Pelican Bay - Bridgeway Villas
Bridgeway Villas at Pelican Bay is 60 villa lots on Bridgeway Lane in Naples, a Chapter 720 homeowners' association of attached and detached villas built from 1983 to 1987. Sell or buy with McGreevy and Comisar.
Bridgeway Villas at Pelican Bay is 60 villa lots on Bridgeway Lane in Naples, a Chapter 720 homeowners' association of attached and detached villas built from 1983 to 1987. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Bridgeway Villas is a villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Bridgeway Villas at Pelican Bay is 59 villas on the county’s 2026 tax roll, built from 1983 to 1987 and addressed 601 to 677 Bridgeway Ln, Naples, FL 34108, all on one street at the southern end of Pelican Bay. The recorded declaration counts 60 lots, and this page explains the difference.
The first question a buyer should ask here is the one the county roll gets wrong. The roll codes all 59 parcels as condominium, but that is a county use code, not the legal regime. The recorded declaration describes 60 lots of land, each conveyed in fee simple as a residential homesite, run by a Florida not-for-profit homeowners’ association under Chapter 720, not a condominium association under Chapter 718. That changes the statutes, the approval process, the insurance split and the safety laws that apply, and each of those is covered below.
This page is about Bridgeway Villas at Pelican Bay in Collier County, which the recorded documents spell Bridge-Way Villas and the MLS lists as Bridge Way Villas. It is not The Bridgewater condominium in Bonita Springs, a different property in Collier County’s milestone list, and it is not Bay Villas at Pelican Bay, the neighboring association whose privacy wall it shares. This guide is built from the recorded declaration chain at the Collier County Clerk, the Florida Division of Corporations filing, the association’s own public pages, the Pelican Bay Foundation’s published documents, Florida’s statutes as they read in 2026, Collier County’s flood, zoning and evacuation layers, FEMA’s flood map, and a Southwest Florida MLS pull dated October 7, 2026.
If you own at Bridgeway Villas and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the rule-by-rule detail below will tell you whether this villa neighborhood fits before you tour. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
McGreevy and Comisar are the best realtor for Bridgeway Villas at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Bridgeway read built from the recorded declaration chain and every closing in the MLS file.
If you’re searching for the best realtor for Bridgeway Villas in Pelican Bay, Naples, whether you’re ready to sell your Bridgeway Villas home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Bridgeway Villas for a specific reason. The MLS shows two kinds of villa under one name, attached and detached, and the 12-month median of $2,062,000 sits on only five sales, while the 60-month median of $1,825,000 sits on 18. A listing agent who prices Bridgeway off the 12-month number, or off a Pelican Bay average, or off the condominium coding on the tax roll, will misprice a villa by hundreds of thousands of dollars. We price against the sales and the documents that belong to this street.
Recent Bridgeway Villas track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, the Southwest Florida MLS shows 5 Bridgeway Villas closings (pulled October 7, 2026) at a median sold price of $2,062,000, from $1,590,000 to $3,150,000, for a total of $11,027,000. The median days on market was 4 days, counted on all 5 sales, and the median sale price was 98.0 percent of the final list price. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Bridgeway Villas sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Bridgeway we also build the paperwork file before the first showing, because the Board must approve every sale in writing under Article 11 of the declaration, the buyer’s lender and insurer will ask for the association’s estoppel certificate, and the Pelican Bay Foundation needs its own estoppel and its resale capital assessment collected at closing. We assemble it early so the approval clock starts on day one.
For Bridgeway Villas buyers: the first question is which kind of villa you are buying, because attached and detached homes trade at different prices and carry different party-wall duties. The second is the roof: the declaration requires architectural-grade slate, natural or synthetic, and a roof replacement needs Board and Foundation approval first. The third is the stack of charges, which here runs through three bills: the association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Bridgeway address; we do.
Honors and recognition:
Selling your Bridgeway Villas home? Get a free home valuation priced against the sales of your own villa type, or call Jesse direct at (239) 898-6072.
Buying a home in Bridgeway Villas? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Bridgeway Villas sits on Bridgeway Lane in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County, at the southern end of the community near Waterside Shops and Artis-Naples according to the association’s own website. The villas are addressed from 601 to 677 Bridgeway Ln, and Bridgeway Lane is the only street on the county’s 2026 roll for the neighborhood.
The address range is 601 to 677 Bridgeway Ln, Naples, FL 34108. The Collier County Property Appraiser’s 2026 roll lists 59 residential parcels on that one street, and the Southwest Florida MLS files every sale under the name Bridge Way Villas. Searches for a specific street address land on this page for that reason: there is no second street to confuse it with.
The association’s website describes a tranquil lake, landscaped and preserve views at the southern end of Pelican Bay. The recorded 1982 declaration describes private roads and vehicular patio areas owned or shared by the association, and the 2015 restatement describes common walls, privacy walls and party walls between the villas. We walk the specific villa and the plat with you, because no recorded instrument we read promises a particular view.
The documents describe a lake, not a golf course or the Gulf. Collier County’s zoning layer shows golf-course open space within about 600 meters of the street, which means a golf course is nearby but is not part of the association. The Gulf beach is a Foundation amenity reached by the Foundation’s tram, covered in the amenities section below.
The 2015 declaration describes a privacy wall shared between Bridgeway owners and Bay Villas owners, and a separate privacy wall that abuts the St. William’s Church property and is the Bridgeway owners’ to maintain. Bay Villas is its own association with its own declaration; the two associations recorded an agreement on November 1, 2018 that the Clerk’s index lists in connection with Tract C. We did not read that agreement, so we state only that it exists.
Bridgeway’s nearest comparison in this series is Carlton Place at Pelican Bay, a 28-unit condominium neighborhood on Carlton Place that buyers often tour on the same afternoon. The comparison section below sets the two side by side, including the legal regime, which is the most important difference between them.
Collier County’s zoning and planned-development layers place Bridgeway inside the Pelican Bay planned unit development, with the Pine Ridge Mixed Use Center, Pine Ridge Commons, Goodlette Corners and Mission Square planned developments, commercial districts and a mixed-use activity center within about 600 meters of the five addresses we checked. Community-wide amenities run through the Pelican Bay Foundation, which owns the beach parks and the community center for all of Pelican Bay.
The recorded documents and the Florida corporation record spell the name Bridge-Way Villas, the MLS spells it Bridge Way Villas, and the association’s website and the Collier County street name run it together as Bridgeway. All of them are the same 60-lot villa neighborhood on Bridgeway Ln. If a search or a title report uses one spelling, check the others.
Living in Bridgeway Villas at Pelican Bay means a single-family villa lot from about 1,582 to 3,563 square feet of living area on the county roll, a median of 2,002, in a neighborhood where you own the house and the land under it, the association maintains the roads, common areas and street-side landscaping, and the Foundation provides the beach, tram and community center.
Bridgeway is a small, one-street neighborhood of 59 parcels on the 2026 roll, and the recorded declaration counts 60 lots. What follows is what daily life looks like, drawn from the recorded documents, the county’s records, the association’s public pages and the Foundation’s published documents.
Bridgeway Villas is a villa neighborhood of 60 lots declared on December 15, 1982 by Bridge-Way, Inc., recorded at Official Records Book 998, page 1926, and run since 1982 by Bridge-Way Villas Association, Inc., a Florida not-for-profit corporation. The county roll shows homes built from 1983 to 1987. The association restated its declaration on January 28, 2015, and that restatement, as amended in 2017 and 2024, is the one in force.
The Southwest Florida MLS tags each Bridgeway sale as either an attached home or a single-family or villa-detached home. Of the 18 sales in the last 60 months, 9 were attached and 9 were detached. The two types trade at different prices and carry different obligations for common walls, so a buyer should confirm from the survey which walls a specific villa shares.
The county roll shows living areas from 1,582 to 3,563 square feet with a median of 2,002. The MLS sales in the last 60 months ranged from 1,582 to 2,426 square feet, with 9 of the 18 between 1,800 and 2,099 square feet. A 3,563 square foot parcel on the roll is the outlier, and a buyer should check whether the roll figure includes additions.
The declaration fixes the exterior palette. House walls, garage doors, awnings and wooden fences are painted Bridge-Way Grey; common walls, privacy walls, party walls, screen enclosures, entry gates, entry doors, trim and lighting fixtures are Stock White, also called Bridge-Way White. Roofs must be architectural-grade natural or synthetic slate. The result is a uniform street, which is a deliberate feature of the neighborhood.
The association’s public website says it is managed by Seacrest Southwest Property Management. Florida’s corporation records list the association’s principal address and registered agent as Simons Law Group, PLLC, 1705 Colonial Blvd., Suite C3, Fort Myers, FL 33907, with the registered agent changed on April 10, 2025 and the latest annual report filed April 7, 2026.
The recorded documents describe no clubhouse, neighborhood pool or beach of the association’s own. Pools are private and in-ground only, with no screen enclosure allowed on a pool under section 8.13. It also has a pet limit of two and a ban on certain breeds, a three-leases-a-year cap, and no window air conditioners. Buyers who need a screened pool or unrestricted rentals should look at other Pelican Bay neighborhoods such as Breakwater instead.
The listing data we saw describes the neighborhood as not gated, and the recorded documents do not describe a gate or a guardhouse; the declaration mentions entry gates only as a paint color for gates that exist on lots. The association’s public site carries a members-only security page that we do not describe. Ask the association what access control exists before you rely on one.
Bridgeway Villas at Pelican Bay villas closed 5 times in the last 12 months at a median of $2,062,000, from $1,590,000 to $3,150,000 (Southwest Florida MLS, October 8, 2025 to October 7, 2026). That is a small sample, so we lead with 24 months, the first window with ten or more closings: 11 sales at a median of $1,712,500.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Bridgeway is a thin market: five sales in 2025 and five so far in 2026, none entered after closing, so every figure below uses all of the sales. We name the window and the number of sales beside every figure, label any median built on fewer than ten sales as a small sample, and then split by the two building designs the MLS records. A median that moves about $350,000 between the 12-month and 24-month windows is telling you how few sales stand behind it.
The Southwest Florida MLS pull dated October 7, 2026 counts 11 Bridgeway Villas closings in the 24 months from October 8, 2024, at a median of $1,712,500 (the 6th of 11 prices in order), a low of $1,200,000, a high of $3,150,000 and total volume of $20,505,300. The median sold price per square foot was $967 on 11 sales, the median days on market 90 on 11 sales, and the median sale price was 96.9 percent of the final list price on 11 sales.
