Bay Colony - Brighton

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

Brighton is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the Gulf-front tower at 8231 Bay Colony Dr, ZIP 34108, which the Bay Colony Community Association describes as a 22 story, 75 unit condominium on the Gulf of Mexico. It is not the Brighton on England’s south coast and not any other Florida Brighton: a corporate search for the name also lists separate associations named for Brighton at Century Village and Brighton at Wellington’s Edge.

McGreevy and Comisar are the team Brighton sellers call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Brighton has 75 condominium parcels on the 2026 county roll and 75 votes in its recorded Declaration, it was built in 1994, and the Southwest Florida MLS shows 11 closings in the last 60 months at a median of $6,000,000, the first window that holds ten sales. On October 7, 2026 not one Brighton residence was listed for sale.

This page goes deeper on Brighton than any other source we know of. It is built from the association’s recorded 2023 Amended and Restated Declaration, Articles and Bylaws, the original 1994 Declaration with its percentage exhibit and rules, the amendments recorded around them, the Bay Colony Community Association’s published description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at Brighton’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.

If you own at Brighton 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, fee-by-fee and sale-by-sale detail below will tell you whether Brighton fits before you tour.

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

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

If you’re searching for the best realtor for Brighton at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Brighton 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 Brighton for a specific reason. The building has only 75 parcels, so a single sale moves the numbers: the 60-month MLS median is $6,000,000 on 11 closings, but those eleven ran from $4,400,000 to $12,500,000, and three residences closed at exactly $4,400,000. Residences of the same 3,450 square feet closed at $4,400,000 in November 2025, $5,200,000 in October 2021 and $6,750,000 in April 2024. Brighton also has a Declaration that requires the Association’s written approval of every sale, bars an owner from leasing during the first 365 days of ownership, and a county milestone record listed as complete with the next inspection due in 2034. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.

Recent Brighton track record (last 12 months): In the last 12 months Brighton has seen 3 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2025 to October 7, 2026), at a median sold price of $6,000,000. The highest-priced Brighton sale in the window was $9,865,000 and the median sale-to-list ratio was 89.7 percent (3 closings). Three is a small sample, so the first window with ten or more closings is 60 months: 11 closings at a $6,000,000 median. In the last 12 months we tracked Brighton’s MLS closings alongside the county’s recorded-sales file, and the two records agree to the dollar on all seven sales recorded since 2024, as described below. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Brighton transactions.

Honors and recognition:

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

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

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

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

Living at Brighton at Bay Colony means a Gulf-front high-rise of 75 residences, four of them penthouses, with a front desk and security the association describes as staffed around the clock, two assigned garage spaces per residence, guest suites, a pool deck and card and social rooms, and the Bay Colony Beach Club and Foundation amenities behind the gates.

The building is at 8231 Bay Colony Dr, behind the Bay Colony gatehouse and inside the Pelican Bay Foundation’s membership. The Bay Colony Community Association’s page for Brighton describes East-West floor plans that overlook nature preserves and Bay Colony to the east and the Gulf to the west, oversized curving glass-railed balconies on the Gulf side and screened balconies on the mangrove preserve side. Collier County’s address file agrees with the shape: one building point, 75 residence address points that match the 75 declared residences, and 21 cabana points.

Brighton’s Address: 8231 Bay Colony Dr

Brighton’s street address is 8231 Bay Colony Dr, Naples, FL 34108, and the Florida Division of Corporations lists the same address as the principal address of Brighton at Bay Colony Condominium Association, Inc. Searches for “8231 Bay Colony Dr” and for “Brighton Bay Colony” land on this building. The Declaration describes the land by reference to its own survey exhibit, and a 1994 recorded easement places the building on part of Tract B of Pelican Bay Unit Eight.

A Residence Day at Brighton

A typical Brighton day starts at the front desk, which the association says is staffed around the clock with security. Residents park in the assigned spaces in the controlled-access garage under the building, ride the elevators, and use the pool, spa and poolside bar and barbecue, the card and exercise rooms and library, the garden deck and the dune walkover to the beach. Every residence carries a water leak detection and shut-off system and a humidity sensor under Section 6.1 of the Declaration, which is why an owner must keep a working telephone landline.

Who Brighton Suits

Brighton suits a buyer who wants a Gulf-front address in a 1994 tower of 75 residences, with residences that run from about 2,760 to about 3,450 square feet in the MLS and the association’s own range of 2,750 to 3,450 square feet, and a Declaration that is recorded and readable in full. It suits seasonal owners who want a staffed lobby, and it suits a buyer who has read the leasing, pet and renovation rules below and accepts them.

Who Should Look at Another Tower

Brighton is not the right fit for a buyer who plans to lease the residence in the first year, who needs short-term rentals, who wants to renovate between November 1 and April 30, or who wants a choice of listings today. The Declaration bars leasing in the first 365 days of ownership, sets a three-month minimum lease and bars heavy construction in the winter season, and the MLS showed no Brighton listing on October 7, 2026. A buyer who wants to compare an available Gulf-front tower can start with The Remington at Bay Colony, which had two listings that day.

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

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

Brighton at Bay Colony closed 11 sales in the last 60 months in the Southwest Florida MLS at a $6,000,000 median, from $4,400,000 to $12,500,000, with $71,835,000 in total volume. The last 12 months show 3 closings at a $6,000,000 median, and no residence was on the market on October 7, 2026.

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

Brighton is a thin market by construction: 75 parcels on the county roll, and in a typical year fewer than five change hands. A 12-month median built on three sales moves by millions of dollars when one sale drops out, so we lead with the widest window that holds ten closings, which is 60 months, name the window and the number of sales beside every figure, and list the sales themselves. One of the 11 sales in our five-year file was entered after closing as a Sold Data Entry row; it counts in every closing, median, range, volume and price per square foot figure and is left out only of days on market and sale-to-list, where the count is 10.

The Last 60 Months, the First Window With Ten Closings

In the 60 months to October 7, 2026, the Southwest Florida MLS counts 11 Brighton closings at a median of $6,000,000 (n=11). The low was $4,400,000, the high was $12,500,000 and the total volume was $71,835,000. The median price per square foot was $1,775 (n=11), the median days on market was 93 (n=10, the mean of the middle pair 91 and 95) and the median sale-to-list ratio was 90.6 percent (n=10). Aggregate, the 10 marketed sales brought $65,085,000 against $71,265,000 in final list prices, or 91.3 percent.

The Last 36, 24 and 12 Months

The shorter windows hold fewer sales and move more. The 36 months hold 7 closings at a median of $6,570,000, from $4,400,000 to $12,500,000, with volume of $52,335,000 and a median of 136 days on market (n=6) and 89.8 percent sale-to-list (n=6). The 24 months hold 4 closings, a small sample, at a median of $6,285,000, the mean of the middle pair $6,000,000 and $6,570,000, from $4,400,000 to $9,865,000, with volume of $26,835,000 and a median sale-to-list of 90.5 percent (n=4).

The Last 12 Months, Three Closings

The 12 months to October 7, 2026 hold 3 closings, a small sample, at a median of $6,000,000. The range runs from $4,400,000 to $9,865,000, volume is $20,265,000, the median price per square foot is $1,607 (n=3), the median days on market is 43 (n=3) and the median sale-to-list ratio is 89.7 percent (n=3). Sellers received 89.7 cents of every final list dollar at the median, and 89.8 percent in aggregate ($20,265,000 sold against $22,565,000 in final list prices).

The 12-month median matches the 60-month median to the dollar, which is a coincidence of three sales and not a trend. The three closings in the window were a 3,450 square foot residence at $4,400,000 after 43 days, a 6,140 square foot residence at $9,865,000 after 17 days, and a 3,380 square foot residence at $6,000,000 after 258 days. Those three sold a day apart for two of them, in November 2025, and a third in January 2026, and the MLS shows no Brighton closing since January 29, 2026, a gap of 251 days to October 7.

Every Brighton Closing in the Last 60 Months

The 60-month window holds 11 closings at a median of $6,000,000 (n=11). Prices run from $4,400,000 to $12,500,000, volume is $71,835,000, the median price per square foot is $1,775 (n=11) and the median days on market is 93, with a median sale-to-list ratio of 90.6 percent (both n=10). Streets are named, never unit or house numbers.

Four things stand out. First, the MLS shows no Brighton closing between March 30, 2022 and April 10, 2024, a gap of 742 days, about 24 months, and none in 2023. Second, price tracks size, floor and condition, not the calendar: the two 3,450 square foot sales of 2021 and 2025 closed at $5,200,000 and $4,400,000, while the 3,450 square foot residence entered after closing in April 2024 shows $6,750,000. Third, two sales above 6,000 square feet, in August 2024 and November 2025, account for $22,365,000 of the $71,835,000 in volume, or 31 percent from 2 of 11 sales. Fourth, six of the 11 sales closed at $6,000,000 or more and three closed at exactly $4,400,000.

What the Same Size Sold For

Grouping the 11 sales by the living area the MLS reports shows how much a Brighton price depends on the individual residence. The numbers below are MLS figures, and every group is a small sample or close to one.

The 3,450 square foot group alone spans $2,350,000 ($4,400,000 to $6,750,000) and $682 per square foot ($1,275 to $1,957). The three 3,380 square foot residences, by contrast, closed within $570,000 of each other, between $6,000,000 and $6,570,000. Size does not set the price in this building; floor, view, finish and the list price do. The 6,140 and 6,164 square foot closings are about twice the size of the standard residences, and the Declaration lets two horizontally adjacent residences under one owner be joined, but the MLS does not say how either was built, so we make no claim about them.

Closings by Calendar Year, MLS

The MLS counts 2 Brighton closings in 2021 after October 7, 2 in 2022, none in 2023, 3 in 2024, 3 in 2025 and 1 in 2026 through October 7. The 2024 and 2025 counts of three are the busiest years in the file. The 2026 count of one runs through October 7 and can still change.

For Sale Now: No Listings

On October 7, 2026 the MLS showed no active and no pending Brighton listing, so the building had no residence on the market and the months-of-supply figure is zero. A seller who lists now would be the only Brighton listing in the MLS, and a buyer who wants Brighton has no residence to tour until one lists. The same pull showed two listings in The Remington at Bay Colony, the Gulf-front tower built two years later.

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

Brighton at Bay Colony, the Gulf-front tower inside gated Bay Colony in Pelican Bay, has a median of $6,000,000 across 11 closings in 60 months, and three residences of the same 3,450 square feet closed at $4,400,000, $5,200,000 and $6,750,000. If you own here, request a free Brighton home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

County Recorded Sales Since 1994

Collier County’s qualified recorded-sales file runs to June 30, 2026 and shows how the building has repriced. Where the county deed and the MLS disagree on a single sale, we publish the deed figure and name the MLS figure once with its pull date, and we never average the two. They do not disagree here: the county’s 2024, 2025 and 2026 sales match the MLS to the dollar.

In 1994 the file shows 80 qualified sales at a median of $885,000; the count is higher than any later year because the file counts the first sales of the new residences. In 2025 it shows 3 sales at $6,570,000, 7.4 times the 1994 median, with a range of $4,400,000 to $9,865,000. The file shows no qualified sale in 2022 or 2023, while the MLS shows two closings in 2022 at $4,400,000 each, so the county’s qualified filter and the MLS are different universes and we do not reconcile them. The first sale at or above $4,000,000 in the file is the single 2015 sale at $4,400,000.

