Breakwater at Pelican Bay is a garden condominium neighborhood inside Pelican Bay: 216 residences in 27 low-rise buildings, five condominiums run by one association, on Bentwater Circle and two lanes. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Breakwater at Pelican Bay is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is five recorded condominiums run as one: 216 residences in 27 low-rise buildings, plus a clubhouse, on Bentwater Circle (700 to 835), Breakaway Lane (800 to 810) and Sailaway Lane (830 to 840) at the north end of Pelican Bay, built from 1996 to 1999. One detached house on Bentwater Circle, finished in 2022, shares the street and the marketed name but is not one of the five condominiums. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This page goes deeper on Breakwater than any other source we know of. It is built from the state’s merger filing for the five condominium associations, the 2009 restated articles of the surviving association, the Florida condominium registry, Collier County’s milestone building list, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, FEMA’s flood map queried at five Breakwater addresses, the Pelican Bay Foundation’s FY2027 estoppel form and budget, the association’s own website, Florida’s condominium statutes as they read in October 2026, and the Southwest Florida MLS report for Breakwater pulled October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.
Search results blur several Breakwaters, so one clarification first. This is not Breakwater at Ward Creek, which is an unrelated Florida corporation, and it is not The Breakwater Condominium Association, Inc., an unrelated Florida corporation dissolved in 2005. It is also not the Breakwater Way address in East Naples. The Breakwater on this page is the five-condominium neighborhood on Bentwater Circle, and its governing corporation is The Breakwater Commons Association, Inc.
If you own at Breakwater and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections on the five condominiums, the fee layers and the milestone and flood record will tell you whether Breakwater fits before you tour.
McGreevy and Comisar are the best realtor for Breakwater at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a Breakwater read built on every recorded sale since 1996, the state’s merger filing for all five associations and the county’s building-by-building milestone list.
If you’re searching for the best realtor for Breakwater at Pelican Bay in Pelican Bay, Naples, whether you’re ready to sell your Breakwater 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 Breakwater for a specific reason. The county roll records only two sizes for the 216 residences, 1,703 and 1,831 square feet, 108 of each, while the Southwest Florida MLS reports living areas from 1,690 to 1,977 square feet on the same buildings, and over the last five years those residences have sold from $650,000 to $1,700,000. Breakwater is also five condominium declarations operated by one association, inside the Pelican Bay Foundation, with a $15,000 buyer-paid resale assessment on deeds recorded from October 1, 2026. A listing agent who prices Breakwater off a Pelican Bay average, or off a generic Naples condominium index, misses all of it.
Recent Breakwater track record (last 12 months): In the last 12 months Breakwater has seen 17 resales in the Southwest Florida MLS (report pulled October 7, 2026, covering closings from October 7, 2025 to October 7, 2026), at a median sold price of $1,188,000 and total dollar volume of $20,190,500. The highest-priced Breakwater resale of those twelve months was $1,700,000, and the median sale-to-list ratio was 94.7 percent on the 16 sales marketed through the MLS. One of the 17 was entered after closing and was not marketed through the MLS. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Breakwater sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Breakwater we also build the paperwork file before the first showing, because Florida law requires a condominium seller to deliver a document package and gives the buyer seven days to cancel after receiving it: the declaration, articles, bylaws and rules, the budget and year-end financial statement, the milestone inspection summary or a statement that none applies, the structural integrity reserve study or a statement that none is complete, and the governance form. We assemble it early so the seven days start on day one.
For Breakwater buyers: the first question at Breakwater is which of the five condominiums and which of the two roll sizes you are buying, because the documents are recorded five times and the sales span a $1,050,000 range. The second is the stack of charges, which at Breakwater runs through the Commons Association, the Pelican Bay Foundation and the county’s Pelican Bay Services Division. The third is the milestone and reserve-study record, because Collier County lists all 27 Breakwater buildings on its milestone list. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Breakwater residence; we answer them below.
Honors and recognition:
Selling your Breakwater home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Breakwater? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Breakwater at Pelican Bay means a low-rise condominium of 1,700 to 1,800 square feet with its own garage, set a short walk from the Pelican Bay Community Center, the north tennis courts and the Community Park, with a neighborhood pool, fitness room and clubhouse and the Foundation’s beaches, trams and restaurants a tram ride away.
Breakwater at Pelican Bay is the neighborhood of The Breakwater at Pelican Bay I, II, III, IV and V condominiums, declared between February 1996 and April 1997 and operated since 1999 by one corporation, The Breakwater Commons Association, Inc. The association’s website describes a warm, friendly, low-rise residential community at the north end of Pelican Bay with 217 residences and 28 buildings, the first completed in 1996 and the last in 1999.
Breakwater’s three streets are Bentwater Circle, Sailaway Lane and Breakaway Lane, and the Pelican Bay Foundation’s community map places the neighborhood along North Pointe Drive where it borders Vanderbilt Beach Road. By the county roll, 168 of the 216 residences are on Bentwater Circle, 32 are on Sailaway Lane and 16 are on Breakaway Lane. The Florida condominium registry lists a North Pointe Drive street address for all five condominiums, so a state registry search and a county search show different streets for the same buildings.
Breakwater sits at the northern end of Pelican Bay, about one block from the Pelican Bay Community Center and the north tennis courts, according to the association, with the Foundation’s Community Park beside Vanderbilt Beach Road. From the corner of U.S. 41 and Vanderbilt Beach Road, the Mercato shopping district is two minutes by car, Vanderbilt Beach is five, Waterside Shops and the Artis-Naples campus are five to six, and NCH North Hospital is six, on the free-flow drive times we computed in July 2026.
Each of the 27 residential buildings holds eight residences, 216 in all. The association describes the buildings as low-rise and refers to its second-floor residences, which it says tend to carry a slightly larger garage, equal to about 2.5 cars, with nine offering a three-car garage. The county roll does not record floors, so we do not assign a roll size to a floor.
The county roll shows 217 condominium parcels at Breakwater, which is 216 residences plus a 1,450 square foot parcel at the clubhouse address built in 1999. The association and the state registry both count 217. Our roster of Pelican Bay buildings carries 218 because it adds one detached house on Bentwater Circle, built in 2022 and recorded in a Pelican Bay platted subdivision rather than in any of the five condominiums. That house sold in April 2025 for $3,000,000, the highest price in the Breakwater MLS record, and it is not a comparable for the condominiums.
The association’s website tells visitors to contact the owner for a gate access code, so the Breakwater entrances are access-controlled at the neighborhood level even though Pelican Bay itself is not gated at the community level. The Foundation’s realtor page asks agents to describe the community without calling it a gated community, and we follow that wording for Breakwater’s buyers.
Breakwater fits a buyer who wants about 1,700 to 1,850 square feet on a short walk from Pelican Bay’s north-end recreation, with a private garage and a pool and clubhouse in the neighborhood, and who accepts that the Foundation’s beach and tram sit a boardwalk or tram ride away rather than on the sand. It fits less well a buyer who needs a Gulf view, a tower’s amenities or a single-level detached home.
Selling at Breakwater? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873 and read how we represent buyers.
In the last 12 months Breakwater at Pelican Bay recorded 17 resales in the Southwest Florida MLS at a median of $1,188,000, with prices from $890,000 to $1,700,000 and a median of $601 per square foot. Twelve months is the first window with ten or more closings, so every figure below names its window and its count.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
From October 7, 2025 to October 7, 2026 the Southwest Florida MLS shows 17 Breakwater closings worth $20,190,500 in total, ranging from $890,000 to $1,700,000 with a median of $1,188,000 (n = 17). One of the 17, the September 21, 2026 sale at $1,700,000, was entered after closing and was not marketed through the MLS; it counts in the closings, the median, the range and the volume, and it is left out only of days on market and sale-to-list, which use the other 16.
In the last 12 months we tracked those 17 closings against the county’s recorded sales. Fourteen match a county record at the identical price within 14 days, and the other three closed in September 2026, after the last sale in the county’s file. The MLS records the reported closing price and the county records the deed consideration; where they differ on a sale we publish the deed figure, and we found no sale in the 12-month window where the two disagree on price.
The same MLS pull gives four windows. The median has stayed between $1,150,000 and $1,212,500 in all four, while the pace has slowed: 17 closings in the last 12 months against 18 in the 12 months before that and 9 in the year before that.
| Window | Closings (of which entered after closing) | Median sold | Range | Volume | Median $ per sq ft | Median days on market (n) | Median sale-to-list (n) |
|---|---|---|---|---|---|---|---|
| Last 12 months | 17 (1) | $1,188,000 | $890,000 to $1,700,000 | $20,190,500 | $601 | 44 (16) | 94.7% (16) |
| Last 24 months | 35 (1) | $1,200,000 | $789,000 to $3,000,000 | $43,917,000 | $655 | 56 (34) | 94.7% (34) |
| Last 36 months | 44 (1) | $1,212,500 | $789,000 to $3,000,000 | $55,141,000 | $664 | 56 (43) | 94.7% (43) |
| Last 60 months | 73 (3) | $1,150,000 | $650,000 to $3,000,000 | $87,963,000 | $645 | 22 (70) | 95.5% (70) |
The 36-month median is the mean of the two middle sales, $1,200,000 and $1,225,000. The $3,000,000 high in the 24, 36 and 60 month windows is the detached house described above, not a condominium.
Cut into five consecutive 12-month blocks ending October 7, the MLS record shows the same shape the county’s does: a climb from 2021 to 2023 and a plateau since. The 2023 to 2024 block holds nine closings, so treat it as a small sample.
| 12 months ending October 7 | Closings | Median sold | Range | Median $ per sq ft |
|---|---|---|---|---|
| 2026 | 17 | $1,188,000 | $890,000 to $1,700,000 | $601 |
| 2025 | 18 | $1,227,500 | $789,000 to $3,000,000 | $670 |
| 2024 (small sample) | 9 | $1,295,000 | $1,070,000 to $1,495,000 | $707 |
| 2023 | 14 | $1,185,000 | $1,020,000 to $1,500,000 | $643 |
| 2022 | 15 | $1,008,000 | $650,000 to $1,522,000 | $587 |
The medians for the 2025 and 2023 blocks, which hold an even number of sales, are the means of their middle pairs, $1,200,000 and $1,255,000 and $1,175,000 and $1,195,000. The 2024 to 2025 block includes the $3,000,000 house.
The county roll records exactly two sizes for Breakwater’s 216 residences, 1,703 and 1,831 square feet, 108 of each. The MLS reports a wider spread, and the sales sort into five bands. The band that matches the roll’s larger size has a median $254,000 above the band that matches the smaller one.
| MLS living area band | Sales (60 months) | Median sold | Range | Median $ per sq ft |
|---|---|---|---|---|
| 1,690 to 1,703 sq ft | 24 | $1,001,000 | $650,000 to $1,475,000 | $588 |
| 1,831 to 1,832 sq ft | 33 | $1,255,000 | $890,000 to $1,700,000 | $685 |
| 1,861 to 1,863 sq ft | 8 | $1,112,500 | $947,500 to $1,325,000 | $597 |
| 1,964 to 1,977 sq ft | 7 | $1,275,000 | $1,050,000 to $1,700,000 | $645 |
| 2,483 sq ft (detached house) | 1 | $3,000,000 | not applicable | $1,208 |
Fifteen of the 73 sales report living areas between 1,861 and 1,977 square feet, larger than anything the roll records for the condominiums. The association’s website says many owners have enclosed their lanais to gain living space, which is one reason an MLS figure can exceed the roll, and we do not know which of those 15 residences were enclosed or whether a given enclosure was permitted. In the last 12 months, 7 of the 17 sales (3 at 1,861 to 1,863 and 4 at 1,964 to 1,977) were in those larger bands.
The MLS labels each sale by bedroom count, with “plus den” for residences listed with a den. Three-bedroom residences make up half the record, 36 of 73, and carry the highest median of the labels with at least ten sales. Two-bedroom residences with a den make up 18 sales at a median of $1,000,500.
| Listing label | Sales (60 months) | Median sold | Range |
|---|---|---|---|
| 2 bedrooms | 3 (small sample) | $1,020,000 | $1,000,000 to $1,100,000 |
| 2 bedrooms plus den | 18 | $1,000,500 | $650,000 to $1,299,000 |
| 3 bedrooms | 36 | $1,265,000 | $826,000 to $1,670,000 |
| 3 bedrooms plus den | 14 | $1,200,000 | $890,000 to $1,700,000 |
| 4 bedrooms | 2 (small sample, includes the house) | $1,975,000 | $950,000 to $3,000,000 |
A bedroom label is the seller’s or the listing agent’s choice, and the same 1,703 or 1,831 square foot plan appears under several labels. We price from size, floor, condition and view first and use the label second.