Because a median built on five sales can move on one closing, here are all four standard windows, each ending October 7, 2026.
| Window | Closings | Median | Low | High | Volume | Per sq ft | Days on market (n) | Sale-to-list (n) |
|---|---|---|---|---|---|---|---|---|
| 12 months | 5, small sample | $2,062,000 | $1,590,000 | $3,150,000 | $11,027,000 | $1,003 | 4 (5) | 98.0% (5) |
| 24 months | 11 | $1,712,500 | $1,200,000 | $3,150,000 | $20,505,300 | $967 | 90 (11) | 96.9% (11) |
| 36 months | 13 | $1,760,800 | $1,200,000 | $3,150,000 | $25,105,300 | $979 | 61 (13) | 97.0% (13) |
| 60 months | 18 | $1,825,000 | $1,200,000 | $3,150,000 | $34,290,300 | $973 | 48 (18) | 97.3% (18) |
The 12-month median is the 3rd of 5 prices. The 60-month median is the mean of the 9th and 10th prices, which are both $1,825,000. None of the 18 sales in the file was entered after closing, so every sale counts in the days-on-market and sale-to-list figures.
Here is every closing in the 60 months to October 7, 2026, newest first, by month and building design, with no unit numbers or owner names. All are on Bridgeway Ln.
| Closed | Design | Beds and baths | Living area (sq ft) | Sold price | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|
| June 2026 | Attached | 3 bed, 3 bath | 2,012 | $1,590,000 | $790 | 90 |
| April 2026 | Attached | 3 bed, 2 bath | 2,068 | $2,400,000 | $1,161 | 4 |
| April 2026 | Detached | 3 bed, 2 bath and a half bath | 2,055 | $2,062,000 | $1,003 | 56 |
| April 2026 | Attached | 2 bed, 2 bath | 1,838 | $1,825,000 | $993 | 3 |
| February 2026 | Attached | 3 bed, 3 bath | 2,426 | $3,150,000 | $1,298 | 3 |
| August 2025 | Attached | 3 bed, 3 bath | 2,100 | $1,760,800 | $838 | 175 |
| June 2025 | Detached | 2 bed plus den, 2 bath | 1,973 | $1,610,000 | $816 | 141 |
| April 2025 | Detached | 2 bed plus den, 2 bath | 1,749 | $1,712,500 | $979 | 346 |
| April 2025 | Attached | 2 bed plus den, 2 bath | 1,957 | $1,200,000 | $613 | 31 |
| January 2025 | Attached | 2 bed, 2 bath | 1,650 | $1,595,000 | $967 | 313 |
| November 2024 | Attached | 3 bed, 3 bath | 2,426 | $1,600,000 | $660 | 198 |
| April 2024 | Detached | 3 bed, 3 bath | 2,270 | $2,550,000 | $1,123 | 13 |
| March 2024 | Detached | 2 bed plus den, 2 bath | 1,749 | $2,050,000 | $1,172 | 61 |
| February 2023 | Detached | 2 bed plus den, 2 bath | 2,054 | $1,400,000 | $682 | 120 |
| December 2022 | Detached | 2 bed plus den, 2 bath | 1,819 | $1,960,000 | $1,078 | 28 |
| December 2021 | Detached | 3 bed, 2 bath | 2,000 | $1,825,000 | $912 | 11 |
| December 2021 | Detached | 2 bed, 2 bath | 1,582 | $1,900,000 | $1,201 | 0 |
| December 2021 | Attached | 3 bed, 2 bath | 2,200 | $2,100,000 | $955 | 41 |
The MLS records each sale’s building design as attached or as single-family or villa detached. We split the same closings by that tag, and every median below is computed from the table above.
| Window | Attached: closings and median | Detached: closings and median |
|---|---|---|
| 12 months | 4 at $2,112,500 | 1 at $2,062,000, small sample |
| 24 months | 8 at $1,680,400 | 3 at $1,712,500, small sample |
| 36 months | 8 at $1,680,400 | 5 at $2,050,000, small sample |
| 60 months | 9 at $1,760,800 | 9 at $1,900,000, small sample |
The 12-month attached median is the mean of $1,825,000 and $2,400,000, the two middle prices of four. The 24-month attached median is the mean of $1,600,000 and $1,760,800, the 4th and 5th of eight. There were no attached sales between October 8, 2023 and October 8, 2024, which is why the 24-month and 36-month attached rows match. The 12-month, 24-month and 36-month detached medians rest on one, three and five sales, so we read them as direction, not as a price.
Over the 60 months to October 7, 2026, nine attached villas sold at a median of $1,760,800, from $1,200,000 to $3,150,000, for $17,220,800 in all, a median of $955 per square foot (9 sales), 41 days on market (9 sales) and 98.0 percent of final list price (9 sales). The $1,200,000 low was 1,957 square feet and the $3,150,000 high was 2,426, a gap of 469 square feet against a price gap of $1,950,000, so condition and position matter as much as size.
Over the same 60 months, nine detached villas sold at a median of $1,900,000, from $1,400,000 to $2,550,000, for $17,069,500 in all, a median of $1,003 per square foot (9 sales), 56 days on market (9 sales) and 97.0 percent of final list price (9 sales). The detached median sits $139,200 above the attached median, which is $1,900,000 minus $1,760,800.
By the MLS’s own bedroom and bath description: 2 bedrooms and 2 baths, 3 sales at a median of $1,825,000; 2 bedrooms plus den and 2 baths, 6 sales at $1,661,250 (the mean of $1,610,000 and $1,712,500); 3 bedrooms and 2 baths, 4 sales at $2,081,000 (the mean of $2,062,000 and $2,100,000), counting one with a half bath; and 3 bedrooms and 3 baths, 5 sales at $1,760,800. Every group is a small sample.
By MLS living area, villas under 1,800 square feet sold 4 times at a median of $1,806,250 (the mean of $1,712,500 and $1,900,000); villas from 1,800 to 2,099 square feet sold 9 times at $1,825,000; and villas of 2,100 square feet and up sold 5 times at $2,100,000. Size explains less than you would expect: the villa that sold for $1,200,000 and the one that sold for $1,590,000 were both about 2,000 square feet.
MLS closings by calendar year show a market that has held between one and five sales a year since 2022.
| Calendar year (MLS closings) | Closings | Median | Low | High |
|---|---|---|---|---|
| 2021 (from October 7) | 3 | $1,900,000 | $1,825,000 | $2,100,000 |
| 2022 | 1 | $1,960,000 | $1,960,000 | $1,960,000 |
| 2023 | 1 | $1,400,000 | $1,400,000 | $1,400,000 |
| 2024 | 3 | $2,050,000 | $1,600,000 | $2,550,000 |
| 2025 | 5 | $1,610,000 | $1,200,000 | $1,760,800 |
| 2026 (through October 7) | 5 | $2,062,000 | $1,590,000 | $3,150,000 |
We matched the MLS closings by street address and living area inside the 60-month window and report the two clean pairs without unit identifiers.
Two pairs in 60 months is a very small sample, and condition drives both of them. The lesson is that a Bridgeway villa is not a commodity: one address nearly doubled in 15 months and another fell by a sixth in 13.
The Collier County Property Appraiser’s recorded-sales file counts Department of Revenue qualified sales of improved parcels at $100,000 and over on the Bridgeway street. Selected years, with the file running through June 30, 2026:
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 1983 | 9 | $288,600 | $275,000 | $323,600 |
| 1985 | 9 | $294,800 | $265,000 | $330,000 |
| 1990 | 6 | $332,000 | $302,500 | $370,000 |
| 1995 | 3 | $260,000 | $250,000 | $325,000 |
| 2000 | 4 | $522,500 | $490,000 | $550,000 |
| 2004 | 7 | $799,000 | $595,000 | $850,000 |
| 2009 | 4 | $895,000 | $590,000 | $1,100,000 |
| 2014 | 7 | $1,150,000 | $770,000 | $1,295,000 |
| 2017 | 5 | $1,200,000 | $882,000 | $1,530,000 |
| 2020 | 3 | $1,595,000 | $1,550,000 | $1,650,000 |
| 2021 | 6 | $1,612,500 | $880,000 | $2,100,000 |
| 2024 | 4 | $1,850,000 | $1,600,000 | $2,050,000 |
| 2025 | 5 | $1,610,000 | $1,200,000 | $1,760,800 |
| 2026 (through June 30) | 5 | $2,062,000 | $1,590,000 | $3,150,000 |
The county records deed consideration for qualified sales and the MLS records the reported closing price for sales entered there, so the two files do not list exactly the same sales: for 2024 the county shows 4 qualified sales topping out at $2,050,000, while the MLS shows 3 closings topping out at $2,550,000. We use each file’s figure in its own table. The median rose from $288,600 in 1983 to $2,062,000 in 2026, about 7.1 times, and the 2026 county median equals the MLS 12-month median because the five sales are the same five. The county file also shows a single qualified sale in each of 1986, 2022 and 2023 and none in 1997, 2007 or 2012, so it is thin in several years.
On October 7, 2026 the MLS showed one Bridgeway Villas listing: an active villa at $2,850,000 with 3 bedrooms, 2 baths and 2,000 square feet, 1 day on the market. That list price is $1,425 per square foot, above every sold price per square foot in the 60-month file, where the highest was $1,298 in February 2026.
One active listing against 5 closings in 12 months is 5 divided by 12, or 0.42 closings a month, so 1 divided by 0.42 is about 2.4 months of supply (12-month window, 1 active, October 7, 2026). That is a seller’s market by the usual six-month benchmark, though one listing is too few to rely on for a trend.
Our read is that Bridgeway has one market with two price bands. Villas that are updated, well placed and priced to the last sale go fast: four of the five sales in the last 12 months sold in 56 days or less, and three of them in four days or less. Villas that are priced to a wish list sit: the 24-month window includes sales that took 313 and 346 days. The 12-month median of $2,062,000 is real, but it rests on five sales, three of which were over $2,000,000, and a seller should not price off it alone.
As Top 1% Real Estate Agents Nationally Since 2008, before we price a Bridgeway villa we sort the closings by design and living area, check the roof type and age against the architectural-grade slate rule, and read the Board approval timeline into the contract dates. A seller can ask for that work at no cost.
Selling at Bridgeway Villas? Start with a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Bridgeway Villas? Call Marc at (239) 287-5873 or read how we represent buyers.
Bridgeway Villas buyers and sellers should start from the two building designs, the 24-month window of 11 sales and the Board approval timeline, not from a single 12-month median. A Bridgeway villa sold in the last 12 months for as little as $1,590,000 and as much as $3,150,000. If you own here, request a free home valuation priced to your villa’s own design, or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers.