Our Read on the Brighton Market

Brighton is a market of individual residences, not a market of a median. A residence that sold for $12,500,000 in August 2024 and one that sold for $4,400,000 in November 2025 are the same building, and the 60-month median of $6,000,000 describes neither. Speed and price did not travel together here: the four marketed sales that closed in 60 days or fewer closed at a median of 89.3 percent of final list, and the four that took 100 days or more closed at a median of 90.6 percent, so a long listing did not by itself mean a deeper discount. What did decide the outcome was the starting number. The four sales with the largest gaps between list and sold price, 13.8, 11.9, 11.1 and 10.3 percent below final list, were the ones listed furthest above where the building was trading, and the one sale above final list, at 100.5 percent, took six days.

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

How Did Brighton at Bay Colony Come to Be?

Brighton at Bay Colony came to be in 1994: the developer of record, WCN Communities, recorded the Declaration of Condominium on April 21, 1994, Collier County’s milestone list shows a certificate of occupancy dated April 29, 1994, and the association itself had been incorporated almost two years earlier, on May 21, 1992.

The Recorded Chain, 1992 to 1997

The Brighton at Bay Colony Condominium Association, Inc. is a Florida not-for-profit corporation filed on May 21, 1992, and the Florida Division of Corporations shows it active, with annual reports through March 26, 2026 and no name-change events. The Declaration of Condominium is dated April 14, 1994, per the association’s own 1995 certificate, and was recorded on April 21, 1994 at Official Records Book 1938, Page 611, a 95-page instrument that carries the percentage exhibit and the first rules. A certificate of estimate of the final survey was recorded the same day.

Two further instruments indexed as declarations followed, one on April 27, 1994 (Official Records Book 1940, Page 1355) and one on May 13, 1994 (Official Records Book 1947, Page 699), each 11 pages with a plat or exhibit filing beside it. A sewer utility easement from the developer to the association was recorded on May 6, 1994 (Official Records Book 1944, Page 334), a first amendment on April 7, 1995 (Official Records Book 2047, Page 57), and a temporary beach restoration easement from the association to Collier County on May 16, 1995 (Official Records Book 2059, Page 1393). The clerk’s index also lists a deed from WCI to the association recorded August 27, 1997. We list the two 11-page declarations and the deed from the clerk’s index and describe nothing in them.

The Amendments From 1995 to 2025

Eight recorded amendments and the 2023 restatement changed the way the building works. The table below lists each by recording date and the subject we read in it.

A four-page instrument recorded on May 18, 2010 (Official Records Book 4567, Page 1641) sits between the 2002 and 2015 entries, and we did not read it.

The 2023 Restatement and What It Replaced

On April 14, 2023 the association recorded an Amended and Restated Declaration at Official Records Book 6236, Page 1822, with restated Articles and Bylaws attached as exhibits. It renames the building “Brighton at Bay Colony, a Condominium,” describes the land at 8231 Bay Colony Drive, Naples, FL 34108, and replaces the original’s article numbering with numbered sections. The percentage exhibit, however, is still the original 1994 exhibit, and the 2023 text says so. The 2023 text, with the two 2025 amendments, is the Declaration this page reads, and any instrument recorded after December 1, 2025 sits in the Collier County Clerk’s official records. A title search, not a website, is the final word on a recorded document.

The Build Sequence Along Bay Colony Drive

The year built shown for the Bay Colony towers runs Contessa 1991, Carlysle 1992, Brighton and Marquesa 1994, Remington and Mansion La Palma 1996, Biltmore 1997, Windsor 1998, Toscana 1999, Salerno 2000 and Trieste 2002, taken from our building roster. Brighton is tied with Marquesa for third of the eleven condominium buildings by year, and it is the third of the six Gulf-front towers by year. For the neighbors, see Carlysle at Bay Colony, the Gulf-front tower built two years earlier, and The Remington at Bay Colony, built two years later and the building most often compared with Brighton.

The Name Trap

The records spell the building six ways. The Declaration says “Brighton at Bay Colony, a Condominium.” The Florida Division of Corporations lists “Brighton at Bay Colony Condominium Association, Inc.” Collier County’s tax roll files it as “BRIGHTON AT BAY COLONY A CONDOMINIUM,” the county’s milestone map files it as “BRIGHTON AT BAY COLONY, A CONDO,” the Bay Colony Community Association’s page calls it “The Brighton at Bay Colony,” and the MLS files it as “BRIGHTON AT BAY COLONY.” The county’s milestone list gets the street wrong, printing “8231 Bentley Colony.” A search of that list for “Brighton” finds the row, and a search for the street address would miss it.

What the Year Built Means for Milestone Dates

The roll says 1994, the milestone list shows a certificate of occupancy dated April 29, 1994, and the Declaration was recorded in April 1994. The milestone statute counts from the certificate of occupancy, so the April 1994 date is the one that matters for inspections, and we use it in the milestone section below.

The Brighton Homes: Plans, Floors and Sizes

Brighton has 75 residences in its recorded Declaration: 71 on floors 2 to 20 with no floor 13, plus four penthouses on levels 21 and 22. The percentage exhibit assigns each residence one of eight recorded shares, and the 2026 county roll lists 75 parcels from 2,760 to 6,400 heated square feet, median 3,380.

Eight Recorded Shares of the Common Elements

The percentage exhibit to the original 1994 Declaration, which the 2023 text restates, gives each residence one vote in 75 and a percentage of the common elements, and the percentages are what divide the common expenses. The exhibit says the percentages are calculated upon the square footage of each type of unit in relation to the total square footage. It groups residences into four numbered types, which follow the last two digits of the residence number, and four penthouses with a share each.

As a check on the arithmetic, 24.516 plus 20.052 plus 23.239 plus 21.960 plus 10.233 is exactly 100.000, and the 18, 18, 17, 18 and 4 residences add to 75, which confirms the unit count in the Declaration.

What the Shares Mean for a Buyer

The share decides the proportion of common expenses a residence pays. Because the exhibit ties each share to square footage, the shares are also the building’s only recorded size ranking: a penthouse at 2.591 carries 2.3 times the share of a Type 02 residence at 1.114 (2.591 divided by 1.114), and a Type 03 residence at 1.367 carries 1.2 times that share. The Pelican Bay Foundation bills a condominium association once for its units, and the association carries that charge in its own budget, so a buyer sees the Foundation’s assessment inside the condominium assessment, not as a separate bill.

The Four Penthouses

The Declaration’s limited common elements include rooftop unit amenities and private stairways, which belong to the residences they serve, and Collier County’s address file numbers the penthouse levels 21 and 22. The association describes Brighton as a 22 story building, the Declaration’s own floors run from 2 to 20 with no floor 13, and the penthouse shares total 10.233 percent of the building. We make no claim about a penthouse’s layout, because the association’s page and the Declaration give none.

Floors: Why There Is No Floor 13

The Declaration places residences on floors 2 to 20 with no floor 13, three on floor 2 and four on each of the other 17 floors, which is 3 plus 17 times 4, or 71 residences, before the four penthouses. Collier County’s address file follows the same pattern: 75 residence points, three on the second floor and none at level 13. The Type 03 count of 17 is consistent with that, since the second floor has three residences, and the file shows them as three of the four types. The recorded documents state no story count, so we quote the association’s “22 story” as the association’s words and show the floors the documents place.

Sizes From the Association, the MLS and the Roll

The Bay Colony Community Association’s page says four individual floor plans range from 2,750 to 3,450 square feet and that they live like single-family homes. The MLS reports Brighton closings at 2,760, 2,980, 3,380 and 3,450 square feet, plus two much larger residences at 6,140 and 6,164 square feet. The county roll’s 75 parcels run from 2,760 to 6,400 heated square feet with a median of 3,380. The Declaration we read prints no per-type square footage, and the roll does not say why a few parcels are nearly twice the standard size, so we do not explain it.

Bedrooms and Baths in the MLS

MLS closings in the five years report two bedrooms and a den with three full baths, three bedrooms and a den with three full baths and sometimes a half bath, and four bedrooms and a den with four or five full baths for the two large residences. Almost every standard closing has three full baths, so a buyer comparing floors should compare living area, floor and view, not the bedroom count.

Parking and Storage

Section 12.5 of the 2023 Declaration gives each residence at least two assigned spaces in the garage, passing with title, with swaps through the association’s Secretary so that each residence always has at least two. The association may lease additional parking and create additional spaces. The association’s page calls the garage controlled-access and sub-building and says it is disguised with lush landscaping. Storage lockers are limited common elements, and the Declaration puts the interior of a storage locker in the owner’s care.

Cabanas

Section 12.6 makes cabanas limited common elements that belong to residences. An owner may hold one interior cabana and one exterior cabana, or two adjoining interior cabanas combined, no one may sleep in one overnight, and the association maintains them while the holders share electricity, maintenance and repair costs equally. Collier County’s address file shows 21 cabana points. The 2025 amendments moved two cabanas to common elements for pool equipment and electrical panels and two more for an employee break room, an office and conference room and storage, so the number a residence can hold has changed since the original Declaration.

Who Maintains What

Brighton divides maintenance differently from its neighbors. Under Section 6.1.1 the association maintains the structure, which includes perimeter walls, columns, roof and floors, and all code-compliant hurricane-resistant impact glass in the exterior windows of the residences, including frames, weather stripping and hardware, and the windows of the three lobby-level cabanas. Under Section 6.1 it also cleans the glass panels on all west-facing balconies and maintains a water leak detection and humidity system. Under Section 6.2.1 owners maintain sliding glass doors, hurricane shutters, doors, appliances, air handlers, wiring, piping, ductwork and plumbing that serve only the residence, the interiors of their cabana and storage locker, and the upkeep of their porches, balconies and terraces.

The Owner’s Water Heater and Landline

Two owner duties surprise buyers. Section 6.2.1 requires an owner to replace a tank water heater at or before 10 years of age and to give the association evidence of it, and after 15 days’ written notice the association may replace it and assess the cost with a lien. The same section requires an operational telephone landline at all times, because the leak detection system’s dialer needs one, and the association may obtain the service and charge the owner.

Floors, Flooring and Sound

Section 12.8 requires sound-absorbent underlayment at least equivalent to a product called Proflex 500, or the Board’s own rule, under any hard-surface floor outside the baths and powder rooms, plus prior written Board approval. The remedy for a violation is covering the floor with carpet or removing it. Section 12.8.1 bars indoor-outdoor carpet on balconies, requires waterproof tile and grout, and says flooring on a balcony that is not screened may not extend past the vertical plane of the interior edge of the glass guardrails.

Combining Two Residences

Section 6.2.3 lets two adjacent horizontal residences under the same ownership connect through the common-element wall with doorways, with prior written association approval and government permits at the owner’s expense. The Board may also let owners who share a hallway make minor hallway changes, such as a mirror, art, a chair, bench or table, by written approval, and restore them on a sale if the buyer asks. The 6,140 and 6,164 square foot closings in the MLS are about twice the standard size, but the MLS does not say how either was built, and we make no claim about any one residence.

What Amenities Come With a Brighton Residence?

A Brighton residence comes with a building amenity package and two layers above it. The association describes a front desk and security staffed around the clock, a controlled-access garage, a pool, spa and poolside bar, social, card and exercise rooms, a library, a garden deck and a dune walkover; Bay Colony and the Foundation add the rest.