Bentwater Circle holds 168 of the 216 residences and 54 of the 73 sales, including the detached house, so its median ($1,130,000) sits close to the Breakwater median of $1,150,000. Sailaway Lane, with 32 residences, has recorded 15 sales at a median of $1,200,000, and Breakaway Lane, with 16 residences, has recorded 4.
| Street | Sales (60 months) | Median sold | Range |
|---|---|---|---|
| Bentwater Cir (includes the detached house) | 54 | $1,130,000 | $650,000 to $3,000,000 |
| Sailaway Ln | 15 | $1,200,000 | $930,000 to $1,700,000 |
| Breakaway Ln (small sample) | 4 | $1,045,000 | $789,000 to $1,450,000 |
The Bentwater Circle median is the mean of $1,125,000 and $1,135,000, and the Breakaway Lane median is the mean of $835,000 and $1,255,000. Street is a weak signal by itself, and with 4 sales on Breakaway Lane and 15 on Sailaway Lane it is a thin one, so we price from the size band first and use the street second.
In the last 12 months the median Breakwater sale took 44 days on market (n = 16) and closed at 94.7 percent of the final list price (n = 16). Six of the 16 sold within 30 days, six took 90 days or more, and none sold at or above its final list price. Over 60 months the median was 22 days (n = 70) at 95.5 percent, and 17 of 70 sold at or above list.
The last twelve months took twice as long as the five-year median, 44 days against 22. That reads as a pricing signal: the three fastest sales, at 2, 5 and 5 days, closed within 5.3 percent of their final list prices, and the three slowest, at 197, 292 and 295 days, closed $35,000 to $199,000 below theirs.
Twelve of the 17 closings in the last 12 months were dated June through September 2026, and none were dated December, January, March, April or May. A winter listing that meets seasonal buyers can still sell, and several 2025 sales closed in January, March and April, but the last year’s closings clustered in the summer and early fall.
Every one of the 73 Breakwater closings in the Southwest Florida MLS from October 2021 to October 2026 is listed below, newest first, by street and month. Three entries, marked in the last column, were entered after closing and were not marketed through the MLS, so they have no days on market.
| Closed | Street | Sold price | Beds and baths | Living area (sq ft) | Days on market |
|---|---|---|---|---|---|
| Sep 2026 | Bentwater Cir | $1,230,000 | 3 bed, 2.5 baths | 1,831 | 5 |
| Sep 2026 | Bentwater Cir | $890,000 | 2 bed plus den, 2 baths | 1,690 | 295 |
| Sep 2026 | Sailaway Ln | $1,700,000 | 3 bed plus den, 2.5 baths | 1,977 | Entered after closing |
| Aug 2026 | Bentwater Cir | $925,000 | 3 bed, 2 baths | 1,703 | 133 |
| Jul 2026 | Sailaway Ln | $1,310,000 | 3 bed, 2 baths | 1,863 | 2 |
| Jul 2026 | Bentwater Cir | $1,188,000 | 3 bed plus den, 2.5 baths | 1,977 | 20 |
| Jul 2026 | Bentwater Cir | $1,100,000 | 2 bed plus den, 2 baths | 1,862 | 142 |
| Jun 2026 | Bentwater Cir | $1,360,000 | 3 bed, 2.5 baths | 1,977 | 170 |
| Jun 2026 | Bentwater Cir Se | $950,000 | 3 bed, 2.5 baths | 1,831 | 10 |
| Jun 2026 | Bentwater Cir | $1,050,000 | 3 bed plus den, 2.5 baths | 1,964 | 56 |
| Jun 2026 | Bentwater Cir | $1,650,000 | 3 bed, 2.5 baths | 1,831 | 31 |
| Jun 2026 | Bentwater Cir | $1,500,000 | 3 bed, 2.5 baths | 1,831 | 197 |
| Feb 2026 | Bentwater Cir | $1,325,000 | 3 bed, 2.5 baths | 1,831 | 5 |
| Feb 2026 | Bentwater Cir | $947,500 | 2 bed plus den, 2 baths | 1,863 | 292 |
| Nov 2025 | Bentwater Cir | $890,000 | 3 bed plus den, 2.5 baths | 1,831 | 57 |
| Nov 2025 | Sailaway Ln | $950,000 | 4 bed, 2.5 baths | 1,831 | 15 |
| Oct 2025 | Bentwater Cir | $1,225,000 | 3 bed plus den, 2 baths | 1,703 | 31 |
| Sep 2025 | Sailaway Ln | $1,325,000 | 3 bed, 2 baths | 1,862 | 96 |
| Sep 2025 | Bentwater Cir | $1,700,000 | 3 bed plus den, 2.5 baths | 1,831 | 150 |
| Jul 2025 | Bentwater Cir | $905,000 | 3 bed, 2.5 baths | 1,831 | 69 |
| May 2025 | Sailaway Ln | $930,000 | 2 bed plus den, 2 baths | 1,703 | 12 |
| Apr 2025 | Breakaway Ln | $1,255,000 | 3 bed, 2 baths | 1,832 | 84 |
| Apr 2025 | Bentwater Cir | $3,000,000 | 4 bed, 3 baths | 2,483 | 63 |
| Apr 2025 | Breakaway Ln | $789,000 | 2 bed plus den, 2 baths | 1,703 | 356 |
| Apr 2025 | Bentwater Cir | $1,100,000 | 3 bed, 2 baths | 1,703 | 58 |
| Apr 2025 | W Bentwater Cir | $1,280,000 | 2 bed plus den, 2 baths | 1,832 | 39 |
| Apr 2025 | Bentwater Cir | $1,507,500 | 3 bed plus den, 2.5 baths | 1,831 | 4 |
| Mar 2025 | Bentwater Cir | $1,135,000 | 2 bed plus den, 2 baths | 1,832 | 12 |
| Mar 2025 | Bentwater Cir W | $1,125,000 | 3 bed, 2 baths | 1,862 | 76 |
| Mar 2025 | Bentwater Cir | $910,000 | 2 bed plus den, 2 baths | 1,703 | 167 |
| Mar 2025 | Sailaway Ln | $1,200,000 | 3 bed plus den, 2.5 baths | 1,831 | 14 |
| Mar 2025 | Breakaway Ln | $835,000 | 2 bed plus den, 2 baths | 1,703 | 73 |
| Jan 2025 | Bentwater Cir | $1,585,000 | 3 bed plus den, 2.5 baths | 1,831 | 5 |
| Jan 2025 | Bentwater Cir | $1,670,000 | 3 bed, 2.5 baths | 1,831 | 5 |
| Dec 2024 | Bentwater Cir | $1,475,000 | 3 bed, 2 baths | 1,703 | 14 |
| Aug 2024 | Bentwater Cir | $1,350,000 | 3 bed, 2.5 baths | 1,831 | 75 |
| Apr 2024 | Bentwater Cir | $1,495,000 | 3 bed, 2.5 baths | 1,831 | 5 |
| Apr 2024 | Sailaway Ln | $1,075,000 | 2 bed plus den, 2.5 baths | 1,977 | 182 |
| Mar 2024 | Bentwater Cir | $1,070,000 | 3 bed, 2.5 baths | 1,831 | 83 |
| Mar 2024 | Bentwater Cir | $1,345,000 | 3 bed, 2.5 baths | 1,831 | 2 |
| Feb 2024 | Bentwater Cir | $1,195,000 | 3 bed plus den, 2.5 baths | 1,831 | 21 |
| Feb 2024 | Sailaway Ln | $1,295,000 | 3 bed, 2.5 baths | 1,831 | 92 |
| Feb 2024 | Sailaway Ln | $1,299,000 | 2 bed plus den, 2 baths | 1,703 | 19 |
| Oct 2023 | Bentwater Cir | $1,100,000 | 3 bed, 2 baths | 1,703 | 24 |
| Sep 2023 | Sailaway Ln | $1,050,000 | 2 bed plus den, 2 baths | 1,862 | 152 |
| Aug 2023 | Bentwater Cir | $1,050,000 | 3 bed, 2.5 baths | 1,831 | 22 |
| May 2023 | Bentwater Cir | $1,175,000 | 3 bed, 2.5 baths | 1,831 | 16 |
| May 2023 | Sailaway Ln | $1,395,000 | 3 bed, 2.5 baths | 1,831 | 2 |
| May 2023 | Bentwater Cir | $1,195,000 | 3 bed, 2 baths | 1,703 | 8 |
| May 2023 | Sailaway Ln | $1,195,000 | 3 bed, 2 baths | 1,862 | 3 |
| Mar 2023 | Sailaway Ln | $1,350,000 | 3 bed, 2.5 baths | 1,831 | 54 |
| Mar 2023 | Bentwater Cir | $1,275,000 | 3 bed, 2.5 baths | 1,977 | 84 |
| Mar 2023 | Sailaway Ln | $1,100,000 | 3 bed, 2 baths | 1,832 | 54 |
| Mar 2023 | Bentwater Cir | $1,500,000 | 3 bed, 2.5 baths | 1,831 | 44 |
| Mar 2023 | Bentwater Cir | $1,100,000 | 2 bed, 2 baths | 1,703 | 42 |
| Feb 2023 | Bentwater Cir | $1,050,000 | 3 bed plus den, 2.5 baths | 1,831 | 4 |
| Jan 2023 | Bentwater Cir | $1,425,000 | 3 bed, 2 baths | 1,703 | 14 |
| Nov 2022 | Sailaway Ln | $1,020,000 | 2 bed, 2.5 baths | 1,703 | Entered after closing |
| Sep 2022 | Bentwater Cir | $1,000,000 | 3 bed, 2 baths | 1,703 | 4 |
| Aug 2022 | Bentwater Cir | $1,200,000 | 3 bed plus den, 2.5 baths | 1,831 | 45 |
| Aug 2022 | Bentwater Cir | $1,050,000 | 2 bed plus den, 2 baths | 1,861 | Entered after closing |
| Aug 2022 | Bentwater Cir | $1,150,000 | 3 bed plus den, 2.5 baths | 1,831 | 22 |
| Aug 2022 | Breakaway Ln | $1,450,000 | 3 bed plus den, 2.5 baths | 1,977 | 4 |
| Jul 2022 | Bentwater Cir | $975,000 | 2 bed plus den, 2 baths | 1,703 | 9 |
| Jun 2022 | Bentwater Cir | $999,000 | 2 bed plus den, 2 baths | 1,703 | 22 |
| May 2022 | Bentwater Cir | $1,522,000 | 3 bed, 2.5 baths | 1,831 | 31 |
| Apr 2022 | Bentwater Cir | $1,100,000 | 2 bed plus den, 2 baths | 1,703 | 2 |
| Apr 2022 | Bentwater Cir | $1,002,000 | 2 bed plus den, 2 baths | 1,703 | 6 |
| Mar 2022 | Bentwater Cir | $1,000,000 | 2 bed, 2 baths | 1,703 | 2 |
| Mar 2022 | Bentwater Cir | $1,008,000 | 3 bed, 2 baths | 1,703 | 5 |
| Jan 2022 | Bentwater Cir | $826,000 | 3 bed, 2 baths | 1,703 | 10 |
| Nov 2021 | Bentwater Cir | $1,010,000 | 3 bed, 2.5 baths | 1,831 | 1 |
| Oct 2021 | Bentwater Cir | $650,000 | 2 bed plus den, 2 baths | 1,703 | 0 |
The Collier County Property Appraiser’s recorded-sales file shows 534 qualified Breakwater sales from 1996 through June 30, 2026, of which 336 fell in 1996 to 2004, the years of the original sell-out. The median rose from $220,000 in 1996 (n = 98) to $1,212,500 in 2026 (n = 6 so far), 5.5 times, and from $592,250 in 2020 (n = 10) to $1,005,000 in 2022 (n = 12), 69.7 percent in two years.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 2026 (through June 30) | 6 | $1,212,500 | $947,500 | $1,500,000 |
| 2025 | 19 | $1,200,000 | $789,000 | $3,000,000 |
| 2024 | 7 | $1,345,000 | $1,070,000 | $1,525,000 |
| 2023 | 13 | $1,195,000 | $1,050,000 | $1,500,000 |
| 2022 | 12 | $1,005,000 | $826,000 | $1,522,000 |
| 2021 | 15 | $725,000 | $572,000 | $2,000,000 |
| 2020 | 10 | $592,250 | $500,000 | $736,000 |
| 2019 | 8 | $645,000 | $559,000 | $815,000 |
| 2018 | 9 | $712,000 | $600,000 | $915,000 |
| 2017 | 15 | $645,000 | $550,000 | $798,900 |
| 2016 | 8 | $752,500 | $681,000 | $975,000 |
| 2015 | 9 | $630,000 | $490,000 | $767,500 |
| 2014 | 6 | $560,000 | $535,000 | $669,000 |
| 2013 | 14 | $477,500 | $360,000 | $575,000 |
| 2012 | 9 | $450,000 | $385,000 | $490,000 |
| 2011 | 11 | $450,000 | $395,000 | $575,000 |
| 2010 | 8 | $510,250 | $405,000 | $575,000 |
| 2009 | 6 | $515,000 | $435,000 | $600,000 |
| 2008 | 4 | $676,500 | $625,000 | $780,000 |
| 2007 | 5 | $700,000 | $600,000 | $1,015,000 |
| 2006 | 1 | $855,000 | $855,000 | $855,000 |
| 2005 | 3 | $610,000 | $575,000 | $710,000 |
| 2004 | 20 | $452,750 | $407,000 | $540,000 |
| 2003 | 15 | $439,000 | $390,000 | $491,500 |
| 2002 | 16 | $417,500 | $388,000 | $450,000 |
| 2001 | 12 | $390,000 | $289,900 | $420,000 |
| 2000 | 16 | $310,000 | $265,000 | $506,900 |
| 1999 | 21 | $285,000 | $219,000 | $340,000 |
| 1998 | 59 | $255,000 | $199,500 | $300,000 |
| 1997 | 79 | $242,000 | $199,500 | $275,000 |
| 1996 | 98 | $220,000 | $189,900 | $263,500 |
Four of the county table’s high figures, in 2000, 2007, 2021 and 2025, belong to the one detached house parcel: the recorded sales of that parcel in the county’s file match $506,900, $1,015,000, $2,000,000 and $3,000,000 on those dates, the first three as a lot and the last as the finished house. They are not condominium sales, and we keep them in the table because they sit inside the county’s Breakwater roll.
