Cambridge at Pelican Bay is six detached single-family homes on Oakmont Parkway in Naples, with a recorded 1991 declaration for three plat sites, one MLS closing in 60 months at $2,100,000 and Foundation amenities. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Cambridge is a six-home detached single-family neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Cambridge at Pelican Bay is addressed 7008 to 7038 Oakmont Parkway, Naples, FL 34108, a short run of private homes on the parkway that bears the name of its larger neighbor, where the Pelican Bay Foundation supplies the beach, the tram and the Community Center and the Collier County Pelican Bay Services Division keeps the common areas.
The first thing a buyer should know is that Cambridge is two sets of paper. Three of the six homes sit on the recorded Cambridge plat, covered by a 1991 declaration that the Pelican Bay Foundation preserved with a 2021 notice. The other three sit in Pelican Bay Unit 11 on the same stretch of parkway and are read from their own title documents. We explain which figure on this page uses six homes and which uses three.
This page is about Cambridge at Pelican Bay in Collier County. It is not Cambridge at Stonebridge, it is not Cambridge at Wycliffe, it is not Cambridge at the Villages of Avalon, and it is not the Oakmont neighborhood whose streets share the parkway name. The guide is built from the recorded instruments at the Collier County Clerk, the Pelican Bay Foundation’s published documents, Florida’s statutes as they read in 2026, Collier County’s flood, zoning and evacuation layers, FEMA’s flood map, the Collier County Property Appraiser’s roll and recorded-sales file, and a Southwest Florida MLS pull dated October 7, 2026.
If you own at Cambridge and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the rule-by-rule detail below will tell you whether this small enclave fits before you tour. Where the public record stops, we say so, and where a title document would answer a question, we tell you which one to request.
McGreevy and Comisar are the best realtor for Cambridge 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 Cambridge read built from the recorded declaration, the Foundation’s current documents and the one closing in the MLS file.
If you’re searching for the best realtor for Cambridge in Pelican Bay, Naples, whether you’re ready to sell your Cambridge 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 Cambridge for a specific reason. The neighborhood has six homes and the Southwest Florida MLS shows one closing in five years, a $2,100,000 sale in November 2025, so there is no neighborhood median to lean on. A listing agent who prices Cambridge off a Pelican Bay average, or who treats all six homes as one set of covenants, will misprice the home or miss a title question. We price against the one sale, the county’s recorded history and the documents that belong to this one stretch of parkway.
Recent Cambridge track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, Cambridge has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026), and no listing was active on that date. Because the MLS pull does not give us a McGreevy and Comisar count for these homes, we claim none; the credential here is the record itself, which we tracked back five years to that single closing, and the recorded paperwork read.
For Cambridge 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 Cambridge we also build the title file before the first showing: which plat the home sits on, which declaration applies, the Pelican Bay Foundation’s estoppel, and the Foundation’s resale capital assessment that lands on the buyer.
For Cambridge buyers: the first question is which of the two sets of paper your home carries, because the three plat homes have a recorded declaration with setbacks, a 2,000 square foot minimum and a driveway rule, and the three Unit 11 homes need their own title review. The second is the stack of charges, which here runs through two bills: the Pelican Bay Foundation and the Pelican Bay Services Division. The third is flood and insurance. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Cambridge address; we do.
Honors and recognition:
Selling your Cambridge home? Get a free home valuation priced against the sale on your own street, or call Jesse direct at (239) 898-6072.
Buying a home in Cambridge? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Cambridge at Pelican Bay is on Oakmont Parkway in Naples, FL 34108, at addresses 7008 to 7038. Six single-family homes share that stretch, and the Collier County roll files them under two subdivision names: Cambridge at Pelican Bay and Pelican Bay Unit 11.
The roster of Pelican Bay neighborhoods lists Cambridge at 7008 to 7038 Oakmont Parkway, and the county roll carries six single-family parcels there with year-built dates from 1990 to 2018. If you search a house on that run, the search engines will often show Oakmont, the larger neighborhood, because the parkway carries its name. The distinction matters because the two have different documents, different sales files and different sizes.
Cambridge at Pelican Bay is not Cambridge at Stonebridge, which appears in the Collier County Clerk’s index as a condominium association. It is not Cambridge at Wycliffe Homeowners’ Association, a Florida not-for-profit active on the state’s corporate register, and it is not Cambridge at the Villages of Avalon, an inactive Florida filing. None of the three is in Pelican Bay. We looked: the state’s entity-name search for “Cambridge at Pelican” starts at the Avalon name, so no corporation by the Cambridge at Pelican Bay name existed on October 7, 2026.
No. Oakmont Parkway is the road, and the Oakmont neighborhood is a separate 118-home group on its own streets, with its own MLS sub-area. Oakmont Place Property Owners Association, a separate Florida entity, is unrelated to either. When a listing says “Oakmont Parkway” it does not tell you which set of covenants applies; the plat and the deed do.
The roster counts six homes, and the roll agrees: six single-family parcels. Three of them carry the plat name Cambridge at Pelican Bay and three carry Pelican Bay Unit 11. Where this page speaks of the recorded declaration, it means the three Cambridge plat sites. Where it speaks of sales, sizes or the market, it means all six, because the MLS and the county list them together. The two plat parcels without houses on them are non-residential and are not counted.
Selling your Cambridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873.
Living in Cambridge at Pelican Bay means owning a detached single-family home on a short parkway run, with homes from 2,213 to 4,581 square feet on the county roll, and borrowing the Pelican Bay Foundation’s beaches, tram and Community Center through a Foundation assessment rather than a neighborhood association. Here, the title and the Foundation are the two things to understand.
All six are detached single-family houses on the county roll, with living areas of 2,213, 2,401, 2,696, 3,219, 3,295 and 4,581 square feet and years built of 1990, 1990, 1992, 2004, 2018 and 2018. The MLS files the November 2025 sale as a four-bedroom, three-bath detached villa of 2,213 square feet. That is the newest and smallest of the six, so a buyer comparing it with a 1990 home of 3,219 square feet is comparing different houses.
Cambridge sits on Oakmont Parkway inside the Pelican Bay Foundation’s membership area. The recorded Cambridge declaration requires attached garages, approved driveway materials with a bar on driveways or access points on Oakmont Parkway as the recorded text reads, tile or similar roofs and a landscape plan approved before work starts, so the plat homes read as a deliberately landscaped set of private homes rather than a row of identical lots.
The owner pays the Pelican Bay Foundation’s assessment ($3,435 for the Foundation’s fiscal 2027), the Pelican Bay Services Division assessment ($1,250.00 for its fiscal 2027), property tax and insurance. We found no neighborhood association for Cambridge on the state’s corporate register, so there is no separate association dues bill in the public record. The fee section below sets every layer out.
Typical off-peak drive times from a Cambridge address on Oakmont Parkway, from a routing engine and not a stopwatch: the Foundation office is about 5 minutes, the Ritz-Carlton Naples Grande about 6 minutes, Sea Gate Elementary about 6 minutes, NCH North Naples Hospital about 7 minutes, Barron Collier High about 10 minutes and Naples Airport about 16 minutes. The daily logistics section lists the miles.