The Building’s Own Amenities

The Bay Colony Community Association’s page for Brighton lists social, card and exercise rooms, a library, a garden deck, a pool, a spa, a poolside bar and barbecue and a dune walkover to the beach, plus two assigned parking spaces per residence in a controlled-access, sub-building garage and “24 hour front desk and security services.” Section 12.9 of the Declaration lets the association lease the pool deck, the social rooms and the card room for private functions, so the amenity rooms are shared by all 75 residences and are sometimes reserved.

The Guest Suites

Section 12.9 provides guest suites on the amenities level that an owner may reserve for the owner’s guests while the owner is in residence. The Board may set use fees and deposits. The Declaration states no number of suites and no rate. The 1994 exhibit rules set a use fee then of $60 a day in season and $40 a day otherwise, a seven-day maximum stay and a 24-hour cancellation, subject to change, and we show those as a 1994 record, not as today’s rates.

Beach Access and the Dune Walkover

Section 5.11.5 of the Declaration grants an easement for the dune walkover to the Gulf beach. Section 6.3 requires shaded or tinted glass approved by the state to protect nesting sea turtles and requires a replacement to match, and Section 23 limits additional construction seaward of the coastal construction control line, enforceable by the state. The beach is therefore part of the building’s rules as well as its view.

The Bay Colony Layer

Every Brighton owner is a member of the Bay Colony Community Association. The association describes about 200 acres, 11 condominium communities and 5 private neighborhoods, a private staffed entry with access control, membership privileges at the Bay Colony Beach Club, six courts at the Bay Colony Tennis Club and eligibility to pursue Golf Club membership. The Beach Club has a Chickee Bar, a Beach Club Bar, Sunset Terrace, a Main Dining Room and towel, chaise and umbrella service at the beach or pool. Section 21.3 of the Declaration makes Beach Club membership mandatory for Brighton owners, with the club’s expenses included in the Bay Colony assessments and user fees on top. No Brighton master assessment is published. For the full community picture, read our Bay Colony guide.

The Pelican Bay Foundation Layer

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

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

What Does the Brighton Condominium Fee Pay For?

The Brighton at Bay Colony Condominium Association, Inc. does not publish its assessment, so this page prints none; the Declaration and Bylaws say what the fee pays for and how it is shared. Common expenses are divided by each residence’s percentage share and paid quarterly in advance, on the first day of January, April, July and October.

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

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

What the Declaration Says the Association Pays For

Under Section 19.1 of the 2023 Declaration the common expenses include the operation, maintenance, repair, replacement and insurance of the common elements and reserves. Water and sewer service to the residences is a common expense, paid through the assessment. Bulk pest control and bulk communications or internet are common expenses if the association contracts for them for at least two years. Under Section 6.1.1 the association also pays to maintain the structure and the impact glass, and under Section 6.1 it pays for cleaning west balcony glass and for the leak detection system. The Foundation bills the association, not the owner, for each unit, so the Foundation’s assessment is part of the budget, and Section 21.3 says the Beach Club’s expenses are included in the Bay Colony assessments.

What Owners Pay for Separately

Owners maintain and insure what Section 6.2.1 assigns to them: sliding glass doors, hurricane shutters, doors, appliances, air handlers and the wiring, piping, ductwork and plumbing that serve only the residence, the interiors of the cabana and storage locker and the balconies. Owners replace the water heater at 10 years, keep a landline and carry a homeowner’s policy for contents and improvements. If a renovation exposes lateral pipes in a ceiling or wall, Section 6.2.1 makes the owner tear out and replace them.

How Budgets and Reserves Work

The Board adopts the annual budget, mailed to owners 14 days before the meeting that adopts it (Bylaws Section 6.2). If an adopted assessment would exceed 115 percent of the prior year’s, owners holding 10 percent of the voting interests can call for a special meeting within 21 days, which must be held within 60 days, and a substitute budget needs a majority of all voting interests (Bylaws Section 6.2.1). Reserves follow the Condominium Act, and the Bylaws allow a waiver only as the Act permits (Bylaws Section 6.3). We state no reserve balance, because the budget and the reserve schedule are in the resale package.

Quarterly Payments and Late Interest

Bylaws Section 6.4 makes regular assessments payable quarterly in advance, due on the first day of January, April, July and October, which is a quarterly rhythm a buyer who is used to monthly condominium dues should plan for. Under Section 19.6 of the Declaration no interest accrues if the payment arrives within 10 days after it is due, interest otherwise runs at the highest rate the law allows, and a late fee is allowed as the law permits. Under Section 19.7 the association may accelerate the unpaid installments once an installment is more than 30 days past due and a claim of lien is recorded.

Special Assessments

Under Bylaws Section 6.5 the Board sets special assessments after 14 days’ notice of the meeting. Section 11.2.2 of the Declaration adds that if damage to common elements falls short of a very substantial loss and insurance and reserves fall short of the cost, the Board may levy a special assessment without an owner vote. A buyer underwriting Brighton should hold a cushion for a special assessment, because the Declaration itself contemplates one after a casualty and Florida’s 2022 and 2024 condominium laws raised what associations must fund.

Fines and Suspensions

Under Bylaws Section 8.1 a fine is limited to $100 per violation, daily for a continuing one, and to $1,000 in the aggregate, after 14 days’ notice and a hearing before a committee of at least three members, and a fine is not a lien. A suspension of use rights excludes limited common elements, access, utilities, parking and elevators, and voting is suspended only if an owner owes more than $1,000 and is more than 90 days delinquent.

Late Payments and the Buyer’s Liability

Under Section 19.4 a new owner is jointly and severally liable with the prior owner for unpaid assessments, which is why an estoppel certificate belongs in every contract. Section 19.11 requires the association to deliver the estoppel certificate within 10 business days after a written request, with a fee that cannot exceed the amount in Section 718.116(8), and to refund the fee if the closing does not occur. The Board sets the fee by resolution or management contract.

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

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

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

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

The Arithmetic of the Published Pieces

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

Why the Recording Date Matters

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

The Foundation Does Not Approve the Sale

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

The Island Neighborhood

Section 21.2 of the Declaration lets the association agree with the Bay Colony Community Association on a higher level of service for the landscaped common areas near the condominium, an area the Declaration calls the “Island Neighborhood,” at the condominium’s expense. The Declaration does not state whether such an agreement is in force or what it costs, so a buyer should ask whether any enhanced-service charge is in the budget.

The Tax Bill and the County Layer

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

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

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

Brighton’s governing documents are a 2023 Amended and Restated Declaration, restated Articles and Bylaws, and Rules and Regulations the Board may amend without recording them. The Declaration decides who may buy, rent, bring a pet, host a guest and renovate, and the section numbers below follow our reading of the recorded 2023 text.

Sections 4 to 7: Definitions, Shares and Easements

Section 4 defines the terms the rest of the Declaration uses. It counts 75 units and 75 voting interests, one vote each, defines a “Family” as persons related by blood, marriage, adoption or legal custody or not more than two unrelated persons, and defines an “Occupant” as someone present two or more consecutive days including overnight. It defines Pelican Bay by its boundaries, US 41 on the east, Vanderbilt Beach Road on the north, the Gulf on the west and Seagate Drive on the south, and names the Island Neighborhood and the Bay Colony Beach Club. Section 5 lists the limited common elements, among them garage parking spaces, storage lockers, terraces, decks, rooftop unit amenities, private stairways and cabanas, and the easements, including the dune walkover. Section 7 divides the common elements by the percentages in Exhibit F and requires 67 percent of the voting interests present at a meeting with a quorum for a material alteration of the common elements.

Sections 10 and 11: Insurance and Casualty

Section 10 requires the association to insure the property as originally installed or of like kind, excluding floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, cabinets, countertops and window treatments, at replacement cost with an appraisal at least every 36 months, and to carry flood insurance up to replacement cost per building as available through the National Flood Insurance Program. Section 11 governs rebuilding after damage, described in the hurricane section below.

Section 12: Use Restrictions

Section 12 is the section most buyers read first. It sets single-family use and one family per residence (12.3), association access (12.4), parking (12.5), cabanas (12.6), pets (12.7), floors (12.8), the guest suites and private functions (12.9), vehicles (12.11), alterations (12.12) and electric vehicle charging (12.13). The sections below take each in turn.

Section 13: Lease, Conveyance and Financing

Section 13 requires the association’s prior written approval of every sale, lease and gift, and is the longest section a buyer or an investor needs to read. It is explained in the sale and leasing sections below.

Sections 14 to 16: Enforcement, Amendment and Termination

Section 14.3 gives the prevailing party attorney’s fees in an enforcement action. Under Section 15 an amendment may be proposed by the Board or by 25 percent of the voting interests, and a regular amendment is adopted by 67 percent of the owners present and voting at a meeting with a quorum; the Board alone may adopt correctory amendments. A merger with other Bay Colony condominiums needs 75 percent of the voting interests and the lienholders (15.4), and Section 15.7 bars any change to a residence’s configuration, size, appurtenances or expense share without the consent of every record owner of that residence and its institutional mortgagee. Under Section 16.2 a termination for economic waste or impossibility needs two thirds of the voting interests present and voting. An optional termination needs a plan approved by 80 percent of the voting interests with not more than 5 percent rejecting (16.3), after which the state’s Division of Condominiums reviews the plan for 45 days, and a failed plan blocks a new one for 18 months (16.4).

Sections 17 to 20: Mortgagees, Membership, Assessments and Condemnation

Section 17.3 makes a first mortgagee liable for assessments only as Section 718.116 provides. Section 19, summarized in the fee sections above, covers assessments, liens and estoppel certificates. Section 20 covers condemnation and lets a majority of the voting interests amend the Declaration to deal with one.

Sections 21 to 24: Community Associations, Timeshare, Construction Limits and Conflicts

Section 21 makes every owner a member of the Pelican Bay Foundation, the Bay Colony Community Association and the Bay Colony Beach Club, and sets out the Island Neighborhood. Section 22 prohibits timeshare. Section 23 limits additional construction seaward of the coastal construction control line. Under Section 24.3 the Condominium Act controls over the Declaration, and the Declaration controls over the Articles and Bylaws. Under Section 24.4 the Board’s interpretation of the documents binds unless it is wholly unreasonable.

The Board, Terms and Quorum

Under the restated Bylaws the Board has five directors serving staggered two-year terms, three elected in even years and two in odd years. A director must be a member or a member’s spouse, and no director may serve more than eight consecutive years unless two thirds of the votes cast approve, a limit that counts from July 1, 2018. The Bylaws give the association’s principal office as the building’s own address.

The 1994 Exhibit Rules and Today’s Rules

Section 12.1 of the Declaration says the Rules and Regulations are Exhibit D, that the Board may amend them and that an amendment need not be recorded. We found no current Rules and Regulations on the association’s public pages. The only rules text that is public is the 1994 exhibit attached to the original recorded Declaration, which we cite below as a 1994 record. Anything a seller or buyer wants about pets, pool hours, guest suites, move-in procedures or renovation hours should come from the manager in writing.