Bridgeway Villas at Pelican Bay is a homeowners’ association under Chapter 720, Florida Statutes, not a condominium under Chapter 718. The recorded declaration describes 60 lots held in fee simple, and the Florida corporation record shows a not-for-profit association filed December 13, 1982, even though the county roll codes the 59 parcels as condominium.
Almost every Pelican Bay villa neighborhood sorts into one of those two regimes, and the regime decides which statutes protect you, who insures what, how a sale is approved and which safety laws apply. We read the recorded instruments and the state filing before calling Bridgeway either one.
Section 1.17 of the 2015 Amended and Restated Declaration defines a lot as one of the sixty lots of land shown on the plat attached to the original 1982 declaration, and says all of that land has been subdivided for residential use with fee simple title to each lot conveyed to an owner as a residential homesite. It adds that no lot includes the common areas, and that no lot may be subdivided or joined with another without the association’s consent. A condominium declaration describes units and shares of common elements instead.
The declaration’s lien, estoppel and fine provisions track Chapter 720 by name. Section 3.11 cites section 720.3085 on a mortgagee’s liability after foreclosure, and Article 13 says the Board may fine for violations of Chapter 720 and the governing documents. The Foundation’s own estoppel form calls the Foundation a homeowners’ association too, so Bridgeway sits in a Chapter 720 association inside a Chapter 720 association.
The Florida Division of Corporations lists Bridge-Way Villas Association, Inc. as a Florida not-for-profit corporation, document number 766099, filed December 13, 1982 and active. Its last event is Amended and Restated Articles on March 3, 2015. Annual reports are on file through April 7, 2026. The state’s name searches for “bridge-way villas” and “bridgeway villas” that we ran on October 7, 2026 return one Bridgeway entity, this association, and no condominium association, which is what we would expect for an association of lot owners.
The county’s 2026 roll codes all 59 Bridgeway parcels with a condominium use code. That is a county use code, not a statement about the legal regime, and we did not obtain the Property Appraiser’s explanation of why the code is applied to this street. The Clerk’s index also shows recorded legal descriptions that cover two lots together, which is consistent with 60 lots becoming 59 parcels, but we did not confirm that this accounts for the difference.
Our 59 is the number of parcels on the county’s 2026 roll, and the declaration’s 60 is the number of lots on the recorded plat. Both are accurate descriptions of different things. Each owner has one vote and a one-sixtieth share of the association’s assessments under section 3.3 of the declaration, so when two lots are owned together the per-lot share matters. Ask the association how it bills a combined parcel.
A Chapter 720 association is not subject to the condominium statutes’ milestone inspection, structural reserve study or condominium document package. Its sale rules come from the declaration, its liens from section 720.3085, its estoppel certificates from section 720.30851 and its fines from section 720.305. We explain each of those in the sections that follow, and we say plainly when a rule is the declaration’s and not the state’s.
Section 720.401 requires a parcel owner selling in a Chapter 720 community to present the buyer with a disclosure summary before the contract is signed, and a contract that lacks it is voidable by the buyer within 3 days after receipt, or before closing, whichever comes first. A Bridgeway seller who hands the summary over with the first showing removes that risk, which is why we put it in the listing file.
An estoppel certificate in a Chapter 720 community must be issued within 10 business days of a written request, carries a 30-day effective period (35 if mailed), and is capped at $250, plus $100 if expedited within 3 business days, and $150 more if the account is delinquent, under section 720.30851. The association waives any amount above the certificate’s figures against a buyer who relies on it in good faith.
Bridgeway Villas at Pelican Bay began as a Declaration of Covenants, Conditions and Restrictions recorded on December 15, 1982 (Official Records Book 998, page 1926) by the declarant Bridge-Way, Inc., with the association incorporated that month and the villas built from 1983 to 1987. The history below follows the recorded instruments in order.
The declarant Bridge-Way, Inc. recorded the original 28-page declaration at Official Records Book 998, page 1926 on December 15, 1982. The association’s Articles of Incorporation certificate (Book 999, page 1858) and Bylaws (Book 999, page 1865) followed on December 21, 1982. The state’s corporation record shows the association filed on December 13, 1982.
The 1982 declaration made the association the owner of the common area, which includes the private roads, and gave every owner an easement over the private roads and the vehicular patio areas. Among the association’s expenses it listed an annual assessment in favor of the Pelican Bay Foundation, and it required the members to elect a representative to attend the Foundation’s annual meeting. It also referred to architectural approvals under the general covenants of the Pelican Bay developer, which the Foundation later replaced.
The county roll shows Bridgeway homes built from 1983 to 1987. The county’s recorded-sales file for 1983 shows 9 qualified sales at a median of $288,600, and 11 more in 1984 at $321,000, which are the first owners buying from the builder. The villas share one street, which the 1982 plat laid out as private roads owned by the association.
The Clerk’s index lists a bylaws amendment on June 18, 1987 (Book 1275, page 2313), a corrective bylaws amendment on July 20, 1987 (Book 1283, page 51), and on September 16, 1988 a bylaws amendment (Book 1381, page 382) and an amendment to the declaration (Book 1381, page 384). We did not read these four, since the 2015 restatement supersedes the declaration they amended.
A 20-page declaration recorded February 18, 1998 (Book 2389, page 2671) and an agreement recorded April 21, 1999 (Book 2537, page 2590) are indexed against the Bridgeway legal description. The 1999 instrument opens as a party wall agreement. We read only the first page of each, so we do not describe their terms, and a buyer’s title agent will have them in the title commitment.
A nine-page instrument recorded July 2, 2008 (Book 4374, page 3568) is indexed against Bridgeway, and its first page is a bill of sale. The Clerk’s index associates it with the county, the water-sewer district and Bay Villas. We read only the first page, so we do not describe the rest.
On January 28, 2015 the association recorded its Amended and Restated Declaration, 66 pages, Book 5115, page 3028 (Instrument 5078014). The association restated its Articles on March 3, 2015. This 2015 declaration is the operative document, and we cite it by section throughout this page. It runs to January 1, 2040 and then renews automatically in ten-year periods unless two-thirds of the owners and two-thirds of the institutional mortgagees vote to end it.
Owners voted on February 7, 2017 to rewrite the parking rules, and the Certificate of Amendment was recorded February 17, 2017 (Book 5364, page 407). A second certificate recorded December 22, 2017 (Book 5461, page 1818) amended section 8.7(A) to allow architectural-grade natural slate or synthetic slate and to require Foundation and ARC approval of any roof replacement.
On November 1, 2018 the Bay Villas association and the Bridge-Way association recorded a memorandum of agreement (Book 5568, page 194) that the Clerk’s index ties to Tract C. We read only its first page, so we state only that it exists and that a buyer’s title agent should read it.
On May 28, 2019 the Pelican Bay Foundation recorded a Certificate of Amendment (Book 5634, page 1101) that limits a single-family dwelling unit to two leases per calendar year unless the neighborhood covenants provide otherwise. It sits above Bridgeway’s own leasing rule, which the rental section below compares.
In May 2021 a homeowner circulated notes about color fading in the Ply Gem synthetic slate on 28 Bridgeway homes. The association’s public site hosts those notes and says they are a homeowner’s compilation and not necessarily the Board’s opinion. The roof section below summarizes them with that attribution.
The Certificate of Approval recorded March 4, 2023 (Book 6221, page 3086) is a sample of what the association records after the Board approves a sale. We read it for its form only, and the page does not name the owner.
At a special members’ meeting on January 25, 2024 the owners amended sections 5.1, 5.2(D), 8.10 and 8.11 of the declaration, and the Certificate of Amendment was recorded January 29, 2024 (Book 6324, page 3857). The change made the owner responsible for the common-area lake bank directly adjacent to the lot, including rip-rap and retaining walls.
In 2025 the association moved its media services from Summit Broadband to Hotwire effective February 1, 2025, and changed its registered agent on April 10, 2025. Its public construction page lists homeowner instructions updated February 1, 2026, an Architectural Planning Criteria document dated February 2026 and Rules and Regulations dated May 2026. Those rule documents are the ones a buyer should read.
Bridgeway sits inside the Pelican Bay planned unit development. Collier County’s zoning layer lists the district as the Pelican Bay PUD (petition R-76-31), last amended by Ordinance 04-59 in 2004, within the DRI approved as DRI-77-1. The Foundation’s Pelican Bay planned unit development document is the controlling land-use record for the whole community.
The homes at Bridgeway Villas are single-family villas of about 1,582 to 3,563 square feet on the county roll, built from 1983 to 1987, with a required two-car attached garage, slate roofs, gray-and-white exteriors and pools that must be in-ground and unscreened, on lots whose grounds, walls and roofs are mostly the owner’s responsibility.
Section 8.6 requires every home to have an attached garage that holds at least two automobiles. Carports are prohibited, and a garage may not be enclosed or converted to another use. Cars are to be parked in the garage first, so a villa whose garage has been turned into living space is out of compliance on its face. Ask to see the garage in use on a showing.
Section 8.7(A), as amended on December 22, 2017, requires every roof on a home, its garage and any other structure to be architectural-grade natural slate or synthetic slate. A replacement, in whole or in part, needs the Foundation’s and the ARC’s prior approval and must follow the roofing specifications in the association’s Rules and Regulations. Both Ply Gem and DaVinci synthetic slate appear in the association’s published roofing documents.
A page on the association’s public site, described there as information collected by a homeowner that does not necessarily represent the Board’s opinion, says that in 2021 a homeowner told the 28 owners with Ply Gem synthetic slate that some tiles faded beyond the warranty’s 4 Hunter unit limit. The page’s initial evaluation was that 20 percent or fewer tiles exceeded the limit, with no evidence of material failure, and that the warranty covers the cost of tiles but not labor.
A Bridgeway buyer should ask the seller which roof the villa has: Ply Gem, DaVinci or natural slate; how old it is; whether any warranty claim was filed; and whether the warranty transfers. The association’s public page links a Ply Gem transferable warranty form dated November 2016. These are 2021 notes and the roof condition today is a fact to confirm, not assume.
Bridge-Way Grey is the color for exterior house walls, garage doors, awnings and wooden fences, and Stock White, called Bridge-Way White, for common, privacy and party walls, screen enclosures, entry gates, entry doors, trim and lighting fixtures, under section 6.2. A change of exterior color needs written ARC approval, so a buyer who wants a different palette is asking for a variance.
Section 8.13 allows pools only if they are in-ground, and a pool may not have a screen enclosure. Section 5.2(A) lists courtyard walks, entry doors, garage doors, windows and sliding glass doors among the owner’s maintenance items, so Bridgeway’s villas typically have courtyard entries the owner maintains. The screened-lanai-and-cage look common in Naples is not allowed over a pool here.
