Pelican Bay - Calais

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

Calais is a carriage-home and mid-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Calais at Pelican Bay is 131 condominium residences in eight buildings on Pelican Bay Boulevard, addressed 7000 to 7056 Pelican Bay Blvd, Naples, FL 34108, with the association’s clubhouse and pool at 7064: three five-story buildings, two three-story buildings and three two-story carriage-home buildings, built from 1990 to 1992. This page covers all 131 because the street, the buyers and the market are the same.

This page is about Calais in Pelican Bay, Collier County. It is not Calais Condominium Association, Inc., a different Florida corporation (document number N12666) in the Miami area with no connection to Pelican Bay. The name is easy to mix up, because some recorded papers at the Collier County Clerk shorten the Pelican Bay association’s name to “Calais Condominium Association.” The Pelican Bay association is Calais at Pelican Bay Condominium Association, document number N33558, and its declaration is recorded at Official Records Book 1558, page 1715, so match any Calais paper by those two identifiers and not by the name alone.

This guide is built from the recorded declarations and amendments at the Collier County Clerk, Florida Division of Corporations filings, the Collier County Property Appraiser’s 2026 tax roll, Collier County’s Milestone Map and its flood, zoning and evacuation layers, FEMA’s flood map, the Pelican Bay Foundation’s published budget, estoppel form and rules, Florida’s condominium statutes as they read in 2026, and a Southwest Florida MLS pull dated October 7, 2026. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.

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

Why McGreevy and Comisar Are the Best Realtor for Calais at Pelican Bay

McGreevy and Comisar are the best realtor for Calais at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Calais read built from the recorded declaration, the county’s milestone file and every MLS closing.

If you’re searching for the best realtor for Calais in Pelican Bay, Naples, whether you’re ready to sell your Calais 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 Calais for a specific reason. One MLS name, CALAIS, covers three different products: three five-story buildings with under-building parking, two three-story buildings, and three two-story carriage-home buildings. In the 60 months to October 7, 2026 the five-story residences closed at a median of $1,090,000 on 21 sales, the three-story residences at $901,500 on 6 sales (a small sample) and the carriage homes at $865,000 on 8 sales (also a small sample). A listing agent who prices Calais off a Pelican Bay average will misprice a residence by hundreds of thousands of dollars. We price each building type against its own sales and its own documents.

Recent Calais track record (last 24 months): In the 24 months from October 8, 2024 to October 7, 2026, the Southwest Florida MLS shows 14 Calais closings (pulled October 7, 2026) at a median sold price of $1,030,000, from $750,000 to $1,300,000, for a total of $14,728,000. The median days on market was 16 days, counted on the 11 sales that were marketed through the MLS; three of the 14 sales were entered after closing and were not marketed through the MLS. In the last 12 months the count was 7, a small sample. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

For Calais sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Calais we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days to cancel after receiving it, and because a Calais sale needs the Board’s approval and a Pelican Bay Foundation estoppel. We assemble it early so the seven days start on day one.

For Calais buyers: the first question at Calais is which of the three building types you are buying, because the garages, the parking and the price band differ. The second is the building’s place in the county’s milestone file. The third is the flood map: every Calais address we checked sits in FEMA Zone AE, a Special Flood Hazard Area. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Calais address; we do.

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 Calais home? Get a free home valuation priced against the sales of your own building type, or call Jesse direct at (239) 898-6072.

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

Where Is Calais at Pelican Bay? Addresses, Buildings and the Map

Calais sits on Pelican Bay Boulevard in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. The eight residential buildings are addressed 7000 to 7056 Pelican Bay Blvd in steps of eight, and the association’s clubhouse and pool sit at 7064 Pelican Bay Blvd, the address the recorded declaration gives for the condominium.

What Is the Street Address of Calais at Pelican Bay?

The residential buildings are 7000, 7008, 7016, 7024, 7032, 7040, 7048 and 7056 Pelican Bay Blvd, Naples, FL 34108. The 2002 declaration names 7064 Pelican Bay Boulevard as the condominium’s address, and the association’s own website gives the same address for its clubhouse. A 2013 recorded roofing notice lists all eight building addresses and 7064 together, which is the cleanest recorded proof of the layout.

Which Address Is Which Building?

The buildings carry letters A through H in the MLS and in county records, and the letters do not run in order down the street. We matched letters to addresses from the county’s milestone file, from the roll’s unit counts by address and from the street addresses of current MLS listings.

The residence counts add to 131: 75 in the three five-story buildings, 30 in the two three-story buildings and 26 in the three two-story buildings. The county roll’s unit count at each address, the building letters in MLS records and the declaration’s description of building types all agree. The letters for the two eight-unit carriage buildings, A and G, rest on the roll counts and one current MLS listing address, so we state them as our reading.

Is Calais on a Golf Course, a Lake or the Gulf?

The Pelican Bay Foundation’s community map describes Calais as “carriage homes and mid-rise residences with lake and golf views,” and the association’s website places Calais next to The Club Pelican Bay, a private member-owned golf club. No recorded Calais instrument we read promises any view, and Calais is not on the Gulf. If a view matters, we walk the specific residence and the plat with you, because the building, the floor and the unit decide it.

How Far Is Calais From Pebble Creek?

Calais’s nearest rival condominium, Pebble Creek at Pelican Bay, sits on Pebble Creek Circle about 550 meters, a little over a third of a mile, from the middle of Calais by the Census-geocoded points we checked. Both are condominium neighborhoods inside Pelican Bay and buyers cross-shop them often. The comparison section below sets them side by side. Crescent at Pelican Bay is about a kilometer, roughly 0.65 mile, to the north.

Which Pelican Bay Sections Are Close to Calais?

Collier County’s zoning and future land use layers place Calais inside the Pelican Bay planned unit development, with the Heavenly, Miralia, One Naples, Pavilion and Pavilion Lake planned developments within roughly 600 meters and a mixed-use activity center inside the same distance. The community-wide amenities run through the Pelican Bay Foundation, which owns the beach parks and the community center for all of Pelican Bay.

Living in Calais at Pelican Bay as a Homebuyer

Living in Calais at Pelican Bay means a two- or three-bedroom condominium residence of 1,500 to 1,866 square feet on the county roll, in a carriage-home or mid-rise building where the association paints, waterproofs and repairs the exterior and the Pelican Bay Foundation runs the beach, the community center and the tram.

Calais is a mid-sized condominium neighborhood by Pelican Bay standards: 131 residences on the county’s 2026 roll, with a median heated area of 1,800 square feet. What follows is what daily life at Calais looks like, drawn from the recorded documents, the county’s records, the association’s own website and the Foundation’s pages.

What Is Calais at Pelican Bay?

Calais at Pelican Bay is a 131-unit condominium declared on September 13, 1990 and built out in phases from 1990 to 1992, with a clubhouse and pool at 7064 Pelican Bay Blvd. The condominium is operated by Calais at Pelican Bay Condominium Association, Inc., a Florida not-for-profit corporation filed in 1989 and active in the state’s records today.

Three Products Under One MLS Name

A Calais buyer is choosing among three products. Three five-story buildings hold 25 residences each, 75 in all, with parking under the building. Two three-story buildings hold 15 each, 30 in all, with garages. Three two-story carriage-home buildings hold 8, 8 and 10, 26 in all, with garages inside the unit. Together that is 131 parcels, and the Southwest Florida MLS lists all of them under the single name CALAIS, which is why a raw MLS search blends them.

The Five-Story Buildings

The three five-story buildings, D, F and H, hold 25 residences each, five to a floor. The declaration gives these buildings no garages: each has 25 parking spaces under the building and 25 storage cages, and each unit has exclusive use of one space and one cage. These are the buildings that sit inside Florida’s milestone inspection and structural reserve study rules, and they account for 21 of the 35 closings in the last 60 months.

The Three-Story Buildings

Buildings C and E hold 15 residences each. The declaration treats their garages building by building: third-floor garages are limited common elements, second-floor garages are part of the unit, and first-floor garages are part of the unit except one first-floor residence per building. These two buildings also sit inside the milestone rules.

The Carriage Homes

The three two-story carriage-home buildings, A, B and G, are the smallest in the neighborhood and the ones whose garages are part of the unit itself. They are not three stories, so the three-story safety statutes do not apply to them in the same way, and the county’s milestone file lists no record for them.

Who Manages Calais?

Florida’s corporation records show the association’s principal and mailing address in care of Samouce and Gal, P.A., a Naples law firm, with the firm also serving as registered agent, updated April 16, 2025. The association’s own website names Southwest Property Management as its management contact and describes a board of its own, a pool, a renovated clubhouse and two lake-and-fountain entrances.

What Calais Does Not Have

Calais has no private yard, no private pool and no beach of its own: the beach parks are run by the Pelican Bay Foundation. It is also not a place for a large dog or a second pet, since the declaration allows one small pet of 20 pounds or less, and not a place for nightly rentals or motorcycles, which the declaration bars. Buyers who need any of those should look at Breakwater or Avalon, or at a single-family street instead.

Calais at Pelican Bay Market Snapshot: What the Condos Actually Sell For

Calais at Pelican Bay residences closed 14 times in the 24 months to October 7, 2026, at a median of $1,030,000 from $750,000 to $1,300,000 (Southwest Florida MLS, October 8, 2024 to October 7, 2026). Twenty-four months is the first window with ten or more Calais closings; the 12-month window holds only 7, a small sample.

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

Calais is a mixed market: five-story residences, three-story residences and carriage homes trade at different prices and at different speeds, so a single median hides more than it shows. We lead with the first window that holds ten or more sales, name the window and the number of sales beside every figure, and then split by building type. Three of the 14 sales in the 24-month window were entered after closing and were not marketed through the MLS; they count in every price, volume and price-per-square-foot figure below and are left out only of days on market and sale-to-list, where we state the smaller number.

The Last 24 Months at a Glance

The Southwest Florida MLS pull dated October 7, 2026 counts 14 Calais closings in the 24 months from October 8, 2024, at a median of $1,030,000 (the mean of the 7th and 8th of 14 prices in order, both $1,030,000), a low of $750,000, a high of $1,300,000 and total volume of $14,728,000. The median sold price per square foot was $581 on 14 sales, the median days on market 16 on 11 sales, and the median sale price was 95.8 percent of the final list price on 11 sales.

The days-on-market median hides a split. Five of the 11 marketed sales sold in 14 days or fewer, and four took more than 100 days (103, 109, 146 and 207). The sale that took 207 days closed at $945,000 against a final list of $999,000. At Calais a priced-right residence sells quickly and a mispriced one sits.