Architectural Review: Association, Bay Colony and Foundation

Within Brighton, Section 6.2.2 requires written association consent before an owner paints or changes anything visible from the exterior, and Section 12.12 requires notice to the Board before any alteration. The Pelican Bay Foundation’s Declaration says in Section 3.02(d) that its Article 3 does not apply to Bay Colony, and Section 11.5 of Brighton’s Declaration brings the Bay Colony Community Association’s Design Review Committee into the approval of rebuilding plans after a casualty. A buyer planning exterior work should ask the Foundation and the Bay Colony Community Association in writing whether either also reviews it. We found no published Bay Colony architectural standards.

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

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

A sale at Brighton at Bay Colony needs the Association’s prior written approval under Section 13 of the Declaration, and the Association has 30 days after it receives the information, the fee and any interview to approve or disapprove. If it does not answer in time, the sale is conclusively presumed approved.

What the Association Approves

Section 13.1 applies to every sale, lease and gift of a residence, and a lease renewal needs approval too. The approval is a written instrument in recordable form that states the nature of the transaction, the parties, the residence, the condominium and the Official Records book and page of the Declaration, and for a transfer of title it must be recorded simultaneously with the deed. A transaction made without approval is void unless the Association later approves it (Section 13.6). Section 13.2 requires approval of a mortgage other than an institutional or purchase-money mortgage, and Section 13.5 exempts judicial sales.

The Package and the 30-Day Clock

Under Section 13.3.1 the owner gives the Association written notice with the name and address of the acquirer and a copy of the contract. The Association may require an application form, a personal interview and a transfer fee, and it may withhold approval until unpaid assessments and costs are paid. Under Section 13.3.2 the Association must approve or disapprove within 30 days after it receives all of the information, the fee and the interview. File the package in the first days of the contract and write a closing date that sits at least 30 days out.

Silence Is Approval

If the Association fails to give notice within the 30 days, Section 13.3.2 conclusively presumes approval, and the Association must give a recordable certificate of approval on demand. The Association may delegate the decision to a committee or to the property manager, and it must act reasonably, fairly and without discrimination.

Grounds for Disapproval

Disapproval needs reasonable grounds, which Section 13.3.3 lists. They are a delinquency in assessments, a felony within the last 15 years involving violence, controlled substances or dishonesty or an adjudication withheld on one, registration as a sex offender, an application that shows an intent inconsistent with the documents, a history of disruptive behavior, a failure to provide information or fees or the giving of false information, unpaid fines, and a lack of financial ability, which the Board may define by rule, including a minimum credit score. Age is not on the list.

No Association Purchaser, No Right of First Refusal

Section 13 contains no clause that lets the Association produce a substitute purchaser, and the Foundation’s estoppel form says the Foundation has no right of first refusal. For a seller and a buyer alike, the check on a disapproval is the requirement of reasonable grounds from the Section 13.3.3 list and the 30-day clock, and approval turns on the package and the application.

Fees and Exempt Transfers

Section 13.3.1 limits the Association’s transfer fee to $150 per applicant, with a husband and wife or a parent and a dependent child counting as one applicant, or the amount the law permits, now $184 on the state fee sheet. Section 13.5 exempts judicial sales, and the Foundation’s Bylaws Section 7.04 exempts a gift, an inheritance, a transfer to a trust and a one-time move within the community from the Foundation’s resale capital assessment, with a $1,000 processing fee. Ask the manager for the current fee when you submit the package.

How We Schedule a Brighton Closing

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

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

Is Brighton at Bay Colony a 55+ Community?

Brighton at Bay Colony is not a 55+ community. The recorded 2023 Declaration contains no age restriction and no housing-for-older-persons clause, buyers of any age may buy subject to the Association’s approval, and the grounds for disapproval in Section 13.3.3 list conduct, history and finances, not age.

What the Declaration Says About Age

We read the 2023 Declaration, the Articles and the Bylaws for an age restriction and found none. The definitions in Section 4 set no minimum age for an owner or an occupant, and Section 13.3.2 requires the Association to act without discrimination.

The Family Definition Is Not an Age Rule

Section 4.14 defines a Family by relationship, or as not more than two unrelated persons, and Section 12.3 allows one Family per residence. That is a count and a relationship test, not a rule about how old anyone is. The 1994 exhibit rules also cap occupancy by bedrooms, described in the guest section below.

Fair Housing in Plain Words

Federal and Florida fair housing law bars discrimination in the sale or rental of housing because of race, color, religion, sex, handicap, familial status or national origin. We describe the property, never the people who live in it, and a buyer or seller with a question about a reasonable accommodation should raise it with the manager in writing.

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

A Brighton owner may lease a residence for a minimum of three and a maximum of 12 consecutive months, once in any 12 months, with the Association’s written approval, and not during the first 365 days of ownership. Short-term rentals are not permitted, and the Pelican Bay Foundation separately caps leases at two a year.

Brighton’s Own Rule: Section 13.1

Section 13.1 of the 2023 Declaration allows only entire residences to be leased. The minimum lease is three consecutive months and the maximum is 12 consecutive months, no residence may be leased more than once in any 12-month period, and no owner may lease more than one residence at a time, with a spouse, blood relative or controlled entity treated as the same owner. A renewal needs approval, as a new lease does.

The First-Year Bar

Section 13.1 also bars any leasing during the first 365 days of ownership, counted from the day the deed records. An investor who buys to lease must therefore plan a year of owner occupancy or vacancy before the first lease, and a buyer who is told a lease will be approved immediately should ask for the Section 13.1 text.

The Lease Terms at a Glance

The Stricter Rule Governs

Brighton’s one-lease-in-12-months rule is stricter than the Foundation’s two-lease cap, so in practice the Brighton rule governs and both sets of documents control. A seasonal lease of three months or more, once a year and after the first year of ownership, is the pattern the Declaration allows.

Deposits and the Assignment of Rents

An owner must deliver a security deposit to the Association, at the maximum the law permits or else one month’s rent, and replenish it within 10 days of a draw, with Chapter 83 of the Florida Statutes governing the tenancy. Every lease is deemed to include a collateral assignment of rents to the Association, which the Association may enforce after 10 days’ notice if the owner defaults on assessments. The owner must give the tenant the Rules, and the owner stays liable for the tenant.

Approval Standards for a Tenant

Section 13 applies to leases as well as sales, so the reasonable-grounds list in Section 13.3.3 applies to a tenant as it does to a buyer. A tenant may not keep a pet under Section 12.7, and the 15-day guest rule in Section 12.3 treats an owner’s long-stay guest as a tenant.

What This Means for an Investor

Brighton is not a short-term rental building and is not a building for a buyer who must lease in the first year. An investor who plans a single seasonal tenant a year after the first year can plan around the 30-day approval window. Buying with the plan to lease should be raised with the manager before the offer, not after, and we will read Section 13.1 with you.

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

Pet Rules at Brighton at Bay Colony

Brighton’s 2023 Declaration says in Section 12.7 that pets are allowed as the Rules and Regulations provide and that tenants and guests may not have pets. The only public pet rule is the 1994 exhibit text: one dog of not more than 15 inches at the shoulder, or two cats, plus customary quiet pets.

What the Recorded Declaration Says

Section 12.7 allows owners to keep pets as the Rules permit and bars tenants and guests from keeping them. The Declaration does not set a number or weight limit in the text we read.

The 1994 Exhibit Rule

The 1994 Exhibit D sets one dog not more than 15 inches tall at the shoulder at maturity, or two cats, plus birds, tropical fish and customary non-exotic quiet household pets, with snakes prohibited. Pets are not allowed in the pool area, and elsewhere on the common elements and Bay Colony common property they must be on a hand-held leash or carried. Owners must clean up immediately. A vicious or noisy pet is not permitted, and a nuisance pet must be removed within three days of written notice. Guests and tenants may not have pets, and the Board may make exceptions in individual cases. We show this as a 1994 record: the Board may amend the Rules without recording them, so today’s rule may differ.

What We Could Not Find

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

Service and Assistance Animals

A service animal or an assistance animal is a reasonable accommodation under fair housing law, not a pet. A buyer who needs one should raise it with the manager in writing, and we can help with the wording.

What to Ask Before You Offer

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

Guests, Occupancy and Daily Rules at Brighton

Guests at Brighton are governed by Section 12.3 of the Declaration: guests who stay in the owner’s absence must be registered on arrival, and a non-family guest who stays more than 15 days in any 365-day period in the owner’s absence is treated as a tenant. The Declaration allows one family per residence.

One Family, Single-Family Use

Section 12.3 limits each residence to use by a single family, defined in Section 4.14 by relationship or as not more than two unrelated persons. No residence may be used in any manner that resembles a timeshare, and Section 22 prohibits timeshare outright.

Registered Guests

A guest other than a member of the owner’s family who occupies the residence in the absence of the owner or the lessee must be registered with the association on arrival, and an unregistered guest may be denied the recreational facilities. A habitual offender can lose the right to host guests or to lease.

The 15-Day Rule

Any guest who is not a family member and who stays in the owner’s absence for more than 15 days in any 365-day period is treated as a tenant. That guest must go through the leasing screening and fee, and the lease rules in Section 13.1 apply, including the bar on leasing in the first 365 days of ownership. An owner who lends the residence to a friend for a winter should read this clause first.

Occupancy in the 1994 Rules

The 1994 exhibit rules limit occupancy to the number of bedrooms times two, and overnight occupancy including guests to the number of bedrooms times two plus two, and require all occupants other than owners to be registered with the manager. These are 1994 figures, and the Board may have changed them.

Vehicles and Parking

Section 12.11 bars commercial vehicles, boats, jet skis, trailers, campers, panel vans and oversized vehicles, allows one vehicle per space or two motorcycles or scooters, and bars repairs and washing. The association may tow.

Quiet Hours, the Pool and Moving in the 1994 Rules

The 1994 exhibit rules ban vocal and instrumental practice after 10 p.m. and before 9 a.m., keep children under 12 away from the pool and waterfront unless accompanied, ban glass at the pool, and set moving and repair or remodel hours at Monday through Saturday, 8:00 a.m. to 5:00 p.m., using the designated service elevators. A $100 fine is listed for a violation. Ask for the current versions.

Window Coverings and Exterior Appearance

Under Section 6.2.2 curtains, blinds and drapes visible from the exterior must be white or off-white, or lined with white or off-white, and the association may correct a violation after 15 days’ notice and assess the cost.

Electric Vehicle Charging

Under Section 12.13 the Board may not prohibit an electric vehicle charger in an owner’s limited common element parking space or garage, provided the electricity is separately metered and the owner pays. Section 718.113(8) is the statute behind it.

Renovating a Brighton Residence: Approvals, Season and Hard Floors

Renovating a Brighton residence needs notice to the Board, a permit and a licensed and insured contractor, and Section 12.12 bars major renovations and heavy construction from November 1 through April 30 each year, which puts heavy work in the summer months. Hard floors need sound-absorbent underlayment and prior written Board approval, and exterior changes need written consent.

Which Work Needs Approval

Section 12.12 requires an owner to notify the Board, submit the permit and the contractor’s license and insurance, and work only during hours the Board sets by rule. Section 6.2.2 requires written consent for anything visible from the exterior, and Section 6.2.3 bars any alteration of the common elements except the connection of adjacent horizontal residences under common ownership, with prior written approval.

The Season: Barred November 1 Through April 30

Section 12.12 bars major renovations and heavy construction from November 1 through April 30 each year. The Board may adjust the dates by rule and may add holiday moratoriums. For a buyer who closes in the winter season, that means any gut renovation waits until May, and a seller who needs a pre-listing renovation should finish it before November.