Cambridge at Pelican Bay had 1 closing in the last 12 months (Southwest Florida MLS, October 8, 2025 to October 7, 2026): a $2,100,000 sale in November 2025, which is also the only sale in the last 60 months. One sale is not a median, so we list it, label it a small sample and use the county’s recorded history as the long view.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Cambridge is a very thin market: one closing in 12, 24, 36 and 60 months, and no listing active or pending on the pull date. No window reaches ten closings, so every number below names its window and its count, every figure on one sale is labeled a small sample, and the one sale is listed in full.
| Closed | Street | Sold | Final list | Beds / baths | Living area | Per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| November 14, 2025 | Oakmont Parkway | $2,100,000 | $2,350,000 | 4 / 3 | 2,213 sq ft | $949 | 214 |
The sale closed $250,000 below its final list price, at 89.4 percent of list, after 214 days on the market. It was a detached villa-style single-family home built in 2018, and it was marketed through the MLS rather than entered after closing. Each figure is a single observation, so none of them is a trend.
| Window | Closings | Median sold | Low to high | Volume | Median per sq ft | Median days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
| 12 months | 1, small sample | $2,100,000 | $2,100,000 | $2,100,000 | $949 | 214 | 89.4% |
| 24 months | 1, small sample | $2,100,000 | $2,100,000 | $2,100,000 | $949 | 214 | 89.4% |
| 36 months | 1, small sample | $2,100,000 | $2,100,000 | $2,100,000 | $949 | 214 | 89.4% |
| 60 months | 1, small sample | $2,100,000 | $2,100,000 | $2,100,000 | $949 | 214 | 89.4% |
The four windows are identical because the same single sale falls in all of them. The 12-month window runs October 8, 2025 to October 7, 2026, and the longer windows reach back 24, 36 and 60 months from the same end date. The pull counted no other sale back to October 2021.
The county’s recorded-sales file shows a July 2023 sale of $3,037,500 for a 3,219 square foot home in Pelican Bay Unit 11 on Oakmont Parkway, one of the three Unit 11 homes counted here. The MLS files that sale under the Oakmont sub-area, so the Cambridge MLS windows do not count it. If you counted it, the 60-month MLS file would hold 2 sales with a median of $2,568,750 (the mean of $2,100,000 and $3,037,500), still a small sample. We publish the Cambridge MLS figures as the MLS files them and name the other sale here so that nobody is surprised by it.
Nothing. The October 7, 2026 pull shows no active and no pending Cambridge listing. A buyer waiting for a Cambridge home is waiting for an owner’s decision, and a seller who lists would be the only Cambridge listing in the MLS.
Treat the November 2025 sale as one data point about a four-bedroom home of 2,213 square feet built in 2018, not as the price of any other Cambridge house. For anything older, larger or on the Unit 11 side, the pricing comes from nearby Pelican Bay sales, adjusted for size, age, lot and condition, and our benchmark section shows what the neighboring single-family groups sold for in the same twelve months.
Collier County’s recorded-sales file shows 15 qualified Cambridge sales from 1989 through June 30, 2026, in ten of the 38 calendar years, from a $110,000 median in 1989 to $2,100,000 in 2025. The county file is the long view that the one-sale MLS window cannot give, and this table is the Property Appraiser’s data for the six parcels.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The file counts only deed-recorded, state-qualified sales of improved parcels at $100,000 and up, and it is a deed record rather than a marketing record. Where the same sale appears in both, we publish the deed figure; the MLS figure for the 2025 sale is the same $2,100,000, pulled October 7, 2026.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 1989 | 2 | $110,000 | $110,000 | $110,000 |
| 1992 | 1 | $320,000 | $320,000 | $320,000 |
| 1994 | 2 | $225,750 | $123,500 | $328,000 |
| 2002 | 2 | $630,000 | $625,000 | $635,000 |
| 2003 | 2 | $817,500 | $800,000 | $835,000 |
| 2017 | 1 | $795,000 | $795,000 | $795,000 |
| 2018 | 2 | $1,200,000 | $1,050,000 | $1,350,000 |
| 2021 | 1 | $1,575,000 | $1,575,000 | $1,575,000 |
| 2023 | 1 | $3,037,500 | $3,037,500 | $3,037,500 |
| 2025 | 1 | $2,100,000 | $2,100,000 | $2,100,000 |
Five things. The 1989 to 1994 sales are in the low hundreds of thousands. The 2002 and 2003 trades cluster between $625,000 and $835,000. The 2017 and 2018 sales are at $795,000 to $1,350,000. The 2021 sale is $1,575,000, and the 2023 sale of $3,037,500 is the highest recorded. A median of $2,100,000 in 2025 against $110,000 in 1989 is 19.1 times, though the houses sold in 1989 and 2025 are not the same houses.
Ten years with a sale in 38, and none at all between 2004 and 2016. With six homes, owners who stay a decade or two leave the file empty for long stretches. Two of the six homes were built in 2018, so the 2017 and 2018 records may include lot or new-construction trades; the roll does not say which, and we do not guess.
They agree where they overlap: both show $2,100,000 for the 2025 sale. The county file includes the 2023 sale of $3,037,500 that the MLS files under Oakmont. The county file says nothing about days on market or list price, which is why the November 2025 MLS record, at 214 days and 89.4 percent of list, is the better measure of how the market treated the home.
Selling your Cambridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Cambridge at Pelican Bay is neither a condominium nor, on the public record we found, a homeowners’ association with its own corporation. It is a covenanted subdivision of fee-simple single-family lots: a 1991 recorded declaration for three plat sites, preserved by the Pelican Bay Foundation in 2021, and three neighboring Unit 11 homes with their own title documents.
No. The county roll codes all six parcels as single-family, and the recorded Cambridge instrument is a Declaration of Restrictions and Protective Covenants for detached homes on platted sites, not a declaration of condominium. Chapter 718, Florida’s condominium act, does not govern a lot you own outright. That is also why the milestone-inspection and structural-reserve rules for condominiums do not apply here, as a later section explains.
We found none. The Florida Division of Corporations name search for “Cambridge at Pelican” on October 7, 2026 starts at an unrelated Villages of Avalon filing, so no corporation by the Cambridge at Pelican Bay name is registered, and none of the three recorded instruments we read names one. The 1991 declaration vests approvals in the developer-declarant, Westinghouse Communities of Naples, Inc., rather than in a homeowners’ board.
In 2021 the Pelican Bay Foundation, Inc. recorded a notice under section 720.3032 to preserve the Cambridge covenants from extinguishment under Florida’s Marketable Record Title Act, and the Foundation’s Rules and Regulations run a Covenants Department and a Design Review Committee for exterior work. Who holds the original declarant’s approval rights today is a title question. We say so rather than guess, and a title commitment on a specific home will show it.
Chapter 720 governs homeowners’ associations, which it defines by reference to a corporation responsible for operating a community. With no Cambridge association on the register, how the chapter reaches these covenants is a legal question we leave to the buyer’s attorney. What we can say is that the Foundation is a Florida corporation whose covenants, fees and design review do reach every Cambridge home, and that the Foundation’s estoppel is the document you will receive.
They carry the plat name Pelican Bay Unit 11 on the roll and are not within the Cambridge declaration’s three sites. Their deeds and title commitments control. Ask for the vesting deed and every recorded covenant in the commitment before you rely on anything in this page’s declaration sections for those three homes.
If you own at Cambridge in Pelican Bay, start with a free home valuation. The one MLS closing here, $2,100,000 in November 2025 after 214 days on the market, tells us how much the price had to move to find a buyer, and Jesse follows up with the sales that fit your home. Call Jesse direct at (239) 898-6072, or if you are buying, call Marc at (239) 287-5873.
Cambridge at Pelican Bay came from the Westinghouse-era build-out of Pelican Bay: a replat of part of Parcel One of Pelican Bay Unit Thirteen into three sites, recorded in Plat Book 18, pages 63 to 64, with the Declaration of Restrictions and Protective Covenants recorded July 18, 1991 at Official Records Book 1632, page 2311. The Foundation preserved it in 2021.
The declaration describes the neighborhood as Sites 1 through 3 of Pelican Bay Unit Thirteen, a replat of Parcel One of Pelican Bay Thirteen (Plat Book 16, pages 80 to 83), and assigns one Property Unit per site, three in all. It supplements the Pelican Bay-wide declaration and general protective covenants rather than replacing them, so the Foundation-wide rules apply on top.