Every Calais Closing in the Last 24 Months

Here is every closing in the 24 months to October 7, 2026, newest first, by month and building type, with no unit numbers or owner names. The building type comes from the building letter in the MLS record. Living areas are the MLS’s, which run higher than the county roll’s for some residences, as the residences section explains.

The newest sale, in August 2026 at $1,100,000, is the only carriage-home sale in the last 12 months. The two highest prices in the table, $1,300,000 and $1,295,000, were both entered after closing, so neither tested the open market.

Four Windows, One Market

Because a median can move on one sale, here are all four standard windows, each ending October 7, 2026.

The 24-month and 36-month medians are each the mean of two middle prices that are both $1,030,000, and the 60-month median is the 18th of 35 prices in order. That the median sits at $1,030,000 in three windows in a row says the middle of the Calais market has been steady while the top and bottom moved. The 36-month days-on-market figure, 82 days on 17 sales, is far above the 24-month figure of 16 days on 11 sales because five of the six sales in the year from October 2023 to October 2024 took 82 days or more.

The Last 12 Months, a Small Sample

Seven closings in 12 months is too few to read a trend, so we do not build a conclusion on them. They ran from $850,000 to $1,300,000 at a median of $1,100,000 (the 4th of 7 prices), at a median of $592 per square foot on 7 sales. Two of the seven were entered after closing, so days on market (9) and sale-to-list (95.8 percent) rest on 5 sales. Six of the seven were in the five-story buildings and one was a carriage home, and none was in the three-story buildings.

Building Type by Window

Splitting the same closings by building type shows why one blended number misleads. Any median built on fewer than ten sales is a small sample.

The five-story buildings are the only type with enough sales to stand on their own in the 36- and 60-month windows. Over 60 months their $1,090,000 median sits $188,500 above the three-story median of $901,500 and $225,000 above the carriage-home median of $865,000. The carriage-home median is the middle of eight sales whose prices ran from $685,000 to $1,295,000, so it is a wide, thin range.

Five-Story Residences, Last 60 Months

Over the 60 months to October 7, 2026, 21 five-story sales (2 entered after closing) ran from $850,000 to $1,475,000 at a median of $1,090,000 and a median of $599 per square foot (21 sales). Days on market had a median of 23 on 19 sales and sale-to-list a median of 95.9 percent on 19 sales. They are 75 of the neighborhood’s 131 residences, or 57 percent, and 21 of its 35 closings, or 60 percent, so they trade at roughly their share of the neighborhood.

Three-Story Residences, Last 60 Months

Six three-story sales (a small sample, none entered after closing) ran from $750,000 to $1,200,000 at a median of $901,500 and $523 per square foot (6 sales). Days on market had a median of 12 days on 6 sales and sale-to-list a median of 96.0 percent on 6 sales. Buildings C and E hold 30 residences, 23 percent of the total, and produced 6 of the 35 closings, 17 percent.

Carriage Homes, Last 60 Months

Eight carriage-home sales (a small sample, 1 entered after closing) ran from $685,000 to $1,295,000 at a median of $865,000 and $498 per square foot (8 sales). Days on market had a median of 20 on 7 sales and sale-to-list a median of 96.4 percent on 7 sales. The $685,000 sale, in October 2021, is the lowest price in the 60-month file.

Price by Bedrooms and by Size

Size and bedroom count explain more of the Calais price spread than the building letter does. Over 60 months, by the MLS’s bedroom count:

The three-bedroom median sits $262,500, or 29.2 percent, above the two-bedroom median. By the MLS’s living area, the 11 sales from 1,500 to 1,699 square feet had a median of $815,000 at $515 per square foot, and the 16 sales from 1,700 to 1,899 square feet had a median of $1,120,000 at $624 per square foot. The 6 sales from 2,100 to 2,300 square feet (a small sample) had a median of $1,187,500, and only 2 sales fell between 1,900 and 2,099 square feet.

Closings by Calendar Year

MLS closings by calendar year, with the year’s building-type mix, show a market that has held between roughly 6 and 8 sales a year. Every calendar year holds fewer than ten sales, so each row is a small sample.

The yearly median fell from $1,200,000 in 2022 to $815,000 in 2024, a drop of 32.1 percent, and has since recovered to $1,125,000, 38.0 percent above 2024. With six to eight sales a year, one or two sales move a year’s median by tens of thousands of dollars, which is why we read the 24- and 60-month windows ahead of any single year.

Repeat Sales: Did Any Calais Residence Sell Twice?

We matched the 35 MLS closings by building letter and residence inside the 60-month window. No residence appears twice. That is itself a finding: in five years no owner who bought at Calais in the window has sold again in it, so there is no repeat-sale pair to measure appreciation against, and a Calais valuation has to rest on comparable sales and not on a residence’s own history.

Sold Above List: How Often, and When

Of the 32 sales marketed through the MLS in the 60 months, 6 closed above their final list price and 1 closed at it, and all 6 above-list sales fall between March 2022 and April 2023. The highest, $1,475,000, closed on April 26, 2022 at $125,000 above a final list of $1,350,000. None of the 11 marketed sales in the last 24 months closed above its final list price, and the median sale-to-list ratio was 95.8 percent.

What the County Recorded: Calais Sales Since 1990

The Collier County Property Appraiser’s recorded-sales file counts Department of Revenue qualified sales of improved parcels at $100,000 and over. Selected years, with the file running through June 30, 2026. Any year with fewer than ten sales is a small sample.

The county records deed consideration and the MLS records the reported closing price, so the two files can differ on a sale. They agree on the highs of 2022, 2024 and 2025 and on the low of 2023. At the top of 2023 the county’s deed figure is $1,210,000 where the MLS’s highest 2023 closing is $1,200,000, a $10,000 difference, and we use each file’s figure in its own table. The county’s 2021 median of $800,000 was 12 sales, and the 2022 median of $1,250,000 was 56 percent higher on 5 sales. The county file shows 3 qualified sales in 2026 through June 30 against 5 MLS closings in the same months. The county file lists only sales the Department of Revenue codes as qualified, and recording can lag a closing, so it does not match the MLS count one for one.

Thinking of Selling or Buying at Calais? Start With a Valuation or a Tour

Owners can get a free home valuation built from the Calais sales that match their building type, and Jesse follows up directly at (239) 898-6072. Buyers can book a tour by calling Marc at (239) 287-5873 or read how we represent buyers.

The county median rose from $181,500 in 1990 to $1,150,000 in the 2026 file, about 6.3 times in 36 years.

Current Listings

On October 7, 2026 the MLS showed five Calais listings, all active and none pending.

The median of the five list prices is $1,235,000. The highest, $1,495,000, is $20,000 above the highest Calais closing in five years, so it asks for a new record. Two listings have sat 148 and 603 days. The 1,886 square foot three-bedroom five-story plan closed three times in the 60 months, at $1,200,000, $1,475,000 and $1,200,000, all between March 2022 and April 2023, and two are listed now at $1,249,000 and $1,235,000.

Months of Supply

Five active listings against 7 closings in 12 months is 7 divided by 12, or 0.58 closings a month, so 5 divided by 0.58 is about 8.6 months of supply (12-month window, 5 actives, October 7, 2026). The 24-month pace of 14 closings gives the same 8.6. That is a buyer’s market by the usual six-month benchmark, though five listings and seven sales are too few to rely on for a trend.

Asking Prices Against Closed Prices

The $1,235,000 median list price sits 12.3 percent above the 12-month median closing of $1,100,000 and 19.9 percent above the 24-month median of $1,030,000. The comparison is not like for like, because three of the five listings are in five-story buildings and the closed medians blend every type, but the gap tells a seller that the market has not yet paid today’s asking prices.

Our Read of the Calais Market

Our read is that Calais is a thin, fairly steady market with a long tail of slow sales. The middle sits at $1,030,000 in the 24-, 36- and 60-month windows; the five-story buildings carry the volume and the highest prices per square foot; and the days-on-market figures say a priced-right Calais residence sells in about two weeks while the residences priced above the market take 100 to 200 days. Today’s list prices run above recent closings, and 8.6 months of supply says buyers have room to negotiate.

First-Hand: What We Check on Every Calais Pricing

As Top 1% Real Estate Agents Nationally Since 2008, we tracked every Calais closing in the Southwest Florida MLS from October 2021 to October 2026, 35 in all, and in the last 12 months we tracked all 7 against the building letter and the recorded documents before this guide was written. Before we price a Calais residence we sort the closings by building type, size and bedroom count, remove any entered-after-closing sale from the days-on-market and sale-to-list figures, and read the building’s milestone status and the association’s approval rules. A seller can ask for that work at no cost.

Selling at Calais? Start with a free home valuation or call Jesse direct at (239) 898-6072.

Buying at Calais? Call Marc at (239) 287-5873 or read how we represent buyers.

The Residences: Five Stories, Three Stories and Carriage Homes

The residences at Calais at Pelican Bay range from 1,500 to 1,866 square feet on the county roll, with a median of 1,800, in three five-story buildings, two three-story buildings and three two-story carriage-home buildings, and each type has its own garage or parking arrangement, price band and set of risks.

Square Footage and Floor Plans

By the 2026 county roll, 131 residences span 1,500 to 1,866 heated square feet. The Southwest Florida MLS lists living areas from 1,510 to 2,246 square feet, and the Pelican Bay Foundation’s community map describes Calais as two- to three-bedroom residences of 1,500 to 2,100 square feet. The three sources do not match, so we quote each by name. The MLS sells in three bedroom counts: 2 bedrooms, 2 bedrooms plus a den and 3 bedrooms, each with 2 baths. A buyer who needs an exact figure should rely on the recorded plat, an appraisal or a measured floor plan.

What Is a Calais Unit? The Boundaries

Section 5.2 of the 2002 declaration puts a unit’s boundaries at the concrete floor below and the ceiling above (for a top-floor unit, the drywall under the roof trusses), with the perimeter at the unfinished interior plasterboard of the walls. Windows, doors and screens are not part of the unit, and owners maintain them. That placement matters for insurance and for who pays when a window or sliding door fails.

Garages, Parking and Storage Cages

Section 8.1(A) of the declaration sets three different arrangements. In the two-story buildings, garages are included in the unit’s boundaries. In the three-story buildings, third-floor garages are limited common elements, second-floor garages are within the unit, and first-floor garages are within the unit except for one first-floor unit in each building whose garage is a limited common element. The five-story buildings have no garages: each has 25 parking spaces under the building and 25 storage cages, and each unit has the exclusive use of one space and one cage. Owners with garages maintain the garage interior.

Swapping a Space or a Cage

Section 8.2 lets units exchange parking spaces and storage cages through a Certificate of Transfer approved by the Board and recorded in the public records. A buyer who wants a different space or a second cage can ask a neighbor and the Board; a seller whose space has been transferred should say so in the document package.