The declaration separates three kinds of wall. The association paints the exterior side of common walls; the owner paints the interior side of any party, privacy or common wall on the lot. The cost of repairing a party wall is shared by the owners who use it, a privacy wall shared with Bay Villas is shared by the owners on each side who use it, and a privacy wall abutting St. William’s Church property is borne by the Bridgeway owners whose wall abuts it.
Section 8.12 bans window and wall air conditioning units and requires outside compressors to be screened from the street. Section 8.14 bans mirrored coatings and requires Board or ARC approval for any tinting or sun-shielding on windows or doors. Section 8.11(E) restricts antennas to small satellite dishes, over-the-air aerials and similar devices at an ARC-approved location.
Trash must be kept in latched sanitary containers screened from neighbors and the road, and bins may go to the curb no earlier than 6:00 p.m. the night before pickup and must come in by 6:00 p.m. on pickup day (section 8.11(D)). Holiday decorations may go up 30 days before a holiday and must be down within 30 days after (section 8.11(A)). Towels and rugs may not be hung from windows.
A Bridgeway Villas home carries Pelican Bay Foundation membership, which opens nearly three miles of Gulf beach, a Community Center of more than 25,000 square feet, a tram system and 88 acres of parks and recreation shared with about 6,500 residences. Bridgeway’s own recorded common area includes its private roads, so the amenity story is the Foundation’s.
The Foundation’s overview sheet describes nearly three miles of beach. South Beach has The Sandbar for casual beachside meals and The Nest for drinks and snacks with views toward Clam Pass. North Beach looks over the Gulf and is home to Marker 36 Restaurant. Beach access for owners runs through the Foundation’s member card system, and the fee schedule below explains what happens to those cards if a home is leased.
The Community Center is more than 25,000 square feet and holds a fitness center, a wellness studio, a spa, an art studio and the Racquets pro shop, according to the Foundation’s realtor overview. Owners reach it with the same member credentials as the beaches.
The Foundation’s realtors page describes a shared-use racquet complex operated with Collier County, with 20 pickleball courts and 8 Har-Tru clay tennis courts. Please do not confuse this with older descriptions of Pelican Bay that quote a different court count. We use the Foundation’s current figure.
Trams run along the berms and boardwalks, with eight stations listed on the Foundation’s tram page. Ask how a household will actually get to the beach, by tram, on foot or by car, before you value the membership.
The Foundation reports 88 acres of parks and recreation. Pelican Bay’s boardwalks and berm paths connect the residential neighborhoods to the beaches, the Community Center and the commercial areas, so a villa on Bridgeway Lane is a walking or tram distance from most of what the Foundation runs.
The Foundation’s overview sheet points visitors to The Marketplace (Publix, CVS, banks, shops and restaurants), Waterside Shops (more than 60 stores and restaurants) and Artis-Naples, home of the Naples Philharmonic and The Baker Museum. County zoning around Bridgeway also shows commercial districts and a mixed use activity center within about 600 meters of the Bridgeway Lane street, which we cover in the daily logistics section.
The Foundation’s rules bar pets from dining areas, Community Center rooms, the fitness center, any Foundation or Collier County beach, and the trams and boardwalks. That matters for Bridgeway households because Bridgeway’s own pet rules, covered later on this page, permit two pets per home but are stricter than most buyers expect for guests and tenants.
The association owns the common area, including the private roads, and the declaration gives owners an easement over the roads and the vehicular patio areas. The association’s own documents describe maintenance of street-side landscaping, drains, roads, driveways, mailboxes and posts. A shared pool or clubhouse is not part of the recorded plan we read, and we do not describe the association’s member-only pages.
Bridgeway Villas owners pay for three layers: the Bridge-Way Villas Association, the Pelican Bay Foundation, whose FY2027 estoppel form lists $3,435 a year, and the Pelican Bay Services Division, which the county shows at $1,250 for FY2027. The association’s own dues are the layer to confirm in writing, because public listings disagree.
The Foundation’s FY2027 estoppel (form version 08/31/2026) lists an annual amount of $3,435, which breaks into $2,180 operating, $497 reserve and $758 bulk media. A quarter of that is $858.75. These are the Foundation’s own figures on its own form. They tell you what the Foundation line carries, and they do not by themselves tell you how a Bridgeway owner is billed for it.
This is a question we cannot close from public records. The Foundation’s materials say condominium units are billed to the condominium association, while single-family and commercial owners are billed directly. The Foundation’s rules also say neighborhood associations collect and remit assessments where their covenants provide. The 1982 Bridgeway declaration lists an annual assessment in favor of the Foundation among the association’s expenses, but the 2015 restatement as we read it only defines the Foundation. The estoppel the association orders for your sale will show which route applies, so read that line before you rely on any monthly figure.
Listing remarks are not a recorded document, and the dues figures that appear in them do not agree on amount or period. The statute requires an estoppel to state the regular periodic assessment and how often it is due, so that is the number to use. Bridgeway’s bylaws section 6.5 sets the regular assessment to be paid in quarterly installments, in advance, due on the first day of each quarter, which is consistent with a quarterly flag.
Listings report cable television, insurance, internet, irrigation water, grounds care, legal and accounting, exterior pest control, street lights, street maintenance and trash. We treat that as listing-reported, because we have not seen the budget. The association converted its bulk media service from Summit Broadband to Hotwire on February 1, 2025, according to its public site, and the Foundation’s $758 bulk media line is a separate item.
The county’s Pelican Bay Services Division page shows a FY2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. We cite that county page only and state no earlier year and no millage.
The two figures we can source add to $4,685 a year ($3,435 plus $1,250), before the association’s own dues. That sum is a floor, not a total. It also assumes both bills reach the owner, which is the same billing question above. We would rather give you a floor you can defend than a monthly figure you cannot.
For deeds recorded on or after October 1, 2026, the Foundation’s resale capital assessment is $15,000, up from $10,000. It is paid by the buyer. The Foundation’s realtors page says it rises 3.5% a year starting October 1, 2027, and we cite that page for the escalator, not the estoppel. A Bridgeway buyer should add this to the cost of getting into the neighborhood, and a seller should expect buyers to price it in. The Foundation also publishes a resale capital exemption form, with a $1,000 processing fee for an exemption request.
The Foundation charges $250 for an estoppel, plus an optional $100 expedite (completed within 3 business days). For the association’s own estoppel, Florida’s section 720.30851 sets 10 business days, a fee of no more than $250, an additional $100 if expedited in 3 business days and an additional $150 if the account is delinquent. The certificate is effective for 30 days, or 35 if sent by regular mail, and the association waives any excess amount if the buyer relied in good faith. The 2015 Bridgeway declaration still carries older language (15 days, up to $150), and as we read it the current statute governs.
Florida documentary stamps are $0.70 per $100 of consideration, rounded up, and the seller customarily pays them in Collier County. On Bridgeway’s recent range:
| Price | Doc stamps at $0.70 per $100 |
|---|---|
| $1,590,000 (lowest sale, 12 months) | $11,130 |
| $2,062,000 (12-month median) | $14,434 |
| $2,850,000 (current active listing) | $19,950 |
| $3,150,000 (highest sale, 12 months) | $22,050 |
The buyer customarily pays for the owner’s title policy in Collier County, but the contract controls both items.
Bylaws section 6.6 lets the Board levy special assessments for unusual, unexpected, unbudgeted or non-recurring expenses. The notice of the Board meeting that will consider one must be given under the bylaws’ notice section, and the notice to owners must state the purpose. Section 6.4 lets the Board establish reserve accounts, and it distinguishes Board-adopted reserves, which the Board may spend or waive, from membership-adopted reserves, which are restricted by Chapter 720. Reserve balances are in the association’s budget, which is member-only, so we do not publish them.
Under bylaws section 6.5 an installment unpaid ten days after the due date accrues interest from the due date at the highest rate the law allows and a late fee at the highest amount allowed. The Foundation’s lease packet adds that delinquent Foundation assessments carry 18% interest. Section 6.10 applies payments first to late fees, interest, costs, attorney fees, other charges and fines, and only then to assessments.
Each Bridgeway Villas owner sits under three bodies with three separate bills: the Bridge-Way Villas Association under the 2015 declaration, the Pelican Bay Foundation under its governing documents and the Pelican Bay Services Division under county authority. This section shows who bills for what, what the owner controls and where the unsourced pieces are.
The association is a Florida not-for-profit corporation, document 766099, filed December 13, 1982 and active, with amended and restated articles filed March 3, 2015. Its fiscal year runs January 1 to December 31 (bylaws section 6.11). Each of the 60 lots carries a one-sixtieth share of common expenses (declaration section 3.3). Its budget must be detailed, show revenues and expenses by account and set out fees for recreational amenities separately (section 6.3), and members are entitled to a copy or written notice that one is available.
The Foundation runs the beaches, trams, parks and Community Center. Its FY2027 estoppel line is $3,435 a year. The Foundation does not approve a Bridgeway transfer and has no right of first refusal, so the Foundation affects a sale through its resale capital assessment, its estoppel and the membership cards, not through a vote.
The Pelican Bay Services Division is an advisory board and assessment program the county publishes on its own page, split between operations and maintenance and capital and projects. Its FY2027 assessment is $1,250.00 on the county’s page. We do not repeat a board approval date because the county page does not state one.
The owner pays for the home’s insurance (section 9.2 requires the owner to insure the home and contents including flood), for roof and exterior upkeep on the lot (section 5.2), for the adjacent lake bank where it applies, and for optional bulk mowing, which the declaration says is billed individually. Insurance for the Foundation runs through Acrisure, but that is the Foundation’s coverage and not yours.
Ask the association for the current budget, the regular periodic assessment and frequency, any special assessment adopted or proposed, the reserve funding approach and the billing route for the Foundation line. Ask the Foundation for the estoppel and confirm the resale capital figure for your deed date. We can pull the Bridgeway comparison sales for you so the fee line is weighed against the price.
Bridgeway Villas is governed by the Amended and Restated Declaration recorded January 28, 2015 (Official Records Book 5115, page 3028, 66 pages), five later certificates of amendment and the association’s bylaws. This section walks through what each part does for a buyer or seller of a Bridgeway villa, in plain terms and with section numbers so you can check us.
Owners are jointly and severally liable with a prior owner for unpaid assessments, each lot carries a one-sixtieth share (section 3.3), and the lien relates back to the recording of the declaration (section 3.4). Section 3.7 gives a 10-day grace period, interest at the highest legal rate, a late fee and suspension of privileges after 90 days. Section 3.8 lets the association accelerate the year’s assessments after 30 days past due. Florida’s section 720.3085 adds a 45-day notice before a lien is filed and lets the association collect rent from a tenant of a delinquent owner.