On October 7, 2026 the Southwest Florida MLS showed one active Breakwater listing, on Bentwater Circle: two bedrooms plus a den, two baths, 1,690 square feet, listed at $1,377,000 after 44 days on market. At the 12-month pace of 17 closings that is 0.7 months of supply. The list price is above the three 12-month sales in the same size band, which closed from $890,000 to $1,225,000.
As the Top 1% Real Estate Agents Nationally Since 2008, we price from the record: Breakwater at Pelican Bay closed 17 residences in the last 12 months at a median of $1,188,000, so a Pelican Bay seller with a Breakwater condominium has recent sales to price from. Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
Breakwater’s 12-month median has stayed between $1,185,000 and $1,295,000 in each of the last four 12-month blocks, and the last twelve months sold from $890,000 to $1,700,000. Within that band, the 60-month data point to size rather than street as the clearest driver of price. Pricing a Breakwater residence from the Pelican Bay community median ($1,549,500 across all 348 Pelican Bay closings in the 12 months to September 30, 2026) would overshoot, and pricing from the cheapest recent sale would undershoot.
Before a Breakwater listing price is set, we compare the roll size (1,703 or 1,831 square feet) with the MLS living area, ask whether a lanai was enclosed and under which permit, confirm which of the five condominiums the building belongs to, read the association’s estoppel for the assessment and any open violation, and match the residence to the three or four nearest sales in the same size band rather than the street average.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Breakwater at Pelican Bay came to be in the mid-1990s as five condominiums recorded one at a time, from February 1996 to April 1997, on the north end of Pelican Bay. The county roll dates the 27 residential buildings from 1996 to 1998, a clubhouse followed in 1999, and the five associations merged into one in March 1999.
Pelican Bay is a planned unit development, and Breakwater was built inside its zoning, its Foundation covenants and its county service district rather than as a stand-alone subdivision. The Foundation publishes the Pelican Bay planned unit development ordinances that frame what can be built and where, and Breakwater sits on the north side of the community, along North Pointe Drive and bordering Vanderbilt Beach Road according to the Foundation’s own community map. That setting explains most of what is unusual about owning here: three layers of authority sit above a Breakwater deed, and every one of them predates the buyer.
The Florida condominium registry lists five Breakwater projects, each a separate condominium with its own declaration, and it records them in a different order from their numbering. Condominium I was recorded first, in February 1996, and Condominium III was recorded last, in April 1997.
| Condominium | Units (state registry) | Recorded (state registry) | Residential buildings | Original association |
|---|---|---|---|---|
| Breakwater at Pelican Bay I | 41 | February 16, 1996 | 5 | Inactive, merged 1999 |
| Breakwater at Pelican Bay II | 48 | July 1, 1996 | 6 | Inactive, merged 1999 |
| Breakwater at Pelican Bay IV | 48 | October 16, 1996 | 6 | Inactive, merged 1999 |
| Breakwater at Pelican Bay V | 40 | March 19, 1997 | 5 | Inactive, merged 1999 |
| Breakwater at Pelican Bay III | 40 | April 14, 1997 | 5 | Inactive, merged 1999 |
| All five | 217 | 1996 to 1997 | 27 | One surviving association |
Sources: Florida Department of Business and Professional Regulation condominium registry extract, pulled October 2026; Florida Division of Corporations (Sunbiz) records for the five original associations; Collier County Property Appraiser, 2026 tax roll, for the building count.
The 41 units of Condominium I match the 40 residences in its five buildings plus the clubhouse parcel, which the county roll places in the Breakwater I roll subdivision. That is also why the state registry totals 217 where the county roll counts 216 residences.
The county roll records 112 Breakwater residences with a 1996 year built, 56 with 1997 and 48 with 1998, which is 14, 7 and 6 buildings of eight residences each, and it dates the clubhouse parcel to 1999. The association’s own website agrees on the span, describing the first building in 1996 and completion in 1999, and it counts 217 residences in 28 buildings where the roll counts 216 residences in 27 residential buildings plus the clubhouse parcel. The difference is the clubhouse, counted once as a building and once as a residence on the association’s side and as a separate parcel on the county’s side.
On March 24, 1999 the five original condominium associations were merged into one corporation, The Breakwater Commons Association, Inc., by a plan of merger filed with the Florida Division of Corporations. The filing records votes in favor of 22 in Condominium I, 28 in II, 23 in III, 28 in IV and 28 in V, and 217 in the Commons association, with none opposed, at meetings held February 24, 1999. The five original corporations are now listed as inactive by merger. You can read the 1999 merger filing and the Sunbiz record for the surviving association yourself.
The association’s articles of incorporation were amended and restated in 2009, adopted June 25 and filed August 20, 2009. The restated articles are the current constitution of the corporation and the document that answers most governance questions at Breakwater: who the members are, how many votes each has, how the board is sized, and who approves leasing, transfers and mortgages. They are the 2009 amended and restated articles on file with the state, and the next section walks through them.
Three things changed around Breakwater after the merger without changing Breakwater itself. The Foundation amended its declaration to limit leasing in 2019 and, for deeds recorded on or after October 1, 2026, now charges a $15,000 resale capital assessment. Florida rewrote its condominium law in 2022, 2024 and 2025 to add milestone inspections and structural integrity reserve studies, and Collier County now lists every Breakwater building on its milestone list. And the market repriced the residences from the county’s 1996 recorded median of $220,000, across 98 sales, to a 12-month MLS median of $1,188,000 today.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
Breakwater at Pelican Bay is governed as five recorded condominiums operated by one corporation, The Breakwater Commons Association, Inc., created when the five original associations merged in March 1999. Owners hold one vote per dwelling unit, the association sits inside the Pelican Bay Foundation, and each of the five declarations still controls its own buildings.
Florida law has a word for what Breakwater is. Section 718.103(23) of the Florida Statutes defines a multicondominium as “real property containing two or more condominiums, all of which are operated by the same association.” The statute is the Florida condominium definitions section, and Breakwater fits it exactly: five condominiums, one operating association. The practical consequence for a buyer is that there is one board, one budget and one set of rules, but five declarations, five recorded sets of boundaries and, in principle, five documents to read.
The surviving corporation was first filed on February 8, 1996, eight days before the first Breakwater condominium was recorded, and it is active. It has filed annual reports with the state on April 23, 2024, April 25, 2025 and April 16, 2026, which is the quickest public proof that the association is in good standing. Its principal address is in care of a Naples law firm, and the 2026 annual report lists seven officers and directors. Board members change, so this page does not name them; the current list is on the state record linked above and in the association’s own contact page.
The 2009 articles define members as the record owners of units and give each unit one vote. They set the board at not fewer than three directors. At Breakwater that means 217 units, the 216 residences and the clubhouse parcel, which matches the 217 votes the Commons association cast in favor of the 1999 merger.
The restated articles give the association the power to approve or disapprove the leasing, transfer and mortgaging of units as the declarations provide. For a buyer that sentence has two parts. The power exists at the association level, so a Breakwater purchase or lease can be subject to association approval. How it works, including the timeline, the application and any right of first refusal, is in the declarations and the association’s rules, which are member documents. The Pelican Bay Foundation, by contrast, does not approve transfers and has no right of first refusal, although it notes that a condominium sub-association may require approval, which is the Breakwater situation. The Foundation’s 2026 to 2027 estoppel form asks the association, in so many words, whether transfers need board approval and whether a right of first refusal applies.
The 2009 articles say amendments need two thirds of the voting interests present and voting, and that an amendment may be proposed by a majority of the board or by 25 percent of the voting interests. That is the corporate threshold. Whether a particular declaration provision needs a higher vote, or the consent of mortgagees or of an affected owner, depends on that declaration and on Florida law, including the condominium amendment provisions of s. 718.110. If a buyer’s concern is a provision that might change, such as leasing or pets, that is the section to ask an attorney to read against the declaration for the specific building.
Above the Commons association sits the Pelican Bay Foundation, a Chapter 720 homeowners’ association with mandatory membership that bills each condominium association for its units. The Foundation’s FY2027 assessment is $3,435 per unit, and how that amount reaches an individual Breakwater owner is determined inside the Breakwater association’s budget. The Foundation’s FY2027 approved budget package breaks the $3,435 into operating, replacement reserve and bulk media components, and the fees section below does the arithmetic.
The public record answers who governs Breakwater and under what authority. It does not answer what the association charges, what its reserves hold, what its inspection reports conclude or what its rules say about a given cabinet, a given lanai or a given lease. Those are records of the association, delivered to a buyer under Florida law after a contract is signed. We do not state what member-only records contain, and we tell buyers that plainly, because the right answer to most Breakwater governance questions is to ask for the specific document for the specific building.
When we help a buyer, we open the declaration for the condominium the residence belongs to and read five things in this order: the boundaries, to see what the owner owns and what the association maintains; the use restrictions, for leasing, pets, and exterior changes; the assessment and lien provisions; the insurance split between association and owner; and the amendment clause. Then we read the association’s articles and rules, then the budget, then the milestone and structural reserve documents. A buyer who reads those in that order knows within an afternoon whether Breakwater fits.
Each Breakwater building belongs to exactly one of the five condominiums, and each residence belongs to the building it is in. The association’s site plan shows the 27 buildings and the Foundation’s map locates the neighborhood. Because the legal description in a deed names the condominium, a buyer can tell which declaration applies from the deed or the title commitment, not from the street address. We confirm it before listing every Breakwater residence, because a seller’s disclosure package must include the right declaration.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The residences at Breakwater at Pelican Bay are two-level garden condominiums recorded by the county at two sizes, 1,703 and 1,831 square feet, 108 of each, in 27 buildings of eight. Each has a private garage and a lanai, many owners have enclosed their lanais, and the Southwest Florida MLS reports living areas from 1,690 to 1,977 square feet.