Building Age and Year Built

Collier County’s roll gives year built from 1990 through 1992 across the 131 parcels. By address, the roll shows 1990 for 7000 and 7056, 1991 for 7008, 7016, 7024 and 7040, and 1992 for 7032 and 7048. A three-decade-old building is not unusual in Pelican Bay, and the milestone and reserve rules below exist because of it.

Floors, Noise and the Hard-Flooring Rule

Section 11.3(C) of the declaration requires every unit above the ground floor to keep wall-to-wall carpet over high-quality padding, except in kitchens, bathrooms and laundry rooms. An owner who wants marble, slate, ceramic tile or parquet instead must install a sound-absorbent underlayment that substantially reduces noise to the unit below and must get the Board’s written approval before the work begins. Anyone planning to replace carpet with tile or wood in an upper-floor Calais residence should get that approval first, and a buyer should ask whether the floors in a residence were approved.

Exterior and Interior Responsibility

Under Section 11 the association maintains exterior walls, painting, waterproofing, balcony railings, garage structures, parking areas and storage cages. Owners maintain interiors, windows, glass, screens, doors, air conditioning, water heaters and appliances. Balcony carpet, covers and enclosures need the Board’s prior written approval, and the owner then maintains and insures them, and Section 11.6 limits the association’s own alterations to $30,000 a year without a two-thirds vote. That split matters when a roof or window leaks.

Shutters and Windows

Section 11.11 has the Board adopt a standard hurricane shutter model, color and style, so a Calais owner cannot pick a shutter freely. Window and door replacements are owner work that needs a county permit and, where the declaration requires it, the Board’s written approval. A buyer should ask for the approved shutter specification and the permit history of any replaced windows.

Common Elements You Cannot Use

Section 12.10 keeps hallways and stairways clear, and balconies, patios, porches, walkways, elevators, hallways and stairways may not be used for hanging or drying clothing, outdoor cooking, cleaning rugs or storing bicycles or other personal property. That shapes how balconies and entries look and how a resident stores belongings, which is part of why the storage cages matter.

How Did Calais at Pelican Bay Come to Be?

Calais at Pelican Bay began as a Declaration of Condominium recorded on September 13, 1990 (Official Records Book 1558, page 1715) by the developer, Radnor Calais Corporation, was built out through eight recorded amendments to May 1992, and was restated in full on April 25, 2002. The history below follows the recorded instruments, in order.

1989: The Association Is Incorporated

Florida’s corporation records show Calais at Pelican Bay Condominium Association, Inc., document number N33558, filed as a not-for-profit corporation on August 3, 1989, ahead of the first recorded declaration. The filing is active, its amended and restated articles were filed April 12, 2002, and its most recent annual report was filed April 7, 2026.

1990: The Declaration and the Plat

On September 13, 1990 the developer recorded the Declaration of Condominium, 98 pages, Official Records Book 1558, page 1715, with its condominium plat at Condominium Book 35, page 32. The same year the Clerk recorded a Florida Power and Light easement, Book 1572, page 2091 and a Pelican Bay Improvement District easement, Book 1536, page 1858 over the land.

1990 to 1992: Eight Phase Amendments

The buildings were brought into the condominium in phases. The Clerk’s index shows eight recorded amendments from October 1990 to May 1992:

• October 9, 1990, Book 1564, page 1190
• February 27, 1991, Book 1595, page 1208, 13 pages
• March 26, 1991, Book 1601, page 2151
• April 8, 1991, Book 1605, page 1091
• June 4, 1991, Book 1621, page 176
• February 14, 1992, Book 1687, page 1411
• March 27, 1992, Book 1699, page 2223
• May 6, 1992, Book 1712, page 1261

We read two of them in full. The March 27, 1992 amendment, recorded by the developer (Radnor/Calais Corporation, a Delaware corporation), certifies substantial completion of Phase II, Building C, and adds a revised plat plan and surveyor’s certificate under Florida’s condominium act. The May 6, 1992 amendment corrects a scrivener’s error in section 12, the use-restrictions article. The county roll’s year-built figures, 1990 to 1992, follow the same sequence.

1992 to 1997: The Board and the Bylaws

A 1994 certificate records that the members, at their March 23, 1994 annual meeting, amended the bylaws to fix the Board at five directors, as the members had adopted at the 1992 transition meeting (Book 1939, page 314). On March 23, 1995 the members amended the declaration by a two-thirds vote and the bylaws by a majority vote (Book 2044, page 447), and a February 21, 1997 special meeting amended the bylaws again (Book 2310, page 3231).

2000: The Lease Rule Tightens

On March 16, 2000 the members amended the declaration’s leasing article so that a unit may not be leased for fewer than 90 days (the old text said 30) or more than three times a year, recorded April 5, 2000 (Book 2659, page 1224). The 90-day minimum is therefore a Calais choice more than a quarter century old, and it carried straight into the 2002 restatement.

2002: The Restatement

The members approved an amended and restated declaration on March 13, 2002, and it was recorded on April 25, 2002 as a 57-page Amended and Restated Declaration of Condominium with restated Articles and Bylaws, Book 3025, page 1180. We found no later declaration-level recording under the association’s names, so the 2002 restatement is the operative document, and we cite it by section throughout this page. Any later amendment would be a separate recorded instrument, which a buyer’s title search will show.

2008: The Fire-Suppression Bill of Sale

In 2008 Collier County, acting for the Collier County Water-Sewer District, recorded a bill of sale conveying fire-suppression and irrigation facilities to the association, Book 4351, page 356. The conveyance covers backflow prevention devices, potable fire-suppression lines, fire hydrants, irrigation lines and the improvements connected to them, starting at the association’s property line, which the association then owns for its own operation, repair and replacement.

The Land Under Calais

Calais sits inside the Pelican Bay planned unit development. Collier County’s zoning layer lists the district as the Pelican Bay PUD (petition R-76-31, county identifier AR-4008), last amended by Ordinance 04-59 in 2004. The Foundation’s Pelican Bay planned unit development document is the controlling land-use record for the whole community.

What Amenities Come With a Calais at Pelican Bay Condo?

The amenities at a Calais at Pelican Bay condo start with the association’s own pool and renovated clubhouse at 7064 Pelican Bay Blvd and its two lake-and-fountain entrances, plus access to the Pelican Bay Foundation’s beach parks, community center, fitness center, tennis, pickleball and tram service, funded through the Foundation assessment every Pelican Bay owner pays.

What the Association Provides

The association’s website lists a pool, a newly renovated clubhouse, a main entrance and a south-entrance lake and fountain, and the declaration’s use rules govern them. Section 13.6 bars a tenant-occupied unit’s owner from using the recreation and parking facilities during the lease except as a guest, which means the pool belongs to the occupant who lives there.

The Beach, North and South

The Foundation’s overview sheet describes nearly three miles of beach with two beach parks, Sandbar South Beach and Marker 36 North Beach, reached by the Foundation’s tram service. Foundation rules bar pets from any Foundation or Collier County beach, the trams and any boardwalk.

The Community Center, Fitness and Racquets

The same sheet lists a 25,000 square foot community center, 18 tennis courts and 88 acres of parks. See the Foundation’s pages on the community center, fitness center and racquets program.

Pickleball

Pelican Bay Community Park added 20 pickleball courts, reported by Gulfshore Business as opened in December 2025. The Pelican Bay pickleball group publishes court and play information on its FAQ page.

Golf Next Door and Club Pelican Bay

The association’s website places Calais next to The Club Pelican Bay, a private member-owned golf club of 27 holes that opened in 1980. Club membership is a separate decision from owning at Calais and from the Foundation assessment. Club Pelican Bay publishes membership and golf information, and the Foundation’s dining page lists its restaurants.

What a Foundation Assessment Does Not Buy

The Foundation assessment is not a Club membership, and it funds Foundation operations, reserves and bulk media, not your building’s insurance, roof or exterior maintenance. Those are separate bills, described in the fee sections below.

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

Buying at Calais? Call Marc at (239) 287-5873 or read how we represent buyers.

What Are the HOA and Condo Fees at Calais at Pelican Bay?

Fees at Calais at Pelican Bay come in layers: your condominium association assessment, paid quarterly under its own annual budget; the Pelican Bay Foundation assessment of $3,435 a year for fiscal 2027; and the Pelican Bay Services Division levy of $1,250.00 for fiscal 2027 (the county’s published FY 2027 Assessment).

What Does the Pelican Bay Foundation Charge for 2027?

The Foundation’s fiscal 2027 estoppel form, covering October 1, 2026 to September 30, 2027, lists an annual assessment of $3,435, or $858.75 a quarter. That total is $2,180 for operations ($545 a quarter), $497 for reserves ($124.25) and $758 for bulk media ($189.50). The fiscal 2026 total was $3,295, so the increase is $140, or 4.2 percent.

What Is the Condominium Association Fee?

Calais’s association sets its assessment in an annual budget adopted by the Board, and the 2002 bylaws (section 6.5) have regular assessments paid in equal quarterly installments in advance, due January, April, July and October. The Southwest Florida MLS data we hold for Calais does not carry a condominium fee field, and the association’s documents page is for members only, so we do not print a number. Florida’s section 718.111(12) makes the budget an official record owners and prospective buyers can request. Ask the listing agent for the budget and the estoppel certificate before you write an offer.

What Does the Declaration Say About Reserves and Special Assessments?

Under section 6.3 of the bylaws the proposed budget must include reserves for capital expenditures and deferred maintenance, including roof replacement, building painting and pavement resurfacing, and any item with an estimated cost of $10,000 or more. The 2002 text allows members to vote to waive or reduce reserves; Florida’s later structural integrity reserve study law bars waiving reserves for the structural items, so the statute controls on those. Section 6.6 caps special assessments in any fiscal year at 15 percent of the total annual budget, reserves included, unless a majority of the voting interests consents.

What Does the Pelican Bay Services Division Charge?

The county’s Pelican Bay Services Division page publishes the FY 2027 Assessment: $789.07 for operations and maintenance plus $460.93 for capital and projects, $1,250.00 in all; the division’s June 10, 2026 meeting packet records the ad valorem millage left at .0857. The division is a Collier County program with its own advisory board, and the county page describes its services. The amount charged to a residence appears on its tax bill.

Is Water and Sewer Part of the Calais Fee?

Section 10.1 of the declaration makes the cost of water and sewer service to the units a common expense, and pest control inside units is a common expense if the Board contracts for it in bulk for the whole condominium. A buyer comparing monthly costs across Pelican Bay buildings should ask what each building’s assessment includes, because the answer differs from building to building.

What Is the Resale Capital Assessment?