Debris and Hours

Debris may not go in the association’s dumpsters and must be removed daily. The 1994 exhibit rules set repair and remodel hours at Monday through Saturday, 8:00 a.m. to 5:00 p.m., and the Board sets today’s hours by rule.

Lateral Pipes and Ceilings

If a renovation opens a ceiling or wall and exposes lateral pipes, Section 6.2.1 makes the owner tear out and replace them. Budget for the plumbing when you price a renovation that touches the ceiling of the residence below, and ask the manager how the association handles access to a residence’s shut-off valve.

Hard Floors and Balconies

Hard flooring other than in baths and powder rooms needs sound-absorbent underlayment at least equivalent to Proflex 500, or the Board’s own rule, and prior written Board approval (Section 12.8). Indoor-outdoor carpet is barred on balconies, tile and grout must be waterproof, and unscreened balcony flooring may not extend past the interior edge of the glass guardrails (Section 12.8.1).

Fees and Deposits

Section 12.9 lets the Board set use fees and deposits for work in a residence and for moves in and out. The Declaration states no amount, so ask the manager.

Permits Are a Separate Step

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

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

Hurricanes, Flood Zone and Insurance at Brighton

FEMA’s flood map, effective February 8, 2024, puts Brighton’s building point in Zone AE at a base flood elevation of 10 feet and its residence point in Zone X, shaded as the 0.2 percent annual chance hazard, with coastal Zone VE about 115 feet away. The association must carry flood insurance up to replacement cost as available.

What FEMA’s Map Shows at Brighton

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s building point, the county’s residence address point, where the county stacks all 75 residence points, and all 21 cabana points. The building point falls in Zone AE with a base flood elevation of 10 feet (NAVD88) on panel 12021C0377J, effective February 8, 2024. The residence point falls in Zone X, shaded as the 0.2 percent annual chance flood hazard in a coastal zone. Of the 21 cabana points, 14 fall in Zone AE at 10 feet and 7 fall in Zone X shaded. Zone VE, FEMA’s coastal high-hazard zone, begins about 115 feet from the building point at a base flood elevation of 12 feet, with VE zones at 13 and 15 feet about 290 and 330 feet away. Flood zone lines cross the site, so one address point does not settle a residence’s zone, and flood panels vary by address across Pelican Bay.

What the Elevations Mean

FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year. Zone AE and Zone VE are both Special Flood Hazard Areas, and FEMA’s flood-zones page defines the term. Zone X as shaded on this map is outside the Special Flood Hazard Area, which does not mean no flood risk. The building point’s elevation of 10 feet is a regulatory number for the map point, and an elevation certificate for the specific structure, from a surveyor, is the document an insurer and lender use.

The Preliminary Map Under Review

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

What Hurricane Ian Did Here

The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Brighton’s address. The association’s own record is a notice of commencement recorded in January 2023 for Hurricane Ian damage repairs at the garage, which describes reconstructing breakaway walls, replacing hollow metal doors and frames, and repairs to an existing boardwalk. Brighton’s repair cost and insurance claims are not in any public record we found, so we state none.

What the Declaration Says About Insurance

Section 10 requires the association to insure the property at replacement cost with an appraisal at least every 36 months, to carry flood insurance up to replacement cost per building as available through the National Flood Insurance Program, and to carry liability, workers’ compensation, directors and officers, fidelity and auto coverage. The association pays the policy deductibles for an insurable event as a common expense, except where an owner’s negligence caused the loss. Owners carry a homeowner’s policy that conforms to Section 627.714, with at least $2,000 of loss assessment coverage and a deductible of no more than $250 for that coverage. The association’s master policy summary is available for owner inspection on request. The association’s certificate of insurance, named-storm deductible and flood limit are not published on its public pages, so we state none; ask for the current certificate in the resale package and ask your own agent what the master policy does not cover.

What Each Owner Should Insure

The master policy excludes floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, cabinets, countertops and window treatments, and owners insure those. A buyer should carry a homeowner’s policy for contents and improvements, ask a flood insurance agent for a quote on the specific residence, and hold a cushion for an assessment if a storm loss exceeds the master policy. Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.

Shutters, Impact Glass and the Board

Brighton splits hurricane protection by component. The association maintains the code-compliant impact glass in the exterior windows of the residences, and the 2020 amendment ties that duty to each owner having installed code-compliant impact glass. Owners remain responsible for hurricane protection on doors, including sliding glass doors, under Section 6.4, added by the 2017 amendment. The Board sets the shutter specifications and may not refuse conforming, code-compliant doors, and it may operate protection without an owner’s permission. The 1994 exhibit rules also record that non-balcony windows were laminated architectural glass meeting the windborne-debris standards of the time, so no shutters went over them.

After a Casualty

Under Section 11, if damage to the common elements falls short of a very substantial loss, the association must rebuild, and it may levy a special assessment without an owner vote if insurance and reserves fall short. A very substantial loss means three quarters or more of the residences are uninhabitable. In that case the Board calls a meeting, and if insurance is sufficient the building is rebuilt unless zoning would not allow the same number and type of residences. If a special assessment would be needed, the condominium terminates unless 67 percent of the voting interests vote for the assessment and against termination. Rebuilding follows the original plans or plans approved by the Board, 67 percent of the voting interests and the Design Review Committee of the Bay Colony Community Association.

Water Leaks and the Landline

Brighton’s water leak detection and shut-off system, with a valve on the main water line for each residence, sensors and a telephone dialer, is the building’s answer to interior water damage. It is why Section 6.2.1 requires a working landline, why the association has access to a residence to shut water off, and why an owner who causes a leak through an owner-maintained item reimburses the association. An owner must not tamper with the system.

The Coastal Construction Line

Section 23 of the Declaration limits additional major structures seaward of the coastal construction control line and the shore-parallel and seaward extent of structures the state permitted. Section 161.053, Florida Statutes, is the coastal construction statute behind that language, and a buyer who plans to add anything seaward of the building should expect a state permit step before any Board step.

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

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

Collier County lists Brighton’s milestone inspection as completed. The certificate of occupancy is dated April 29, 1994, so the 25-year threshold was reached in 2019, before July 1, 2022, and the first inspection was due before December 31, 2024; the county’s Milestone Map shows the cycle complete, with the next inspection year 2034.

What the County Record Shows

Collier County’s Milestone Map lists the building as “Brighton at Bay Colony Condo” with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2034, in Commissioner District 2. The county’s January 2026 milestone list carries the building under the street address “8231 Bentley Colony,” a typo, with a certificate of occupancy date of April 29, 1994 and a due date of January 1, 2034.

What the Law Requires

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

Our Arithmetic for Brighton

The certificate of occupancy date is April 29, 1994. Counting 25 years gives April 29, 2019, which is before July 1, 2022, and the statute’s transition for a building that reached the age before that date required its initial inspection before December 31, 2024. Counting 30 years gives April 29, 2024, which falls after July 1, 2022 and before December 31, 2024, and the deadline would have been December 31, 2025. The county’s map shows the cycle complete, so the inspection record exists at the county, and a next year of 2034 is consistent with a first inspection in 2024 plus the 10-year cycle. We did not read the inspector’s summary and say nothing about what it found.

What the Reserve Study Law Requires

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more stories, covering items such as the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing and windows, and requires the association to fund reserves for those items. Brighton’s Bylaws allow a reserve waiver only as the Condominium Act permits, and current state law now limits that for the structural items. The study is part of the resale package under Section 718.503, which gives a buyer seven days, excluding weekends and holidays, to cancel after receiving it.

Brighton’s Structural Reserve Study: Not Publicly Found

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

What This Page Does Not Say

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

The Estoppel Certificate and Its Cost

An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and under the adjusted caps of the Florida Department of Business and Professional Regulation (DBPR) they are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite. Brighton’s own estoppel fee is set by the Board and is not published, and the contract controls who pays. Section 19.11 of the Declaration requires delivery within 10 business days.

Which Schools Serve Brighton at Bay Colony?

Collier County Public Schools’ address lookup assigns Brighton, at 8231 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. The district’s grade table lists an A for each school from 2021 through 2025, and assignment can change, so confirm with the district.

The Three Schools

How We Checked

We queried the district’s address lookup service for 8231 Bay Colony Dr on October 7, 2026 and got 97 matching address records, all with the same three assignments, which includes the building’s residence and cabana points. Hours come from the district’s 2026-2027 student start and dismissal times page, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.

Grades and Rezoning

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

Private and Other Options

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

County Permits and Recorded Work at Brighton at Bay Colony

Collier County’s records and the association’s recorded notices of commencement show Brighton at work on the building from 2021 to 2026: window replacements, Hurricane Ian garage repairs, 76 storage enclosures, lining of the sanitary risers, an entry fountain, a carport demolition, pool equipment, fire pump controllers and doors. A public claim of lien in 2026 was released 50 days later.

The Milestone Record

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

Notices of Commencement, 2021 to 2026

The clerk’s index lists 42 notices of commencement for the building, some for work inside individual residences, and we read the 23 recorded by the association from 2021 to 2026. A notice of commencement is a recorded notice that work is about to begin, and it names the improvement but not the cost. The table groups what the 23 describe.

What the Notices Tell a Buyer

The notices show an association carrying out building projects in each year from 2021 to 2026, and a buyer should read the budget, the reserve schedule and the minutes in the resale package to see how each was paid for. We do not state a cost, a funding source or a completion date for any project, because the notices give none.

The Elevator Contractor’s Lien and Its Release

A claim of lien recorded on June 11, 2026 (Official Records Book 6597, Page 3809) by an elevator contractor against the association’s property states a total contract value of $2,269,049.00 for elevator materials, labor and installation, with $226,904.90 unpaid, which is exactly 10.0 percent, for work from October 11, 2023 to April 1, 2026. A release recorded on July 31, 2026 (Official Records Book 6615, Page 1593) cancels and discharges the claim in that amount under Section 713.21, 50 days after the lien. We describe both neutrally. A claim of lien is a contractor’s notice of an unpaid amount, a release cancels it, and we make no claim about why either was recorded.

What We Did Not Find

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

What Is Being Built Near Brighton at Bay Colony?

The county’s Vanderbilt Beach Road widening, east of US 41, is the project it announced this year. Bay Colony itself is built out, and Section 23 of Brighton’s Declaration limits additional construction seaward of the building, so the nearby change a Brighton owner is most likely to see is on the corridor, not on the beach.

The Vanderbilt Beach Road Widening

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

Seaward Construction Is Limited

Section 23 of the Declaration says the shore-parallel and seaward extent of structures permitted by the state shall not be increased, and bars additional major structures seaward of the coastal construction control line. A buyer who cares about what could be built on the beach side of the building should read Section 23 and ask the Bay Colony Community Association.

The Preliminary Flood Map

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

Pelican Bay Services Division

The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment, and it is the place to check for district projects on the Pelican Bay drainage, beach and landscape systems. We found no Brighton-specific project there, and we did not search zoning petitions, so we state no proposal.

Daily Logistics at Brighton at Bay Colony

Brighton is about six minutes from Mercato and Whole Foods, eight minutes from the Pelican Bay Foundation’s Commons office, about nine to ten minutes from Artis Naples and Waterside Shops, 10 minutes from NCH North Naples Hospital, 19.9 minutes from the Naples Airport and 38.7 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.