The Collier County Property Appraiser’s 2026 tax roll records the 216 Breakwater residences at exactly two heated sizes: 108 at 1,703 square feet and 108 at 1,831. With eight residences per building, that is a repeating pattern, and it is the cleanest fact we have about what was built. It also means that a Breakwater residence is not a custom product. Two floor plans, repeated across five condominiums, mean that the best comparable for any residence is another residence of the same roll size, and that the price gap between the two sizes is a measurable number rather than an opinion. In the last 60 months the larger group has sold for a median $254,000 more than the smaller, which the market section above lays out.
The MLS carries a living-area figure that the listing agent supplies, and at Breakwater those figures cluster around the roll sizes with a scatter: 1,690 to 1,703, 1,831 to 1,832, 1,861 to 1,863 and 1,964 to 1,977 square feet. The scatter is not a sign that there are seven floor plans. The association says many owners enclosed their lanais, and an enclosed lanai that was permitted and finished as heated space can raise the measured living area above the roll’s figure. The roll itself does not record any of that: it shows the original two sizes for every residence. So when a listing shows 1,964 to 1,977 square feet, the first questions are whether the lanai was enclosed, under which permit, and whether the county’s figure was updated. Our own pricing uses the roll size as the anchor and treats the MLS area as a claim to verify.
The association’s website describes oversize garages as a feature of the neighborhood, says second-floor residences have a garage equal to about 2.5 cars, and says nine second-floor residences have a three-car garage. We have not measured any of those garages, and we do not state their dimensions. For a buyer with a large vehicle, a boat trailer or a collection, the right step is to ask the listing agent for the garage’s measured dimensions and to measure on the tour, because the same building mix and the same label can hide a meaningful difference.
The lanai is the Breakwater feature that has changed most from the original construction. The association’s site says many owners enclosed theirs, and we have not counted them, because we did not pull permit records for this page. For a buyer, an enclosed lanai raises three questions: was it permitted, does it have the glass or screening it was permitted with, and does the association’s architectural approval match what was built. For a seller, an unpermitted or unapproved enclosure is the item most likely to surface in the buyer’s inspection and in the estoppel, so the time to resolve it is before the listing.
The MLS labels Breakwater residences as 2 Bed, 2+Den, 3 Bed, 3+Den and, for one detached house, 4 Bed. The listing label is a marketing choice. A den at Breakwater can be a room with a closet that a listing agent counts as a bedroom, or a room without one that a listing agent does not, and the same floor plan appears under more than one label. In the last 60 months the 3 Bed label sold at a median $1,265,000 and the 2+Den label at $1,000,500, and the difference is mostly the floor plan underneath, not the label.
The county roll does not record which floor a residence is on, and the association’s site describes first-floor and second-floor residences without publishing which of the two roll sizes belongs to which. We have not mapped the sizes to floors and do not state that mapping. It is something a buyer can establish on the tour: the floor is visible, the garage is visible, and the size is on the listing and on the roll.
Breakwater residences are between 28 and 30 years old, which is the age at which roofs, air handlers, water heaters, window seals and original plumbing fixtures reach the end of their lives. For a Breakwater buyer the practical checklist is the roof and who maintains it under the declaration, the age and tonnage of the air conditioning, the windows and doors and whether they are impact-rated, the water heater, the condition of any enclosed lanai and its permit, and the garage door. Ask the seller which of those the association replaced and which the owner did, because the declaration splits responsibility and the split differs from what most buyers assume.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
Amenities at Breakwater at Pelican Bay come in two sets: the neighborhood’s own pool with whirlpool, fitness center with sauna and clubhouse with kitchen and library, and the Pelican Bay Foundation’s beaches, tram, fitness center, community center and racquet courts that every Breakwater owner may use as a Foundation member.
The Breakwater clubhouse is the neighborhood’s gathering place, with a kitchen, restrooms and a library according to the association’s amenities page. It hosts the association’s social events and it is the building that explains the 217th parcel on the county roll, a 1,450 square foot parcel built in 1999. The clubhouse is for Breakwater owners and their guests, and the Foundation’s separate community center, a short walk away, is for all members.
The neighborhood pool and whirlpool are the association’s, not the Foundation’s, and they are paid for from the Breakwater Commons Association’s budget. A buyer should ask the estoppel and the budget what the pool and clubhouse cost to run and whether any capital project is planned, because pool resurfacing, deck repair and heater replacement are the lumpy items in a neighborhood amenity budget.
The association’s fitness center and sauna sit alongside the clubhouse. The Pelican Bay Foundation also operates a fitness center for members. A buyer who lives at Breakwater can therefore choose between a neighborhood facility steps from the front door and a larger one elsewhere in the community, and the choice does not add a fee beyond the assessments described below.
The association describes guest parking and says visitors should contact the owner for a gate access code. The Foundation controls entry to the community as a whole, and it offers a realtor guest card request form for showings. Foundation cards matter for rentals: the Foundation limits renters to two cards and charges $500 for cards that are not returned.
Every Breakwater owner is a member of the Pelican Bay Foundation. Membership includes the Foundation’s beach access, its tram service to the beach and the community’s restaurants, the Marker 36 and Sandbar beachfront amenities, and the community center. Breakwater sits at the north end of the community, so the beach is a tram ride rather than a walk, and we tell buyers that at the first tour.
The Foundation’s racquets program operates ten courts at the South Tennis Center and eight lighted courts at the north center. The Community Park, which opened in December 2025 with a ribbon cutting on January 9, 2026, added 20 pickleball courts, 10 for members and 10 for the public, and eight Har-Tru tennis courts, three of them for members. The north end of Pelican Bay, where Breakwater sits, is the closest to the new park.
Club Pelican Bay is a separate, optional membership, not part of the Foundation or the Breakwater assessments. Its membership page describes the options. For a Breakwater buyer the point is that the club is an addition to the carrying cost rather than a part of it, and that the $15,000 Foundation resale assessment and the club’s own initiation terms are separate and should be read separately.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The fees at Breakwater at Pelican Bay are four recurring charges and one closing charge: the Breakwater Commons Association’s assessment, which is set in a member-only budget and which this page does not state; the Pelican Bay Foundation’s $3,435 for FY2027; the county’s $1,250 Pelican Bay Services Division charge; property taxes; and the Foundation’s $15,000 resale capital assessment.
The association’s own assessment is the number every Breakwater buyer asks for first and the one we cannot publish. It is set in the association’s annual budget, which is delivered to a buyer after the contract is signed, and the association’s website does not post it. What we can say is what it pays for: the neighborhood’s pool, fitness center and clubhouse, the buildings’ exterior and roofs as the declaration allocates them, landscaping, insurance and reserves. Ask for the current budget, the year-end financial statement and the estoppel, and compare the assessment per unit across the two roll sizes, because the declarations may allocate it by unit or by share.
The Foundation’s FY2027 assessment is $3,435 per unit. Its approved budget package splits that into $2,180 for operations, $497 for the replacement reserve and $758 for bulk media, which sum to $3,435, and the amount is billed quarterly at $858.75. The Foundation bills the condominium association for each unit, so the charge reaches an individual owner through the association’s assessment, not as a separate Foundation invoice. We confirm on the estoppel that the line is there.
The county’s Pelican Bay Services Division maintains common infrastructure in Pelican Bay on the county’s behalf and funds it with a municipal service taxing and benefit unit charge. The county’s Pelican Bay Services page shows FY2027 at $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. The charge appears on the Collier County tax bill, not in the association’s assessment, so a buyer comparing carrying costs must add it separately.
We do not state a Breakwater tax figure or millage on this page, because the county’s tax bill depends on the parcel’s assessed value, any homestead cap and the non-ad valorem charges, and we do not have a verified figure for the neighborhood. The right source is the county. The Collier County Tax Collector posts the bill for each parcel, and in Florida a purchase resets the assessed value for a non-homestead property in a way that a buyer should model before assuming the seller’s bill continues.
For deeds recorded on or after October 1, 2026, the Foundation charges a $15,000 resale capital assessment, paid by the buyer. It rises 3.5 percent a year from October 1, 2027, to $15,525. At Breakwater’s last-12-month median of $1,188,000, the $15,000 is 1.26 percent of the price. A one-time exemption exists for an owner moving within Pelican Bay, with a $1,000 processing fee, on the Foundation’s resale capital exemption form. We build the $15,000 into every Breakwater offer discussion, because it is a cash cost at closing that the price does not show.
The Foundation’s estoppel certificate costs $250, with a $100 expedite charge, and is a seller cost. The Foundation also charges $500 for guest or renter cards that are not returned. The fees are on the 2026 to 2027 estoppel form and in the Foundation’s rules. They are small next to the capital assessment, but they are the charges that surprise a seller who has not read the form.
Section 718.116(8) of the Florida Statutes requires a condominium association to issue an estoppel certificate within 10 business days of a request. The statute sets base fees of $250, plus $100 for delivery within 3 business days and $150 if the account is delinquent, adjusted for inflation every five years by the state. As we read the state’s current adjustment, the caps are $299, $119 and $179, and the amounts charged are printed on the certificate itself. The text is in the estoppel provisions of s. 718.116.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
A Breakwater at Pelican Bay buyer at the last 12 months’ median price of $1,188,000 pays the Foundation’s $15,000 resale capital assessment at closing, then carries $3,435 a year to the Foundation and $1,250 to the county before the Breakwater Commons Association’s own assessment and property taxes, a known total of $19,685 in the first year.
The table adds the charges this page can source for a buyer at $1,188,000. The Commons assessment and property taxes are not in it, because neither is public.
| Charge | Amount | Paid by | When |
|---|---|---|---|
| Foundation resale capital assessment | $15,000 | Buyer | At closing |
| Foundation assessment, FY2027 | $3,435 | Owner, through the association | Quarterly, $858.75 |
| Pelican Bay Services Division, FY2027 | $1,250 | Owner | On the county tax bill |
| Known total, first year | $19,685 | ||
| Breakwater Commons assessment | Member-only | Owner | Per the association’s budget |
| Property taxes | Not stated | Owner | County tax bill |
The recurring Foundation and county charges alone are $4,685 a year, or $390.42 a month, before the association’s own assessment.
Florida’s documentary stamp tax on a deed is $0.70 per $100 of price under s. 201.02, which is $8,316.00 on $1,188,000, and in Collier County the seller customarily pays it. The buyer customarily pays for the owner’s title policy. The Florida Department of Revenue explains the stamp tax, and the statute is on the Legislature’s site. The same arithmetic gives $8,050 at $1,150,000, $6,230 at $890,000 and $11,900 at $1,700,000.
A Breakwater seller pays the deed stamps, the Foundation’s $250 estoppel and the association’s estoppel, the cost of assembling the condominium document package that Florida law requires, any milestone or structural reserve summary, and commissions. Under s. 718.503 the documents are delivered at the seller’s expense, and the buyer has seven days, excluding Saturdays, Sundays and holidays, to cancel after receiving them. The disclosure statute is s. 718.503.
The $15,000 is a buyer-paid charge set by the Foundation, and it applies to deeds recorded on or after October 1, 2026. A buyer who prices a Breakwater offer from a sale recorded before that date is pricing from a closing that did not carry it. We adjust our comparable analysis for the charge, and we tell sellers that a buyer’s net cost now includes it.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Four sets of documents bind a Breakwater at Pelican Bay residence: the recorded declaration for its condominium, the Breakwater Commons Association’s articles, bylaws and rules, the Pelican Bay Foundation’s declaration, bylaws and rules, and Florida’s condominium and homeowners’ association statutes. A buyer receives the association’s documents after signing and the Foundation’s are public now.
| Document | Issued by | What it settles at Breakwater | Where a buyer gets it |
|---|---|---|---|
| Declaration of Condominium, one for each of the five condominiums | Recorded in the Collier County public records | Boundaries, use, maintenance, insurance, assessments, leasing and pets | Delivered by the seller under s. 718.503 |
| Declaration of Covenants, Conditions and Restrictions for The Breakwater Commons | The Breakwater Commons Association, Inc. | Shared-parcel and neighborhood covenants named in the 2009 articles | Delivered by the seller |
| Articles of Incorporation, restated 2009 | Florida Division of Corporations | Members, votes, board size, approval powers, amendments | Public, linked below |
| Bylaws and rules | The association | Meetings, voting procedure, board powers, house rules | Delivered by the seller |
| Second Amended and Restated Declaration, bylaws, rules and regulations | Pelican Bay Foundation | Foundation membership, assessments, leasing, design review | Public, linked below |
| Chapters 718 and 720, Florida Statutes | State of Florida | The floor under every document above | Public |
The Foundation posts its governing documents. The second amended and restated declaration is the document that creates the assessments and the leasing limits, the amended and restated bylaws govern its board and meetings, and the rules and regulations cover guest and renter cards and conduct in the Foundation’s common areas. A Breakwater buyer can read all three before making an offer, and we send them to every buyer who asks.