Westinghouse Communities of Naples, Inc., the original Pelican Bay developer, signed and recorded the Cambridge declaration as declarant. The recording cover for the plat sheet carries the same date, July 18, 1991, at Official Records Book 1632, page 2308.
On July 16, 2021 the Foundation e-recorded a two-page notice at Official Records Book 5983, page 92 under section 720.3032 and Chapter 712, naming Pelican Bay Unit Thirteen and Cambridge at Pelican Bay and preserving the covenants. That was two days before the declaration’s thirtieth anniversary, and the date matters because the Marketable Record Title Act can extinguish old covenants unless they are preserved. Section 712.05 sets out how a preservation notice works.
The Cambridge replat covers three sites. The other three homes on the same run of Oakmont Parkway sit in Pelican Bay Unit 11, the original plat that also contains homes counted in Oakmont. A buyer cannot tell the plat from the address, which is the reason this page asks for the plat name before it says anything about covenants.
The six Cambridge homes are detached single-family houses of 2,213 to 4,581 square feet built from 1990 to 2018, with a median living area of 2,958 square feet across the six (the mean of the middle pair, 2,696 and 3,219, rounded). Three sit on the Cambridge plat and three in Pelican Bay Unit 11.
| Plat on the county roll | Year built | Living area |
|---|---|---|
| Cambridge at Pelican Bay | 1992 | 2,401 sq ft |
| Cambridge at Pelican Bay | 2004 | 3,295 sq ft |
| Cambridge at Pelican Bay | 2018 | 2,213 sq ft |
| Pelican Bay Unit 11 | 1990 | 2,696 sq ft |
| Pelican Bay Unit 11 | 1990 | 3,219 sq ft |
| Pelican Bay Unit 11 | 2018 | 4,581 sq ft |
The 1991 declaration sets a 2,000 square foot minimum for living area, excluding garages and porches. All three plat homes clear it, the smallest by 213 square feet, and the three plat homes have a median of 2,401 square feet. The three Unit 11 homes have a median of 3,219.
Two of the six parcels carry a 2018 year built, one on each plat, 2,213 and 4,581 square feet. The smaller is the home that sold in November 2025. A 2018 house and a 1990 house on the same parkway are different roofs, windows, wiring and impact ratings, which is why a valuation has to start from the permits and not from the street.
Detached single-family use only, attached two- to three-car garages, a 30-foot height limit, roof pitch of at least 3.5 in 12 in tile, cedar shake, slate or copper with no flat roofs, bronze screen enclosures, and neutral approved driveway materials. The section-by-section reading below sets out every rule.
A Cambridge home carries access to the Pelican Bay Foundation’s amenities: nearly three miles of Gulf beach reached by tram or boardwalk, the Community Center, tennis and pickleball, and the Foundation’s grounds and services, in return for the $3,435 fiscal 2027 Foundation assessment. We found no neighborhood clubhouse or pool for Cambridge itself in the record.
The Foundation’s beach access covers nearly three miles of shoreline, open from 9 a.m. to sunset, with North Beach and South Beach each reached by tram or boardwalk. The open-air electric trams run from eight stations along a raised berm and make more than 900,000 trips a year, so a Cambridge owner is not walking to the sand.
The Foundation’s racquets program lists 18 Har-Tru tennis courts at two locations in the community. The racquets complex is open. A newer Racquets Center in the adjacent Pelican Bay Community Park has 8 Har-Tru courts and 20 pickleball courts, of which 3 tennis and 10 pickleball courts are designated for Foundation members and guests, and that park’s own site handles membership questions.
The Community Center has an art studio, card rooms and meeting spaces, as listed on the Foundation’s site. Use of member amenities runs through the Foundation’s ID cards, and the estoppel form charges a seller $500 for Foundation ID cards that are not returned at closing.
No private pool, clubhouse, gate or guardhouse of its own appears in the three recorded instruments. The covenants speak of homes on private lots, a landscape buffer and a parkway, not shared facilities. Amenity details beyond what we read on the Foundation’s own pages are not stated here.
Cambridge at Pelican Bay owners pay two public-record charges: the Pelican Bay Foundation’s fiscal 2027 annual assessment of $3,435 and the Pelican Bay Services Division fiscal 2027 assessment of $1,250.00, together $4,685 a year or about $390.42 a month. A buyer also pays a one-time $15,000 resale capital assessment on deeds recorded on or after October 1, 2026.
The Foundation’s fiscal 2027 estoppel form shows an annual assessment of $3,435: operating $2,180, replacement reserve $497 and bulk media $758. It is billed quarterly at $858.75. Single-family owners are billed directly by the Foundation, where condominium associations pay it themselves.
The Collier County Pelican Bay Services Division lists a fiscal 2027 assessment of $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00, or $104.17 a month.
| Charge | Amount | Who pays | When |
|---|---|---|---|
| Foundation annual assessment, fiscal 2027 | $3,435 ($2,180 + $497 + $758) | Owner | Quarterly, $858.75 |
| Services Division assessment, fiscal 2027 | $1,250.00 ($789.07 + $460.93) | Owner | Annual |
| Neighborhood association dues | None found | Not applicable | Not applicable |
| Foundation resale capital assessment | $15,000 | Buyer (contract can reallocate) | Deeds recorded on or after October 1, 2026 |
| Foundation estoppel | $250, plus $100 optional expedite | Seller | At sale |
| Foundation ID card charge | $500 if cards are not returned | Seller | At closing |
Yes. The Foundation’s realtor page says the resale amount rises 3.5 percent each year beginning October 1, 2027, so $15,000 becomes $15,525 on that date by our arithmetic. The Foundation also has a one-time exemption for an owner and resident who buys another Pelican Bay property within 90 days; the form is due physically seven days before closing and carries a $1,000 processing fee.
The Foundation’s rules provide for 18 percent interest on assessments unpaid after 30 days, a lien notice and suspension of privileges after 90 days. We found no Cambridge neighborhood assessment, special assessment or reserve study in the instruments we read. Property tax, insurance and any Unit 11 charge shown in a title commitment are separate.
Selling your Cambridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Cambridge at Pelican Bay has a short fee stack on the public record: the Foundation and the Services Division, with no neighborhood association layer found in the record. In Pelican Bay the usual three layers are the neighborhood association, the Foundation and the Services Division, and the first is the one a Cambridge buyer should confirm.
A Pelican Bay home can carry a neighborhood association’s dues, the Foundation’s assessment for the beaches, trams and shared amenities, and the Services Division’s county assessment for the common-area services its ordinance gives it. Each is billed and enforced separately, and each has its own estoppel or statement.
$3,435 plus $1,250.00 is $4,685 a year, about $390.42 a month, before property tax and insurance. A buyer adds the resale capital assessment once, at $15,000 for deeds recorded from October 1, 2026.
Order the title commitment and read its Schedule B for recorded covenants and assessment liens, ask the Foundation for its estoppel, and ask the seller whether any neighbor-shared maintenance or road agreement exists. We found none for the three plat sites, but we have not seen the Unit 11 title documents.
The 1991 Declaration of Restrictions and Protective Covenants for Cambridge runs seven pages and governs the three plat sites: detached single-family use only, declarant approval of improvements, 30-foot front setbacks, a 2,000 square foot minimum, attached garages, one driveway per site and a landscape buffer to the rear. This section reads it clause by clause, from an image of the recorded pages.
Detached single-family residential use only, with no business use of a site. The declaration treats each of the three sites as one Property Unit, three in total, and it supplements, not replaces, the Pelican Bay-wide declaration and general protective covenants.