For deeds recorded on or after October 1, 2026, the Foundation charges a $15,000 resale capital assessment, paid by the buyer at closing; it was $10,000 before fiscal 2027, and the fiscal 2027 budget adds an annual 3.5 percent adjustment from fiscal 2028. An owner moving from one Pelican Bay residence to another can claim a one-time exemption on the Foundation’s resale capital exemption form, with a $1,000 processing fee.

What Do Estoppel Certificates Cost?

Florida’s section 718.116(8) states a condominium estoppel fee of $250, plus $100 if the buyer wants it in 3 business days and $150 more if the owner is delinquent; under the adjusted caps of the Florida Department of Business and Professional Regulation (DBPR), they are $299, $119 and $179. A certificate is valid for 30 days, or 35 if delivered electronically. The Foundation’s separate estoppel is $250, plus $100 to expedite in 3 business days. Both are normally a seller cost, and section 10.11 of the declaration sets 15 days for the association to respond to a request.

What Does a Calais Buyer Pay at Closing?

A buyer pays the Foundation’s $15,000 resale capital assessment, recording fees for the deed, lender and inspection costs, and, by Collier County custom, the owner’s title insurance policy, though the contract controls. A buyer also reimburses the seller for prepaid property taxes and association dues in the prorations.

What Does a Calais Seller Pay at Closing?

A seller pays Florida documentary stamps on the deed at $0.70 per $100 of price, the condominium and Foundation estoppel fees, any municipal lien search, the listing and buyer-agent commissions the seller agrees to, and a $500 Foundation fee if the Foundation identification cards are not returned.

Is There a Special Assessment Today?

We found no recorded special assessment against Calais. An October 2023 affidavit recorded by the association states that sufficient funds were on hand or expected from assessments already levied to pay for the work under a September 2023 notice of commencement, and that no additional assessments were then contemplated for that work. Special assessments are levied by the Board under the bylaws (section 6.6) and billed to owners, so the way to know today is to ask for the minutes and the current budget in your document package.

Selling at Calais? Get a free home valuation, read how we sell Pelican Bay homes, or call Jesse direct at (239) 898-6072.

Buying at Calais? Call Marc at (239) 287-5873, see our Pelican Bay buyer page, or read how we represent buyers.

Calais at Pelican Bay’s Layered Fees: Condominium, Foundation and Services Division

Calais at Pelican Bay owners pay three separate bodies: the condominium association, the Pelican Bay Foundation, and the Pelican Bay Services Division, which each answer to different governing documents, budgets and boards, and a buyer should ask for all three budgets before an offer.

Layer One: The Condominium Association

Calais at Pelican Bay Condominium Association, Inc., Florida filing N33558, maintains the building exteriors, roofs, waterproofing, parking, storage cages and common elements, and insures the buildings under section 15 of the declaration. Its board has five directors elected to two-year terms, three in odd years and two in even years, under section 4.1 of the bylaws.

Layer Two: The Pelican Bay Foundation

The Foundation assessment is $3,435 for fiscal 2027, charged to every residence in Pelican Bay by billable unit. The Foundation’s budget package counts 6,474 billable units. The Foundation does not approve or reject a transfer; its estoppel form says approval, where required, comes from the condominium sub-association.

Layer Three: The Pelican Bay Services Division

The division is a Collier County program with its own advisory board. Its FY 2027 Assessment of $1,250.00 is published on the county’s Pelican Bay Services Division page, and the .0857 millage for fiscal 2027 appears on the June 10, 2026 agenda, which is a county public record.

The Three-Bill Checklist

Ask for three things on any Calais purchase: the condominium budget and estoppel; the Foundation estoppel, which states the current assessment and any unpaid resale capital; and the property tax bill showing the Services Division line.

No Separate Recreation Association

Some Pelican Bay neighborhoods share a lake, pool or private road through a separate recreation association. Calais’s pool and parking facilities appear in its own declaration (section 13.6 refers to the recreation and parking facilities), and we found no separate recreation association recorded under the Calais names, so a Calais owner appears to have one fewer bill and one fewer rulebook. Confirm that with the association’s documents before you rely on it.

How the Layers Compare to Other Pelican Bay Condominiums

The Foundation and Services Division layers are the same for every Pelican Bay residence, so the differences between Calais and its neighbors sit in the condominium layer. That is why a lower-priced building is not automatically a lower-cost building to own.

The Calais Declaration, Bylaws and Rules, Section by Section

The 2002 Calais Amended and Restated Declaration, 57 pages at Book 3025, page 1180, governs Calais at Pelican Bay by section: single-family residential use in section 12.1, pets in 12.6, leasing in section 13 and sales in section 14, with the restated bylaws attached as an exhibit. The sections below summarize the document and cite it.

Voting and Ownership Shares

The condominium has 131 units, so each unit carries one vote of 131 and an undivided 1/131 share of the common elements and the common surplus (sections 4.17 and 6.1). Under bylaw 4.1 the Board has five directors serving two-year terms, three elected in odd years and two in even years, and under section 9.5 the Board acts for the association unless the condominium act or the documents require an owner vote.

Assessments, Default and Liens

Section 10.6 gives owners 10 days after the due date before interest starts at the highest lawful rate, and lets the association add a late fee. Section 10.7 lets the association accelerate the rest of the fiscal year’s assessments once an installment is 30 days late and a claim of lien is recorded. Section 10.8 gives the association a lien on the parcel, and section 10.9 ranks it behind a recorded first mortgage only to the extent the condominium act requires. Section 10.4 makes a new owner jointly liable with the old one for assessments unpaid at transfer, which is why the estoppel certificate matters.

Use Restrictions, Section 12

Section 12.1 limits each unit to one family as a residence and bars business or commercial activity, including visits from clients and customers, and treats use as a public lodging establishment as a business. It expressly permits keeping a personal or professional library and records and handling calls and correspondence from the unit. Section 12.3 lets the Board grant limited exceptions to avoid undue hardship, one at a time and without setting a precedent.

Guests in the Owner’s Absence

Section 12.2 lets an owner who is away and has not leased the unit allow one relative (a parent, child, adult grandchild, brother or sister, with that person’s spouse and children) to stay up to 15 days, on up to four occasions and 60 days in a calendar year. Other house guests may be one family of no more than four persons for one week, on two occasions a year, with notice to the association. When the owner is present, section 12.4 puts no limit on the number of guests.

Signs and Motorcycles

Section 12.8 allows “For Sale,” “For Rent” and “Open House” signs only as the Foundation’s rules and the Pelican Bay covenants allow, so a Calais listing is marketed through photography, video, the MLS and scheduled showings. Section 12.9 bars motorcycles, mopeds and similar motorized vehicles from being kept or driven on the condominium property.

Insurance and Deductibles, Section 15

Under section 15.1 each owner insures the unit’s contents, floor, wall and ceiling coverings, built-ins, appliances, water heater, air conditioning and the owner’s alterations, and is expected to carry homeowner’s insurance with leakage, seepage, wind-driven rain, additions-and-alterations and loss assessment endorsements. Section 15.3 has the association carry property insurance on the buildings, flood insurance in amounts the Board finds adequate as available through the National Flood Insurance Program, liability, automobile, workers’ compensation if required and fidelity bonding. Section 15.7(D) puts a deductible on whoever would have been liable for the loss or responsible for repairs, and allocates it proportionally when several parties share responsibility.

Condemnation and Casualty

Sections 16 through 18 cover damage and the repair or reconstruction of the buildings, including when a unit is reduced but habitable and when it is not, and section 17 covers condemnation. Section 20 gives institutional mortgagees notice rights, and section 20.3 limits a foreclosing first mortgagee’s liability for unpaid assessments to what the condominium act sets.

Amending the Declaration

Under section 21 an amendment can be proposed by the Board or by a petition signed by one-fourth of the voting interests, and it passes if two-thirds of the voting interests present and voting approve it at a meeting called for the purpose. Section 21.5 requires the written consent of every affected owner and mortgagee to change a unit’s boundaries or size, its appurtenances, or its share of expenses and surplus. The 1995 and 2000 amendments recorded at the Clerk show the process in use.

Budgets, Notice and the Fiscal Year

Bylaw 6.2 has the Board mail the proposed budget at least 14 days before the budget meeting. The bylaws set the fiscal year to begin on April 1 unless the Board adopts a different one, as we read bylaw 6.10. Florida’s section 718.112 adds a notice and owner-meeting step when a proposed budget would raise assessments above 115 percent of the prior year’s.

Fines and Hearings

Bylaw 8.1 lets the Board fine owners for violations by the owner, family, guests or lessees, within the legal maximum, only after at least 14 days’ notice and a hearing that gives the owner a chance to respond, and a fine needs the agreement of a committee of owners who are not on the Board.

Disputes and Arbitration

Bylaw 8.2 requires mandatory non-binding arbitration through the Division of Florida Condominiums, Timeshares and Mobile Homes before a lawsuit over a covered dispute between an owner and the association, except disputes over the levy or collection of fees and assessments. A buyer who expects a dispute with the association should read that bylaw.

Where the Association’s Records Live

Section 9.7 makes the association’s official records open to members and their representatives at reasonable times. The budget, the reserve study, the minutes and the insurance policies are member records. We have not seen them and do not state what they contain; request them in writing through the seller or, once you own, through the association.

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

Buying at Calais? Call Marc at (239) 287-5873 or read how we represent buyers.

Is Calais at Pelican Bay a 55+ Community?

No, Calais at Pelican Bay is not a 55-plus community. We found no age restriction in the 2002 Calais declaration, and the document does not designate the community as housing for older persons. No recorded Calais document we read limits ownership or occupancy by age.

Does the Foundation Set an Age Rule?

We found no age rule in the Foundation’s published Rules and Regulations. The Foundation’s rules govern conduct, facility use and leasing, which the later sections summarize.

Does a Buyer Need Board Approval?

Yes, approval is a separate question from age. Section 14.2(A) of the declaration bars a sale or gift without the Board’s prior written approval, and section 14.3 sets the procedure the next sections show.

How Does the Approval Process Run?

An owner gives the Board written notice at least 30 days before the intended closing, with the buyer’s name, address and the executed contract, and the Board may ask for a personal interview with the buyer. The Board must approve or disapprove within 30 days after it has the notice and all requested information, and in any case within 60 days after the notice, and silence counts as approval. An approval is stated in a recordable Certificate of Approval. The association may charge a processing fee up to the legal maximum (section 14.6).

What If the Board Says No?

A disapproval needs a majority of the whole Board, and for good cause the Board must first receive a written opinion of counsel. The declaration lists the good-cause grounds, such as a felony conviction of a stated kind, a record of financial irresponsibility, false information or an unapproved transfer. If the Board disapproves without good cause and the owner demanded it in the notice, the association must name a substitute purchaser at the same price and on substantially the same terms within 30 days. An unapproved transfer is void unless the Board later approves it in writing (section 14.5), and a first mortgagee taking title by foreclosure or deed in lieu is exempt (section 14.4).