Section 5.1 assigns the association the common area, street-side landscaping, drains, roads, painting the exterior side of common walls, driveways, mailboxes and posts. Section 5.2 assigns the owner the home, roof, windows, doors, interior, air conditioning, plumbing, lot grounds, the interior side of walls and, under the 2024 amendment, the adjacent lake bank including rip-rap and retaining walls. The next section of this page sets the split out as a table.
Section 6 governs alterations. A project over $50,000 is classed as major and has work-hour and season limits, the Architectural Review Committee has 30 days to act or the request is deemed approved, approved work must finish in 180 days, and the committee has at least three members. The architectural review section below follows the process step by step.
Section 8 covers single-family use, low-impact home businesses, guests, pets, signs, garages, roofs, parking, holiday decorations, irrigation, window units, pools, tinting and storm shutters. Most of those rules are discussed in the sections of this page on the homes, pets and renting. The 2017 parking amendment and the 2017 roof amendment appear in the history above.
The association insures the common areas and carries liability and directors and officers coverage (section 9.1). Each owner insures the home and contents, including flood, and delivers proof of insurance plus a termite policy or report by January 31 each year (section 9.2). A rebuild after a casualty must start within 90 days and finish within nine months (section 9.3), and the association may step in after 30 days’ notice (section 9.4).
Section 10 requires 20 days’ notice to the Board, gives the Board 10 days (deemed approval after that), allows up to three leases per calendar year with a 30-day minimum and a one-year maximum, and allows one hardship extra lease. A lessee may not use the parking facilities. An unapproved lease is void and the association may evict. The renting section below puts this beside the Foundation’s own cap.
Section 11 is the most unusual for a buyer: it requires prior written Board approval of a sale or gift. We cover the mechanics in the sale section below.
The declaration runs to January 1, 2040 and then renews automatically in 10-year periods unless two-thirds of owners and mortgagees vote to end it (section 12.1). Amendments pass by a majority of voting interests present at a meeting with a quorum, or by two-thirds in writing (section 12.2). The 1982 declaration’s own term was 50 years from recording with automatic 10-year extensions.
Section 13.3 sets fines at $100 per day per violation, up to $18,000 per calendar year for a continuing violation, after 14 days’ notice and a hearing before a committee of three owners who are not on the Board. It also allows suspension of common area use and non-essential services such as bulk cable or internet. Florida’s section 720.305 caps fines at $100 per violation and $1,000 in the aggregate unless the governing documents say otherwise, and Bridgeway’s documents do say otherwise. A fine under $1,000 may not become a lien.
The bylaws set a January to December fiscal year, a detailed budget adopted by the Board, quarterly assessments in advance, special assessments by Board resolution after notice, and a financial report within 90 days of year-end. Section 7 lets the Board adopt rules for the common elements and lots, and the bylaws’ compliance article lets the Board treat a health or safety hazard as an emergency and charge the cost to the owner.
We have not read past the first page of the 1998 declaration (20 pages), the 1999 party wall agreement, the 2008 bill of sale instrument or the 2018 Tract C memorandum of agreement, and we have not described the 1988 amendments in full. The Clerk’s index lists them and the viewer links are in the sources, but we do not characterize what we have not read.
At Bridgeway Villas the association maintains the private roads, drains, street-side landscaping, driveways, mailboxes and the exterior face of common walls, while each owner maintains the home, roof, windows, doors, systems, lot grounds and, since 2024, the lake bank where the lot touches one. That split decides who pays for what after a storm or a leak.
| Item | Association (section 5.1) | Owner (section 5.2) |
|---|---|---|
| Private roads, drains | Yes | No |
| Street-side landscaping | Yes | No |
| Driveways, mailboxes, posts | Yes | No |
| Exterior side of common walls | Painting | Interior side |
| Home, roof, windows, doors | No | Yes |
| Air conditioning, plumbing, interior | No | Yes |
| Lot grounds | No | Yes (bulk mowing optional, billed individually) |
| Adjacent lake bank, rip-rap, retaining walls | No | Yes (2024 amendment) |
The roof is the largest item on the owner’s side. Bridgeway’s amendment requires slate or synthetic slate (section 8.7(A)), and the association’s public construction page links DaVinci synthetic slate documents. It also links Ply Gem documents, and notes Ply Gem is no longer manufactured, with limited stock stored for repairs through the property manager. Owner-compiled roof pages, which say they do not necessarily represent the board’s opinion, reported in 2021 that 28 homes had Ply Gem tiles and that roofs are each owner’s responsibility. We treat those notes as 2021 context, not as roof condition today.
The January 2024 amendment moved responsibility for the adjacent lake bank, including rip-rap and retaining walls, to the owner. Ask on any lot near water whether a bank repair has been done, what the owner’s insurer says about it and whether the work was approved under section 6.
Section 8.10 requires irrigation. The association maintains street-side landscaping; the owner maintains the lot. The 2024 amendment changed section 8.10 as well, so read the current text, not the 2015 original.
Because the owner maintains the home, the owner insures it. The association’s master coverage is for the common areas, liability and directors and officers (section 9.1). A buyer’s insurance quote should be taken before the inspection period ends.
Any exterior change at Bridgeway Villas goes through the Architectural Review Committee under section 6 of the declaration, then Foundation approval and county permits. The committee has 30 days to act or the request is deemed approved, approved work must finish within 180 days and the current application carries a $1,000 refundable deposit.
First the owner files the ARC application with plans, the contractor’s business license and the contractor’s certificate of insurance. After the Board approves, the Foundation’s construction approval is needed, and then county permits. The association’s public construction page lists the forms and criteria, and we link them in the document table below.
The public construction page lists Homeowner Instructions (updated February 1, 2026), the Architectural Planning Criteria (February 2026 file), the ARC application (updated August 1, 2025), Rules and Regulations (May 2026) and Foundation construction guidelines (revised November 9, 2023). We do not describe the association’s member-only pages.
Section 6.2 gives the ARC 30 days, with deemed approval if it does not act. Section 6.4(C) gives the owner 30 days to ask the Board for re-review of a denial. Section 6.5 allows variances, which the Board can void within 20 days. Section 6.7 gives 7 days to cure a violation, then a Board ruling, then 45 days.
A project over $50,000 is major under section 6.1, with work from 8 a.m. to 5 p.m., Monday to Friday, and a May 1 to October 31 window. Plan a large renovation around that, and around the Foundation’s own construction rules.
The Clerk’s index shows 70 notices of commencement on Bridgeway legal descriptions since October 8, 2021, and 140 since October 8, 2016. The 2026 notices name window, pool and hurricane-shutter contractors. That tells us owners do invest in these homes and the process is used, without naming any owner.
Section 8.15 requires storm shutters to be ARC-approved and either matching or clear, with removal by December 1. Confirm any installed shutter was approved before you buy.
Bridgeway Villas is not recorded as a 55-plus community in any document we read. The declaration requires single-family use by one family (section 8.1), requires adult supervision of anyone under 18 in the common area (section 8.2) and contains no age-qualification clause. Ask the association if you are told otherwise.
Each home is occupied by one family at a time and used as a home. Persons under 18 must be supervised by an adult on the common area so they are not an annoyance to others, and anyone operating a motor vehicle, including a golf cart, on the common area must hold a valid driver’s license or be directly supervised by someone who does.
Guests must be registered. The documents describe a 72-hour registration rule and allow two house-guest stays of up to two weeks per year when the owner is away. An unregistered guest is treated as an unapproved occupant.
Section 1.22 defines the primary occupant as the natural person approved for occupancy when title is held by a trust or entity, which matters for purchases through a trust.
A Bridgeway Villas owner may lease with Board approval, up to three times a calendar year under the association’s section 10.2, for at least 30 days and at most one year. The Pelican Bay Foundation’s 2019 leasing amendment says no single-family unit may be leased more than two times a year unless neighborhood covenants provide otherwise.
The Board has 10 days after a complete request, the owner must give 20 days’ notice, the minimum term is 30 days and the maximum is one year. One hardship exception adds a lease. The Board may charge a processing fee up to the legal maximum, with no fee for a renewal with the same lessee, and may require a security deposit.
The Foundation’s amendment, recorded May 28, 2019 (Official Records Book 5634, page 1101), says “no single-family Dwelling Unit shall be leased more than two times per calendar year,” and the clause opens “Unless otherwise provided by Neighborhood Covenants.” Bridgeway’s own section 10.2 says three. Whether three prevails depends on how the Foundation reads its own clause for a Bridgeway lot.
Plan on the stricter two until the Foundation confirms in writing that the neighborhood covenant controls. The documents control, not our reading. If rental flexibility drives your purchase, get the Foundation’s written answer before you contract.
The FY2027 packet requires a $500 non-refundable processing fee, submission at least 30 days before the lease begins, a maximum of two renter cards, and an HOA approval form or a copy of the lease for a single-family home. Owner member cards are suspended during a lease. Delinquent Foundation assessments carry 18% interest.
An unapproved lease is void and the association may evict the occupant without the owner’s consent and charge the owner the cost. If an owner is delinquent, the association may demand rent from the tenant (section 10.10). The lessee may not use the parking facilities.
At a three-lease cap, with a 30-day minimum, short seasonal rentals are limited. Buyers who need rental income should model two leases a year, each at least a month, with a Foundation fee each time.
Bridgeway Villas allows a total of two household pets per home under section 8.3. Pit bulls, wolf hybrids and wild-domestic cat mixes are prohibited, pets must be on a hand-held leash or carried on common areas, and guests and tenants may not have pets. The Foundation adds amenity-area bans.
Two normal domesticated pets such as cats or dogs are allowed. No reptiles, monkeys, rodents, amphibians, poultry, swine, rabbits, ferrets or livestock may be kept. Pets are for personal enjoyment only, so no commercial breeding or boarding.
Pets must be on a hand-held leash or carried on the common areas, waste must be removed immediately and a vicious, noisy or otherwise unpleasant pet is not permitted. The Board may fine an owner and order a pet removed.
Under section 8.3, guests and tenants may not have pets. If you host visitors with a dog, check the rule before they arrive.
Pets are not allowed in dining areas, Community Center rooms, the fitness center, any Foundation or Collier County beach, or on the trams and boardwalks.
No. Florida’s milestone inspection and structural integrity reserve rules apply to condominium and cooperative buildings of three or more habitable stories, and Bridgeway Villas is a Chapter 720 homeowners’ association of 60 individually deeded lots. The county’s milestone map also shows no Bridgeway record. Check each home’s own inspection and insurance needs instead.