The declarant. Written approval is required for improvements, awnings and shutters, decorative objects and satellite dishes. The Pelican Bay Foundation’s Covenants Department and Design Review Committee review exterior work community-wide, so they are the practical first stop, and the Foundation’s rules ask for evidence of neighborhood-level approval where one exists. A title commitment shows who holds the declarant’s rights.
Front: 30 feet. Side: 7.5 feet for a one-story house and 10 feet for a two-story house. Rear: the line is set from the westerly edge of a landscape buffer area, and no dwelling, pool or other structure may sit in the landscaped buffer area. The scan refers to a 200 foot buffer in one place and a 100 foot landscaped buffer under section 13.3G of Pelican Bay PUD Ordinance 77-18 in another, so confirm both figures on the plat and the PUD before you design. The Pelican Bay PUD document itself sets a landscaped buffer strip of at least 100 feet along residential areas next to U.S. 41, Seagate Drive and Vanderbilt Beach Road.
At least 2,000 square feet of living area, with garages and porches excluded, and no more than 30 feet tall. Every Cambridge plat home on the county roll exceeds the minimum.
Roof pitch of at least 3.5 in 12; tile, cedar shake, slate or copper only; no flat roofs. Screen enclosures must be bronze and may not use flat screens. Exterior lighting and signs need approval, and mailboxes follow the declaration’s standards.
Each home must have an attached garage for two to three cars. Vehicles are to be kept inside the garage, garage doors stay closed except when vehicles enter or leave, carports are not allowed, storage may not be left unenclosed, and garbage containers must be fully enclosed.
One driveway per site, at least 5 feet from the side line, in approved neutral materials. Plain concrete, asphalt and gravel are out, and the declaration sets flare rules at the street. It also says no driveways or access points may be built on the street known as Oakmont Parkway. The homes carry Oakmont Parkway addresses, so a buyer should check, on the survey and the plat, which lane each driveway uses.
A landscape, irrigation and grading plan needs approval, the owner maintains the lawn to the road edge, and surface-water rules apply. Native vegetation is protected, and the declaration singles out transplanting turkey oaks. Hedge or fence plans need care: walls and fences are discouraged, capped at 6 feet, kept off the property line and the front yard, and chain link is not allowed.
Sites must be kept tidy during construction, and temporary trailers are not allowed. A contractor’s schedule should allow for the approval steps before anything is built.
The declarant resolves conflicts and can amend for non-substantial changes. After the initial period, the covenants can be terminated or modified by a recorded instrument signed by owners of two-thirds of the dwelling units, which here means two of the three sites.
At Cambridge at Pelican Bay the owner maintains everything on the lot, including the lawn to the road edge, because no association mows, paints or repairs a Cambridge home. Exterior projects go through the declaration’s approval clause and the Pelican Bay Foundation’s Design Review process, with minor projects decided in about 14 working days.
The owner, in each case. The declaration requires the owner to maintain the lawn to the road edge and keep the site tidy, and we found no clause in which an association takes over roofs, painting or landscaping. Budget for these directly, since the Foundation’s assessment does not cover them.
The Foundation’s rules treat antennas, repainting, driveways, flags, signs, solar panels, tree removal, shutters, gutters, mailboxes, generators, dumpsters and replacement roofing as minor projects. The Covenants Department aims to act on a minor application within 14 working days.
New construction, exterior renovations, structural changes and grade changes. A five-member Design Review Committee meets monthly, applications are due by the 15th, and a pre-application meeting is required.
Expect two layers: the declaration’s written approval, which the rules describe as neighborhood association conceptual approval where one exists, and the Foundation’s own review. Where no Cambridge association exists, ask the Foundation what it requires in place of the conceptual approval before you hire a designer.
Ask the seller for approval letters and permits for roofs, driveways, screen enclosures, pools and shutters. A feature the declaration prohibits, such as a plain concrete driveway or a wrong-color enclosure, becomes the next owner’s problem.
The Cambridge declaration runs 30 years from its July 18, 1991 recording, which ended July 18, 2021, and then renews automatically in 10-year periods. The Foundation’s July 2021 notice preserved it, and as we read the term it now runs to July 18, 2031, with the next renewal date 10 years later.
Thirty years from recording ended on July 18, 2021, and each automatic 10-year extension follows unless owners act. July 18, 2021 plus 10 years is July 18, 2031, and the next period would end July 18, 2041.
It put the covenants on the record again under section 720.3032 and Chapter 712, which is what keeps a 30-year-old restriction from lapsing under the Marketable Record Title Act. Section 712.06 describes the preservation filing, and the notice names Pelican Bay Unit Thirteen and Cambridge at Pelican Bay.
By a recorded instrument signed by owners of two-thirds of the dwelling units after the initial period, which is two of three sites, or by the declarant for non-substantial amendments. The Foundation-wide covenants run separately and would remain.
Cambridge at Pelican Bay is not a 55-plus community on the documents we read. Neither the 1991 declaration nor the Foundation’s leasing amendment sets an age restriction for Cambridge homes, so a household of any ages may buy, subject to the covenants that apply to the property itself.
In a recorded declaration or amendment that states a housing-for-older-persons policy. We found none in the three Cambridge instruments, and Florida’s Fair Housing Act in section 760.23 and the federal Fair Housing Act apply to sales and rentals alike.
Read the title commitment’s Schedule B. We have not read the Unit 11 homes’ documents, so this answer is for the three plat sites and for the Foundation-wide rules.
A Cambridge home may be leased no more than two times per calendar year, with no time-share, under both the 1991 declaration and the Foundation’s 2019 leasing amendment. Rentals need a Foundation lease application at least 30 days ahead with a $500 non-refundable fee, so a weekly or month-to-month rental plan does not fit.
The Cambridge declaration allows leasing no more than twice a calendar year. The Foundation’s Section 3.26, recorded May 28, 2019 at Official Records Book 5634, page 1101, bars leasing a single-family unit more than twice a year unless a neighborhood covenant provides otherwise, and it extends to Airbnb and VRBO-style arrangements and to advertising a lease more than twice a year.
The Lease Application Packet asks for a $500 non-refundable processing fee, submission at least 30 days before the lease starts, and a copy of the lease in place of association approval for single-family homes. A lease allows at most two tenant ID cards, and the owner’s cards are deactivated during the lease.
Not in any practical sense. Two leases a year with a 30-day application lead rules out the weekly rental model, and the advertising clause removes the workaround.
Cambridge’s recorded declaration says nothing about pets that we found, so the Pelican Bay Foundation’s Rules and Regulations govern: leashes of no more than 6 feet, and no pets on beaches, trams, boardwalks, dining areas, Community Center rooms or the fitness center. We found no Cambridge pet-count limit in the record.
The three recorded instruments set no number. Ask the Foundation and read the title commitment for the Unit 11 homes.
On a leash of 6 feet or less where the rules allow pets, but not on the beaches, trams or boardwalks. That rule affects daily routines more than the count does.
The rules that surprise Cambridge buyers are the garage rule, the driveway rule and the tree rule. Vehicles belong inside the garage with the door closed, plain concrete is not an approved driveway, no driveway may open onto Oakmont Parkway itself as the text reads, and native turkey oaks cannot be removed freely.
Vehicles are to be kept in the garage and the doors kept closed except when entering or exiting, with no carports and no unenclosed storage. A family with three cars and a boat has a planning problem, not a rules problem.
The declaration bars driveways and access points on the street known as Oakmont Parkway, even though the six homes carry Oakmont Parkway addresses. We read it as a restriction on physical access, not on the mailing address, and the right place to settle it is the plat and a survey.
The declaration protects native vegetation and directs that turkey oaks be transplanted rather than removed. The Foundation’s rules also classify tree removal as a minor project that needs review.