Can You Rent Out a Calais at Pelican Bay Condo?

Yes, a Calais at Pelican Bay owner can lease within tight limits: section 13.2 of the declaration allows three leases a calendar year, of 90 days to one year, with Board approval, while the Foundation’s 2019 amendment says two, so the stricter limit governs in practice and the documents control.

Calais Leasing Rules

Section 13 allows only an entire unit to be leased, never a room, in writing, to a natural person, after the association approves. Section 13.2 sets a 90-day minimum and a one-year maximum, with no option to renew in the lease and no subleasing or assignment, though the Board may approve the same lease from year to year; the calendar year is set by the first date of occupancy. Section 13.3 lets the Board approve one additional lease in the same year for unusual circumstances to avoid undue hardship. A leased unit may hold only the lessee, first-degree relatives and their spouses and guests, and no more than two persons per bedroom (section 13.4).

The Approval Process

An owner gives the Board written notice at least 20 days before occupancy, with the proposed lessee’s name and address and the signed lease, and the Board has 20 days to approve or disapprove; silence is deemed approval (section 13.1). The Board may require an interview. Disapproval needs a majority of the whole Board and follows listed grounds, among them a delinquent owner and a prospective lessee with a disqualifying felony or false information. A lease made without approval may be treated as a nullity and the Board can evict on five days’ notice. The owner remains responsible for assessments.

Pets and Pools in a Leased Unit

Section 12.6 allows no pets of any kind in leased units, and section 13.6 bars the owner of a leased unit from using the recreation or parking facilities during the lease except as another owner’s guest. A buyer who plans to rent the residence should plan around both.

The Foundation’s Leasing Layer

The Foundation requires a lease application at least 30 days before the lease period, a $500 processing fee, renter identification cards and the condominium association’s approval form, per its 2027 lease application packet. Its Rules and Regulations (section 3.6) issue at most two Renter Cards per residence, and suspend the owner’s own Member Cards if the owner has only one plot and a Renter Card is outstanding.

Two Caps, Two Documents

The Foundation’s 2019 leasing amendment, recorded May 28, 2019 at Book 5634, page 1101, reads: “Unless otherwise provided by Neighborhood Covenants, no single-family Dwelling Unit shall be leased more than two times per calendar year.” Calais’s own declaration allows three. The two numbers sit side by side, and the stricter two governs in practice until the Foundation and the association say otherwise in writing. We do not give a legal reading of the “unless otherwise provided” clause. Read both documents, and treat the recorded documents, not this summary, as the rule.

Who Is Liable for a Tenant?

Section 13.7 binds lessees and guests to the declaration and rules to the same extent as owners, and makes the association the owner’s agent with authority to terminate a lease and evict for breach.

Short-Term Rentals

With a 90-day minimum, a one-year maximum and a ban on use as a public lodging establishment in section 12.1, the declaration does not allow the nightly or weekly rentals that Florida condominium buyers sometimes expect,. A buyer who needs a shorter rental should not rely on Calais, and should read the Foundation’s amendment on what counts as leasing.

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

Buying at Calais? Call Marc at (239) 287-5873 or read how we represent buyers.

Pet Rules at Calais at Pelican Bay

Calais at Pelican Bay allows one small pet of no more than 20 pounds per unit, carried or leashed, under section 12.6 of the declaration, and allows no pets of any kind in leased units; the Pelican Bay Foundation separately bars pets from beaches, trams, boardwalks and indoor amenity areas.

Calais’s Pet Rule

Section 12.6 lets each unit’s owner keep one small household pet, such as a cat or dog, weighing no more than 20 pounds, which must be carried or leashed at all times on the condominium property outside the unit. The right is a privilege, not a right, in the declaration’s words, and the Board may order a pet removed. Reptiles, monkeys, rodents, amphibians, poultry, swine and livestock are barred.

Pets in Leased Units

The same section allows no pets of any kind in leased units. A buyer who wants a rental investment should know that a tenant cannot bring a pet, which narrows the pool of renters.

The Foundation’s Pet Rules

Under section 3.G of the Foundation’s Rules and Regulations, pets must be vaccinated, never left alone and leashed on a leash of no more than six feet, with no retractable leashes on the berm. Pets are not allowed in dining, bar or kitchen areas, Community Center meeting rooms, activity rooms, the fitness center, the wellness studio, any Foundation or Collier County beach, the trams or any boardwalk.

Service and Emotional Support Animals

Assistance animals are handled under federal and state fair housing law and not under the pet rule. The Foundation handles service and emotional support animals through a reasonable-accommodation application, and federal fair housing guidance is on HUD’s assistance animals page.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Calais at Pelican Bay

Florida’s milestone inspection and structural integrity reserve study rules apply to condominium buildings of three stories or more, which at Calais at Pelican Bay means five buildings, C, D, E, F and H; Collier County’s Milestone Map lists all five as milestone completed, with the next inspection due in 2033, and the three two-story carriage-home buildings have no county record.

What Is a Milestone Inspection?

Under section 553.899 of the Florida Statutes, a milestone inspection is a structural inspection of a condominium building three stories or more in height, first required when the building reaches 30 years of age, or earlier where the local government sets a shorter interval for coastal buildings, and repeated every 10 years.

What Does Collier County Require?

Collier County publishes a Milestone Map that tracks each covered building’s inspection status. The county’s saltwater-boundary layer places the Calais addresses we checked inside its milestone buffer, and the Calais buildings, built from 1990 through 1992, are old enough that a first inspection has come due. The county’s page and the statute govern the exact schedule.

What Does the County’s Milestone Map Show for Calais?

On October 7, 2026 we queried the county’s Milestone Map layer. It lists five Calais records, one for each building of three stories or more:

The layer lists the inspection cycle and its status. It does not publish the inspection report, and we have not seen one. The 2033 date is the year the county lists for each building’s next milestone inspection.

Why the Carriage Homes Are Not Listed

The milestone statute and the county layer cover buildings of three stories or more. Buildings A, B and G are two stories, so the county lists no record for them. A buyer in a carriage home still owns a unit in a building of the same age and should ask about the roof, the balconies and the exterior, which the association maintains.

What Is a Structural Integrity Reserve Study?

Section 718.112(2)(g) requires the association of a condominium building of three stories or more to complete a structural integrity reserve study of the building, including the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows, and to fund the reserves it identifies. The statute’s deadlines have passed, so a buyer should ask for the completed study or a statement that none is complete.

What Should a Buyer Request?

Under section 718.111(12) the association’s official records are open to owners and, through a seller, to buyers: the milestone inspection summary, the structural integrity reserve study, the budget with its reserve schedule, the year-end financial statement and the minutes. We do not state what any of those documents contain, because they are member records we have not seen. Request them in writing before you rely on a Calais building of three stories or more.

What Must a Seller Disclose?

Section 718.503 requires a unit owner selling to give the buyer the declaration, bylaws, rules, the most recent budget and financial statement, the milestone inspection and reserve study documents, and a governance form, and it gives the buyer seven days to cancel after receiving them. We assemble that package before the first showing.

What About Recorded Concrete Work?

The Clerk’s records show 2024 notices of commencement for removal and restoration of delaminated and cracked concrete at Buildings H, F and D, the three five-story buildings. We list them in the permits section below. A recorded notice shows that work was permitted, not what the milestone inspection found, so a buyer should ask what the work covered and whether more is planned.

Where Does This Leave a Calais Buyer?

A Calais buyer is not choosing between safe and unsafe; the buyer is choosing between known and unknown. The county’s file tells you a milestone cycle is complete on five buildings. The reserve study and association minutes tell you what the next cycle costs. Ask for both.

Hurricanes, Flood Zone and Insurance at Calais at Pelican Bay

Calais at Pelican Bay sits in FEMA flood Zone AE, a Special Flood Hazard Area with a base flood elevation of 9 to 10 feet, at every address we checked on FIRM panel 12021C0381J effective February 8, 2024, and in Collier County’s hurricane evacuation Zone A, so flood insurance is the first insurance question for a Calais buyer.

What Flood Zone Is Calais In?

We checked 7000, 7016, 7024, 7040 and 7056 Pelican Bay Blvd. FEMA’s National Flood Hazard Layer returns Zone AE with the subtype coastal floodplain at all five, inside the Special Flood Hazard Area, on panel 12021C0381J. The base flood elevation is 10 feet at 7000, 7016 and 7024 and 9 feet at 7040 and 7056. A buyer should confirm a specific address on FEMA’s map service center. Flood status is set address by address, so do not assume a neighboring Pelican Bay building shares it.

What Does Zone AE Mean for Insurance?

A mortgage lender generally requires flood insurance on a residence inside the Special Flood Hazard Area, and for a condominium unit that coverage usually runs through the association’s building policy, with an owner’s policy for contents and interior improvements. FEMA’s flood insurance guidance for condominium owners explains the federal program. A buyer should ask a lender and an insurer about a specific unit, and should ask the association for the building’s elevation certificate and its flood policy declarations.

What Is the Hurricane Evacuation Zone?

Collier County’s evacuation layer puts the addresses we checked in Zone A, the first zone ordered to leave for a surge threat. Look up your address on the state’s Know Your Zone tool.

What Do Ian, Irma and Milton Mean for Calais?

Hurricane Ian in September 2022 produced the surge the National Hurricane Center documents in its Ian report; Irma and Milton are in the center’s reports too. We do not state a Calais damage history, because we found no recorded one. Ask the association for the post-storm repair record.

What Insurance Does the Association Carry?

Section 15 of the declaration has the association carry property insurance on the buildings, flood insurance in the amounts the Board finds adequate through the National Flood Insurance Program, liability and fidelity coverage. We have not seen the policies. An owner needs an HO-6 policy for contents, interior improvements and loss assessment, with the leakage, seepage and wind-driven rain endorsements the declaration names, and the deductible falls on whoever would have been responsible for the loss under section 15.7(D). Florida’s insurance regulator publishes wind-mitigation resources.

What Does Wind Mitigation Do?

A wind mitigation inspection documents the roof deck, the roof-to-wall connections, the opening protection and the roof covering, and Florida insurers discount premiums for them. Ask the seller for any wind mitigation report on the unit, and ask the association what it knows about the roof.

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

Buying at Calais? Call Marc at (239) 287-5873 or read how we represent buyers.

Which Schools Serve Calais at Pelican Bay?

Calais at Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High School, according to the Collier County Public Schools zone lookup for the five Calais addresses we checked for the 2027 school year, and all three schools received an A in the Florida Department of Education’s school grades for 2024, 2025 and 2026.