The association’s public footprint is smaller. The 2009 restated articles are on file with the state, the association’s website posts a site plan, a map and a Foundation update, and the Sunbiz record lists its annual reports. The declarations, bylaws, rules and budget are member documents delivered after a contract is signed, which is why we build the file for a seller in advance.
The Foundation runs a design review process for exterior changes, described on its design review and covenants application page. A Breakwater owner who wants to enclose a lanai, change a front door, replace windows or alter a garage door therefore faces two approvals, the association’s under its declaration and the Foundation’s under its covenants, and the county’s building permit where the work requires one. We ask every seller for the approvals and the permit on any change made since 1998.
Florida’s condominium act sets the rules that every declaration sits under: what the unit is under s. 718.106, who maintains what under s. 718.113, which records the association must keep and make available under s. 718.111, and how a declaration is amended under s. 718.110. The statutes override a declaration where they conflict, and they are the reason a buyer is entitled to the association’s budget, financial statements and meeting minutes.
When a Breakwater seller accepts an offer, the buyer’s contract is typically conditioned on the buyer’s receipt of the documents, any association approval the declaration requires, and the Foundation’s estoppel and resale capital assessment. We calendar all three at contract. The association estoppel is due within 10 business days of the request, the Foundation’s is requested at the same time, and the buyer’s seven-day review window starts when the buyer receives the documents.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
Breakwater at Pelican Bay does not appear to be a 55-plus community: we found no age restriction in the state filings, the 2009 articles, the association’s website or the Foundation’s public documents. Florida law lets a community that meets the legal tests restrict occupancy by age, so a buyer who needs certainty should confirm against the recorded declaration.
We read the 2009 restated articles, the merger filing, the association’s website and the Foundation’s public declaration and rules for any age-based occupancy restriction at Breakwater and found none. The articles’ member and approval provisions concern ownership, leasing, transfer and mortgaging, not age. That is a statement about what the public documents say, and it is not a legal opinion about what the five recorded declarations say.
The five declarations control the question, and the buyer’s attorney should read the one for the building. If a listing, an agent or a neighbor says otherwise, the recorded document decides.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
You can rent a Breakwater at Pelican Bay residence, within two layers of limits that do not quite agree on paper. The Foundation’s 2019 leasing amendment allows two leases per calendar year, the association’s website says three leases a year with a 30-day minimum, and the governing documents, not the website, control.
The Foundation’s 2019 leasing amendment allows two leases per calendar year. The association’s website says Breakwater residences may be leased three times a year with a 30-day minimum. Both statements can be true if the association’s rule is a description of what its declaration permits and the Foundation’s amendment narrows it for every member, and the more restrictive one applies in practice. We do not decide which controls. We tell investors to assume two leases per calendar year until an attorney reads the five declarations and the Foundation amendment together, and we tell sellers that a buyer’s lender or attorney will ask.
The Foundation’s lease application packet sets a $500 lease processing fee and asks for the application 30 days before the lease begins. Renters receive at most two guest or vehicle cards, and an unreturned card is a $500 charge.
The association’s site says leases are permitted three times a year, with a 30-day minimum, and says annual renters may keep pets while seasonal renters may not. The 2009 articles also give the association power to approve or disapprove leasing as the declarations provide. A Breakwater owner who wants to rent should therefore request written confirmation of the association’s current leasing rule and its approval process.
Before we help a buyer purchase a Breakwater residence as a rental, we ask the buyer to get answers to four questions in writing: how many leases per calendar year the association and the Foundation allow, the minimum lease term, whether the association must approve each tenant, and what the combined fees are. The answers change the economics of a property that costs a $15,000 capital assessment to buy.
A buyer who plans to rent will price the leasing rule into an offer, and a buyer who plans to live in the residence still asks about it, because the leasing rule is a proxy for the neighborhood’s owner-occupant ratio. We do not publish an owner-occupancy figure for Breakwater, because we have not sourced one.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
Pets are allowed at Breakwater at Pelican Bay. The association’s website says owners may keep a reasonable number of pets with no size or weight limits, pets must be leashed outside, annual renters may keep pets and seasonal renters may not, and the Foundation’s rules and regulations apply on top.
The association’s website states the pet policy in four parts: a reasonable number of pets, no size or weight limits, leashes outside the residence, and a distinction between annual renters, who may keep pets, and seasonal renters, who may not. That policy is a summary, and the declaration and rules are the controlling text.
The association does not publish a number. “Reasonable number” is a standard the board applies, and a buyer with several animals should get the answer in writing before closing. Because there are no size or weight limits, a buyer with a large dog is not excluded by the association’s description.
The Foundation’s rules and regulations govern conduct in the Foundation’s common areas. A Breakwater pet owner should read them, because the beaches and tram are Foundation property and the Foundation’s rules, not the association’s, apply there.
Federal and Florida fair housing law treat service and assistance animals differently from pets, and a declaration’s pet rules are applied with that in mind. A buyer or renter who relies on an assistance animal should raise it with the association through its normal process.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Collier County lists all 27 Breakwater at Pelican Bay buildings on its milestone inspection list, 25 with a 2033 due date and two with 2003, while Florida’s milestone and structural reserve laws apply to condominium buildings of three stories or more. Whether a Breakwater building meets that height test is a question for the association’s counsel.
Section 553.899(3)(a) of the Florida Statutes applies the milestone inspection requirement to condominium and cooperative buildings “three habitable stories or more in height as determined by the Florida Building Code.” The statute is the state’s milestone inspection law, and the county posts its milestone inspection requirements and a saltwater map that bear on the schedule.
Section 718.112(2)(g) of the Florida Statutes requires a structural integrity reserve study for condominium buildings “three stories or higher.” The statute on association bylaws and reserves lists the components the study must cover and ties the reserve requirement to the study. As with the milestone rule, the height test decides whether a Breakwater building is in.
Collier County’s milestone buildings by year list has 25 Breakwater building rows with a milestone due date of January 1, 2033, and certificate-of-occupancy dates from 1996 to 1998. Two further Breakwater rows show a January 1, 2003 due date, which cannot be right for buildings that received occupancy certificates in the 1990s, and a row with a misspelled Pelican Bay I label sits at an address outside Breakwater. We read those as county data entries to confirm, and we do not rely on them. The list has no column for the number of stories.
The association describes Breakwater as low-rise, with first-floor and second-floor residences, and the roll’s repeating eight-residence pattern across 27 buildings is consistent with two residential levels. The county lists the buildings anyway. Both facts are on the public record, and neither tells a buyer whether a particular building is within the statutes, because the test is habitable stories as determined by the Florida Building Code. We do not tell buyers the answer. We tell them to ask the association for its written position, and to ask whether a milestone inspection or a structural reserve study has been done for each of the 27 buildings.
Under s. 718.503(2)(a), a condominium seller delivers the declaration and governing documents, the budget and financial statements, the milestone inspection summary if one applies, and the structural integrity reserve study or a statement that none has been completed. A resale contract must carry the seven-day acknowledgment or voidability clause, and under (2)(e) contracts after December 31, 2024 must state in conspicuous type whether the milestone inspection or the reserve study is required and completed. The disclosure statute is the text.
At Breakwater we ask the association, in writing, three questions before a listing goes live: does it consider each building subject to the milestone and reserve-study statutes, has an inspection or study been completed, and what do the results say about reserves. A seller who has the answers in the file at listing prevents the seven-day window from becoming a negotiation.
Florida’s 2025 condominium bill, House Bill 913, changed several deadlines and disclosure requirements in the milestone and reserve provisions. A buyer reading an older article or an older estoppel should confirm which version of the statute it describes.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
FEMA’s flood map places the five Breakwater at Pelican Bay addresses we queried in Zone X, the 0.2 percent annual chance flood hazard, outside the special flood hazard area and with no base flood elevation. Collier County is a Community Rating System Class 5 community, and Hurricane Ian in 2022 is the benchmark storm.
We queried FEMA’s National Flood Hazard Layer at five addresses across Bentwater Circle, Sailaway Lane and Breakaway Lane on October 7, 2026, through the FEMA National Flood Hazard Layer service. All five returned Zone X, the 0.2 percent annual chance flood hazard in a coastal zone. The special flood hazard area flag was false and no base flood elevation applies. The two flood map panels involved were 12021C0381J, for the Bentwater Circle addresses near the south end, and 12021C0193J, for the northern addresses on Sailaway Lane, Bentwater Circle and Breakaway Lane, both effective February 8, 2024.
Zone X is a moderate-to-low hazard designation, not an absence of risk. A 0.2 percent annual chance flood is a 1-in-500 event in any given year, and Hurricane Ian showed that Pelican Bay’s beaches and low-lying facilities can take a significant hit. Flood insurance is available outside the special flood hazard area and is usually cheaper there, and a buyer who is financing in Zone X is not required to carry it. The FEMA Map Service Center lets any buyer look up a specific address.
Collier County participates in FEMA’s Community Rating System and holds a Class 5 rating with a 25 percent discount on flood insurance premiums in the special flood hazard area. The program is described on FEMA’s Community Rating System page, and the county’s floodplain management page and 2026 flood protection newsletter describe what residents can do. Because Breakwater’s sampled addresses are outside the special flood hazard area, the 25 percent figure is a countywide fact, not a Breakwater discount.
The Foundation’s October 12, 2022 recovery update, which the association hosts on its site, describes Ian’s effect on Foundation facilities: the Community Center on Pelican Bay’s highest point fared relatively well, with wind and rain damage, while the beach facilities took significant damage and the Commons lower level took water. The update is the Foundation’s Ian recovery update, and the National Hurricane Center’s Hurricane Ian report is the storm’s official record. We did not source Breakwater building damage from Ian and do not state any.
A condominium owner’s insurance has two parts. The association carries a master policy under s. 718.111 for the property it must insure, and the owner carries a policy for contents, improvements, loss assessment and personal liability. Collier County publishes a condominium flood coverage guide that explains how flood coverage works for unit owners. The Florida Office of Insurance Regulation’s wind mitigation resources explain the inspection that can lower a wind premium. We ask every buyer to get an insurance quote on the specific residence before the seven-day window closes.
Collier County’s December 2025 beach renourishment update reports that Pelican Bay Beach work from the north pavilion to Brighton was complete and that Pelican Bay work continued through January and February 2026, following the county’s October 2025 notice. Beach condition affects the Foundation’s amenities, not the Breakwater buildings, but it is part of the context a buyer reads before paying a $15,000 capital assessment.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Collier County Public Schools zone every Breakwater at Pelican Bay address we checked to Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School, three schools that the district’s 2024-2025 grade report shows as straight-A schools for five years. School zoning is set by the district by address and can change, so confirm the address before any decision.
We checked five Breakwater addresses across Bentwater Circle, Sailaway Lane and Breakaway Lane against the district’s school zone lookup, and all five returned the same three schools. The table adds the free-flow drive time from the corner of US 41 and Vanderbilt Beach Road, which is a short drive east of Breakwater, so the real drive from a Breakwater driveway is a few minutes longer.
| School | Level | Drive from US 41 and Vanderbilt Beach Road | Grade record |
|---|---|---|---|
| Sea Gate Elementary | Elementary | 6 minutes (2.9 miles) | Straight A for five years |
| Pine Ridge Middle School | Middle | 7 minutes (3.6 miles) | Straight A for five years |
| Barron Collier High School | High | 9 minutes (4.6 miles) | Straight A for five years |
Sources: Collier County Public Schools zone lookup, queried October 7, 2026; Collier County Public Schools 2024-2025 school and district grades; OSRM free-flow routing matrix, July 1, 2026.
The district’s 2024-2025 school and district grades report is the source for the straight-A record. The state grade is one measure, and it does not describe a particular classroom. We state the record and send buyers to the district for enrollment rules, programs and any change to zoning for the coming year.