Florida Statutes section 553.899 applies milestone inspections to condominium or cooperative buildings of three or more habitable stories, and it does not apply to single-family through four-family dwellings of three or fewer stories. A Bridgeway villa is a single-family dwelling on its own lot, so the statute does not reach it.
We checked the Collier County milestone inspection map on October 7, 2026. The Bridgeway Lane location sits inside the three-mile coastal buffer the map uses, but the map has no Bridgeway record. The only name with “Bridge” in it was The Bridgewater Condo in Bonita Springs, which is a different property.
The county roll codes Bridgeway’s 59 parcels with a use code that reads “condominium.” That is a county classification. The recorded declaration is a homeowners’ association declaration, the association is a not-for-profit corporation and the lots are fee simple, so Chapter 718 does not govern. We explain the difference in the HOA-or-condo section above.
Hire a licensed home inspector, a roofer who knows synthetic slate, a wind-mitigation inspector and, for lake-bank lots, a contractor who can assess the rip-rap and retaining walls. Those are owner items under section 5.2.
A structural integrity reserve study is a condominium requirement. Bridgeway’s reserves are governed by bylaws section 6.4 and Chapter 720, as covered in the fee section.
At five addresses along Bridgeway Lane the FEMA flood map showed Zone X, subtype 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area and with no base flood elevation, on panel 12021C0383J effective February 8, 2024. The county places the street in Evacuation Zone A. Insurance is still the owner’s job.
On October 7, 2026 we queried the FEMA National Flood Hazard Layer and the county’s FEMA layers at five Bridgeway Lane points. All five returned Zone X, the coastal 0.2 percent subtype, with the special flood hazard area flag false and no base flood elevation. Always confirm with an elevation certificate, because a map describes a location, not a floor height.
A lender generally does not require flood insurance outside the special flood hazard area, but section 9.2 of the declaration requires each owner to insure the home and contents including flood, and the owner must file proof every January 31. Plan for flood coverage as a Bridgeway condition of ownership.
Collier County’s evacuation map places the Bridgeway Lane addresses in Zone A, the zone ordered out first. Know your plan before June 1.
The association insures the common areas and carries liability and directors and officers coverage (section 9.1). The owner insures the home, contents and flood (section 9.2) and delivers a termite policy or report each year. Because the Foundation’s coverage runs through Acrisure, ask your own agent what the Foundation policy does not cover.
Section 9.3 requires a rebuild to begin within 90 days and finish within nine months. Section 9.4 lets the association step in after 30 days’ notice. Any rebuild must still follow the architectural rules, including the slate or synthetic slate roof requirement.
Section 8.15 requires shutters to be ARC-approved and matching or clear, with removal by December 1. Confirm shutters on any home you buy were approved.
The roof is the owner’s cost. A buyer should get a roof inspection that identifies the tile product, its age and any fading, given the Ply Gem history described above.
By address, the Collier County Public Schools lookup for the 2027 school year assigns Bridgeway Lane to Sea Gate Elementary (650 Seagate Drive), Pine Ridge Middle School (1515 Pine Ridge Road) and Barron Collier High School (5600 Cougar Drive). We do not publish letter grades, because we could not verify them from the state’s file.
We ran the county school-zone lookup at the Bridgeway Lane addresses on October 7, 2026 and all returned the same three schools. Assignments change, so confirm for your own address before you rely on it.
The Florida Department of Education’s school grade file did not return a usable answer when we queried it, so we state no letter grade. Check the department’s current release.
We do not list private schools here because we did not verify any from a primary source.
Bridgeway projects need Collier County permits after association and Foundation approval, and the Clerk’s index shows how much work is recorded: 226 notices of commencement among 484 indexed instruments from October 2003 to September 2026, with 70 since October 8, 2021. Notices of commencement are public and tell a buyer what kind of work neighbors have done.
Florida requires a notice of commencement for improvements over a threshold, recorded before work begins. The Clerk’s index lists them under the property’s legal description.
| Year | Notices | Year | Notices |
|---|---|---|---|
| 2004 | 6 | 2016 | 6 |
| 2005 | 5 | 2017 | 4 |
| 2006 | 10 | 2018 | 28 |
| 2007 | 3 | 2019 | 16 |
| 2008 | 7 | 2020 | 12 |
| 2009 | 5 | 2021 | 12 |
| 2010 | 5 | 2022 | 9 |
| 2011 | 5 | 2023 | 10 |
| 2012 | 5 | 2024 | 21 |
| 2013 | 8 | 2025 | 16 |
| 2014 | 12 | 2026 (through September 2) | 12 |
| 2015 | 9 |
Twenty-eight notices in 2018 is the highest year. We do not know the cause and do not guess.
The same index lists 118 deeds, 55 mortgages, 20 affidavits, 18 notices, 14 terminations, 11 agreements, 4 assignments, 4 satisfactions, 3 liens, 3 other, 2 releases, 2 modifications, 2 probate items, 1 restriction and 1 certificate. The association recorded 15 notices between 2003 and 2014.
Search the Clerk for recorded notices, liens and agreements on your target address before closing, and ask the association whether any lien or open violation exists.
Bridgeway sits inside the Pelican Bay planned unit development (Ordinance 04-59, DRI 77-1) with an Urban Residential Subdistrict future land use, so nearby change is governed by the PUD. Within about 600 meters the county lists Pine Ridge Mixed Use Center, Pine Ridge Commons, Goodlette Corners and Mission Square PUDs plus commercial and residential districts.
The county zoning layer shows Pelican Bay PUD, with ordinance and development-of-regional-impact references. The PUD is the document that governs density and uses for Bridgeway’s surroundings.
County data shows C-1, C-3 and C-4 commercial districts and a mixed use activity center within about 600 meters. That means shopping and services close by, and traffic.
RSF-1, RSF-3 and RSF-4 single-family districts and golf-course open space appear within the same radius.
The North Collier fire district serves the location.
We have not verified a specific construction project near Bridgeway Lane and do not list one. Check the county’s development tracking and the Foundation’s notices.
Bridgeway Villas has private roads owned by the association, a two-car attached garage on each home (section 8.6) and rules that bar overnight street parking and commercial vehicles outside garages. Daily life is shaped by those rules and by the Foundation’s trams, boardwalks and beaches.
The 1982 declaration gives owners an easement over the private roads and the vehicular patio areas. The association maintains the roads (section 5.1).
Sections 8.9, 8.9.1 and 8.9.2 govern parking. No overnight street parking is allowed and trucks and commercial vehicles must stay in garages. The 2017 amendment is on record at Official Records Book 5364, page 407.
Section 8.6 requires a two-car attached garage, with no carports and no conversion of the garage to living space.
Bins may go out no earlier than 6:00 p.m. the night before pickup and must come in by 6:00 p.m. on pickup day.
The Foundation’s trams run along berms and boardwalks. See the amenity section for stations and rules.
The Marketplace, Waterside Shops and Artis-Naples are the Foundation-listed anchors. Pine Ridge Road and the Mixed Use Activity Center sit within a short distance by county zoning data.
A Bridgeway Villas sale needs the Board’s prior written approval under section 11 of the declaration. The buyer’s notice goes in at least 20 days before closing, the Board acts within 20 days of notice or no later than 60 days (deemed approval after that) and a Certificate of Approval is recorded. Estoppels and a disclosure summary round out the file.
The owner gives the Board written notice at least 20 days before closing. Failure to give notice creates a rebuttable presumption of a violation, as we read section 11.
The Board acts within 20 days of notice, or no later than 60 days. A disapproval requires a majority of the whole Board.
The Board’s approval is evidenced by a recorded Certificate of Approval. The Clerk’s index includes a sample recorded March 4, 2023 (Official Records Book 6221, page 3086), and we read it for form only, not for any party.
As we read section 11, the declaration provides for an alternate-purchaser demand, with 30 days to name a purchaser, and an appraisal route. There is also an exception for a first mortgagee’s foreclosure. A transfer that is not approved is void.
Section 11 has primary-occupant rules for co-owners and trusts. Raise them with the association before closing if title will be held in a trust.
Order the association estoppel early. Florida’s section 720.30851 gives the association 10 business days and caps the fee as described in the fee section. The Foundation estoppel is $250 with an optional $100 expedite.
Under section 720.401, a seller who is not the developer must give the buyer a disclosure summary before contract, and the contract is voidable within 3 days after the buyer receives it or before closing, whichever is earlier.
The Foundation’s $15,000 resale capital assessment applies to deeds recorded on or after October 1, 2026 and is a buyer cost.
As Top 1% Real Estate Agents Nationally Since 2008, we build the 20-day notice and up-to-60-day approval window into the closing date and ask for the estoppels in the first week.
Bridgeway Villas recorded 5 closings at a $2,062,000 median in the last 12 months, in the same range as Tierra Mar’s 9 sales at $2,150,000 and below Las Brisas’s 3 sales at $2,950,000. Breakwater’s 17 sales at $1,188,000 sit well below the villa neighborhoods, which are all small markets.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table compares Bridgeway with seven Pelican Bay neighborhoods that villa buyers cross-shop. Every sales figure is from the Southwest Florida MLS for closings from October 8, 2025 to October 7, 2026. Where the number of sales is even, the median is the mean of the middle pair, and any median built on fewer than 10 sales is a small sample.
| Building | Units | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| Bridgeway Villas | 59 parcels (60 lots) | Villa, attached and detached | 1983 to 1987 | 5, small sample | $2,062,000 |
| Bay Villas | 70 | Villa | 1981 to 1983 | 3, small sample | $1,549,000 |
| Tierra Mar | 49 | Villa and townhome condominium | 1980 to 1981 | 9, small sample | $2,150,000 |
| Las Brisas | 50 | Villa | 1982 to 1988 | 3, small sample | $2,950,000 |
| Villas of Pelican Bay | 48 | Attached villa (HOA) | 1988 to 1991 | 4, small sample | $1,722,500 (mean of $1,550,000 and $1,895,000) |
| Beauville | 36 | Attached and detached villa | 1988 to 1990 | 4, small sample | $1,900,000 (mean of $1,800,000 and $2,000,000) |
| Carlton Place | 28 | Attached and detached villa | 1991 to 2007 | 1, small sample | $2,000,000 |
| Breakwater | 218 | Garden condominium and detached villa | 1996 to 2022 | 17 (1 entered after closing) | $1,188,000 |
Of the eight, Bridgeway ranks third on 12-month median behind Las Brisas and Tierra Mar, and ahead of Beauville, Villas of Pelican Bay, Carlton Place, Bay Villas and Breakwater. Only Breakwater has ten or more sales in the window, so the rest of the ranking is directional, not a measurement.
