500,000 median (n=12), and your size, floor, view and condition place you inside that range. A free Biltmore home valuation starts the conversation, or call Jesse direct at (239) 898-6072.

How long does a Biltmore condo take to sell?

The 24-month median is 71 days on market (n=12), and the 12-month median is 258 days (n=6, a small sample). Of the 12 sales in 24 months, six took 60 days or fewer and four took more than 300, so price decides the timeline.

What is the sale-to-list ratio at Biltmore?

The median is 91.6 percent over 24 months (n=12) and 87.5 percent over 12 months (n=6, a small sample), so at the median sellers received 87.5 to 91.6 cents of each final list dollar. Two sales closed at or above final list, at 100.0 and 100.4 percent.

Is now a good time to sell at Biltmore?

Two active listings against six closings in 12 months is 4.0 months of supply, a balanced reading by the usual rule of thumb, though six closings are a small sample and the listings are priced above recent sales. A residence priced to the last 24 months’ closings of its size is the one that sells.

What will a Biltmore buyer ask about first?

The milestone record, the flood zone, the insurance certificate, the fee stack and the Board approval timeline. Have the resale package, the estoppel certificates and the approval package ready before the first showing, and tell the buyer’s agent the 30-day approval window in writing.

Do I need Board approval to sell my Biltmore residence?

Yes. Article 17 requires the Board’s prior written approval of every sale, gift, devise and inheritance, and a transfer made without it is void unless the Board later approves it. Give the Board the complete package at the start of the contract.

How long does the Board take to approve a buyer?

The Board has 30 days from notice with the executed contract and the buyer’s information to approve or disapprove. It may require credit history, a background investigation, verification of residency or employment, references and an interview, so file early.

Can the Board refuse my buyer?

Only on a majority vote, and if the Board disapproves without good cause the association must within 30 days deliver a purchaser at the contract price or an appraised fair market value, or the sale is deemed approved. Good cause is defined in Article 17.4.3.

What does a Biltmore estoppel certificate cost?

Section 718.116(8) caps the condominium’s fee at $250, plus $100 to expedite and $150 if delinquent amounts are owed, and under the Florida DBPR adjusted caps they are $299, $119 and $179. The Board sets Biltmore’s own fee by resolution, and it is not published.

Who pays the owner’s title policy when I sell?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, so we do not list the owner’s title policy as a seller cost. The contract controls, and we read it with you.

What do I pay in documentary stamps when I sell?

Section 201.02 sets the deed tax at $0.70 per $100, rounded up, and the seller customarily pays it in Collier County. At the 24-month median of $5,500,000 (n=12) it is $38,500, and at $5,050,000 (n=6) it is $35,350.

What other costs come out of a Biltmore sale?

Beyond documentary stamps, expect the condominium’s estoppel certificate, the Foundation’s $250 estoppel (plus $100 to expedite), a $500 Foundation fee if resident ID cards are not returned, any payoff and prorations, and a commission negotiated in the listing agreement. The contract controls who pays each item.

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

The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.

Does the date my deed records matter?

Yes. The Foundation applies the $15,000 assessment by deed recording date, and it rises 3.5 percent each October 1 from 2027, to $15,525 on October 1, 2027. A transfer that qualifies for an exemption, such as a gift or inheritance, carries a $1,000 processing fee on the 2026-2027 form.

What Foundation ID cards do I have to return?

The Foundation’s 2026-2027 estoppel form lists a $500 seller fee if the residence’s ID cards are not returned. Collect the cards from household members and tenants before closing and return them as the Foundation’s form directs.

Can I sell my Biltmore residence with a tenant in it?

Yes, subject to the lease. A Biltmore lease runs three months to one year under Article 16, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.

Can I sell to a trust or an LLC?

Yes, with Board approval and a designated Primary Occupant under Articles 17.1.2 and 17.1.3. The Primary Occupant can change no more than once in 12 months, and the Board may require a personal guarantee. Time-share and fractional ownership are not permitted.

Can I gift or leave my residence to a family member?

A gift, devise or inheritance needs Board approval under Article 17, with notice 30 days before a gift closes and 30 days for an heir. The Foundation’s Bylaws Section 7.04 exempts gifts and inheritances from the resale capital assessment, with a $1,000 processing fee.

Does my garage space sell with the residence?

Yes. Article 14.5 allocates two enclosed garage spaces to each residence and the allocation passes with title. Cabanas and storage rooms are limited common elements under Articles 14.6 and 14.7, so confirm in the resale package which ones go with your residence.

Should I redo my floors before I list?

Not without the Board. Hard flooring above the ground level needs prior written Board approval and sound-deadening proof under Article 9.4, and a buyer will ask for it. If your residence already has hard floors, locate the Board approval before you list.

Does the milestone inspection affect my sale?

It is part of what a buyer reads. Collier County lists Biltmore’s milestone cycle as completed with the next inspection year 2034, and the inspector’s summary and the structural integrity reserve study are part of the resale package. We do not state what either contains.