Zones are redrawn from time to time, and Collier offers choice and magnet programs that do not depend on the home address. A buyer with school-age children should check the current zone map, ask the district about capacity at the zoned school, and confirm the answer in writing, because a listing’s school information is not a guarantee.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
Breakwater at Pelican Bay’s building permits are not listed on this page, because we did not pull them, and we say so rather than guess. Collier County’s CityView portal shows the permit history of any address, and a Breakwater buyer should pull the history for the specific residence before closing, especially for lanai enclosures, windows and doors.
We pulled the milestone building list, the flood map, the tax roll and the recorded sales for Breakwater. We did not pull individual building permits for the 217 condominium parcels, so we cannot say how many lanais were enclosed, how many roofs were replaced or how many residences have open permits. A seller who tells you everything is permitted is making a claim you can check in minutes.
The county explains the process on its permit history and permit search page and runs the system from its building permits and construction page. Search by street address, read each permit’s type and status, and confirm that each one reached a final inspection. For a full permit file, the county’s Records Room takes requests. We run this search for every Breakwater listing and every Breakwater offer.
Five kinds of work matter most in a 1996 to 1998 condominium: a lanai enclosure, window and door replacement, air-conditioning replacement, a water-heater change and any structural or electrical alteration. Roofs are normally the association’s under the declaration, so a roof permit under an owner’s name would be unusual, and a buyer should ask why. For an enclosed lanai, the permit, the final inspection and the association’s and Foundation’s approvals should all exist.
Several permitted public and private projects sit around Breakwater: the Foundation’s Community Park racquet complex, the Pelican Bay Services Division’s sidewalk replacement program and its new maintenance facility, the 2025 to 2026 beach renourishment and the Waterside Shops redevelopment. Each is documented in the county’s agendas and the press, and none is a Breakwater permit.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The largest projects near Breakwater at Pelican Bay are Collier County’s widening of Vanderbilt Beach Road from four to six lanes, the Foundation-funded Community Park racquet complex that opened in January 2026, the redevelopment of Waterside Shops, and two Gulf-side residential projects, the Ritz-Carlton Residences and Epique.
Collier County will widen Vanderbilt Beach Road from four to six lanes for about 1.8 miles, from just east of US 41 to about Fontana Del Sol Way, with improved intersections, bike lanes and drainage. The county’s transportation engineering projects page carries the schedule and the project’s handout the design. Breakwater borders Vanderbilt Beach Road, so construction will be visible and audible to the nearest buildings, and the long-term effect is more capacity on the road Breakwater residents use every day.
The park’s racquet complex opened with a ribbon cutting on January 9, 2026 and adds 20 pickleball courts, 10 for members and 10 for the public, and eight Har-Tru tennis courts, three for members. The Gulfshore Business report on the opening and the Naples Press report on the start of construction describe it. The Foundation funded the work on county land, which makes it the closest major amenity change to Breakwater’s north end of the community.
Waterside Shops, on Pelican Bay’s US 41 frontage, is in a multi-year redevelopment described on its redevelopment page. The center’s retail mix is changing and construction continues, which matters to Breakwater because it is a five-minute drive away and part of the neighborhood’s daily errand loop.
A boutique hotel and private club are under construction across US 41 from Waterside, with site work that began in January 2026 and an opening planned for early 2027. Gulfshore Business reported the groundbreaking. It is outside Pelican Bay and not a Breakwater amenity, and it adds to the commercial profile of the US 41 corridor.
The Ritz-Carlton Residences, Naples, a 128-residence condominium on Vanderbilt Beach, topped out in April 2025, per project reporting. Its prices started at $5.2 million, far above Breakwater’s. The relevance to a Breakwater owner is the Vanderbilt Beach Road and Gulf Shore Drive traffic at the north end of Pelican Bay during opening year, and the comparison a buyer makes between new ultra-luxury product and established Pelican Bay condominiums.
Epique is a planned 68-residence, 19-story tower in Pelican Bay with delivery anticipated in the first quarter of 2028, described on the project’s website. It is not recorded on the county roll yet, and it is the only new residential tower inside the community that we found.
The Pelican Bay Foundation filed an administrative appeal in April 2026 challenging a county interpretation that would allow a water-park-style amenity at the Naples Grande resort without a planned unit development amendment, and the appeals were still pending in the most recent coverage we found. Gulfshore Business covered the dispute. The site is at the south end of the community, away from Breakwater, and it is a good example of why the Foundation’s legal costs and the PUD matter to every member.
Breakwater sits inside the Pelican Bay planned unit development, so the zoning question next to Breakwater is the PUD’s, not a separate district’s. The Foundation posts the PUD with its ordinances and the county’s zoning staff can confirm its current status. We did not map each parcel along Breakwater’s boundary, and a buyer who cares about the land next door should ask the county’s zoning staff for the zoning and any pending application at the parcels adjoining the building.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
Breakwater at Pelican Bay sits at the north end of Pelican Bay, a few minutes west of the corner of US 41 and Vanderbilt Beach Road, which puts Mercato two minutes away, Vanderbilt Beach five, Naples Airport 17, Olde Naples 15 and Southwest Florida International 40 in free-flow traffic, before the extra minutes from Breakwater’s driveway.
The times below are free-flow driving times from the corner of US 41 and Vanderbilt Beach Road, from an OSRM routing matrix we ran on July 1, 2026. Breakwater is a short drive west of that corner, so add a few minutes to each.
| Destination | Drive time | Miles |
|---|---|---|
| Southwest Florida International Airport | 40 minutes | 28.2 |
| Naples Airport | 17 minutes | 8.8 |
| Olde Naples | 15 minutes | 7.9 |
| Mercato | 2 minutes | 0.6 |
| Vanderbilt Beach | 5 minutes | 1.6 |
| Waterside Shops | 5 minutes | 2.6 |
| Artis-Naples | 6 minutes | 2.7 |
| NCH North Naples Hospital | 6 minutes | 2.7 |
| NCH Baker Hospital | 14 minutes | 7.1 |
| Sea Gate Elementary | 6 minutes | 2.9 |
| Pine Ridge Middle School | 7 minutes | 3.6 |
| Barron Collier High School | 9 minutes | 4.6 |
Southwest Florida International is 40 minutes in free flow and 28.2 miles, and Naples Airport is 17 minutes and 8.8 miles. Free-flow times do not include season traffic on US 41 and Interstate 75, so a buyer who flies often should test the drive at the hour they will make it.
The Pelican Bay beaches are the Foundation’s, reached by tram, and Vanderbilt Beach is a five-minute drive. Mercato, two minutes from the corner, and Waterside Shops, five, handle most errands, and Olde Naples is 15 minutes for the downtown dining and the pier.
NCH North Naples Hospital is six minutes from the corner, and the NCH Baker campus is 14. Artis-Naples, the performing and visual arts campus, is six minutes away and describes its history on its history page. The NCH hospital’s location is on its North Naples hospital page.
Free-flow times understate winter and spring drives, and the Vanderbilt Beach Road widening will add construction delay on the road Breakwater uses. We tell buyers to drive the route to their most frequent destination at the busiest hour before making an offer.
The Foundation runs a tram service that connects the community to the beach, and the community’s sidewalks and boardwalks connect the neighborhoods to the community center and the park. A Breakwater resident can walk to the community center and the north tennis courts and take the tram to the beach.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Among eight comparable Pelican Bay condominium neighborhoods, Breakwater at Pelican Bay ranks second on 12-month median price at $1,188,000, behind only Crescent at $1,322,500, and second on closings, with 17 sales in the last 12 months against 18 for Crescent and between 4 and 11 for the other six.
| Neighborhood | Units | Product | Year built | 12-month MLS closings | 12-month median |
|---|---|---|---|---|---|
| Breakwater at Pelican Bay | 217 | Two-level garden condominium | 1996 to 1999 | 17 | $1,188,000 |
| Crescent at Pelican Bay | 148 | Mid-rise (four 3-story buildings) and 2-story garden buildings | 1992 to 1997 | 18 | $1,322,500 |
| San Marino at Pelican Bay | 88 | Two-story garage-home condominium (eight buildings) | 1991 | 4 | $1,150,000 |
| Avalon at Pelican Bay | 174 | Gated garden condominium | 1992 to 1994 | 9 | $590,000 |
| Pebble Creek at Pelican Bay | 264 | Garden condominium, 17 low-rise buildings | 1994 to 1996 | 8 | $1,130,000 |
| Calais at Pelican Bay | 131 | Carriage homes and mid-rise | 1990 to 1992 | 7 | $1,100,000 |
| Laurel Oaks at Pelican Bay | 160 | Low-rise garden condominium | 1990 to 1991 | 11 | $645,000 |
| L’Ambiance at Pelican Bay | 188 | Garden homes and coach homes, gated | 1995 to 1996 | 8 | $746,000 |
Sources: Southwest Florida MLS, 12-month closings counted over the roster window ending September 30, 2026 (Breakwater’s October 7, 2026 pull gives the same 17 closings and $1,188,000 median); Collier County Property Appraiser, 2026 tax roll, for unit counts and years built. Breakwater’s 217 is the county’s condominium parcel count; our roster of Pelican Bay neighborhoods lists 218 because it also counts one detached house.
Breakwater’s $1,188,000 median is $134,500 below Crescent’s $1,322,500, $58,000 above Pebble Creek’s $1,130,000, $88,000 above Calais’s $1,100,000 and $38,000 above San Marino’s $1,150,000. It is $442,000 above L’Ambiance, $543,000 above Laurel Oaks and $598,000 above Avalon. The group splits into a $1.1 million to $1.3 million cluster and a $590,000 to $746,000 cluster, and Breakwater is in the upper one.
Breakwater is the youngest neighborhood in the table, built from 1996 to 1999 against 1990 to 1997 for the rest. Its two-level garden buildings are a different product from the buildings at Crescent and Calais and from San Marino’s two-story garage homes, and a buyer who wants a two-level garden condominium is choosing between Breakwater, Pebble Creek, Avalon and Laurel Oaks, with Breakwater the newest.
Crescent at Pelican Bay has the most similar volume, at 18 closings in 12 months, and the highest median, with a mix of mid-rise and garden buildings. Pebble Creek at Pelican Bay is a garden condominium of 17 low-rise buildings with a median within $58,000 of Breakwater’s but only 8 closings. For a buyer deciding between the two, the right comparison is the same size and the same fee stack.
Avalon at Pelican Bay, Laurel Oaks at Pelican Bay and L’Ambiance at Pelican Bay sit at 12-month medians of $590,000, $645,000 and $746,000. Valencia at Pelican Bay, at 135 units built from 1988 to 1990, had 4 closings at a $760,000 median. The Foundation’s per-unit assessment and the $15,000 capital assessment are community-wide charges, so a lower price makes them a larger share of the carrying cost.
The table compares what the MLS and the county roll record. It does not compare the neighborhoods’ own association assessments, reserves, milestone status or leasing rules, which are member documents, so it is a starting point for a conversation and not a ranking of value.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
Breakwater at Pelican Bay and San Marino at Pelican Bay are both Pelican Bay condominiums with 12-month medians within $38,000 of each other, $1,188,000 and $1,150,000, but they are different products: Breakwater is 217 parcels of two-level garden buildings with 17 closings in a year, and San Marino is 88 units with 4.
| Breakwater at Pelican Bay | San Marino at Pelican Bay | |
|---|---|---|
| Units | 217 condominium parcels, 216 residences plus a clubhouse parcel | 88 |
| Built | 1996 to 1999 | 1991 |
| Product | Two-level garden condominium buildings | Mid-rise or attached condominium |
| Governance | Five condominiums, one association | One condominium association |
| Heated size on the county roll | 1,703 or 1,831 square feet | 1,635 to 2,180, median 1,867.5 |
| 12-month closings | 17 | 4 |
| 12-month median | $1,188,000 | $1,150,000 |
| 12-month range | $890,000 to $1,700,000 | $975,000 to $1,390,000 |
| 12-month price per square foot | $601 | $575 |
| 12-month days on market | 44 (16 sales) | 14 (4 sales) |
| 12-month sale-to-list | 94.7 percent (16 sales) | 96.6 percent (4 sales) |
| 36-month closings and median | 44 at $1,212,500 | 10 at $1,187,500 |
| 60-month closings and median | 73 at $1,150,000 | 13 at $1,200,000 |
| Active listings | 1, at $1,377,000 | 3: $1,200,000 pending, $999,000 and $875,000 active |
| Months of supply | 0.7 | 6.0 |
Sources: Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser, 2026 tax roll. Days on market and sale-to-list exclude sales entered after closing.