How Do I Confirm the School Zone?

Collier County Public Schools publishes an attendance zone map and a live zone lookup. Zones can change, so confirm the zone for a specific address before an offer that depends on it. The district’s attendance boundaries page explains the process.

What Are the School Grades?

The Florida Department of Education’s school grades page lists an A for each of the three schools in 2026, 2025 and 2024. Grades describe school performance, not any child or family.

Where Are the Schools?

Sea Gate Elementary is at 650 Seagate Drive, Pine Ridge Middle at 1515 Pine Ridge Road and Barron Collier High at 5600 Cougar Drive, all in the Naples area.

County Permits and Recorded Work at Calais at Pelican Bay

Collier County and the Clerk’s Official Records show building-level work at Calais at Pelican Bay: 2024 notices of commencement for removal and restoration of delaminated and cracked concrete at Buildings H, F and D, and county milestone permit records for the five buildings of three stories or more, each cited below so a buyer can read them.

Recorded Notices of Commencement for Concrete Work

The Clerk holds a May 14, 2024 notice for Building H at Book 6359, page 1620, a September 11, 2024 notice for Building F at Book 6397, page 406 and a September 30, 2024 notice for Building D at Book 6402, page 1376. Each describes the improvement as removal and restoration of delaminated and cracked concrete.

Older Recorded Notices

The Clerk’s index also lists notices of commencement recorded in 2003, 2007 and 2010, among them a January 2010 notice for Building E, a May 2010 notice naming a pool contractor and six June 2010 notices, one each for Buildings A, C, D, E, F and H, naming an aluminum contractor. We did not open those images and do not state their scope. A notice of commencement shows that work was permitted, not what it cost or how it turned out.

County Milestone Permit Records

The county’s milestone layer records one permit file for each building of three stories or more: PL20230004714, PL20230004717, PL20230004718, PL20230004720 and PL20230004721, each showing a completed cycle.

How to Pull Permits for a Specific Residence

Collier County’s CityView portal lists permits by address. Ask for the air conditioning age, water heater, window and door permits and any roof work before you write an offer.

What Is Being Built Near Calais at Pelican Bay?

Collier County’s zoning and land-use layers show a Mixed Use Activity Center Subdistrict and the Vanderbilt Beach Road Mixed Use Subdistrict within about 600 meters of Calais at Pelican Bay, with the Pavilion, Pavilion Lake, Heavenly, Miralia and One Naples planned developments nearby, and the county’s Vanderbilt Beach Road widening handout documents the road project.

Planned Developments Within a Short Distance

Within about 600 meters of a point at Calais, the county’s planned-development layer lists Pelican Bay, Pavilion, Pavilion Lake, Heavenly, Miralia and One Naples. The zoning layer lists C-3 and C-4 commercial, RMF-6 and RMF-16 multifamily and RSF-1 single-family districts. Calais itself sits in the Pelican Bay planned unit development.

Future Land Use

The county’s future land use layer shows Calais in the Urban Residential Subdistrict, with a Mixed Use Activity Center Subdistrict, the Vanderbilt Beach Road Mixed Use Subdistrict and a Conservation Designation within about 600 meters.

Vanderbilt Beach Road

Collier County’s Vanderbilt Beach Road widening handout is the county’s project summary for the road, and a buyer who cares about traffic should read it.

Clam Bay and the Services Division

The Pelican Bay Services Division publishes its 2025 Clam Bay monitoring report and agenda packets, such as the October 8, 2025 packet.

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

Buying at Calais? Call Marc at (239) 287-5873 or read how we represent buyers.

Daily Logistics at Calais at Pelican Bay

Daily life at Calais at Pelican Bay runs along Pelican Bay Boulevard and Pelican Bay’s Foundation services, including the beach tram, with the Vanderbilt Beach Road corridor to the north, the North Collier fire district serving the buildings and NCH healthcare services close enough to plan around.

Getting to the Beach

The Foundation operates tram service to its two beach parks and publishes the beach facilities on its beaches page. Collier County’s beach parking sticker is sold through the Collier tax collector.

Exterior Work and Design Review

The Foundation publishes a design review and covenants application for exterior work. Calais’s own association adds the Board approval the declaration describes.

Healthcare and Emergency Services

NCH publishes its North Collier services and its 2025 community health needs assessment. The county’s fire district layer places Calais in the North Collier fire district.

Property Taxes and Homestead

Property taxes are billed by the Collier County Tax Collector, and the Property Appraiser’s 2026 roll lists each parcel; use the tax search for a specific residence. Florida’s Department of Revenue publishes homestead and exemption information.

How Calais at Pelican Bay Compares With Other Pelican Bay Condominiums

Calais at Pelican Bay had 7 closings in the last 12 months at a median of $1,100,000, which sits between Interlachen at $830,000 and Crescent at $1,420,000 in the Southwest Florida MLS, and every row below except Crescent, Breakwater and Avalon is a small sample of fewer than 10 sales.

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

The table compares seven Pelican Bay buildings by what they are, how many units they hold, when they were built and what sold in the 12 months to October 7, 2026. A 12-month median built on fewer than 10 sales can move on one closing, so read the closing counts first.

What the Benchmark Shows

Calais is the only building in the table that mixes five-story, three-story and two-story carriage residences under one declaration. The unit mix explains much of the spread inside Calais, which the building-type table earlier on this page shows.

What the Benchmark Does Not Show

A median per building does not say that one building is better than another. It mixes unit size, floor, view, condition and the sales that were entered after closing. Use it to decide which buildings to tour, then compare individual residences.

Where the Roster Counts Come From

The unit counts and years built come from the Pelican Bay roster we maintain from county and association records. The closing counts and medians come from the Southwest Florida MLS pull of October 7, 2026.

Calais vs Pebble Creek: Which Pelican Bay Condominium Fits You?

Calais fits a buyer who wants a smaller condominium of 131 units with a mix of five-story, three-story and carriage residences and a lower price per square foot, while Pebble Creek fits a buyer who wants a larger garden community of 264 units in low-rise buildings; Calais closed at $581 a square foot against $754 over 24 months.

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

The two sit about 550 meters apart inside Pelican Bay and pull the same buyers. Both windows below are 24 months, the first window with 10 or more closings for each, ending October 7, 2026.

Price and Space

Calais sold for less per square foot, $581 against $754, and the roll shows a larger typical Calais residence, a median of 1,800 square feet against 1,526. A Calais buyer gets more room for the money, and a Pebble Creek buyer pays more per foot for a smaller, newer residence.

Speed and Negotiation

Calais’s median days on market over 24 months was 16 across 11 marketed sales and Pebble Creek’s was 56 across 16, and Calais closed at 95.8 percent of the final list price against 93.2 percent. The Calais median hides a split, since four of the 11 marketed sales took more than 100 days.

Supply Today

Calais had five active listings on October 7, 2026, and the 12-month sales pace puts that at 8.6 months of supply, against 4.5 for Pebble Creek. Five listings is a small number, so one sale or one new listing moves the figure.

Building and Age

Calais was built from 1990 through 1992 and Pebble Creek from 1994 through 1996. Calais has five buildings of three stories or more subject to the milestone inspection rules and a completed county cycle on each, while Pebble Creek’s buildings are low-rise.

Rules to Compare

Calais allows one pet of 20 pounds or less, three leases a year under its own declaration with a 90-day minimum, no age restriction, and Board approval of every sale. Read Pebble Creek’s declaration for the same four points before you decide, because we do not state them for a building whose documents are not in this page’s sources.

Which One Should You Tour First?

Tour Calais first if you want more living area per dollar and a smaller community, and tour Pebble Creek first if you want a garden-style layout. Tour both, because the 550-meter distance makes it easy, and read the Pebble Creek page alongside this one.

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

Buying at Calais? Call Marc at (239) 287-5873 or read how we represent buyers.

Pros and Cons of Buying at Calais at Pelican Bay

Buying at Calais at Pelican Bay means a lower price per square foot than Pebble Creek, $581 against $754 over 24 months, and a mix of residence types, against a 20-pound pet limit, tight leasing, a Board approval of every sale and a Zone AE flood designation that every buyer should price before offering.

Pros

• Space for the money. The 24-month median of $581 a square foot sits below Pebble Creek’s $754, and the county roll shows a median living area of 1,800 square feet.
• A mix of residences. Five-story, three-story and two-story carriage buildings sit under one declaration, so a buyer can choose a floor and a building style.
• A completed county milestone cycle. The county lists all five buildings of three stories or more as milestone completed, with the next inspection in 2033.
• Quick sales for some residences. Five of the 11 marketed sales in 24 months sold in 14 days or fewer.
• Pelican Bay amenities. The Foundation’s tram, beaches and facilities are part of the community, under the Foundation’s rules.

Cons

• Pet limits. One pet of 20 pounds or less, and none in a leased unit.
• Leasing limits. Three leases a year under Calais’s declaration and two under the Foundation’s amendment, so a buyer who counts on rental income should read both.
• Board approval of sales. A buyer waits for the Board’s written approval, up to 30 days after it has the notice and information.
• Flood designation. FEMA Zone AE at every address we checked, so flood insurance is part of the budget.
• A split market. Four of the 11 marketed sales in 24 months took more than 100 days, and the 12-month sample is small.

Who Calais Fits

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, walk every buyer through the building types before the first tour. Calais fits a buyer who wants a condominium that sells on its own terms in a small Pelican Bay community, who has no pet over 20 pounds and no plan to rent the residence short term.

Who Should Look Elsewhere

A buyer who wants a large dog, nightly rentals or a Gulf-front tower should look at other Pelican Bay buildings, and the Pelican Bay hub lists them.

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

If you’re searching for a Calais listing agent, or thinking, ‘I need someone to sell my Calais home…’ you are selling into 7 closings in the last 12 months, a buyer who reads the milestone file and the fee layers before touring, and a closing that needs Board approval. McGreevy and Comisar sell Calais on its recorded facts.

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

Calais is a condominium where building type, floor and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Calais listing along with the document file a Calais 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 Calais Homes Sold For

In the last 12 months Calais has seen 7 resales in the Southwest Florida MLS (pulled October 7, 2026).

• Closings, last 12 months (MLS): 7 (small sample), median $1,100,000, from $850,000 to $1,300,000.
• Dollar volume, last 12 months: $7,580,000.
• Days on market, last 12 months: a median of 9 days on 5 sales; two of the 7 closings were entered after closing and are left out of that figure.
• Sale-to-list, last 12 months: a median of 95.8 percent of the final list price on 5 sales.
• Widened window, last 24 months (MLS): 14 closings, median $1,030,000, range $750,000 to $1,300,000, total $14,728,000.
• Widened window, last 60 months (MLS): 35 closings, median $1,030,000, range $685,000 to $1,475,000, total $36,298,000.
• Today: 5 active listings on October 7, 2026, at $1,495,000, $1,249,000, $1,235,000, $1,150,000 and $798,000.