Signs need approval under the declaration, and the Foundation’s rules treat signs and flags as minor projects. That matters for the sign on the lawn when you list.
Florida’s milestone inspection law, section 553.899, does not apply to Cambridge at Pelican Bay because the six homes are detached single-family houses, not condominium or cooperative buildings of three stories or more. Neither the milestone inspection nor the structural integrity reserve study under Chapter 718 reaches a house you own outright.
Section 553.899 sets out milestone inspections for condominium and cooperative buildings three stories or more in height, and Chapter 718 adds structural integrity reserve studies for condominium associations. Collier County keeps a list of milestone buildings by year and a coastal map.
Collier’s coastal milestone-buffer layer places the six addresses inside its 3-mile band. That layer tells owners of covered buildings which inspection deadline applies. It carries no obligation for a detached house.
The home itself: roof age and permits, windows and doors, the impact or shutter system, air conditioning, drainage and the pool. We help a buyer commission those inspections, and a 2018 house and a 1990 house need different scopes.
Selling your Cambridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Cambridge at Pelican Bay sits in FEMA flood zone X, an area of minimal flood hazard, on the effective map panel dated February 8, 2024, and in Collier County hurricane evacuation Zone A. Zone X means no base flood elevation and no federal mortgage flood requirement, but flood coverage is still available, and a new FEMA map is in the appeal stage.
We queried FEMA’s National Flood Hazard Layer for all six Oakmont Parkway addresses on October 7, 2026. Each returned zone X, outside the special flood hazard area, with no base flood elevation, on FIRM panel 12021C0381J, effective February 8, 2024. Collier County’s own FEMA layer agreed on zone X. A map zone is a classification and not a promise, and we tell clients that.
Collier County’s evacuation-zone layer places the Cambridge addresses in Zone A, typically among the first zones ordered out in a major storm. Look up the zone for any address you are buying on the state’s Know Your Zone tool before the contract.
Collier County announced on August 19, 2026 a 90-day appeal period for a proposed flood insurance rate map released in March 2025, with an effective date targeted for summer 2027. Ninety days from August 19 is November 17, 2026. We do not claim what zone the new map assigns to Cambridge: check the FEMA Map Service Center viewer for the preliminary panel before you rely on zone X for the long term.
Federal rules require it for federally backed mortgages only in the special flood hazard area, so a Cambridge buyer’s lender may not. Insurance is still available through the National Flood Insurance Program, and FloodSmart explains it. Ask for a quote before the inspection period ends, and ask about wind coverage separately.
Section 689.302 requires a flood disclosure at or before the time the sales contract is executed, in which the seller states whether they know of flooding that damaged the property, whether a flood insurance claim was filed, and whether federal assistance was received for flood damage. Give it with the contract, not after.
A 2018 house was built to a later code than a 1990 house, which changes insurance pricing and inspection scope. Ask for the roof’s age and permit, the window and door impact ratings or shutter system, and the mitigation inspection report if there is one.
Collier County’s school-assignment lookup returns Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School for the Cambridge addresses we tested on October 7, 2026. Attendance zones are set by the district and can change, so confirm in writing before relying on a school for a purchase.
The district’s address lookup, queried for three Oakmont Parkway addresses, returned the same three schools for each: Sea Gate Elementary at 650 Seagate Drive, Pine Ridge Middle at 1515 Pine Ridge Road and Barron Collier High at 5600 Cougar Drive.
By routing-engine estimate from a Cambridge address: Sea Gate Elementary 3.1 miles and about 6 minutes, Pine Ridge Middle 3.6 miles and about 7 minutes, Barron Collier High 5.3 miles and about 10.5 minutes.
The Collier County School District publishes school grades on its district grades page. We print no letter grades here, because they change by year and we did not read the current ones for these three.
A Cambridge home’s permit history is on file with Collier County: the CityView portal covers 2011 to the present and the older CD-Plus system covers 1989 to 2011. With homes built in 1990, 1992, 2004 and 2018, the permits for roofs, air conditioning, windows and pools are the paper trail a buyer’s insurer will ask for.
Collier County’s View Permit History page links both portals. Search the address in CityView for work from 2011 on, and in CD-Plus for the original construction and any 1990s additions.
The roof, air conditioning, windows and doors, electrical panel, pool and any addition or screen enclosure. Ask the seller for final inspection sign-offs, and note that a permit that was opened and never closed is a closing issue.
A 1990 house has likely replaced its roof and air conditioning at least once, while a 2018 house may still have its originals; the permits will say. We read the permits before we price a home.
Cambridge at Pelican Bay is zoned within the Pelican Bay planned unit development, active under Collier County Ordinance 04-59, with a future land use of Urban Residential Subdistrict and service from the North Collier Fire district. A planned unit development means the PUD document and its ordinances, not the general zoning code, set what may be built.
The county’s zoning layer returns the Pelican Bay PUD for each of the six addresses, status active. The Pelican Bay PUD with Ordinances document is published on the Foundation’s site.
Urban Residential Subdistrict, the county’s urban residential category, on the county’s future-land-use layer. The land development code’s planned unit development section is on Municode.
North Collier Fire, per the county’s fire-district layer. Ask your insurer how the fire protection class affects your quote.
Daily life at Cambridge at Pelican Bay is short drives and a tram: Vanderbilt Beach Road and US 41 is 0.8 miles away, the Foundation office 2.3 miles and the Ritz-Carlton Naples Grande 3.1 miles, with NCH North Naples Hospital 3.2 miles and Naples Airport 8.7 miles by the routing engine’s free-flow estimate.
| Destination | Miles | Minutes (off-peak estimate) |
|---|---|---|
| Vanderbilt Beach Road and US 41 | 0.8 | 2.2 |
| Pelican Bay Foundation office | 2.3 | 5.2 |
| Ritz-Carlton Naples Grande | 3.1 | 5.8 |
| Sea Gate Elementary | 3.1 | 6.0 |
| NCH North Naples Hospital | 3.2 | 7.0 |
| Pine Ridge Middle | 3.6 | 6.8 |
| Barron Collier High | 5.3 | 10.5 |
| Naples Airport | 8.7 | 15.8 |
These are typical off-peak routing-engine estimates, not a stopwatch, and Southwest Florida’s season traffic will add to them. Southwest Florida International in Fort Myers is a longer trip that we did not measure.
On the Foundation’s tram or boardwalk system from one of eight stations, open from 9 a.m. to sunset.
The declaration sets mailbox standards, so changes need approval.
A Cambridge sale has no association approval step: the Pelican Bay Foundation’s estoppel states that the Foundation does not require transfer approval and holds no right of first refusal. The contract carries the flood disclosure, the seller orders the Foundation estoppel, the buyer pays the $15,000 resale capital assessment and the title agent closes.
$250 for the estoppel, paid by the seller, with an optional $100 for delivery inside three business days. Section 720.30851 sets the form and a ten-business-day delivery clock for an association’s estoppel, and as we read the state’s current adjusted caps the Foundation’s $250 and $100 are within them.
No. The Foundation’s estoppel form says transfer approval may be required by a condo sub-association, and that does not apply to a Cambridge house. There is no right of first refusal.
By custom the seller pays documentary stamps on the deed, $0.70 per $100 under section 201.02, and the buyer pays the owner’s title policy and chooses the closing agent. The contract controls. On the November 2025 sale of $2,100,000 the stamps would be $14,700.
Section 720.401 requires a disclosure summary before a contract for a parcel in a community with a mandatory homeowners’ association. Whether it reaches a Cambridge house depends on how the Foundation’s covenants are classed, and the buyer’s attorney or title agent should settle it. Ask for the Foundation’s estoppel in any case.