Breakwater’s 17 closings in 12 months against San Marino’s 4 are the clearest difference. At one active listing and 0.7 months of supply, Breakwater is a seller’s market by the usual convention, and at three listings and 6.0 months, San Marino is a buyer’s. San Marino’s 4 closings are a small sample, and we caution against reading its $1,150,000 median as more than a range.
The medians are close, and the price per square foot is not, at $601 for Breakwater and $575 for San Marino over 12 months. Over 60 months the order flips, with San Marino’s median at $1,200,000 on 13 closings against Breakwater’s $1,150,000 on 73. A residence’s size, age and building matter more than the neighborhood label, so we price from the nearest sales in the same size band.
Breakwater’s two roll sizes are 1,703 and 1,831 square feet. San Marino’s 88 units range from 1,635 to 2,180 square feet on the roll, so a buyer will find a wider choice of size there and a more uniform floor plan at Breakwater. Breakwater’s buildings are two-level garden buildings with garages. San Marino is an attached condominium of eight two-story garage-home buildings, with no elevator, so both are low-rise products with garages.
Breakwater is five recorded condominiums operated by one association, and San Marino is one condominium with its own association. Reading Breakwater’s documents means finding the right declaration among five, while San Marino has one. Both sit inside the Pelican Bay Foundation and are subject to the Foundation’s $3,435 assessment and $15,000 resale capital assessment.
A buyer who wants a garage, a newer building and the volume of a larger neighborhood, and who accepts the work of reading five declarations, should look at Breakwater. A buyer who wants a smaller association, a wider range of sizes, and a two-story garage home, and who is willing to accept a thinner resale market, should look at San Marino at Pelican Bay. Many buyers should see both, because the price difference is small and the daily experience is not.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The main advantages of buying at Breakwater at Pelican Bay are volume, vintage and a repeating two-plan product with garages in a neighborhood with its own pool and clubhouse, and the main costs are the layered charges, five declarations to read and an open milestone and reserve-study question for 27 buildings.
Selling at Breakwater? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers.
If you’re searching for a Breakwater at Pelican Bay listing agent, or thinking, ‘I need someone to sell my Breakwater home…’ you are selling into 17 closings a year at a $1,188,000 median, to a buyer who reads the milestone record and the fee stack before touring. McGreevy and Comisar sell Breakwater on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Breakwater’s two floor plans, five declarations and one association make it a neighborhood where the size band, the paperwork and the permits decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Breakwater listing, along with the document file a Breakwater buyer’s lender, insurer and attorney ask for in week one.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Breakwater has seen 17 resales in the Southwest Florida MLS (pulled October 7, 2026).
Selling at Breakwater differs from selling a generic Naples condominium in five ways. The association has power under its restated articles to approve or disapprove transfers as the declarations provide, so a sale may need approval. The Foundation has no right of first refusal and charges the buyer a $15,000 resale capital assessment and the seller a $250 estoppel. The two roll sizes price about $254,000 apart at the median, so the size band matters more than the street. Any enclosed lanai needs its permit and approvals in the file. And Collier County lists all 27 buildings on its milestone list, so the buyer will ask for the association’s position before the seven-day review ends.
Start with a free Pelican Bay home valuation and a Breakwater price opinion from Jesse, or call Jesse direct at (239) 898-6072. It takes about a minute, and the follow-up uses the Breakwater sales that fit your residence: the same size band, adjusted for lanai, condition and garage. An automated estimate cannot tell a 1,703 square foot residence from a 1,831 square foot one, and the recorded Breakwater sales of the last five years span $650,000 to $1,700,000. We price to the difference. You can also use our general home valuation page.
(239) 898-6072, text or call. Confidential conversations welcome. For the plan we use across the community, read how we sell homes in Pelican Bay; a dedicated Sell My Home in Breakwater at Pelican Bay page is planned.
For a well-prepared residence priced to its size band’s recent sales, the numbers support it. Breakwater closed 17 residences in 12 months with one active listing, which is 0.7 months of supply, but none of the 16 MLS-marketed sales closed at or above its final list price, so price to the sales rather than to the first number.
Against its size band. Over 60 months the 1,831 square foot band sold at a median $1,255,000 and the 1,703 square foot band at a median $1,001,000, a difference of $254,000. Condition, lanai and garage move a residence within its band; a list price that ignores the band usually sits.
The association’s restated articles give it power to approve or disapprove transfers as the declarations provide, so read the declaration for your condominium and give the association the contract promptly. The Foundation does not approve transfers and has no right of first refusal.
The milestone and reserve-study position, the fee stack and the leasing limits. Have the statutory package, both estoppels and your permit file ready before the first showing.
Yes, subject to the lease and to the leasing rules of the association and the Foundation. Give the buyer’s agent the lease terms at the first showing, because a buyer’s timeline depends on the lease end.
The buyer pays it for deeds recorded on or after October 1, 2026. The seller pays the Foundation’s $250 estoppel and its $100 expedite charge if requested. The contract can allocate costs differently, but most do not.
The median Breakwater sale in the last 12 months took 44 days on market and, over 60 months, 22 days. Add the association’s estoppel, due within 10 business days of the request, and the buyer’s seven-day review.
Selling a Breakwater at Pelican Bay residence at the last 12 months’ median of $1,188,000 carries known fixed costs of about $8,865 to $9,084 at the statutory caps: $8,316.00 in deed stamps, the Foundation’s estoppel and the association’s estoppel, before commission, any mortgage payoff, and the cost of assembling the condominium document package.
| Cost | Amount | Basis |
|---|---|---|
| Documentary stamp tax on the deed | $8,316.00 | $0.70 per $100 of $1,188,000 |
| Foundation estoppel | $250 | $350 if expedited |
| Association estoppel | Up to $299 | Up to $418 if expedited, as we read the state’s current caps |
| Known fixed total | $8,865 | $9,084 with both expedited |
Commission, any mortgage payoff, repairs and closing-agent fees come on top and depend on the listing agreement and the loan.
Commission is negotiable and is set in the listing agreement, and we explain our terms in the first conversation. We do not publish a rate on this page because the right structure depends on the residence and the plan for marketing it, and as Top 1% Real Estate Agents Nationally Since 2008 we put the terms in writing before you sign.
Florida requires the seller of a condominium resale to deliver the document package at the seller’s expense, and the buyer has seven days, excluding Saturdays, Sundays and holidays, to cancel after receiving it. We assemble the package before the first showing so the seven days start on the day the contract is signed.
A Breakwater seller controls four things: the size-band pricing, the permit and approval file for any enclosed lanai, the timing of the estoppels and the readiness of the document package. Each one shortens the time from contract to closing, and none costs more than the time to ask for it.
Selling at Breakwater? Request a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Breakwater? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Breakwater at Pelican Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Breakwater’s merger filing, its 2009 restated articles, Collier County’s milestone records and every recorded Breakwater sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Breakwater at Pelican Bay 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 North Naples market that Breakwater 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 Breakwater page the credential that matters more is narrower than any award: we tracked every qualified Breakwater sale in the county’s file back to 1996, and in the last 12 months we tracked all 17 Breakwater closings in the Southwest Florida MLS against the county’s deed record, matching 14 at the identical price and finding that the other three closed after the county file’s last recorded sale.
McGreevy and Comisar is a top-reviewed Breakwater at Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Marko Zegarac, verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Tim Goff, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
Selling a Breakwater at Pelican Bay home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Breakwater at Pelican Bay? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Breakwater, see our guide to Crescent at Pelican Bay, our guide to Pebble Creek at Pelican Bay and our Naples guide. Buyers across the community can start with buying a home in Pelican Bay.
These are the questions buyers ask most about Breakwater at Pelican Bay, the five-condominium neighborhood on Bentwater Circle, answered from state, county and FEMA records and the Southwest Florida MLS. Our team, Top 1% Real Estate Agents Nationally Since 2008, answers them for every buyer.
Breakwater at Pelican Bay is a garden condominium neighborhood inside Pelican Bay in Naples: 216 residences in 27 low-rise buildings plus a clubhouse parcel, recorded as five condominiums in 1996 and 1997 and operated since 1999 by one corporation, The Breakwater Commons Association, Inc.
At the north end of Pelican Bay, in the 34108 zip code, on Bentwater Circle (addresses 700 to 835), Breakaway Lane (800 to 810) and Sailaway Lane (830 to 840). The Pelican Bay Foundation’s community map describes it as situated along North Pointe Drive and bordering Vanderbilt Beach Road.
The county roll records 217 condominium parcels: 216 residences in 27 buildings, eight per building, plus a 1,450 square foot clubhouse parcel. The state registry counts 217 units across the five condominiums, and the association’s website counts 217 residences in 28 buildings.
The Collier County Property Appraiser records 108 residences at 1,703 square feet and 108 at 1,831 square feet. The MLS reports living areas from 1,690 to 1,977 square feet on the same buildings, which the association’s note about enclosed lanais may explain in part.
The county roll shows 112 residences built in 1996, 56 in 1997 and 48 in 1998, with the clubhouse parcel built in 1999. The association’s website describes the first building in 1996 and completion in 1999.
Both. It is five recorded condominiums, each with its own declaration, operated by one association. Florida law calls that arrangement a multicondominium in s. 718.103(23), meaning two or more condominiums operated by the same association.
The Breakwater Commons Association, Inc., a Florida not-for-profit corporation filed in 1996 and active today. It was the surviving corporation when the five original condominium associations merged in March 1999, and its 2009 restated articles give each unit one vote.
From the legal description in the deed or the title commitment, which names the condominium. The association’s site plan shows the 27 buildings, and the state registry lists the five projects with their recorded dates.
In the last 12 months the median sold price was $1,188,000 on 17 closings, from $890,000 to $1,700,000. Over 60 months the median was $1,150,000 on 73 closings, from $650,000 to $3,000,000, and the larger size band sold at a median about $254,000 above the smaller.
Seventeen in the last 12 months and 18 in the 12 months before that. Over 60 months there were 73 closings, an average of 14.6 a year, enough for a reliable median and not enough for a median by street or floor.
The median was 44 days on market over 12 months, with six of 16 selling within 30 days and six taking 90 days or more. Over 60 months the median was 22 days, so the last year was slower than the five-year pattern.
The median sale-to-list ratio was 94.7 percent over the last 12 months, and none of the 16 MLS-marketed sales closed at or above its final list price. Over 60 months, 17 of 70 closed at or above list.
Twelve of the 17 closings in the last 12 months fell between June and September, with five in June alone. The pattern is a year of data, not a rule, but it is a reason to expect a slower winter.
Four recurring charges and one at closing: the association’s own assessment, which is member-only; the Pelican Bay Foundation’s $3,435 for FY2027; the county’s $1,250 Pelican Bay Services Division charge; property taxes; and the Foundation’s $15,000 resale capital assessment, paid by the buyer.
A Foundation charge on deeds recorded on or after October 1, 2026, paid by the buyer. It rises 3.5 percent a year from October 1, 2027, to $15,525. A one-time exemption exists for an owner moving within Pelican Bay, with a $1,000 processing fee.
The FY2027 approved budget splits it into $2,180 for operations, $497 for the replacement reserve and $758 for bulk media, billed quarterly at $858.75. The Foundation bills the condominium association, and the association passes it through in its own assessment.
A county charge funding common infrastructure in Pelican Bay, shown on the county’s page at $1,250.00 for FY2027, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. It appears on the Collier County tax bill.
No. The Foundation does not approve transfers and has no right of first refusal, although a condominium sub-association may require approval. At Breakwater, the association’s articles give it the power to approve or disapprove transfers as the declarations provide.
Its restated articles give it that power as the declarations provide, so it depends on the declaration for your condominium. The Foundation’s estoppel form asks the association whether board approval or a right of first refusal applies, so the answer is documented at closing.
Yes, within limits. The Foundation’s 2019 amendment allows two leases per calendar year, the association’s website says three with a 30-day minimum, and the governing documents control. Assume two until an attorney has read the documents.
Yes. The association’s website says owners may keep a reasonable number of pets, with no size or weight limits, leashed outside. Annual renters may keep pets and seasonal renters may not.