Drive Times From the Building

How We Measured

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

The Gate and the Tram

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

Seasonal Owners

For an owner who leaves for the summer, Brighton’s front desk and security are staffed around the clock by the association’s description, the leak detection system needs a working landline, and the guest rules in Section 12.3 apply when the owner is absent: a guest must be registered, and one who stays more than 15 days in 365 is treated as a tenant. A seasonal owner should leave the manager written instructions.

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

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

Brighton at Bay Colony is the third of the six Gulf-front towers by year built, and its 12-month median of $6,000,000 on three Southwest Florida MLS closings ties The Remington for the highest in the table below. Three closings are a small sample, and four of the other buildings recorded more.

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

Every closing count below covers the 12 months to September 30, 2026 from our building roster, and a count under 10 is a small sample. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll. The windows on each building’s own page run to October 7, so a count can differ by a sale or two from the roster figure shown here.

Brighton and Remington, the Closest Rival

The Remington at Bay Colony is Brighton’s closest rival on paper: a Gulf-front high-rise of 75 residences built in 1996 against Brighton’s 75 residences built in 1994, with the same 12-month median of $6,000,000 on three closings each. The match ends there. Over 60 months Remington’s median is $1,450,000 higher, and its median days on market is 35 against Brighton’s 93. The full side-by-side is in the Brighton vs Remington section below.

Brighton and the Other Gulf-Front Towers

Biltmore at Bay Colony (6 closings, $5,050,000 median), Carlysle at Bay Colony (4 closings, $4,577,500 median) and Contessa at Bay Colony (8 closings, $2,887,500 median) are the other Gulf-front high-rises with 12-month closings, and Windsor at Bay Colony is a Gulf-front tower of 31 units on the roster with none. Brighton’s median is $950,000 above Biltmore’s, $1,422,500 above Carlysle’s and $3,112,500 above Contessa’s. All four medians rest on fewer than 10 sales.

Brighton and the Preserve-View Towers

Toscana at Bay Colony (3 closings, $3,400,000 median) and Salerno at Bay Colony (5 closings, $2,900,000 median) face preserve and bay. Brighton’s median is $2,600,000 above Toscana’s and $3,100,000 above Salerno’s, a gap that mixes Gulf frontage, building age, residence size and sample size, so we do not attribute it to any one cause.

Where Brighton Sits in Bay Colony and Pelican Bay

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

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

Brighton vs Remington: Which Pelican Bay Condominium Fits You?

Brighton and Remington are both Gulf-front Bay Colony high-rises of 75 residences, but Brighton is the 1994 tower and Remington the 1996 tower. Over 60 months Remington’s median is $7,450,000 on 14 closings against Brighton’s $6,000,000 on 11, and Remington’s median days on market is 35 against Brighton’s 93.

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

Brighton vs Remington Decision Table

The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Sold Data Entry rows, which were entered after closing, count in closings, medians, ranges and price per square foot and are left out only of days on market and sale-to-list, which is why their counts are smaller.

What the Numbers Say

Over 60 months Remington’s median is $1,450,000 higher ($7,450,000 less $6,000,000), which is 24.2 percent above Brighton’s, or Brighton’s is 19.5 percent below Remington’s. The median price per square foot shows the same gap: $2,206 against $1,775, a difference of $431 or 24.3 percent (n=14 and n=11). Remington’s residences also sold faster, in a median of 35 days against 93, and for 100.0 percent of final list at the median against 90.6 percent. Brighton’s 60-month volume of $71,835,000 is $30,690,000 below Remington’s $102,525,000. In the last 12 months the two medians are identical at $6,000,000 on three closings each, but Remington’s closed at 100.8 percent of final list and $2,021 per square foot against Brighton’s 89.7 percent and $1,607. Three sales on each side are a small sample.

Who Should Choose Brighton

Brighton suits a buyer who wants the older of the two towers at the lower entry price: the 60-month median is $1,450,000 lower, and the three Brighton sales of 2,760 and 2,980 square feet closed between $4,400,000 and $5,500,000. It also suits a buyer who values a Declaration in which the association maintains the impact glass in the exterior windows, and one who is willing to wait for a residence to list, since none was listed on October 7, 2026.

Who Should Choose Remington

The Remington at Bay Colony suits a buyer who prefers the 1996 tower, whose sales have closed faster and nearer to list price over 60 months, and who wants a choice today, with two listings on October 7, 2026 against none at Brighton. Remington’s milestone status and leasing, pet and approval rules are on its own page, and we do not state them here.

What the Numbers Do Not Settle

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

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

Honest Pros and Cons of Owning at Brighton at Bay Colony

Owning at Brighton at Bay Colony offers a Gulf-front address in a 75-residence tower with a staffed front desk, association-maintained impact glass and a completed county milestone cycle, and asks the owner to accept written approval of every sale and lease, a first-year leasing bar and a thin resale market. Weigh both lists against the documents.

The Pros

• Gulf-front, 75 residences, including four penthouses with their own rooftop amenities.
• A staffed building. The association describes a front desk and security staffed around the clock.
• Two assigned garage spaces per residence, passing with title under Section 12.5.
• Impact glass maintained by the association in the exterior windows, under Section 6.1.1.
• A readable record. The 2023 restated Declaration, Articles and Bylaws and the instruments around them are recorded and public.
• A defined sale process. The Association has 30 days, must act on reasonable grounds, and silence is approval.
• A completed milestone cycle. The county lists the cycle complete, next inspection 2034.
• No age restriction in the documents we read.

The Cons

• Written approval of every sale, lease and gift, recorded with the deed, with possible application, interview and credit requirements.
• No leasing in the first 365 days, a three-month minimum and a 12-month maximum, once in 12 months.
• Rules not public. Pet, pool, guest-suite and renovation rules are in documents the association does not post, and only the 1994 exhibit rules are public.
• No heavy construction from November 1 through April 30, the winter season.
• Owner duties. A tank water heater replaced at 10 years, a working landline, and quarterly assessments.
• Layered costs. The Foundation’s $15,000 resale capital assessment is a buyer cost and rises 3.5 percent a year from October 2027, and the Bay Colony charges are not published.
• Flood exposure. FEMA’s 2024 map shows Zone AE at 10 feet at the building point and Zone VE about 115 feet away.
• A thin market. Three closings in 12 months, no listing today, and a price that ranged from $4,400,000 to $12,500,000 in five years.

How to Weigh Them

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

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

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

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

Documentary Stamps on the Deed

Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Brighton’s 60-month median of $6,000,000 (n=11), that is 60,000 hundreds times $0.70, or $42,000. At the 24-month median of $6,285,000 (n=4, a small sample) it is $43,995, at the 36-month median of $6,570,000 (n=7) it is $45,990, and at the 12-month low of $4,400,000 it is $30,800. In Collier County the seller customarily pays this tax, and the contract controls.

The Owner’s Title Policy and the Closing Agent

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

The Estoppel Certificate

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

The Foundation’s Resale Capital Assessment

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

The Association’s Transfer Fee

Section 13.3.1 of the Declaration limits the Association’s transfer fee to $150 per applicant, or the amount the law permits, now $184 on the state fee sheet, with a husband and wife or a parent and a dependent child counting as one applicant. Ask the manager for the current fee when you submit the approval package.

What a Closing Calendar Looks Like

A Brighton contract should carry the Association’s 30-day approval window under Section 13, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of any October 1 assessment step.

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

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

If you own at Brighton at Bay Colony and are thinking about a sale, you are selling into a tower that closed 11 sales in 60 months at a $6,000,000 median, with no other Brighton residence listed today, to a buyer who will read the milestone record, flood map and Declaration first.

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

Brighton is a building where the floor, the view and the condition of the individual residence decide the price, because the same tower sold residences between $4,400,000 and $12,500,000 in 60 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Brighton listing along with the document file a Brighton buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

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

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

What Brighton Residences Sold For

In the last 12 months Brighton at Bay Colony has seen 3 resales in the Southwest Florida MLS (pulled October 7, 2026). Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

• Closings, last 12 months (MLS): 3, a small sample, median $6,000,000, from $4,400,000 to $9,865,000, with volume of $20,265,000.
• Closings, last 24 months (MLS): 4, a small sample, median $6,285,000, the mean of the middle pair $6,000,000 and $6,570,000, with volume of $26,835,000.
• Closings, last 60 months (MLS): 11, median $6,000,000, from $4,400,000 to $12,500,000, with volume of $71,835,000.
• Days on market and sale-to-list: a median of 93 days and 90.6 percent over 60 months (n=10); 43 days and 89.7 percent over 12 months (n=3, small sample).
• Today: no active listing and no pending sale on October 7, 2026.

Selling Into a Listing of One

Brighton has 75 parcels, and no residence was listed on October 7, 2026, so a seller who lists now is the only Brighton choice in the MLS. A buyer compares your residence with the last few closings, not with a competing listing. The 60-month file shows the price depends on the individual residence: three 3,450 square foot residences closed at $5,200,000, $6,750,000 and $4,400,000 across 2021 to 2025. We price a Brighton residence against the closings of the same size, adjusted for condition, floor and view, and we set the list price to win the first 60 days, because four sales closed at 60 days or fewer at a median 89.3 percent of final list and the four sales with the widest gaps between list and sold price gave back 10.3 to 13.8 percent.

The Documents a Brighton Buyer Will Ask For

• The statutory package: the Declaration, Articles, Bylaws and Rules, the most recent annual financial statement and budget, the frequently asked questions sheet, and the milestone inspection summary and structural integrity reserve study where they apply. The buyer’s seven-day cancellation window under Section 718.503 starts when the buyer receives it.
• The estoppel certificates: the condominium’s, and the Foundation’s at $250, plus $100 to expedite.
• The Association approval: the Section 13 package and a recordable certificate of approval for the deed.
• The residence’s own approvals: Board consent for any hard flooring under Section 12.8, and for any alteration under Section 12.12.
• Flood and insurance: the current insurance certificate and any elevation certificate for the residence.

The Association Approval and the 30-Day Clock

Every Brighton sale needs the Association’s prior written approval under Section 13, and the Association has 30 days to approve or disapprove, after which silence is approval. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least 30 days out.

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

Start with a free Brighton at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Brighton closings that fit your residence: the same size, the same view and the same condition. An automated estimate cannot tell one 3,450 square foot residence from another when recorded sales of the same size span $2,350,000. We price to the difference, and a dedicated Brighton at Bay Colony seller page is planned for owners who want the full plan in one place.

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

Is now a good time to sell a Brighton condo?

For a residence priced to its size’s recent closings, the data points to scarcity: no Brighton residence was listed on October 7, 2026, and the last closing was January 29, 2026, 251 days earlier. Three closings in 12 months are a small sample, so we would list a Brighton residence at a price that matches the same-size closings, not an aspirational number.

How do I price my Brighton residence?

Against the closings of the same size. The MLS shows 3,380 square foot residences at $6,000,000 to $6,570,000, 3,450 square foot residences at $4,400,000 to $6,750,000 and 2,760 square foot residences at $4,400,000 each, so the size group matters more than the building median.

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

Yes. Section 13 of the Declaration requires the Association’s prior written approval of every sale, and a sale made without it is void unless the Association later approves it (Section 13.6). Give the Association the complete package at the start of the contract.

What will a Brighton buyer ask about first?

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

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

Yes, subject to the lease. A Brighton lease runs three to 12 months under Section 13.1, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.