Tierra Mar is a villa and townhome condominium built in 1980 and 1981 with 49 units and a 12-month median of $2,150,000 on 9 sales, about $88,000 above Bridgeway’s $2,062,000. The product is the nearest comparable, and the regime differs, because it is a condominium.
Villas of Pelican Bay is also a homeowners’ association of attached villas, with 49 units built 1988 to 1991 and a 12-month median of $1,722,500 on 4 sales. A buyer who prefers an HOA structure to a condominium should look at both.
Bridgeway’s declaration references shared privacy walls and recorded instruments with Bay Villas, which has 70 units, a 12-month median of $1,549,000 on 3 sales and a 60-month record of 20 sales. The two neighborhoods share a boundary, and Bridgeway sells at a higher median.
Breakwater has 218 units and the only 12-month count above ten. It is a useful reference for what the broader market does in a given quarter, and a poor guide to a Bridgeway villa’s price.
Bridgeway Villas suits a buyer who wants a 60-lot homeowners’ association of fee-simple villas with 5 closings in 12 months and a 60-month median of $1,825,000; Carlton Place suits a buyer who wants a 28-unit condominium of larger residences, 1 closing in 12 months and a 60-month median of $2,500,000 on 3 sales.
Data updated: October 2026 (Collier County Property Appraiser roll and sales files through June 30, 2026; Southwest Florida MLS, pulled October 7, 2026; FEMA effective map, February 8, 2024)
Both are small Pelican Bay neighborhoods under the same Foundation and Services Division layers. The difference that decides a purchase is the legal regime: Bridgeway is a Chapter 720 homeowners’ association of lots, and Carlton Place is a Chapter 718 condominium.
| Question | Bridgeway Villas | Carlton Place |
|---|---|---|
| Legal regime | Chapter 720 homeowners’ association, fee simple lots | Chapter 718 condominium |
| Residences | 59 parcels (declaration: 60 lots) | 28 |
| Built | 1983 to 1987 | 1991 to 2007 |
| Living area, county roll | 1,582 to 3,563 sq ft, median 2,002 | 2,070 to 4,024 sq ft, median 2,815 |
| Closings, last 12 months | 5, median $2,062,000, small sample | 1, $2,000,000, small sample |
| Closings, last 24 months | 11, median $1,712,500 | 1, $2,000,000, small sample |
| Closings, last 60 months | 18, median $1,825,000 | 3, median $2,500,000, small sample |
| Price per sq ft, 60 months | $973 (18 sales) | $959 (3 sales) |
| Days on market, 60 months | 49 (18 sales) | 10 (3 sales) |
| Sale-to-list, 60 months | 97.3% (18 sales) | 92.0% (3 sales) |
| Active listings | 1 at $2,850,000 | 2 at $2,795,000 and $2,699,000 |
| Months of supply | 2.4 | 24.0 |
| Milestone and reserve-study law | Does not apply | Applies |
| Sale approval | Board approval under section 11 | See the Carlton Place guide |
At Bridgeway the buyer reads an HOA disclosure summary under section 720.401 and gets the association estoppel under section 720.30851. At a condominium the buyer receives the statutory package under Chapter 718 and the milestone and reserve-study record. The two are different closings.
A Bridgeway owner owns the lot and maintains the roof and exterior of the home, subject to architectural control. A condominium owner owns the unit and pays for the building’s roof and structure through the association. A buyer who wants to control the roof choice, and carry the cost, belongs in Bridgeway.
Bridgeway’s 60-month median of $1,825,000 on 18 sales sits below Carlton Place’s $2,500,000 on 3 sales, and Bridgeway’s sale-to-list of 97.3% sits above Carlton’s 92.0%. With three sales at Carlton, we would not call that a trend.
The county’s recorded sales for Carlton Place were 2 in 2021 at a $2,200,000 median and 2 in 2023 at $2,762,500. Bridgeway recorded 22 sales from 2021 to June 2026.
Choose Bridgeway if you want a lot-based villa, control over your roof and exterior within the rules, and more comparable sales to price against. Choose Carlton Place if you want a condominium and larger living area. Either way, read the recorded documents and the estoppel, and we will pull the comparison for your target home.
Owning at Bridgeway Villas means fee-simple villas in a small Pelican Bay community with Foundation beach and amenity access, no milestone or reserve-study mandate and 5 sales in 12 months, set against a $15,000 resale capital assessment, Board approval of every sale and owner-paid roofs. We give both columns, because a buyer should hear both.
Section 1.17 of the declaration makes the 60 lots fee simple, with no lot including common areas. That is different from a condominium unit.
Section 553.899 does not reach single-family dwellings of three or fewer stories, so Bridgeway avoids that condominium cost layer.
Beaches, trams, the Community Center and the racquet complex come with Foundation membership.
The owner chooses the contractor and finishes, subject to ARC approval, and owns the decision on roof timing.
With 5 closings in 12 months, a clean document file and a price tied to the right comparison sales matter, and that is where a seller can win.
The $15,000 Foundation assessment is a buyer cost for deeds recorded on or after October 1, 2026.
Section 11 requires prior written approval, which adds notice and timing to a closing.
The association allows three leases a year, the Foundation says two unless covenants provide otherwise, and each lease has fees and approvals.
A synthetic slate or slate roof is the owner’s largest repair, and the Ply Gem history makes inspection important.
Public listings disagree on association dues, and the Foundation billing route is a question for the estoppel.
Medians built on fewer than 10 sales are labeled small samples, and a single sale at a high or low price moves them.
If you’re searching for a Bridgeway Villas listing agent, or thinking, ‘I need someone to sell my Bridgeway home…’ you are selling into about 5 sales a year, a buyer who reads the roof history and the fee layers before touring, and a closing that needs Board approval. McGreevy and Comisar sell Bridgeway 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)
Bridgeway is a villa neighborhood where design, roof and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Bridgeway listing along with the document file a Bridgeway buyer’s lender, insurer and attorney ask for in week one. Read how we sell Pelican Bay homes.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Bridgeway has seen 5 resales in the Southwest Florida MLS (pulled October 7, 2026).
With 5 Bridgeway closings in 12 months and one active listing, a buyer compares your villa with a handful of others and with the last few recorded sales. The sales split by design, so McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a detached villa against the detached sales and an attached villa against the attached sales. Over 60 months the detached median was $1,900,000 on 9 sales and the attached median $1,760,800 on 9. Our goal is to list at a price that wins the first 30 days, because the 90-day median of the 24-month window shows what the alternative looks like.
Every Bridgeway sale needs the Board’s prior written approval under section 11, with 20 days’ notice before closing and a Board decision within 20 days of notice or no later than 60 days. Section 8.5 allows an open-house sign only when the owner or a realtor is present, so a Bridgeway listing is sold through photography, video, the MLS and scheduled showings.
A dedicated seller page for this neighborhood, titled sell my home in Bridgeway Villas at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by design, the document file before the first showing, and the approval timeline built into the contract.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Bridgeway sales that fit your villa: the same design, the same size, adjusted for condition and roof. An automated estimate cannot tell an attached villa from a detached one, and over 60 months the two medians differ by $139,200. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared villa priced to its design’s recent sales, yes. One active listing against 5 closings in 12 months is about 2.4 months of supply, and a fall listing meets the winter buyer pool.
Against the detached sales. Over the last 60 months detached villas closed at a median of $1,900,000 on 9 sales and attached villas at $1,760,800 on 9. Condition and roof can move a price either way, and a list price that ignores them usually sits.
Yes. Section 11 of the 2015 declaration requires the Board’s prior written approval of every sale. Give the association the contract and application as early as the contract allows.
The roof, the fee layers and the approval timeline. Have the disclosure summary, the estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease and to the declaration’s lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Bridgeway 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 Bridgeway’s recorded declarations, the Clerk’s index and every recorded Bridgeway sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Bridgeway guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples villa market that Bridgeway 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 Bridgeway page the credential that matters more is narrower than any award: we tracked every Bridgeway closing in the Southwest Florida MLS back to October 2021, 18 in the last 60 months, and in the last 12 months we tracked all 5 Bridgeway closings against the recorded instruments before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, verified Google review
★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Mary Tengel, verified Google review
Selling a Bridgeway home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Bridgeway? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Bridgeway, see our Pelican Bay guide, our guide to Tierra Mar, our guide to Las Brisas and our Naples guide.
These are the questions buyers ask us most about Bridgeway Villas at Pelican Bay, answered from the recorded declaration, the Clerk’s index, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
It is a homeowners’ association under Chapter 720. The Amended and Restated Declaration recorded in 2015 describes 60 fee-simple lots, and the only Sunbiz entity under the name is Bridge-Way Villas Association, Inc., a not-for-profit corporation. The county roll codes the parcels “condominium,” but that is a use code, not the legal regime.
Bridgeway Villas sits on Bridgeway Lane inside Pelican Bay in Naples, in Collier County, inside the Pelican Bay planned unit development. The recorded legal description is Bridgeway Villas, Pelican Bay, within Pelican Bay Unit 1. People also write it Bridge Way, Bridgeway or Bridge-Way, so search all three.
The declaration describes 60 lots, and the county roll shows 59 parcels. The Clerk’s index shows at least one legal description covering two lots, which is consistent with 60 lots becoming 59 parcels, though we have not confirmed it. Our roster says 59, and we flag the difference.
The county roll shows year-built dates from 1983 to 1987, with living areas from 1,582 to 3,563 square feet and a median of 2,002. The original declaration was recorded in December 1982.
In the last 12 months, 5 closings had a median of $2,062,000, from $1,590,000 to $3,150,000. That is a small sample. In the last 24 months, 11 closings had a median of $1,712,500, and over 60 months, 18 closings had a median of $1,825,000.
The median sold price per square foot was $1,003 on 5 sales in the last 12 months, $967 on 11 sales in 24 months and $973 on 18 sales in 60 months. The one active listing is at $1,425 per square foot, above the highest sold figure of $1,298.
Over 60 months, detached villas closed at a median of $1,900,000 on 9 sales and attached villas at $1,760,800 on 9 sales. In the last 12 months attached sold 4 times at a median of $2,112,500 and detached once at $2,062,000, so the gap changes by window.
One on October 7, 2026, at $2,850,000 for a three-bedroom, two-bath home of about 2,000 square feet, listed one day. With 5 sales in 12 months, supply is about 2.4 months.
The median days on market was 4 on 5 sales in the last 12 months, 90 on 11 sales in 24 months and 48 on 18 sales in 60 months. A fast median on five sales is a small sample, so we read it with caution.