Their closing steps are the same, but the title commitment may list other recorded restrictions. Order it early.
Selling your Cambridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Cambridge has 6 homes and 1 closing in 12 months at $2,100,000, against Oakmont’s 11 sales at a $2,350,000 median, Pinecrest’s 1 at $2,575,000, Barrington’s 3 at $2,790,000 and Isle Verde’s 3 at $3,350,000. Every single-family neighborhood in this group is a small market, and Cambridge is the smallest.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table compares Cambridge with seven Pelican Bay single-family neighborhoods that buyers cross-shop. Every sales figure is from the Southwest Florida MLS for closings from October 8, 2025 to October 7, 2026. Where the number of sales is even, the median is the mean of the middle pair, and any median built on fewer than 10 sales is a small sample. Units are the roster’s counts.
| Building | Units | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| Cambridge | 6 | Single-family, detached | 1990 to 2018 | 1, small sample | $2,100,000 |
| Oakmont | 118 | Single-family | 1987 to 2025 | 11 | $2,350,000 |
| Pinecrest | 69 | Single-family | 1986 to 2025 | 1, small sample | $2,575,000 |
| The Village | 16 | Single-family, detached, common landscape | 1987 to 2021 | 1, small sample | $2,675,000 |
| Barrington | 68 | Single-family | 1990 to 2024 | 3, small sample | $2,790,000 |
| Isle Verde | 36 | Single-family | 1993 to 2025 | 3, small sample | $3,350,000 |
| Pointe Verde | 13 | Single-family | 1998 to 2025 | 1, small sample | $6,300,000 |
| Georgetown | 35 | Single-family, gated, acre sites | 1987 to 2025 | 2, small sample | $6,675,000 (mean of $4,750,000 and $8,600,000) |
Of the eight neighborhoods in the table, Cambridge’s one sale at $2,100,000 is the lowest median, $250,000 below Oakmont’s $2,350,000, and Georgetown’s $6,675,000 is the highest. Only Oakmont reaches ten sales, so only Oakmont’s median is more than a small sample. The spread from $2,100,000 to $6,675,000 is a reminder that Pelican Bay single-family is not one market.
Oakmont at Pelican Bay has 118 single-family homes built from 1987 to 2025 and 11 sales in the last 12 months at a median of $2,350,000, from $1,400,000 to $3,800,000. Its 12-month median per square foot is $870 against Cambridge’s $949 on one sale, and the full side-by-side follows in the next section.
The Village at Pelican Bay has 16 single-family homes and Pointe Verde has 13, so each is close to Cambridge’s 6 in unit count (Jamestown, at 10 homes, is nearer but had no sale in the window). Each had one sale in the window, The Village at $2,675,000 and Pointe Verde at $6,300,000.
Waterford at Pelican Bay and Jamestown at Pelican Bay had no MLS closing in the 12 months, and Pelican Bay Woods had 3 at a $6,000,000 median. Silence in the data is normal for groups of this size.
Every median in the table rests on eleven or fewer sales, and seven of the eight rest on three or fewer. The lesson is the one we apply on every pricing: use the nearest sales of the same size and condition, and treat a neighborhood median as context, not a price.
Selling your Cambridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Cambridge suits a buyer who wants a six-home enclave on a short parkway run, recorded covenants for the plat homes and no association dues on the public record, with one sale in 60 months; Oakmont suits one who wants a 118-home neighborhood with an active resale market, 26 sales in 60 months, and a wider range of home sizes.
Data updated: October 2026 (Collier County Property Appraiser roll and sales files through June 30, 2026; Southwest Florida MLS, pulled October 7, 2026; FEMA effective map, February 8, 2024)
Both are single-family neighborhoods under the same Pelican Bay Foundation and Services Division layers, and they share the parkway name, which is where the confusion starts. The differences that decide a purchase are size, the depth of the sales record and the paper. Oakmont at Pelican Bay has its own guide, and nothing here substitutes for it.
| Factor | Cambridge | Oakmont |
|---|---|---|
| Homes on the county roll | 6 | 118 |
| Years built | 1990 to 2018 | 1987 to 2025 |
| Living area on the roll | 2,213 to 4,581 sq ft, median 2,958 | 2,101 to 7,131 sq ft, median 2,785 |
| 12-month MLS closings | 1, small sample | 11 |
| 12-month median sold | $2,100,000 | $2,350,000 |
| 12-month range | $2,100,000 | $1,400,000 to $3,800,000 |
| 12-month volume | $2,100,000 | $27,605,000 |
| Median per sq ft, 12 months | $949 (1 sale) | $870 (11 sales) |
| Median days on market, 12 months | 214 (1 sale) | 71 (11 sales) |
| Sale-to-list, 12 months | 89.4% (1 sale) | 90.4% (11 sales) |
| 60-month MLS closings | 1 | 26, of which 2 entered after closing |
| 60-month median sold | $2,100,000 | $2,710,000 (mean of $2,695,000 and $2,725,000) |
| Active or pending, October 7, 2026 | 0 | 3 |
| Months of supply, 12-month pace | Not meaningful | 2.2 |
| Neighborhood corporation on the state register | None found | None found under the Oakmont names |
| Recorded covenants | 1991 declaration for 3 of the 6 homes | Covered on the Oakmont page |
| Foundation and Services Division | Same two community layers | Same two community layers |
Oakmont, by a wide margin: 11 closings in 12 months against 1, and 26 in 60 months against 1. A seller at Oakmont can price against ten or more recent sales. A seller at Cambridge prices against one, the county file and neighboring groups.
Neither is simple. The three Cambridge plat homes have a short, readable declaration, and the three Unit 11 homes need a title review. Oakmont’s documents are covered on its own page.
Oakmont: roll sizes from 2,101 to 7,131 square feet against Cambridge’s 2,213 to 4,581. Cambridge’s six homes are all in a mid-to-large band, and every plat home exceeds the declaration’s 2,000 square foot minimum.
Both include 2018 construction, and Oakmont runs to 2025. Cambridge’s median year built is 1998 (the mean of 1992 and 2004), with three of six homes dating from 1990 to 1992.
One 2023 Oakmont Parkway sale, $3,037,500 for a 3,219 square foot home, is in the county’s Cambridge file and in the MLS’s Oakmont file. We use each source as it files the sale and name the overlap, so a buyer reading both pages is not surprised.
Choose Cambridge if the appeal is a six-home setting, a recorded declaration you can read in one sitting and a purchase you are willing to price from thin data with expert help. Choose Oakmont if you want a large neighborhood with a deep sales record and more choice at any moment.
Selling your Cambridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
Owning at Cambridge at Pelican Bay offers a six-home setting, large detached homes with a 2018 vintage in the mix, flood zone X, no neighborhood dues on the public record and no transfer approval. The costs are a thin sales record, two sets of paper, Foundation and Services Division charges of $4,685 a year, and a $15,000 resale capital assessment.
Six detached homes of 2,213 to 4,581 square feet; a short declaration; flood zone X on the February 2024 panel; no neighborhood association dues found; no Foundation transfer approval or right of first refusal; and the Foundation’s beaches, trams, Community Center and racquets for the Foundation assessment.
One MLS sale in five years, so pricing is hard; the sale took 214 days and closed 10.6 percent under list; a declaration whose rear-buffer numbers need a plat check and whose approval rights sit with a 1991 declarant; Zone A evacuation; leasing limited to two times a year; and a driveway rule that needs a survey.
Probably not for short rentals: two leases a year with a 30-day Foundation application. A long-term owner who wants a quiet home is the better fit.
It can be, for a buyer who wants a detached house rather than a condominium, and who accepts that the Foundation’s assessment and the Services Division’s charge run whether or not the home is occupied.