Selling Into a Market of 7 Sales a Year

With 7 Calais closings in 12 months and five active listings, a buyer compares your residence with a handful of others and with the last few recorded sales. The sales split by building type, so McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a five-story residence against the five-story sales, a three-story residence against the three-story sales and a carriage home against the carriage homes. Our goal is to list at a price that wins the first 30 days, because the 103-day, 109-day, 146-day and 207-day sales are what the alternative looks like.

The Documents a Calais Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the year-end financial statement and budget, the milestone inspection summary where one applies, the structural integrity reserve study or a statement that none is complete, and the governance form. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the condominium’s and the Pelican Bay Foundation’s.
• The Board approval: the Board’s written approval of the sale under section 14 of the declaration, and any flooring approval for hard floors above the ground floor.
• The residence’s own permits: windows, sliding doors, shutters, water heater and air conditioning.
• Flood and insurance: the flood zone on the map, wind mitigation information and the master policy’s coverage.

Board Approval, Estoppels and the Signs Rule

Every Calais sale needs the Board’s prior written approval under section 14.2 of the declaration, and the Board has 30 days after receiving the notice and information to approve or disapprove, and 60 days after the notice in any case. If the Board disapproves a sale, the declaration lets the owner demand a substitute purchaser, and disapproval needs a majority of the whole Board and, for good cause, counsel’s written opinion. Section 12.8 allows sale signs only as the Foundation’s rules and the covenants allow, so a Calais listing is sold through photography, video, the MLS and scheduled showings.

Seller Conversion Module: A Calais-Specific Seller Page

A dedicated seller page for this building, titled sell my home in Calais at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by building type, the document file before the first showing, and the approval timeline built into the contract.

What Is Your Calais Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free home valuation. It takes about a minute, and Jesse follows up with the Calais sales that fit your residence: the same building type, the same size, adjusted for condition and floor. An automated estimate cannot tell a 1,560 square foot five-story residence from a 2,246 square foot carriage home; the 24-month medians by building type run from $988,000 for three-story residences to $1,197,500 for carriage homes and sit on small samples. We price to the difference.

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

Is now a good time to sell a Calais condo?

For a residence priced to its building type’s recent sales, it can be. Five active listings against 7 closings in 12 months is 8.6 months of supply, so buyers have room to negotiate and a well-priced residence stands out.

How do I price a five-story Calais residence?

Against the five-story sales. In the last 24 months five-story residences closed at a median of $1,030,000 on 9 sales, from $850,000 to $1,300,000, at a median of $592 a square foot. Condition and floor move the number; a list price that ignores them usually sits.

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

Yes. Section 14.2 of the 2002 declaration requires the Board’s prior written approval of every sale. Give the association the contract and application as early as the contract allows.

What will a Calais buyer ask about first?

The milestone and reserve-study record, the fee layers and the approval timeline. Have the statutory package, the estoppels and the Foundation’s current schedule ready before the first showing.

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

Yes, subject to the lease and to the declaration’s lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.

Who pays the resale capital assessment when I sell?

The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.

Your Local Real Estate Experts

Calais owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Calais’s recorded declaration, the county’s milestone records and every Calais closing in the MLS before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Calais guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples condominium market that Calais 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 Calais page the credential that matters more is narrower than any award: we tracked every Calais closing in the Southwest Florida MLS back to October 2021, 35 in all, and in the last 12 months we tracked all 7 Calais closings by building letter before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Calais 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.

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review

★★★★★ “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

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

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

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

Buying at Calais? 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 the wider market around Calais, see our Pelican Bay guide, our guide to Pebble Creek, our guide to Crescent and our Naples guide.

Frequently Asked Questions: Calais Buyer Edition

These are the questions buyers ask most about Calais at Pelican Bay, the 131-residence condominium on Pelican Bay Boulevard in Naples, answered from the recorded declaration, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.

What is Calais at Pelican Bay?

Calais at Pelican Bay is a 131-unit condominium on Pelican Bay Boulevard in Naples, declared in 1990 and built from 1990 to 1992, with five-story, three-story and two-story carriage-home buildings.

Where is Calais at Pelican Bay, and what are the addresses?

On Pelican Bay Boulevard inside Pelican Bay, at 7000 to 7056 Pelican Bay Blvd, Naples, FL 34108, in unincorporated Collier County, with the association’s clubhouse and pool at 7064.

How many condos are in Calais?

131 residences: 75 in the five-story buildings D, F and H, 30 in the three-story buildings C and E, and 26 in the two-story carriage buildings A, B and G.

How big are the Calais condos?

The county roll lists 1,500 to 1,866 square feet, with a median of 1,800. The living areas on the MLS closings of the last 24 months run from 1,560 to 2,246 square feet.

Which Calais buildings are five stories?

Buildings D, F and H. The three-story buildings are C and E, and the carriage homes are in the two-story buildings A, B and G.

When was Calais built?

The county roll gives years built from 1990 to 1992. The developer recorded the declaration on September 13, 1990, and eight phase amendments followed through May 1992.

What do Calais condos sell for?

In the last 24 months, 14 closings at a median of $1,030,000, from $750,000 to $1,300,000 (Southwest Florida MLS, pulled October 7, 2026). The last 12 months had 7 closings, a small sample, at a median of $1,100,000.

What is the price per square foot at Calais?

A median of $581 over 24 months and $592 over 12 months, per the Southwest Florida MLS. Five-story residences ran $592 and three-story residences $541 over 24 months, both on small samples.

How fast do Calais condos sell?

The 24-month median was 16 days on 11 marketed sales. The median hides a split: five of those sales took 14 days or fewer and four took more than 100 days.

How many Calais condos are for sale now?

Five were active on October 7, 2026, listed from $798,000 to $1,495,000, with a median list price of $1,235,000, or 8.6 months of supply at the 12-month pace.

What are the fees at Calais?

Three bills: the condominium association’s assessment, paid quarterly; the Pelican Bay Foundation’s $3,435 a year for fiscal 2027; and the Pelican Bay Services Division levy of $1,250.00 for fiscal 2027. We do not print the association’s figure because its budget is a member record.

Is there a resale capital assessment?

Yes. The Foundation charges a $15,000 resale capital assessment to the buyer for deeds recorded on or after October 1, 2026, with a one-time exemption for owners moving within Pelican Bay.

Does Calais allow pets?

One small pet of 20 pounds or less per unit, carried or leashed, and no pets of any kind in leased units, under section 12.6 of the declaration. The Foundation separately bars pets from beaches, trams and boardwalks.

Can I rent my Calais condo?

Yes, within limits: the declaration allows three leases a year of 90 days to one year with Board approval, and the Foundation’s 2019 amendment says two a year unless a neighborhood’s covenants provide otherwise, so the stricter limit governs in practice.

Is Calais a 55+ community?

No. We found no age restriction in the 2002 declaration or the Foundation’s rules.

Does the Board approve buyers?

Yes. Section 14.2 requires the Board’s prior written approval of a sale. The Board has 30 days after it has the notice and information, and 60 days after the notice in any case, and silence counts as approval.

What flood zone is Calais in?

FEMA Zone AE, a Special Flood Hazard Area, at the five addresses we checked, with a base flood elevation of 9 to 10 feet, on panel 12021C0381J effective February 8, 2024.

What hurricane evacuation zone is Calais in?

Collier County’s evacuation layer puts the addresses we checked in Zone A. Confirm a specific address on the state’s Know Your Zone tool.

Has Calais had its milestone inspection?

The county’s Milestone Map lists all five buildings of three stories or more as milestone completed, with the next inspection due in 2033. We have not seen the inspection reports.

Do the two-story carriage homes need a milestone inspection?

The statute and the county layer cover buildings of three stories or more, so the county lists no record for buildings A, B and G.

Which schools serve Calais?

Sea Gate Elementary, Pine Ridge Middle and Barron Collier High School, per the district’s zone lookup for the addresses we checked for 2027. Confirm the zone for a specific address.

How do I get to the beach from Calais?

Through the Foundation’s tram service to its two beach parks, Sandbar South Beach and Marker 36 North Beach. Pets are not allowed on the beaches or trams.

Does Calais include a golf membership?

No. The Club Pelican Bay is a separate private club next to Calais, and membership is a separate decision and cost.

What parking do Calais residences have?

It depends on the building. Two-story buildings include garages in the unit, three-story buildings mix garages and limited common elements, and each five-story building has 25 parking spaces under the building and 25 storage cages, one of each per unit.

Can I put hard floors in an upper-floor Calais condo?

Only with the Board’s written approval and a sound-absorbent underlayment. Section 11.3(C) requires carpet above the ground floor except in kitchens, bathrooms and laundry rooms.

Can I choose my own hurricane shutters?

No. Section 11.11 has the Board adopt a standard shutter model, color and style. Ask for the approved specification.

Is there a special assessment at Calais?

We found no recorded special assessment. Ask for the minutes and current budget in the document package to be sure.

Is this the Calais condominium in Miami?

No. Calais Condominium Association N12666 is a different Florida corporation. The Pelican Bay association is Calais at Pelican Bay Condominium Association N33558.

Where are the Calais documents recorded?

At the Collier County Clerk. The original declaration is at Official Records Book 1558, page 1715, and the 2002 restatement at Book 3025, page 1180.

What does an estoppel certificate cost?

Florida caps the condominium estoppel at $250 plus $100 for a three-business-day rush, adjusted for inflation, and the Foundation charges $250 plus $100 to expedite. Both are normally a seller cost.

What do I get to review before I commit?

The declaration, bylaws, rules, budget, financial statement, milestone and reserve study documents and the governance form, and you have seven days after receiving them to cancel under section 718.503.

How does Calais compare with Pebble Creek?

Calais is smaller at 131 units against 264, older, and closed at $581 a square foot against $754 over 24 months. The comparison section above sets them side by side.

Which Calais building type is best for me?

It depends on what you value. Five-story residences carry most of the sales and the highest price per square foot, carriage homes have garages in the unit, and three-story residences have a mix of garage arrangements. Tour one of each.

Should I get a wind mitigation inspection?

It documents the roof, openings and connections and can lower an insurance premium, so ask the seller for any existing report and ask your insurer what it would credit.

How do I tour Calais?

Call Marc at (239) 287-5873 or use our buyer page, and we will line up the residences by building type and tour Pebble Creek the same day if you like.

Buying at Calais? Call Marc at (239) 287-5873 or read how we represent buyers.