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

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

Your Local Real Estate Experts

Brighton owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Brighton’s recorded 2023 Declaration, Articles and Bylaws, the original 1994 Declaration, the county’s milestone record and every MLS closing in five years before writing this guide, and we list below what we could not source.

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

What Our Clients Say

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

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions: Brighton Buyer Edition

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

What is Brighton at Bay Colony?

Brighton is a Gulf-front high-rise condominium of 75 residences, four of them penthouses, inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Declaration was recorded in April 1994, and the association describes a 22 story building on the Gulf of Mexico.

Where is Brighton, and what is its address?

The building is at 8231 Bay Colony Dr, Naples, FL 34108, on the Gulf side of Bay Colony Drive. Collier County’s tax roll files it as “BRIGHTON AT BAY COLONY A CONDOMINIUM,” so a roll search for the street address or for Brighton finds it.

Is Brighton the same as any other building named Brighton?

No. Brighton at Bay Colony is its own condominium with its own Declaration and its own Florida corporation, Brighton at Bay Colony Condominium Association, Inc. It is not the Brighton on England’s south coast, and a Florida corporate search for the name also lists Brighton at Century Village and Brighton at Wellington’s Edge.

How many residences does Brighton have?

The Declaration describes 75 residences, with one vote each, and the 2026 county roll lists 75 residential parcels. Four are penthouses. Collier County’s address file counts 75 residence points, which matches the Declaration.

When was Brighton built?

The Declaration of Condominium was recorded on April 21, 1994 and the roll lists 1994 as the year built. Collier County’s milestone list shows a certificate of occupancy date of April 29, 1994, which is the date the milestone statute counts from.

How many floors does Brighton have?

The Declaration places residences on floors 2 to 20 with no floor 13, plus four penthouses. The county’s address file numbers the penthouse levels 21 and 22, and the association calls Brighton a 22 story building. The recorded documents state no story count, so we quote each source’s own description.

What floor plans does Brighton have?

The percentage exhibit lists four numbered types, with 18, 18, 17 and 18 residences, and four penthouses with their own shares. The association says four individual floor plans range from 2,750 to 3,450 square feet, and the MLS reports two bedrooms and a den or three bedrooms and a den, mostly with three full baths.

How big are the residences?

MLS closings in the last five years were 2,760, 2,980, 3,380 and 3,450 square feet, plus two much larger residences at 6,140 and 6,164 square feet. The county roll’s 75 parcels run from 2,760 to 6,400 heated square feet, with a median of 3,380.

Is Brighton on the Gulf?

Yes. The association describes Brighton as on the Gulf of Mexico, our roster lists it as a Gulf-front high-rise, and the county shows 21 cabana points on the beach side. The Declaration also records a dune walkover easement and sea turtle glass rules.

Is Brighton in a flood zone?

FEMA’s map, effective February 8, 2024, puts the building point in Zone AE at 10 feet, a residence point in Zone X shaded as the 0.2 percent annual chance hazard, and 14 of 21 cabana points in Zone AE, with coastal Zone VE about 115 feet from the building point. Zone lines cross the site, so get an elevation certificate for the residence you buy.

Do Brighton owners have to carry flood insurance?

The Declaration requires the association to carry flood insurance up to replacement cost as available through the National Flood Insurance Program, and the text we read has no owner flood requirement. A lender may require flood coverage for a mortgage, and Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.

What does the association’s master insurance policy cover?

The Declaration requires replacement-cost building coverage with an appraisal at least every 36 months, flood coverage as available, and liability, workers’ compensation, directors and officers, fidelity and auto coverage. The master policy excludes floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops and window treatments. The association does not publish its certificate, deductible or flood limit, so ask for the current certificate in the resale package.

Has Brighton completed its milestone inspection?

Collier County’s Milestone Map lists Brighton as “Milestone Completed,” cycle completed, with the next inspection year 2034. The building’s April 1994 certificate of occupancy and the 25-year saltwater rule put the first deadline before December 31, 2024. The county holds the report, and we do not describe its contents.

Has Brighton completed its structural integrity reserve study?

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

What are the condominium fees at Brighton?

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

How often is the Brighton assessment paid?

Quarterly, in advance, on the first day of January, April, July and October, under Bylaws Section 6.4. Interest does not run if a payment arrives within 10 days after it is due.

Is water included in the Brighton fee?

Under Section 19.1 of the Declaration the cost of water and sewer service to the residences is a common expense, and bulk pest control and bulk communications are common expenses if the association contracts for them for at least two years. Ask the manager what the current budget includes.

What does the Pelican Bay Foundation charge?

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

Is there a capital assessment when I buy?

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

What is the Pelican Bay Services Division assessment?

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

Does the Association approve buyers at Brighton?

Yes. Section 13 requires the Association’s prior written approval of every sale. The Association has 30 days after it receives the information, fee and any interview, may require an application and an interview, and is presumed to approve if it does not answer. The Foundation does not approve sales.

Can I rent out a Brighton condo?

Yes, within Section 13.1: a three-month minimum, a 12-month maximum, one lease in any 12 months, written approval, and no leasing in the first 365 days of ownership. The Foundation separately caps leases at two a year, and Brighton’s stricter rule governs in practice.

Can I lease my Brighton residence right after I buy?

No. Section 13.1 bars leasing during the first 365 days of ownership, counted from the day the deed records. A buyer who needs rental income in the first year should look at a different building.

Can I use a Brighton condo as a vacation rental?

No. The three-month minimum lease and the bar on timeshare in Section 22 rule out weekly and monthly rentals. A buyer who needs short stays should look at a different building.

Are pets allowed at Brighton?

Section 12.7 says pets are allowed as the Rules and Regulations provide and that tenants and guests may not have pets. The only public rule is the 1994 exhibit text, one dog of not more than 15 inches at the shoulder or two cats, and the current Rules are not public, so ask the manager in writing before you offer.

Is Brighton a 55+ community?

No. We found no age restriction and no housing-for-older-persons clause in the recorded Declaration, Articles or Bylaws. The family definition counts relationships or not more than two unrelated persons, which is not a rule about age.

What parking does Brighton have?

Section 12.5 gives each residence at least two assigned spaces in the garage, and the allocation passes with title. The association describes the garage as controlled-access and under the building.

Are there cabanas at Brighton?

Yes. Section 12.6 makes cabanas limited common elements, with one interior and one exterior cabana, or two adjoining combined, per residence and no overnight sleeping. Collier County’s address file shows 21 cabana points, and the 2025 amendments moved four cabanas to common elements.

What amenities does Brighton have?

The association describes a front desk and security staffed around the clock, a controlled-access garage, a pool, spa and poolside bar and barbecue, social, card and exercise rooms, a library, a garden deck and a dune walkover. Bay Colony and the Pelican Bay Foundation add the Beach Club, tennis and the Foundation’s amenities.

Is there a Beach Club?

Yes. The Bay Colony Beach Club, with a Chickee Bar, Beach Club Bar, Sunset Terrace, Main Dining Room and towel and chaise service, is mandatory with ownership under Section 21.3 of the Declaration. Fees and user fees apply, and no Brighton-specific figure is published.

Is there golf at Brighton?

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

Can I renovate a Brighton residence?

Yes, with notice to the Board, a permit and a licensed and insured contractor. Section 12.12 bars major renovations and heavy construction from November 1 through April 30, and Section 6.2.2 requires written consent for anything visible from the exterior.

Can I renovate in the winter?

Not for major renovation or heavy construction. Section 12.12 bars both from November 1 through April 30 each year, and the Board may adjust the dates by rule and add holiday moratoriums. A buyer who closes in January should plan a May start.

Can I install hard floors at Brighton?

Only with prior written Board approval and sound-absorbent underlayment at least equivalent to Proflex 500, or the Board’s own rule (Section 12.8). Balconies cannot take indoor-outdoor carpet, and tile and grout must be waterproof (Section 12.8.1).

Who maintains the windows and sliding doors at Brighton?

The association maintains the code-compliant impact glass in the exterior windows, including frames and hardware, under Section 6.1.1. Owners maintain sliding glass doors, including frames, screens, tracks and locks, and all doors.

How long can I cancel after I receive the documents?

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

Which schools serve Brighton?

The district’s address lookup assigns 8231 Bay Colony Dr to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027. Assignments can change, so confirm with Collier County Public Schools before you rely on them.

What have Brighton condos sold for?

In the last 60 months the MLS counts 11 closings at a $6,000,000 median, from $4,400,000 to $12,500,000 (n=11). The last 12 months show 3 closings at a $6,000,000 median, a small sample. The full list of 11 sales is in the market section above.

Is a Brighton residence for sale now?

On October 7, 2026 the MLS showed no active and no pending Brighton listing. The last Brighton closing in the MLS was January 29, 2026, and a buyer who wants Brighton can ask us to watch for a new listing.

Does the preliminary FEMA map change Brighton’s flood zone?

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

Who pays the owner’s title policy?

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

How does Brighton compare to Remington?

Over 60 months Remington’s median is $7,450,000 on 14 closings against Brighton’s $6,000,000 on 11, and The Remington at Bay Colony shows a median 35 days on market against Brighton’s 93. The decision table above sets out the rest.

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

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

Who should I call about buying at Brighton?

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

Frequently Asked Questions: Brighton Seller Edition

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

How much is my Brighton condo worth?

The last 60 months of MLS closings ran from $4,400,000 to $12,500,000 at a $6,000,000 median (n=11), and your size, floor, view and condition place you inside that range. A free Brighton home valuation starts the conversation, or call Jesse direct at (239) 898-6072.

How long does a Brighton condo take to sell?

The 60-month median is 93 days on market (n=10), and the 12-month median is 43 days (n=3, a small sample). Four of the marketed sales closed in 60 days or fewer and four took 100 days or more, so price decides the timeline.

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

The median is 90.6 percent over 60 months (n=10) and 89.7 percent over 12 months (n=3, a small sample), so at the median sellers received about 90 cents of each final list dollar. One sale closed above final list, at 100.5 percent, after six days.

Is now a good time to sell at Brighton?

No Brighton residence was listed on October 7, 2026, so a new listing would be the only Brighton choice for a buyer, though three closings in 12 months are a small sample. A residence priced to the closings of its size is the one that sells.

What will a Brighton buyer ask about first?

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

Do I need Association approval to sell my Brighton residence?

Yes. Section 13.1 requires the Association’s prior written approval of every sale, lease and gift, and a transaction made without it is void unless the Association later approves it. Give the Association the complete package at the start of the contract.

How long does the Association take to approve a buyer?

The Association has 30 days after it receives all of the information, the fee and any interview to approve or disapprove. It may require an application, an interview and a transfer fee of up to $184 per applicant, so file early.

What if the Association does not answer in 30 days?

Section 13.3.2 conclusively presumes approval if the Association does not notify the applicant in time, and the Association must give a recordable certificate of approval on demand. Ask for the certificate so it can be recorded with the deed.

Can the Association refuse my buyer?

Only for reasonable grounds from the list in Section 13.3.3, such as unpaid assessments, a disqualifying history, a false application or a lack of financial ability. The Association must act reasonably, fairly and without discrimination.

What does a Brighton estoppel certificate cost?

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

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

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

What do I pay in documentary stamps when I sell?