Yes, within a narrow band. Sold-to-list was a median of 98.0% on 5 sales in 12 months, 96.9% on 11 sales in 24 months and 97.3% on 18 sales in 60 months. Condition, roof and design decide where in that band a villa lands.
The Foundation’s FY2027 estoppel form lists $3,435 a year, made up of $2,180 operating, $497 reserve and $758 bulk media, or $858.75 a quarter. Ask how the association passes this through to Bridgeway owners, because the billing route is not stated in the public records we read.
We publish no single figure, because the listing figures we saw do not agree and none is a recorded document. The estoppel states the regular periodic assessment and its frequency, and that is the number to rely on.
The county’s page shows $1,250.00 for FY2027, split into $789.07 for operations and maintenance and $460.93 for capital and projects.
It is $15,000 for deeds recorded on or after October 1, 2026, a buyer cost, up from $10,000. The Foundation’s realtors page says it rises 3.5% a year from October 1, 2027.
Yes. Section 11 of the declaration requires prior written approval of a sale, with 20 days’ notice before closing. The Board acts within 20 days of notice or no later than 60 days, after which approval is deemed given, and a Certificate of Approval is recorded.
A disapproval needs a majority of the whole Board, and as we read section 11 the declaration provides an alternate-purchaser route and an appraisal route. Ask the association for its approval criteria early.
No. The Foundation does not approve a transfer and has no right of first refusal. It does issue the estoppel and collects the resale capital assessment.
Yes, with Board approval, up to three leases a year under the association’s section 10, with a 30-day minimum and a one-year maximum. The Foundation’s 2019 amendment says two a year unless neighborhood covenants provide otherwise, so plan on two until the Foundation confirms in writing.
Two pets of a normal household type, with pit bulls, wolf hybrids and wild-domestic cat mixes prohibited, hand-held leashes on common areas, and no pets for guests or tenants. The Foundation bars pets from its beaches, trams, boardwalks, dining areas and fitness center.
An in-ground pool is allowed with approval, and a pool may not have a screen enclosure under section 8.13. ARC and county permits apply.
Slate or synthetic slate under section 8.7(A), as amended in 2017. Ask for the roof’s age, product and any warranty paperwork before you offer.
Under the January 2024 amendment, the owner of a lot adjacent to a lake maintains the bank, including rip-rap and retaining walls.
At five Bridgeway Lane points on October 7, 2026, FEMA showed Zone X, the 0.2 percent annual chance coastal subtype, with no base flood elevation, on panel 12021C0383J effective February 8, 2024. Section 9.2 still requires owners to insure for flood.
Yes, the county map places the street in Evacuation Zone A.
No. Section 553.899 covers condominium and cooperative buildings of three or more habitable stories, and does not apply to single-family through four-family dwellings of three or fewer stories. The county milestone map had no Bridgeway record.
That is a condominium requirement and does not apply to Bridgeway’s HOA. Reserves are set under the bylaws and Chapter 720.
By address for 2027, Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. We state no letter grades because we could not verify them.
We found no age restriction in the recorded documents. Persons under 18 must be supervised on the common areas under section 8.2.
We could not verify it. The listing data and the documents we read do not agree, and the documents describe private roads without describing a gate. Visit the street and ask the association.
A no-impact or low-impact home business is allowed under section 8.1. Businesses with customer traffic, noise, fumes, or signs visible from the street are not.
Each home has a two-car attached garage, and the rules bar overnight street parking and trucks or commercial vehicles outside garages.
Yes, through Foundation membership. A realtor guest card is available for showings once the request form is complete.
Yes, through the Architectural Review Committee, then Foundation approval and county permits. The ARC has 30 days, with a $1,000 refundable deposit on the current application.
The Foundation charges $250, plus an optional $100 expedite. For the association, Florida allows up to $250, plus $100 if expedited and $150 if delinquent, in 10 business days. The seller usually orders them.
Under section 720.401 the seller gives the buyer a summary of the association’s documents before contract, and the buyer may cancel within 3 days after receipt or before closing.
Beyond the resale capital assessment, expect the owner’s title policy customarily paid by the buyer in Collier County, lender costs, inspections and insurance. The contract controls.
The roof, the lake bank where it applies, the pool and the home’s windows and shutters. Ask for permits on any past work.
The recorded plan we read describes common area and private roads, and no association pool or clubhouse. The Foundation provides the community amenities.
These are the questions Bridgeway Villas sellers ask us most, answered from the recorded declaration, the Foundation’s published schedule, Florida statutes and the Southwest Florida MLS pull of October 7, 2026. Bridgeway sells about five homes a year, so preparation, pricing by design and the approval timeline decide results.
For a well-prepared home priced to its design’s recent sales, yes. One active listing against 5 closings in 12 months is about 2.4 months of supply, and the 12-month median of $2,062,000 is above the 24-month median of $1,712,500. Five sales is a small sample, so we price to specific comparison sales.
We price against the same design, the same size and the same roof condition. Over 60 months detached villas closed at a median of $1,900,000 on 9 sales and attached at $1,760,800 on 9. We also test the price against the highest recorded sale per square foot, $1,298.
The one active listing is $2,850,000, or $1,425 per square foot, above the highest sold price per square foot of $1,298. A list price above every recorded sale can sit, so we show sellers where theirs falls.
The median days on market was 4 on 5 sales in 12 months and 90 on 11 sales in 24 months. Plan for a range, and plan the Board approval window, up to 60 days, into the contract.
Sale-to-list was a median of 98.0% on 5 sales in 12 months, 96.9% on 11 sales in 24 months and 97.3% on 18 sales in 60 months. A price at market usually lands within about three percent of list.
Yes. Section 11 requires the Board’s prior written approval of every sale. You give notice at least 20 days before closing, and the Board acts within 20 days of notice or no later than 60 days, after which approval is deemed given.
It is the recorded evidence of the Board’s approval. The Clerk’s index includes a sample recorded in 2023, which we read for form only.
A disapproval needs a majority of the whole Board. As we read section 11, the declaration provides an alternate-purchaser demand with 30 days to name a buyer, and an appraisal route, and a transfer made without approval is void.
Failure to give notice creates a rebuttable presumption of a violation under section 11, as we read it. Give notice as soon as you have a contract.
No. It does not approve transfers and has no right of first refusal. It issues an estoppel and collects the resale capital assessment from the buyer.
The Foundation charges it to the buyer for deeds recorded on or after October 1, 2026. The contract can allocate it differently, and most do not.
The Foundation charges $250 and an optional $100 expedite, completed within 3 business days. For the association, Florida allows up to $250, plus $100 if expedited and $150 if delinquent, with 10 business days to deliver.
Under section 720.30851 the certificate is effective for 30 days, or 35 if sent by regular mail. The association waives any excess amount if the buyer relied in good faith.
As a non-developer seller you present a disclosure summary under section 720.401 before the contract. The buyer may void the contract within 3 days after receiving it or before closing.
The declaration and amendments, bylaws, rules, the current budget and financial report, the Foundation estoppel schedule, roof documents and warranty papers, permits for past work, flood and insurance information and your annual proof of insurance and termite report.
$0.70 per $100, rounded up, customarily paid by the seller. That is $11,130 on $1,590,000, $14,434 on $2,062,000, $19,950 on $2,850,000 and $22,050 on $3,150,000. The contract controls.
Customarily the buyer in Collier County, but the contract controls.
It depends on the roof’s age, product and condition. Buyers ask first about the roof, and the owner pays for it under section 5.2. We recommend a roof inspection before listing so the price and the repair are decided on facts.
The association’s public pages say Ply Gem is no longer manufactured and that limited stock is stored for repairs. Owner-compiled notes from 2021 reported that 28 homes had Ply Gem tiles. If your roof is Ply Gem, gather the warranty paperwork and disclose what you know.
Under the 2024 amendment the owner maintains it, and Florida’s disclosure law requires a seller to disclose known facts that materially affect value. Disclose known bank repairs and keep the permits.
Section 8.5 allows an open-house sign only when the owner or a realtor is present. Bridgeway homes sell through the MLS, photography, video and scheduled showings.
Yes, with the sign rule above, and with Foundation guest rules for beach access on tours.
Yes, subject to the lease and the declaration’s lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.
It can. The association allows three leases a year and the Foundation says two unless covenants provide otherwise, so investor buyers will ask. Plan on the stricter two until the Foundation confirms in writing.
Unpaid assessments are a lien that relates back under section 3.4, and buyers are jointly and severally liable with the prior owner. Pay or arrange payoff at closing through the estoppel.
Under section 13.3, fines are $100 per day per violation, up to $18,000 a year for a continuing one, after notice and a hearing. Cure violations before listing and get the estoppel to show a clean account.
Yes. The Clerk’s index lists probate items on the legal description. A sale needs the personal representative’s authority and the Board’s approval like any other.
Yes. Section 11 has primary-occupant rules for trusts and co-owners, so raise them with the association at the start.
A fall or winter listing meets the winter buyer pool, and wind and flood questions are easier to answer before a storm. The decision is yours.
The roof, the fee layers, the Board approval timeline and leasing rules. Have the answers ready.
Buyers and their insurers will ask. Collect permits for past work, which the Clerk’s notices of commencement index can help you locate.
Request a free valuation, and Jesse will follow up with the Bridgeway sales that fit your design and size.
Fees are agreed in a listing agreement before you sign, and we explain them in the first conversation. The statutory and transfer costs above apply whoever lists.
Call Jesse at (239) 898-6072, text or call, or request the valuation above. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start with the document file and the comparison sales, then set the price and the approval timeline.
Every Bridgeway Villas fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the association’s public pages, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.
The Bridgeway documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Declaration of Covenants and Restrictions for Bridge-Way Villas (1982), OR 998, Page 1926 | Collier County Clerk | Open the 1982 Bridgeway declaration |
| Amended and Restated Declaration (2015), OR 5115, Page 3028 | Collier County Clerk | Open the 2015 Bridgeway restatement |
| Certificate of Amendment, parking (2017), OR 5364, Page 407 | Collier County Clerk | Open the 2017 parking amendment |
| Certificate of Amendment, roofs (2017), OR 5461, Page 1818 | Collier County Clerk | Open the 2017 roof amendment |
| Certificate of Amendment (2024), OR 6324, Page 3857 | Collier County Clerk | Open the 2024 amendment |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Leasing amendment (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Bridgeway Villas. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Bridgeway Villas, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Bridgeway Villas, 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 |
Ratings by
Yelp
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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 - Bridgeway Villas 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 - Bridgeway Villas 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 - Bridgeway Villas home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
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.