Will a buyer ask for the structural integrity reserve study?

Yes. Section 718.112(2)(g) requires the study for buildings of three or more stories, and Section 718.503 puts it in the resale package. We did not find a public Biltmore study, so have the association’s current copy ready.

How long does the buyer have to cancel?

Seven days, excluding weekends and holidays, after the buyer receives the required documents under Section 718.503. Order the resale package the day the contract is signed so the clock starts early.

What flood disclosure do I owe?

Section 689.302 requires a flood disclosure at or before the time the sales contract is executed. The Biltmore building point sits in Zone AE at 10 feet on FEMA’s 2024 map, and a buyer’s lender or insurer will ask for an elevation certificate for the residence.

Does the preliminary FEMA map affect my sale?

Possibly. Collier County’s August 19, 2026 release starts a 90-day appeal period on a preliminary map with a target effective date of summer 2027, which could change. We have not compared Biltmore’s coordinates against it and make no claim about a new zone.

Do I need an elevation certificate?

The Declaration we read does not require one, but a buyer’s insurer may ask for one. Zone lines cross the Biltmore site, so an elevation certificate from a surveyor is the document that settles a residence’s zone and elevation, and ordering one early can save a closing delay.

When is the best time of year to list?

February through April holds 9 of the 17 MLS closings in five years, so list early enough to be under contract in the winter season. Extensive construction is allowed only from May 1 through October 1, so finish heavy work in that summer window.

How should I price against Carlysle?

Look at the same-size sales in both towers. Over 24 months Biltmore’s median is $5,500,000 on 12 closings and Carlysle at Bay Colony’s is $5,255,000 on 9, but each tower’s price depends on the individual residence.

How many Biltmore residences are for sale now?

On October 7, 2026 the MLS showed two active listings, at $6,190,000 and $5,950,000, and one pending sale at $5,750,000. The median active list price is $6,070,000, which is $1,020,000 above the 12-month sold median.

How do asking prices compare with sold prices?

The two active listings ask $1,873 and $1,842 per square foot against a 12-month sold median of $1,519 (n=6) and a 24-month median of $1,693 (n=12). Asking above the recent sold range lengthens the days on market, as the sales over 400 days show.

How many Biltmore homes have you sold?

Our MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar Biltmore sales count. What we can document is the record: 17 closings in five years, the Declaration and the county’s files, all read for this guide.

What does McGreevy and Comisar do differently for Biltmore sellers?

We price against same-size closings, assemble the document file a buyer’s lender, insurer and attorney ask for in week one, and file the Board approval package in the first days of the contract. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Can you help me with the Board approval package?

Yes. We give the buyer’s agent the Article 17 timeline in writing, track the 30-day clock and coordinate the estoppel certificates with the manager and the Foundation, so the closing date sits where the approval allows.

How do I get started selling my Biltmore residence?

Request a free home valuation or call Jesse direct at (239) 898-6072. Jesse follows up with the Biltmore closings that fit your residence and a plan for the Board approval and the documents.

Who do I call to sell my Biltmore condo?

Call Jesse direct at (239) 898-6072, text or call, or start with a free Biltmore home valuation. Buyers can reach Marc at (239) 287-5873. Confidential conversations are welcome.

Sources and Authoritative References

Every Biltmore at Bay Colony fact on this page comes from the association’s recorded documents or published page, a state, county or federal record, the Collier County Property Appraiser, 2026 tax roll and recorded-sales file through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.

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

The Association’s Community Page, Bay Colony Community Association

1. Bay Colony Community Association, The Biltmore page
2. Bay Colony Community Association, About Us
3. Bay Colony Community Association, Beach Club
4. Bay Colony Community Association, Tennis Club

Recorded Instruments, Collier County Clerk of Courts, Official Records

5. Collier County Clerk, official records public access portal
6. Declaration of Restrictions for part of Tracts B and C, Pelican Bay Unit Eight (October 1995, OR 2109, Page 2111)
7. Declaration of Condominium, The Biltmore at Bay Colony (recorded April 15, 1997, OR 2304, Page 2663)
8. Certificate of Estimate, The Biltmore at Bay Colony (OR 2304, Page 2751)
9. First Amendment to the Declaration (May 1997, OR 2312, Page 2704)
10. Amendment to the Declaration, storage locker renumbering (May 1997, OR 2312, Page 3239)
11. Amendments to the Declaration, Articles and Bylaws (1998, OR 2422, Page 126)
12. Amendment to the Articles of Incorporation (2005, OR 3799, Page 132)
13. Bill of Sale of Fire Suppression Facilities from Collier County to the association (2008)
14. Amendment to the Bylaws (2010, OR 4533, Page 2804)
15. Amendment to the Articles of Incorporation (2018, OR 5495, Page 1293)
16. Certificate of Amendment to the Declaration (2019, OR 5597, Page 1361)
17. Amended and Restated Declaration of Condominium, Articles and Bylaws (recorded April 22, 2020, OR 5754, Page 3234)
18. Collier County Declaration of Land Restriction, Non-Conversion Agreement (recorded March 30, 2023, OR 6230, Page 1999)