Section 201.02 sets the deed tax at $0.70 per $100, rounded up, and the seller customarily pays it in Collier County. At the 60-month median of $6,000,000 (n=11) it is $42,000, and at $6,285,000 (the 24-month median, n=4) it is $43,995.

What other costs come out of a Brighton sale?

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

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

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

Does the date my deed records matter?

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

What Foundation ID cards do I have to return?

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

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

Yes, subject to the lease. A Brighton lease runs three to 12 months under Section 13.1, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.

Can I sell to a trust or an LLC?

Yes, with the Association’s approval of the transfer like any other buyer. Section 13.1 treats a spouse, blood relative and controlled entities as one owner for the one-lease-at-a-time limit, and the Foundation’s Bylaws Section 7.04 exempts a transfer to a trust from the capital assessment, with a $1,000 processing fee.

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

A gift needs the Association’s written approval under Section 13.1, with the approval recorded simultaneously with the deed. The Foundation’s Bylaws Section 7.04 exempts gifts and inheritances from the resale capital assessment, with a $1,000 processing fee.

Does my garage space sell with the residence?

Yes. Section 12.5 gives each residence at least two assigned garage spaces and the allocation passes with title. Cabanas and storage lockers are limited common elements, so confirm in the resale package which ones go with your residence.

What happens to my cabana when I sell?

A cabana is a limited common element that belongs to the residence, and Section 12.6 says assignments are evidenced in the deed or in a recordable assignment with a copy to the Secretary. Confirm in the resale package which cabana is yours.

Do I need to replace my water heater before I sell?

Section 6.2.1 requires an owner to replace a tank water heater at or before 10 years of age and to give the association evidence of it. A buyer will ask the age of the water heater, so have the date and the evidence ready.

Should I redo my floors before I list?

Not without the Board. Hard flooring outside the baths and powder rooms needs prior written Board approval and sound-absorbent underlayment under Section 12.8, and a buyer will ask for it. If your residence already has hard floors, locate the Board approval before you list.

Can I renovate before I list?

Major renovation and heavy construction are barred from November 1 through April 30 under Section 12.12, so finish heavy work by October 31 or schedule it for May. Light work still needs notice to the Board and a permit.

Does the milestone inspection affect my sale?

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

Will a buyer ask for the structural integrity reserve study?

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

How long does the buyer have to cancel?

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

What flood disclosure do I owe?

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

Does the preliminary FEMA map affect my sale?

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

Do I need an elevation certificate?

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

When is the best time of year to list?

January through April holds 5 of the 11 MLS closings in five years, so list early enough to be under contract in the winter season. Heavy construction is barred from November 1 through April 30, so finish renovation before the season starts.

How should I price against Remington?

Look at the same-size sales in both towers. Over 60 months Brighton’s median is $6,000,000 on 11 closings and Remington at Bay Colony’s is $7,450,000 on 14, but each tower’s price depends on the individual residence.

How many Brighton residences are for sale now?

None. On October 7, 2026 the MLS showed no active and no pending Brighton listing, and the last closing was January 29, 2026. A seller who lists now would be the only Brighton choice in the MLS.

How do asking prices compare with sold prices?

Over 60 months the median sale-to-list ratio is 90.6 percent (n=10), and the 10 marketed sales brought $65,085,000 against $71,265,000 in final list prices, or 91.3 percent. The widest gaps between final list and sold price were 13.8, 11.9, 11.1 and 10.3 percent, on four of those 10 sales.

How many Brighton homes have you sold?

Our MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar Brighton sales count. What we can document is the record: 11 closings in five years, the Declaration and the county’s files, all read for this guide.

What does McGreevy and Comisar do differently for Brighton sellers?

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

Can you help me with the Association approval package?

Yes. We give the buyer’s agent the Section 13 timeline in writing, track the 30-day clock and coordinate the estoppel certificates with the manager and the Foundation, so the closing date sits where the approval allows.

How do I get started selling my Brighton residence?

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

Who do I call to sell my Brighton condo?

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

Sources and Authoritative References

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

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

The Association’s Community Page, Bay Colony Community Association

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

Recorded Instruments, Collier County Clerk of Courts, Official Records

6. Collier County Clerk, official records public access portal
7. Declaration of Condominium, Brighton at Bay Colony (recorded April 21, 1994, OR 1938, Page 611)
8. Certificate of Estimate, Brighton at Bay Colony (April 21, 1994, OR 1938, Page 706)
9. Declaration, Brighton at Bay Colony (April 27, 1994, OR 1940, Page 1355)
10. Declaration, Brighton at Bay Colony (May 13, 1994, OR 1947, Page 699)
11. Grant of Easement for sewer utility facilities (May 6, 1994, OR 1944, Page 334)
12. Certificate of Amendment to the Declaration (April 7, 1995, OR 2047, Page 57)
13. Temporary beach restoration easement to Collier County (May 16, 1995, OR 2059, Page 1393)
14. Deed from WCI to the association (August 27, 1997, OR 2341, Page 2609)
15. Certificate of Amendment (April 17, 2002, OR 3020, Page 1088)
16. Instrument recorded May 18, 2010 (OR 4567, Page 1641)
17. Certificate of Amendment (May 7, 2015, OR 5149, Page 1446)
18. Certificate of Amendment on hurricane protection (March 23, 2017, OR 5374, Page 3629)
19. Certificate of Amendment to the Declaration, Articles and Bylaws (April 12, 2019, OR 5617, Page 3284)
20. Certificate of Amendment on maintenance and the leak detection system (April 29, 2020, OR 5757, Page 116)
21. Amended and Restated Declaration of Condominium, Articles and Bylaws (recorded April 14, 2023, OR 6236, Page 1822)
22. Certificate of Amendment on owner maintenance and cabanas (July 2, 2025, OR 6484, Page 2125)
23. Certificate of Amendment on cabanas (December 1, 2025, OR 6530, Page 2150)
24. Notice of commencement, Hurricane Ian garage repairs (January 2023, OR 6210, Page 3582)
25. Notice of commencement, storage enclosures (March 2023, OR 6228, Page 1328)
26. Notice of commencement, sanitary riser lining (March 2023, OR 6228, Page 2585)
27. Notice of commencement, entry fountain and walls (February 2024, OR 6331, Page 278)
28. Notice of commencement, carport de-tensioning and demolition (October 2024, OR 6403, Page 362)
29. Notice of commencement, pool pump and heater (January 2025, OR 6430, Page 1890)
30. Notice of commencement, fire pump controller (July 2025, OR 6486, Page 1364)
31. Notice of commencement, lobby fire alarm (January 2026, OR 6548, Page 307)
32. Notice of commencement, pool-area cabana doors (April 2026, OR 6570, Page 1494)
33. Notice of commencement, impact-resistant doors (August 2026, OR 6615, Page 2593)
34. Claim of lien by an elevator contractor (recorded June 11, 2026, OR 6597, Page 3809)
35. Release of the claim of lien (recorded July 31, 2026, OR 6615, Page 1593)

Pelican Bay Foundation

36. Pelican Bay Foundation
37. Pelican Bay Foundation, information for realtors
38. Pelican Bay Foundation, estoppel certificate form, fiscal year 2026-2027
39. Pelican Bay Foundation, Realtor Community Overview
40. Pelican Bay Foundation, Rules and Regulations (December 12, 2024)
41. Pelican Bay Foundation, Second Amended and Restated Declaration
42. Pelican Bay Foundation, Declaration amendment on leasing (May 28, 2019)
43. Pelican Bay Foundation, Amended and Restated Bylaws
44. Pelican Bay Foundation, FY2027 Approved Budget Package
45. Pelican Bay Foundation, Lease Application Packet 2027

State of Florida Agencies

46. Florida Division of Corporations, Brighton at Bay Colony Condominium Association, Inc.
47. Florida Division of Corporations, Sunbiz
48. Florida Department of Business and Professional Regulation, condominiums, timeshares and mobile homes
49. Florida Department of Business and Professional Regulation, condominium documents
50. Florida Department of Business and Professional Regulation, SIRS reporting
51. Florida Department of Business and Professional Regulation, condominium information and resources
52. Florida Real Estate Commission, Department of Business and Professional Regulation
53. Florida Division of Emergency Management, Know Your Zone
54. Florida Department of Environmental Protection, coastal construction control line program
55. Florida Department of Environmental Protection, beaches, inlets and ports
56. Florida Department of Revenue, documentary stamp tax
57. Florida Office of Insurance Regulation, homeowners insurance
58. Florida Senate, Florida Statutes
59. Florida Senate bill summary, CS/CS/HB 913 (2025), condominium and cooperative associations

Florida Statutes, 2026, Florida Senate

60. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
61. Section 718.103, condominium definitions
62. Section 718.104, creation of condominiums
63. Section 718.110, amendment of the declaration
64. Section 718.111, the association, including official records and insurance
65. Section 718.112, bylaws, including the structural integrity reserve study
66. Section 718.113, maintenance and improvements
67. Section 718.115, common expenses and common surplus
68. Section 718.116, assessments and estoppel certificates
69. Section 718.117, termination of condominium
70. Section 718.303, obligations of owners and fines
71. Section 718.503, disclosure prior to sale
72. Section 689.302, flood disclosure to a purchaser
73. Section 689.261, property tax disclosure summary
74. Section 201.02, tax on deeds and other instruments relating to real property
75. Section 161.053, coastal construction and excavation
76. Section 197.3632, non-ad valorem assessments
77. Section 760.29, Florida Fair Housing Act, discrimination in the sale or rental of housing
78. Section 718.1255, alternative dispute resolution
79. Section 720.303, homeowners’ association powers and official records
80. Section 627.714, residential condominium unit owner coverage and loss assessment
81. Section 713.21, discharge of liens

Collier County Government

82. Collier County, Milestone Inspections
83. Collier County, milestone buildings by year and reference number (January 2026)
84. Collier County, three-mile saltwater boundary map for milestone inspections
85. Collier County Milestone Map feature service, milestone buildings layer
86. Collier County site address points feature service
87. Collier County Growth Management public permitting portal
88. Collier County, Floodplain Management
89. Collier County, Pelican Bay Services Division
90. Collier County news release, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
91. Collier County, Vanderbilt Beach Road Widening Project construction starting (July 2026)
92. Collier County Clerk of the Circuit Court and Comptroller, official records

Collier County Public Schools

93. Collier County Public Schools
94. Collier County Public Schools, attendance boundaries
95. Collier County Public Schools, 2026-2027 student start and dismissal times
96. Collier County Public Schools, school zone tool
97. Collier County Public Schools, address lookup service queried for Bay Colony addresses
98. Collier County Public Schools, 2024-2025 school and district grades
99. Sea Gate Elementary School
100. Pine Ridge Middle School
101. Barron Collier High School

Federal Agencies and Open Mapping Data

102. FEMA Flood Map Service Center
103. FEMA National Flood Hazard Layer, map service
104. FEMA, base flood elevation glossary entry
105. FEMA, flood zones
106. FloodSmart, National Flood Insurance Program
107. FloodSmart, flood insurance cost
108. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
109. National Hurricane Center, hurricane preparedness
110. U.S. Department of Housing and Urban Development, Fair Housing Act overview
111. U.S. Census Bureau geocoder
112. OpenStreetMap Nominatim geocoder
113. Open Source Routing Machine, route service

Downloadable Documents

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

Market data from Southwest Florida MLS, pulled October 2026.

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