Frequently Asked Questions: Calais Seller Edition

These are the questions Calais owners ask most before they sell, the 131-residence condominium on Pelican Bay Boulevard in Naples, answered from the recorded declaration, the Foundation’s published documents, Collier County’s records and the Southwest Florida MLS pull of October 7, 2026.

How much is my Calais condo worth?

It depends on building type, floor, size and condition. Over 24 months the median was $1,030,000 across 14 closings, with five-story residences at $1,030,000, three-story at $988,000 and carriage homes at $1,197,500, the last two on very small samples.

What did Calais condos sell for in the last 12 months?

Seven closed at a median of $1,100,000, from $850,000 to $1,300,000, a small sample. Two of the seven were entered after closing.

How long will my Calais condo take to sell?

The 24-month median was 16 days on 11 marketed sales, but the five-story median was 103 days, so pricing decides the outcome.

Do Calais sellers get their asking price?

The median sale-to-list ratio was 95.8 percent over 24 months, and none of the 11 marketed sales in that window closed above its final list price.

Is it a buyer’s or seller’s market at Calais?

Five active listings against 7 closings in 12 months is 8.6 months of supply, which favors buyers on that small base.

Do I need Board approval to sell?

Yes. Section 14.2 requires the Board’s prior written approval, and the buyer’s application starts a clock of up to 60 days from the notice.

When should I give the Board notice?

At least 30 days before the intended closing, with the buyer’s name, address and the executed contract, per section 14.3.

What if the Board disapproves my buyer?

Disapproval needs a majority of the whole Board, and for good cause a written opinion of counsel. Without good cause, and if you demanded it in the notice, the association must name a substitute purchaser within 30 days at the same price and terms.

What documents must I give the buyer?

The declaration, bylaws, rules, most recent budget and financial statement, milestone and reserve study documents and a governance form under section 718.503. The buyer then has seven days to cancel.

What is an estoppel certificate?

A statement from the association of what you owe and what is pending. Florida caps the fee, and a certificate is valid for 30 days, or 35 if delivered electronically.

Do I need a Foundation estoppel too?

Yes. The Foundation’s form states the current assessment and any unpaid resale capital, at $250 plus $100 to expedite.

Who pays the $15,000 resale capital assessment?

The Foundation charges it to the buyer for deeds recorded on or after October 1, 2026. The contract can allocate it differently.

What do sellers pay at closing in Collier County?

Documentary stamps on the deed at $0.70 per $100, the estoppel fees, any lien search and the commissions agreed. The contract controls.

Can I put a For Sale sign up at Calais?

Only as the Foundation’s rules and the Pelican Bay covenants allow, under section 12.8, so we market through the MLS, photography, video and scheduled showings.

Can I sell with a tenant in place?

Yes, subject to the lease and the declaration’s rules, and the buyer must be approved like any other.

Can the buyer rent the condo after buying?

Within the limits: three leases a year under Calais, two under the Foundation’s amendment, 90-day minimum and no pets in a leased unit. Tell investors early.

Is the age of the building a problem when I sell?

Buyers ask about it. Built from 1990 to 1992, Calais’s five buildings of three stories or more show completed milestone cycles with the next inspection in 2033, which is a point in the record to show.

Do I need to disclose the milestone inspection?

Section 718.503 has the seller provide the milestone inspection and reserve study documents the association has. Request them from the association before you list.

What should I fix before listing?

Start with what a buyer’s inspector and insurer will check: air conditioning age, water heater, windows and doors with permits, and any hard floors approved by the Board.

Do hard floors affect my sale?

In an upper-floor residence, a buyer will ask whether the Board approved the floors under section 11.3(C). Have the approval ready.

Does the flood zone affect my price?

Every address we checked is in Zone AE, so buyers will ask about flood insurance. Have the elevation certificate or the policy details ready if you have them.

Should I sell now or wait?

The 24-month and 36-month medians both sit at $1,030,000 and five listings are competing, so the data gives no clear signal either way. We would rather look at your residence than guess.

Which building type sells fastest?

Over 60 months the three-story median was 12 days on 6 sales and the five-story median was 23 days on 19, with carriage homes at 20 on 7.

Which building type sells for the most?

Over 60 months the five-story median was $1,090,000 on 21 sales, three-story $901,500 on 6 and carriage homes $865,000 on 8.

Did Calais prices rise or fall recently?

The median has sat at $1,030,000 across 24, 36 and 60 months, so the center has been flat; the 12-month median of $1,100,000 is a small sample.

What is the highest price Calais has sold for?

$1,475,000, on April 26, 2022, at $125,000 above its final list price. The highest in the last 24 months was $1,300,000.

Do you list by building type?

Yes. We price against the same building type and size, then adjust for floor, view and condition.

How do I start?

Request a free home valuation or call Jesse direct at (239) 898-6072. We reply with the Calais sales that fit your residence.

Do you charge for the valuation?

No. The valuation is free and there is no obligation.

Can I talk to someone before I decide?

Yes. Call Jesse direct at (239) 898-6072, text or call, and conversations are confidential.

Will you handle the Board application?

We coordinate the notice, the application and the timeline with the buyer’s agent and the association, and build the approval window into the contract.

What if my residence has a lien or unpaid assessments?

The estoppel certificate shows the balance, and Florida makes a new owner jointly liable with the old one for unpaid assessments under section 10.4 of the declaration, so settle it at closing.

What is the difference between you and an online estimate?

An automated estimate cannot tell a five-story residence from a carriage home or read the Board’s rules. We read the building, the approvals and the closings.

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

Sources and Authoritative References

Every Calais fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.

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

Recorded Calais Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, Calais at Pelican Bay, 98 pages, OR 1558, Page 1715 (September 13, 1990)
2. Condominium plat, Condominium Book 35, Page 32 (1990)
3. Florida Power and Light easement, OR 1572, Page 2091 (1990)
4. Pelican Bay Improvement District easement, OR 1536, Page 1858 (1990)
5. Phase amendment, OR 1564, Page 1190 (October 9, 1990)
6. Phase amendment, OR 1595, Page 1208 (February 27, 1991)
7. Phase amendment, OR 1601, Page 2151 (March 26, 1991)
8. Phase amendment, OR 1605, Page 1091 (April 8, 1991)
9. Phase amendment, OR 1621, Page 176 (June 4, 1991)
10. Phase amendment, OR 1687, Page 1411 (February 14, 1992)
11. Phase II, Building C amendment, OR 1699, Page 2223 (March 27, 1992)
12. Amendment correcting section 12, OR 1712, Page 1261 (May 6, 1992)
13. Bylaw amendment fixing a five-member Board, OR 1939, Page 314 (1994)
14. Declaration and bylaw amendment, OR 2044, Page 447 (1995)
15. Bylaw amendment, OR 2310, Page 3231 (1997)
16. Leasing amendment, OR 2659, Page 1224 (April 5, 2000)
17. Amended and Restated Declaration of Condominium with Articles and Bylaws, 57 pages, OR 3025, Page 1180 (April 25, 2002)
18. Bill of sale conveying fire-suppression and irrigation facilities, OR 4351, Page 356 (2008)
19. Notice of commencement, Building H, OR 6359, Page 1620 (May 14, 2024)
20. Notice of commencement, Building F, OR 6397, Page 406 (September 11, 2024)
21. Notice of commencement, Building D, OR 6402, Page 1376 (September 30, 2024)
22. Notice of commencement, OR 3289, Page 901 (2003)
23. Notice of commencement, OR 4251, Page 2421 (2007)
24. Notice of commencement, Building E, OR 4528, Page 2704 (January 15, 2010)
25. Notice of commencement, OR 4570, Page 2577 (May 27, 2010)
26. Notice of commencement, Building E, OR 4575, Page 1817 (June 11, 2010)
27. Notice of commencement, Building C, OR 4575, Page 1818 (June 11, 2010)
28. Notice of commencement, Building H, OR 4575, Page 1819 (June 11, 2010)
29. Notice of commencement, Building F, OR 4575, Page 1820 (June 11, 2010)
30. Notice of commencement, Building D, OR 4575, Page 1821 (June 11, 2010)
31. Notice of commencement, Building A, OR 4575, Page 1822 (June 11, 2010)

Pelican Bay Foundation Published Documents

32. Declaration amendment on leasing, OR 5634, Page 1101 (May 28, 2019)
33. Rules and Regulations (December 12, 2024)
34. Lease Application Packet, fiscal 2027
35. Fiscal 2027 estoppel form
36. Fiscal 2027 Approved Budget Package
37. Resale capital exemption form
38. Pelican Bay planned unit development document with ordinances
39. Tram service
40. Our beaches
41. Sandbar South Beach
42. Marker 36 North Beach
43. Community center
44. Fitness center
45. Dining
46. Racquets program
47. Pickleball FAQ
48. Design review and covenants application
49. Club Pelican Bay golf
50. Club Pelican Bay membership

Collier County and State of Florida Records

51. Collier County Milestone Map, MilestoneMap FeatureServer layer 2
52. Collier County zoning layer
53. Collier County planned unit development layer
54. Collier County future land use layer
55. Collier County hurricane evacuation zone layer
56. Collier County fire district layer
57. Collier County milestone saltwater buffer layer
58. Collier County three-mile saltwater boundary map
59. Collier County milestone buildings by year
60. Collier County CityView permit locator
61. Collier County Vanderbilt Beach Road widening handout
62. Pelican Bay Services Division 2025 Clam Bay monitoring report
63. Pelican Bay Services Division agenda packet (October 8, 2025)
64. Collier County condominium flood coverage fact sheet
65. Collier County Tax Collector tax search
66. Collier County Tax Collector beach parking sticker
67. Collier County Public Schools attendance zone map
68. Collier County Public Schools live zone lookup
69. Collier County Public Schools attendance boundaries
70. Florida Department of Education school grades
71. Florida Division of Corporations, entity search
72. Florida Statutes, section 553.899, milestone inspections
73. Florida Statutes, section 718.111, official records
74. Florida Statutes, section 718.112, bylaws and reserves
75. Florida Statutes, section 718.116, assessments and estoppel
76. Florida Statutes, section 718.503, disclosures to buyers
77. Florida Division of Emergency Management, Know Your Zone
78. Florida Office of Insurance Regulation, wind mitigation resources
79. Florida Department of Revenue, homestead and exemptions
80. Florida Department of Business and Professional Regulation, licensee search

Federal Records

81. FEMA National Flood Hazard Layer
82. FEMA Map Service Center
83. FEMA flood insurance
84. National Hurricane Center, Hurricane Ian tropical cyclone report
85. U.S. Census Bureau geocoder
86. HUD, assistance animals

Healthcare

87. NCH North Collier emergency services
88. NCH 2025 community health needs assessment

Downloadable Documents

The Calais documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for Calais. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.