Pelican Bay Foundation

19. Pelican Bay Foundation
20. Pelican Bay Foundation, information for realtors
21. Pelican Bay Foundation, estoppel certificate form, fiscal year 2026-2027
22. Pelican Bay Foundation, Realtor Community Overview
23. Pelican Bay Foundation, Rules and Regulations (December 12, 2024)
24. Pelican Bay Foundation, Second Amended and Restated Declaration
25. Pelican Bay Foundation, Declaration amendment on leasing (May 28, 2019)
26. Pelican Bay Foundation, Amended and Restated Bylaws
27. Pelican Bay Foundation, FY2027 Approved Budget Package
28. Pelican Bay Foundation, Lease Application Packet 2027

State of Florida Agencies

29. Florida Division of Corporations, The Biltmore at Bay Colony Condominium Association, Inc., document N95000002301
30. Florida Division of Corporations, event history for document N95000002301
31. Florida Division of Corporations, Sunbiz
32. Florida Department of Business and Professional Regulation, condominiums, timeshares and mobile homes
33. Florida Department of Business and Professional Regulation, condominium documents
34. Florida Department of Business and Professional Regulation, SIRS reporting
35. Florida Department of Business and Professional Regulation, condominium information and resources
36. Florida Real Estate Commission, Department of Business and Professional Regulation
37. Florida Division of Emergency Management, Know Your Zone
38. Florida Department of Environmental Protection, coastal construction control line program
39. Florida Department of Environmental Protection, beaches, inlets and ports
40. Florida Department of Revenue, documentary stamp tax
41. Florida Office of Insurance Regulation, homeowners insurance
42. Florida Senate, Florida Statutes
43. Florida Senate bill summary, CS/CS/HB 913 (2025), condominium and cooperative associations

Florida Statutes, 2026, Florida Senate

44. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
45. Section 718.103, condominium definitions
46. Section 718.104, creation of condominiums
47. Section 718.110, amendment of the declaration
48. Section 718.111, the association, including official records and insurance
49. Section 718.112, bylaws, including the structural integrity reserve study
50. Section 718.113, maintenance and improvements
51. Section 718.115, common expenses and common surplus
52. Section 718.116, assessments and estoppel certificates
53. Section 718.117, termination of condominium
54. Section 718.303, obligations of owners and fines
55. Section 718.503, disclosure prior to sale
56. Section 689.302, flood disclosure to a purchaser
57. Section 689.261, property tax disclosure summary
58. Section 201.02, tax on deeds and other instruments relating to real property
59. Section 161.053, coastal construction and excavation
60. Section 197.3632, non-ad valorem assessments
61. Section 760.29, Florida Fair Housing Act, discrimination in the sale or rental of housing
62. Section 718.1255, alternative dispute resolution
63. Section 720.303, homeowners’ association powers and official records

Collier County Government

64. Collier County, Milestone Inspections
65. Collier County, milestone buildings by year and reference number (January 2026)
66. Collier County, three-mile saltwater boundary map for milestone inspections
67. Collier County Milestone Map feature service, milestone buildings layer
68. Collier County site address points feature service
69. Collier County Growth Management public permitting portal
70. Collier County, Floodplain Management
71. Collier County, Pelican Bay Services Division
72. Collier County news release, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
73. Collier County, Vanderbilt Beach Road Widening Project construction starting (July 2026)
74. Collier County Clerk of the Circuit Court and Comptroller, official records

Collier County Public Schools

75. Collier County Public Schools
76. Collier County Public Schools, attendance boundaries
77. Collier County Public Schools, 2026-2027 student start and dismissal times
78. Collier County Public Schools, school zone tool
79. Collier County Public Schools, address lookup service queried for Bay Colony addresses
80. Collier County Public Schools, 2024-2025 school and district grades
81. Sea Gate Elementary School
82. Pine Ridge Middle School
83. Barron Collier High School

Federal Agencies and Open Mapping Data

84. FEMA Flood Map Service Center
85. FEMA National Flood Hazard Layer, map service
86. FEMA, base flood elevation glossary entry
87. FEMA, flood zones
88. FloodSmart, National Flood Insurance Program
89. FloodSmart, flood insurance cost
90. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
91. National Hurricane Center, hurricane preparedness
92. U.S. Department of Housing and Urban Development, Fair Housing Act overview
93. U.S. Census Bureau geocoder
94. OpenStreetMap Nominatim geocoder
95. Open Source Routing Machine, route service

Downloadable Documents

The Biltmore documents below are official public records and published association documents, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open at the Collier County Clerk, statutes open at the Florida Senate, and county records open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

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