Value depends on the specific house. Cambridge’s one sale at $949 a square foot is above Oakmont’s $870 median, but one sale is not a trend. A Cambridge buyer should insist on a comparable-sales review from an agent who will say when the data runs out, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, do.
Selling your Cambridge home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for a Cambridge listing agent, or thinking, ‘I need someone to sell my Cambridge home…’ you are selling into one MLS closing in five years, a buyer who needs a title review, and a closing with a Foundation estoppel and a resale capital assessment. McGreevy and Comisar sell Cambridge 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)
Cambridge is a neighborhood where condition, paper and pricing discipline decide the sale. 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 Cambridge listing along with the document file a Cambridge buyer’s lender, insurer and attorney ask for in week one. Read how we sell Pelican Bay homes.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Cambridge has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026). Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
With one Cambridge closing in 60 months and no listing today, a buyer compares your home with that sale, with Oakmont and with other Pelican Bay single-family neighborhoods. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Cambridge home against the nearest sale of the same size and condition, and we say plainly when no such sale exists. The one sale listed at $2,350,000, closed at $2,100,000, and took 214 days.
The Foundation charges a seller $250 for the estoppel, the buyer pays the $15,000 resale capital assessment at closing for deeds recorded on or after October 1, 2026, and the Foundation’s rules treat signs as a minor project that needs review. Plan the staging, the sign and the estoppel order together.
A dedicated seller page for this neighborhood, titled sell my home in Cambridge at Pelican Bay, is planned. Until it is published, the plan lives here: pricing against the one sale and the county file, the title file ready before the first showing, and the estoppel ordered at listing.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Cambridge and nearby Pelican Bay sales that fit your home: the same size, adjusted for condition, age and roof. An automated estimate cannot tell a 1990 house from a 2018 one, and the six Cambridge homes span both. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared home priced to its nearest comparable, yes, and you would be the only Cambridge listing. With one closing in five years, a first-class listing and a title file ready before the first showing are the advantage.
Against that sale, the county’s recorded history and nearby Pelican Bay single-family sales, adjusted for size, age and condition. The one MLS sale took 214 days and closed 10.6 percent under list, and a list price that ignores condition usually sits.
No. The Foundation’s fiscal 2027 estoppel form says the Foundation does not require transfer approval and has no right of first refusal. Order the estoppel when you list.
Which plat the home is on, the fee layers and the flood zone. Have the title commitment, the Foundation’s current schedule and the flood disclosure ready before the first showing.
Yes, subject to the lease and the two-leases-a-year limit, but tell the buyer’s agent the lease terms at the first showing, and remember that the Foundation deactivates owner ID cards during a lease.
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.
Cambridge 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 Cambridge’s recorded declaration, the Clerk’s index and the one recorded Cambridge MLS sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Cambridge 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 single-family market that Cambridge 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 Cambridge page the credential that matters more is narrower than any award: we tracked every Cambridge closing in the Southwest Florida MLS back to October 2021, 1 in the last 60 months, and in the last 12 months we tracked that one sale, so the recorded instruments are the evidence on this page.
McGreevy and Comisar is a top-reviewed Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Sloane Gelfman, verified Google review
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, 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
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
Selling a Cambridge home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Cambridge? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Cambridge, see our Pelican Bay guide, our guide to Pinecrest, our guide to Barrington and our Naples guide.
These are the questions Cambridge at Pelican Bay buyers ask most, answered from the recorded declaration, the Pelican Bay Foundation’s fiscal 2027 documents, Collier County records and the October 7, 2026 Southwest Florida MLS pull. Where the record stops, the answer says so and names the document that settles it.
Cambridge at Pelican Bay is addressed 7008 to 7038 Oakmont Parkway, Naples, FL 34108, inside the master-planned community of Pelican Bay. The county roll files the six homes under the plat names Cambridge at Pelican Bay and Pelican Bay Unit 11.
Six detached single-family homes on the county roll, three on the Cambridge plat and three in Pelican Bay Unit 11. The recorded Cambridge declaration covers three platted sites.
Living areas on the roll run from 2,213 to 4,581 square feet, with a median of 2,958 across the six. The three plat homes are 2,213, 2,401 and 3,295 square feet.
Two in 1990, one in 1992, one in 2004 and two in 2018 according to the roll, so a Cambridge buyer can choose between a 1990 house and a 2018 house on the same parkway.
$2,100,000 on November 14, 2025, for a four-bedroom, three-bath home of 2,213 square feet, after 214 days on the market and $250,000 below its final list price of $2,350,000. It is the only MLS closing in five years.
$949 on that one sale, a small sample. Oakmont’s 12-month median is $870 on 11 sales. One sale is context, not a trend.
None were active or pending in the Southwest Florida MLS on October 7, 2026. Ask us to watch the address range and tell you the day one lists.
The Foundation’s fiscal 2027 assessment is $3,435 and the Services Division’s is $1,250.00, together $4,685 a year, about $390.42 a month. We found no neighborhood association dues for Cambridge on the public record.
$15,000 for deeds recorded on or after October 1, 2026, paid by the buyer unless the contract says otherwise, rising 3.5 percent a year from October 1, 2027, which makes $15,525 by our arithmetic.
Not one we could find. The Florida corporate register shows no entity by the Cambridge at Pelican Bay name, and the 1991 declaration vests approvals in its developer-declarant. The Foundation enforces the community-wide documents.
No. The homes are detached single-family houses on fee-simple lots, and Chapter 718’s condominium rules do not apply.
The Foundation preserved them in 2021 and runs community-wide design review. Who holds the original declarant’s approval rights is a title question that a commitment will answer.
The three platted Cambridge sites. The other three homes are in Pelican Bay Unit 11, and their covenants come from their own title documents.
2,000 square feet of living area under the 1991 declaration, with garages and porches excluded, and a 30-foot height limit.
Front 30 feet, side 7.5 feet for one story and 10 feet for two stories, and a rear line set by a landscape buffer whose dimensions you should confirm on the plat and the Pelican Bay PUD.
Roof pitch of at least 3.5 in 12; tile, cedar shake, slate or copper; no flat roofs; bronze screen enclosures. Exterior changes need written approval.
An attached garage for two to three cars, vehicles kept inside, doors closed except when entering or leaving, and no carports or unenclosed storage.
One driveway per site, at least 5 feet from the side line, in approved neutral materials rather than plain concrete, asphalt or gravel. The text bars driveways on Oakmont Parkway itself, so check the plat and survey.
Walls and fences are discouraged, limited to 6 feet, not allowed on the property line or in the front yard, and chain link is out. Apply for approval before you plan.
Possibly, but no pool or structure may sit in the landscaped buffer area, and the Foundation reviews exterior projects. Confirm the buffer on the plat first.
Twice a calendar year at most, with no time-share, under the declaration and the Foundation’s 2019 leasing amendment. The Foundation requires a lease application 30 days ahead with a $500 non-refundable fee.
The Cambridge declaration is silent in what we read. The Foundation’s rules require leashes of 6 feet or less and bar pets from beaches, trams, boardwalks, dining areas, Community Center rooms and the fitness center.
No age restriction appears in the documents we read.
FEMA zone X, area of minimal flood hazard, on panel 12021C0381J effective February 8, 2024. A proposed new map is in a 90-day appeal period that ends about November 17, 2026.
Collier County’s layer places Cambridge in Zone A. Confirm any address on the state’s Know Your Zone tool.
Federal rules do not require it for a zone X mortgage, but coverage is available and lenders vary. Get a quote during the inspection period.
No. Section 553.899 covers condominium and cooperative buildings of three stories or more, not detached houses.
Sea Gate Elementary, Pine Ridge Middle and Barron Collier High per the district’s lookup on October 7, 2026. Confirm with the district before you buy.