We found no age restriction in the public record for Breakwater. The recorded declarations control, and a buyer who needs certainty should have an attorney read the one for the building.
Yes. The association describes a pool with whirlpool, a fitness center with sauna and a clubhouse with a kitchen, restrooms and a library, and it hosts social events. The Foundation’s amenities are separate and available to every member.
Yes. The association describes oversize garages and says second-floor residences have a garage of about 2.5 cars, with nine offering three cars. We have not measured them, so measure on the tour.
FEMA’s map shows Zone X, the 0.2 percent annual chance flood hazard, at all five Breakwater addresses we queried, outside the special flood hazard area and with no base flood elevation. Zone X is not zero risk, and flood insurance is available.
We did not source Breakwater building damage from Ian. The Foundation’s October 12, 2022 update, which the association posts on its site, describes damage to Foundation facilities such as the beach restaurants and the Commons, not Breakwater’s buildings. Ask the association and the insurer.
Collier County lists all 27 buildings on its milestone inspection list, but Florida’s milestone and reserve-study laws apply to buildings of three habitable stories or more. Whether a Breakwater building meets that test is for the association’s counsel, so ask for its written position.
The district’s zones for the five Breakwater addresses we checked are Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School, each with a straight-A record over five years. Confirm the zone for your address before you buy.
Southwest Florida International is about 40 minutes and Naples Airport about 17 in free flow from the corner of US 41 and Vanderbilt Beach Road, plus a few minutes from Breakwater. The Foundation’s beach is reached by tram.
Not as a practical matter. Breakwater sits at the north end of the community, and the Foundation’s beach access is by its tram service. Vanderbilt Beach is a five-minute drive from the corner of US 41 and Vanderbilt Beach Road.
Breakwater’s 12-month median was $1,188,000 on 17 closings, and San Marino at Pelican Bay had $1,150,000 on 4. Breakwater is two-level garden buildings built from 1996 to 1999, San Marino is 88 attached garage-home units in eight two-story buildings built in 1991.
Crescent at Pelican Bay had 18 closings and a $1,322,500 median over the last 12 months against Breakwater’s 17 and $1,188,000. Crescent mixes mid-rise and garden buildings of 1992 to 1997, and Breakwater is newer.
It shares the street and the marketed name, but the county roll places it in a different subdivision and it is not one of the five condominiums. It was built in 2022 and sold for $3,000,000 in April 2025. We do not know whether it belongs to the Commons Association.
No. Breakwater at Ward Creek is an unrelated Florida corporation, and The Breakwater Condominium Association, Inc. is an unrelated corporation dissolved in 2005. The Breakwater on this page is the five-condominium neighborhood on Bentwater Circle.
The declaration, articles, bylaws and rules, the budget and year-end financial statement, the milestone inspection summary if one applies, and the structural integrity reserve study or a statement that none is complete. Florida law makes the seller deliver them at the seller’s expense.
Seven days, excluding Saturdays, Sundays and holidays, under s. 718.503. A resale contract must carry the acknowledgment or voidability clause, and contracts after December 31, 2024 must state in conspicuous type whether a milestone inspection or reserve study is required and completed.
The size band, the floor, the garage dimensions, any enclosed lanai and its permit, the air conditioning and window ages, the condition of the building exterior and roofs, and the pool and clubhouse. Then ask for the milestone and reserve-study position in writing.
These are the questions Breakwater at Pelican Bay owners ask most when they think about selling, answered from the Southwest Florida MLS, the county’s tax roll, the Foundation’s documents and Florida statutes. For a price from the Top 1% Real Estate Agents Nationally Since 2008, call Jesse direct at (239) 898-6072.
It depends on its size band, condition, lanai and garage. In the last 12 months Breakwater residences sold from $890,000 to $1,700,000, with a median of $1,188,000 on 17 closings. A price opinion from the nearest sales in your size band is more reliable than the neighborhood median.
Yes. Over 60 months the 1,831 square foot band sold at a median of $1,255,000 on 33 closings and the 1,690 to 1,703 band at about $1,001,000 on 24, a gap of $254,000. We price a residence against its own band.
Breakwater closed 17 residences in 12 months and has one active listing, 0.7 months of supply. But the median sale-to-list ratio was 94.7 percent and none of the 16 MLS-marketed sales closed at or above list, so price to the recent sales.
The median in the last 12 months was 44 days on market, and over 60 months it was 22. Add the association’s estoppel, due within 10 business days of the request, and the buyer’s seven-day review window before closing.
At the $1,188,000 median, the known fixed costs are $8,316.00 in deed stamps, the Foundation’s $250 estoppel and the association’s estoppel, about $8,865 in all at the caps, before commission, any payoff and the document package.
The association’s restated articles give it the power to approve or disapprove transfers as the declarations provide, so read the declaration for your condominium and give the association the contract promptly. The Foundation does not approve transfers and has no right of first refusal.
The declaration, articles, bylaws and rules, the budget and year-end financial statement, the milestone inspection summary if one applies, and the structural integrity reserve study or a statement that none is complete, at your expense, under s. 718.503.
A Florida resale condominium contract must give the buyer seven days, excluding Saturdays, Sundays and holidays, after receiving the documents to cancel. We assemble the package before listing so the seven days start the day the contract is signed.
The buyer’s deposit is returned, and the residence goes back on the market. Delivering a complete package early, and answering the milestone and reserve-study questions in advance, is the best way to prevent it.
Within 10 business days of the request under s. 718.116(8). The statute sets base fees of $250, plus $100 for delivery within 3 business days and $150 if the account is delinquent, adjusted every five years, so request it early.
A certificate from the Pelican Bay Foundation confirming your account is current, at $250 plus $100 to expedite, paid by the seller. The Foundation’s estoppel form for 2026 to 2027 also records the resale capital assessment due from the buyer.
The buyer, for deeds recorded on or after October 1, 2026. It rises 3.5 percent a year from October 1, 2027, to $15,525. A buyer who is moving within Pelican Bay may qualify for a one-time exemption with a $1,000 processing fee.
In Collier County the seller customarily pays the documentary stamp tax, $0.70 per $100, which is $8,316.00 on $1,188,000, and the buyer customarily pays for the owner’s title policy. The contract can allocate them differently.
Yes. It is a cash cost at closing that the price does not show, and a buyer who learns of it late renegotiates. We put it in the first conversation with every buyer’s agent.
Resolve it before listing. The buyer’s inspection and the estoppel are the places it surfaces, and an unpermitted enclosure can mean an open permit, a required inspection or the association’s and Foundation’s approvals. Start by pulling the permit history for your address.
Through Collier County’s CityView portal and the county’s permit history and permit search page, by street address. Read each permit’s status and confirm it reached a final inspection, and ask the county’s Records Room for any full file.
If a milestone inspection or structural integrity reserve study applies to your building, the summary or the report must be delivered, and if none has been completed, a statement to that effect. Ask the association for its written position early.
Then the contract’s conspicuous statement says it is not required, and the buyer decides whether to accept that. Collier County lists all 27 Breakwater buildings, so expect the question, and have the association’s written answer in the file.
Yes, subject to the lease and the leasing rules of the association and the Foundation. Tell the buyer’s agent the lease terms and end date at the first showing, because a buyer’s timeline and financing depend on them.
It affects investor buyers. The Foundation allows two leases per calendar year and the association’s website says three, so an investor will assume two. A seller who has written confirmation of the current rule from the association gives that buyer certainty.
They can. The association describes oversize garages, with a 2.5-car garage on second-floor residences and nine with three cars, and many owners have enclosed their lanais. Buyers pay for finished, permitted space and for a garage that fits their vehicles, so document both.
Only where it pays. We compare your residence with recent sales in the same size band and recommend the two or three items buyers in that band reward, usually paint, floors, lighting and the lanai. We do not recommend a renovation that the nearest sales do not support.
Show the lanai, the garage and the light, and keep the floor plan open. Because the residences repeat two plans, buyers compare yours with another of the same plan, so condition and presentation decide the choice.
Check the declaration and the association’s rules, and the Foundation’s rules for the community. We market through the MLS, professional photography, video and scheduled showings, which do not depend on a sign.
The Foundation controls community entry and offers a realtor guest card request form for showings, and the association’s site says visitors should contact the owner for a gate access code. We arrange access for every showing in advance.
The milestone and reserve-study position, the fee stack and the leasing limits, then flood and insurance. Have the statutory package, both estoppels and your permit file ready before the first showing.
FEMA’s map shows Zone X at the five Breakwater addresses we queried, outside the special flood hazard area, but buyers still ask for an insurance quote and a wind-mitigation inspection. Ask your insurer for the premium history and share it.
Yes. We offer discretion and off-market capability when a sale needs to stay quiet, and we use the qualified-buyer database for it. The tradeoff is exposure, and we explain it before you decide.
Any unpaid assessments, special assessments, late fees or open violations appear on the estoppel and are paid at closing from your proceeds. Pay anything owed before listing and the estoppel comes back clean.
Call us before you list. We price from recorded sales, tell you what the market supports, and walk through the options with you and your lender, because a sale that does not cover the payoff has to be arranged with the lender in advance.
Ask your tax adviser. We do not give tax advice, but we give you the contract price, the closing statement estimate and the dates your adviser needs.
Yes. We handle showings, the document package, the estoppels and the closing logistics, and most closings can be completed with remote signing. Tell us who holds a key and who can sign.
Twelve of the last 17 closings fell between June and September, with five in June. A listing prepared in the fall meets the winter buyer pool, and a listing that is not ready by spring misses the strongest months of the last year.
Pull your permit history, ask the association for its milestone position and an estoppel estimate, and request a price opinion by size band. Those three steps shorten every Breakwater sale.
Request a free home valuation and a Breakwater price opinion, or call Jesse direct at (239) 898-6072. The follow-up uses the Breakwater sales that fit your residence.
Every Breakwater at Pelican Bay fact on this page comes from a Florida corporate or condominium record, a statute, a county or federal record, a document the Pelican Bay Foundation or the Breakwater association publishes, the Collier County Property Appraiser’s 2026 tax roll, or the Southwest Florida MLS report pulled October 7, 2026.
The sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published roll and sales files, not from any third-party site, and the Southwest Florida MLS is cited as a plain-text source because it is a members-only database.
The Breakwater at Pelican Bay documents below are official public records or the issuing body’s own published documents, linked at the source so you always open the current, unaltered copy. Corporate filings open at the Florida Division of Corporations, statutes at the Florida Legislature, county records at Collier County, and Foundation documents at the Pelican Bay Foundation.
| Document | Issued by | Open it |
|---|---|---|
| Plan of merger of the five Breakwater associations (1999) | Florida Division of Corporations | Open the 1999 merger filing |
| Amended and restated articles of incorporation (2009) | Florida Division of Corporations | Open the 2009 Breakwater articles |
| Milestone buildings by year | Collier County | Open Collier’s milestone building list |
| Saltwater boundary map for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Condominium flood coverage fact sheet | FEMA, via Collier County | Open the condominium flood coverage fact sheet |
| Estoppel certificate form, 2026 to 2027 | Pelican Bay Foundation | Open the Foundation estoppel form |
| FY2027 approved budget package | Pelican Bay Foundation | Open the FY2027 Foundation budget |
| Second amended and restated declaration | Pelican Bay Foundation | Open the Foundation declaration |
| Declaration amendment on leasing (2019) | Pelican Bay Foundation | Open the 2019 leasing amendment |
| Amended and restated bylaws | Pelican Bay Foundation | Open the Foundation bylaws |
| Rules and regulations (December 2024) | Pelican Bay Foundation | Open the Foundation rules |
| Lease application packet, 2027 | Pelican Bay Foundation | Open the lease application packet |
| Resale capital assessment exemption form | Pelican Bay Foundation | Open the exemption form |
| Pelican Bay planned unit development with ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD |
| Breakwater site plan | Breakwater at Pelican Bay association | Open the Breakwater site plan |
| Hurricane Ian recovery update (October 12, 2022) | Pelican Bay Foundation | Open the Foundation Ian update |
| Hurricane Ian tropical cyclone report | National Hurricane Center | Open the Ian report |
| 2024-2025 school and district grades | Collier County Public Schools | Open the school grades report |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Breakwater at Pelican Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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6,575 people live in Pelican Bay - Breakwater, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Pelican Bay - Breakwater, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
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| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Breakwater has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Breakwater do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Breakwater home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