The Foundation’s beach access is by tram or boardwalk, open 9 a.m. to sunset, from eight tram stations. The Foundation office is 2.3 miles by routing estimate.
Access to the Foundation’s beaches, trams, Community Center and racquets through the Foundation assessment. Cambridge has no clubhouse or pool of its own that we found.
Thirty years from July 18, 1991, then automatic 10-year extensions, which as we read it runs to July 18, 2031. Owners of two of the three sites can modify it by recorded instrument.
No. The Foundation’s estoppel form says it does not require transfer approval and has no right of first refusal.
A general home inspection, wind mitigation, roof, air conditioning, pool and a survey, and a permit review. A 1990 house and a 2018 house need different scopes.
The agent who will tell you when the data runs out. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will walk the plat, the declaration and the one sale before you tour. Call Marc at (239) 287-5873 and we will walk the plat, the declaration and the one sale before you tour.
These are the questions Cambridge at Pelican Bay owners ask before listing, answered from the Pelican Bay Foundation’s fiscal 2027 documents, the recorded declaration, Collier County records and the October 7, 2026 Southwest Florida MLS pull. A Cambridge sale rests on one recent comparable, so the answers focus on pricing and paperwork.
It depends on size, age, condition and which plat it sits on. The one MLS sale, a 2,213 square foot home built in 2018, closed at $2,100,000 in November 2025. We price from that sale, the county file and nearby Pelican Bay sales, adjusted to your home.
If your home is prepared and priced to its nearest comparable, yes: no Cambridge listing was active on October 7, 2026, so a new listing would be the only one in the MLS.
The one recent sale took 214 days, and that is one data point. Oakmont’s 12-month median is 71 days on 11 sales. Timing depends on price and condition more than the address.
The MLS record shows a final list price of $2,350,000 and a close at $2,100,000, 10.6 percent lower. We cannot tell from the record how the price moved. A sale that sits that long usually began above what the nearest comparables supported.
89.4 percent of its final list price, $250,000 below $2,350,000. That is one sale, a small sample, and Oakmont’s 12-month median sale-to-list is 90.4 percent on 11 sales.
Use Oakmont as context, not as a price. Oakmont has 11 sales in 12 months at a $2,350,000 median, and its homes range from 2,101 to 7,131 square feet. Adjust for size, age and lot before any comparison is used.
No. The Foundation’s fiscal 2027 estoppel form says it does not require transfer approval and has no right of first refusal.
$250, paid by the seller, with an optional $100 for delivery within three business days. Section 720.30851 sets a ten-business-day delivery period for an association estoppel, and as we read the state’s current adjusted caps the Foundation’s fees fall within them.
The buyer pays the Foundation’s $15,000 resale capital assessment at closing for deeds recorded on or after October 1, 2026, unless the contract says otherwise.
Yes, a one-time exemption for an owner and resident who buys another Pelican Bay property within 90 days. The form is due physically seven days before closing and carries a $1,000 processing fee.
At or before the time the sales contract is executed, under section 689.302. It asks whether you know of flood damage, filed a flood claim or received federal assistance for flood damage.
Your vesting deed and title policy, the Foundation estoppel, permits and final inspections, approval letters for exterior work, the survey, insurance and wind-mitigation reports and, for a plat home, the 1991 declaration and the 2021 Foundation notice.
Yes, if your home is on the Cambridge plat. It is a recorded public document, and a buyer’s attorney will ask for it. For a Unit 11 home, give the documents in your title commitment.
The county roll and your deed show it. The plat name matters because the 1991 declaration covers three platted sites and not the Unit 11 homes.
By Collier custom the seller pays documentary stamps on the deed, $0.70 per $100 under section 201.02, plus the estoppel and your own costs. The contract controls. On $2,100,000 the stamps are $14,700.
By Collier custom the buyer pays the owner’s title policy and chooses the closing agent. The contract controls the split.
Yes, subject to the lease. Cambridge permits two leases a year, and the Foundation deactivates owner ID cards during a lease, so disclose the lease terms at the first showing.
Return them. The estoppel form lists a $500 seller charge for Foundation ID cards that are not returned.
Signs need approval under the Cambridge declaration, and the Foundation’s rules treat signs as a minor project. Check the current rules before the sign goes in.
For a 1990 or 1992 home, yes, covering roof, air conditioning, plumbing and electrical. For a 2018 home, a wind-mitigation report and permits file may be enough. Find the issues before the buyer’s inspector does.
Close it before you list. An open permit surfaces in the buyer’s title search or insurer review and can cost days at the end of the contract.
Disclose known material facts about the property. If you know of a violation of the declaration or an unapproved improvement, say so and discuss it with your attorney before listing.
Often, which is why the appraisal contingency and the price conversation need to be planned. A buyer’s lender will look at Oakmont and other Pelican Bay sales, so we prepare an adjustment grid in advance.
Yes, when a seller wants discretion, we can market privately to our qualified-buyer database. A private sale still needs the estoppel, the flood disclosure and the title file.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, provide cinematic video, drone, professional photography, our qualified-buyer database and the Southwest Florida MLS, along with a documents page that answers a Cambridge buyer’s questions before the showing.
The MLS pull does not give us a McGreevy and Comisar count for Cambridge, and we tracked one Cambridge closing in five years. The credential is the work: the recorded paperwork read and the data stated with its limits.
The market data is the same, and the Foundation steps are the same. The covenants come from your title commitment, and the Cambridge declaration’s setbacks do not automatically apply.
Yes. Recorded covenants bind later owners. The 2021 Foundation notice preserved the Cambridge declaration, and as we read it the term now runs to July 18, 2031.
The Foundation’s rules provide for 18 percent interest on assessments unpaid after 30 days, a lien notice and suspension of privileges after 90 days. Pay current before closing; the estoppel shows what is owed.
The one sale was a 2018 home at $949 a square foot, and the one 2023 Oakmont Parkway sale was a 1990 home at $944, but they are different years and different houses, so we do not read a premium into it.
Yes. We can tell you what the market will pay and what the closing statement looks like, not your tax position. Ask your CPA about basis and gains before you sign.
It can affect what buyers and insurers ask. Zone X is on the effective map dated February 8, 2024, and the proposed map is in a 90-day appeal period ending about November 17, 2026. Describe the effective zone accurately and do not promise what the new map will say.
Yes. A renewal date does not restrict a sale. The 1991 declaration runs with the land, and a buyer takes the home subject to it, so give them the document early.
Request a free home valuation or call Jesse direct at (239) 898-6072. We will pull the address’s plat, permits and nearest sales and tell you what we would list it at.
Every Cambridge 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 and numbered continuously. Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.
The Cambridge documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer, Foundation documents open at the Pelican Bay Foundation, and county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Declaration of Restrictions and Protective Covenants, Sites 1 through 3, Pelican Bay Unit Thirteen (Cambridge), 1991, OR 1632, Page 2311 | Collier County Clerk | Open the 1991 Cambridge declaration |
| Foundation notice to preserve covenants, Pelican Bay Unit Thirteen (Cambridge), 2021, OR 5983, Page 92 | Collier County Clerk | Open the 2021 Foundation notice |
| Plat recording cover, 1991, OR 1632, Page 2308 | Collier County Clerk | Open the plat recording cover |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Declaration amendment on leasing, recorded May 28, 2019 | Pelican Bay Foundation | Open the leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Proposed Flood Insurance Rate Map notice, August 19, 2026 | Collier County | Open the county’s flood map notice |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Cambridge at Pelican Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Cambridge, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Cambridge, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Cambridge has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Cambridge do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Cambridge home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
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Without Children:
Marital Status
Blue vs White Collar Workers
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White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
