Cannes is a 16-home Crown Colony neighborhood at Pelican Bay: coach homes in four low-rise buildings, 5 sales in 60 months at a $2,800,000 median, and a $15,000 buyer resale charge. Sell or buy with the #1 team in Southwest Florida, McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Cannes is a coach-home neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It stands at 6501 to 6525 Crown Colony Place in Crown Colony: 16 coach homes in four low-rise buildings, each building holding two homes on the ground floor and two above, built in 2005, with the condominium recorded in phases beginning July 20, 2005.
McGreevy and Comisar are the team Cannes sellers call first, and the team its buyers call when they want the building’s real record: what the homes have actually sold for, what the recorded declaration lets an owner do, why a Cannes owner carries a condominium assessment, a Crown Colony share and a Foundation assessment, and what a purchase costs once the Pelican Bay Foundation’s $15,000 resale capital assessment is on the closing statement.
This page goes deeper on Cannes than any other source we know of. It is built from the 84-page recorded Declaration of Condominium and its two later amendments, the Florida Division of Corporations record of the association, the state condominium registry, Collier County’s milestone program, the notices of commencement recorded against the buildings, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, the Pelican Bay Foundation’s FY2027 budget and estoppel form, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS closings pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.
One naming note before anything else. Cannes here is the small Crown Colony neighborhood on Crown Colony Place at Pelican Bay. It is not the city on the French Riviera, and it is not Phillippi Landings’ Cannes Circle in Sarasota, which appears in the state’s elevator inspection file under a similar street name. It is also not Cap Ferrat, St. Kitts, St. Marissa or St. Vincents, its Crown Colony neighbors, which are separate buildings with their own associations. The records spell the name several ways: the state registry says “CANNES IN PELICAN BAY, A CONDO,” the county roll says “CANNES IN PELICAN BAY A CONDOMINIUM,” the Clerk’s index says “CANNES PELICAN BAY,” the corporate record says “Cannes in Pelican Bay Condominium Association, Inc.,” and the Pelican Bay Foundation’s map says “Cannes.” All five mean this neighborhood.
If you own at Cannes and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the home-by-home, rule-by-rule and fee-by-fee detail below will tell you whether Cannes fits before you tour, and whether Renaissance, the other boutique low-rise condominium buyers weigh against it, fits better.
McGreevy and Comisar are the best realtor for Cannes because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and a market read built on all five Cannes MLS closings in five years, the county’s deed record back to 2005 and the recorded declaration itself.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
If you’re searching for the best realtor for Cannes in Pelican Bay, Naples, whether you’re ready to sell your Cannes 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 Cannes for a specific reason. The neighborhood has 16 homes, and only five of them have sold through the MLS in the last five years, at prices from $2,500,000 to $3,200,000. Every one of those homes answers to a condominium Board that must approve each sale, sits in Crown Colony behind a privacy gate, and joins a Foundation that charges the buyer $15,000 at closing. A listing agent who prices Cannes off a Pelican Bay average, or off a Naples condominium index, misses all of it.
Recent Cannes track record (last 12 months): In the last 12 months Cannes has seen 1 resale in the Southwest Florida MLS (closing dated November 25, 2025, pulled October 7, 2026), at a sold price of $2,800,000, which is also the median sold price and the highest-priced sale of that window, at 94.9% of its final list price. One is a small sample, and no window reaches ten closings, so we list every sale below and use the county’s recorded deeds as the long view. The MLS pull behind this page records closings, not the listing office on each one, so we do not state how many of the five we represented; ask us and we will tell you which Cannes sales we know first-hand.
For Cannes 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 Cannes 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 the association’s Board has 30 days to act on the buyer and the Foundation has its own estoppel and resale steps. We assemble all of it early so the clocks start on day one.
For Cannes buyers: the first question is which of the two floor plans you are pricing, because the county’s roll shows 2,902 square feet of heated area on the ground floor and 3,686 on the second, while the MLS closings report 2,902 and 3,320. The second is the layered cost: a condominium assessment, the Foundation’s $3,435 annual assessment carried in the association’s budget, the county’s Services Division assessment and a one-time $15,000. The third is the flood map. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Cannes home; we answer them below.
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Selling your Cannes home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Cannes? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers.
Cannes offers 16 coach homes in a corner of Crown Colony most buyers never see: four small low-rise buildings with two homes on each floor, set a short drive from the Pelican Bay Foundation’s beaches and tram, behind a privacy gate, at sale prices between $2,500,000 and $3,200,000 over the last five years.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Crown Colony Place is the residential street inside the Crown Colony gate that serves Cannes. The four buildings are low, with two homes on the ground floor and two on the second, and the Declaration shows driveways and terraces as exclusive-use areas for each home, with a pool and pool deck as the shared amenity. There is no lobby, and the state’s elevator inspection file lists no elevator at these addresses, so an upper-floor owner climbs a stair. The Foundation’s own map describes the setting as a small private enclave offering primarily lake views. The Foundation’s beaches, tram, racquets and fitness amenities, described below, belong to owners here as they do to every Pelican Bay owner.
The roll shows 16 homes of 2,902 or 3,686 square feet of heated area, so this is a neighborhood of large homes rather than small ones. The buyers we see are full-year owners who want a low-rise home of tower-sized scale without a tower’s common-area bulk, second-home owners who want a lock-up-and-leave building with a gate, and downsizers from large houses who want a single home with a terrace and no yard to keep. The recorded rules limit rentals to three leases a year with Board approval, so it is an owner-occupant neighborhood by design.
With 16 homes, Cannes will always trade a few homes a year. That is a feature for an owner who plans to stay and a constraint for a buyer who wants choice. There are no active listings today, and over the last 60 months the neighborhood sold five homes, or about one a year. A single sale moves the median by hundreds of thousands of dollars, so we read every closing on its own rather than trusting an average.
Buyers should read the Market Snapshot, the Residences, the HOA and layered fees, the Declaration section and the flood section, in that order. Sellers should read the Market Snapshot, the sale-process section and the Seller Conversion Module. Everyone should read the Pros and Cons and the comparison with Renaissance, the Pelican Bay boutique condominium most buyers weigh against Cannes. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote every section from the recorded documents.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes homes sold for $2,800,000 in the single MLS closing of the last 12 months, a small sample, and for a median of $2,800,000 across the five closings of the last 60 months, from $2,500,000 to $3,200,000. No window reaches ten sales, so every closing is listed below and every figure names its window and sample size.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The five closings below are every Cannes sale in the Southwest Florida MLS between October 7, 2021 and October 7, 2026, newest first. All five are on Crown Colony Place. We show the street, never a house or unit number, and the living area is the MLS figure, which can differ from the county’s heated area.
| Sold | Street | Sold price | Final list | Sold vs list | Beds/baths | Living area (MLS) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| November 25, 2025 | Crown Colony Place | $2,800,000 | $2,950,000 | 94.9% | 3 bed plus den / 3 bath | 2,902 | $965 | 78 |
| June 6, 2024 | Crown Colony Place | $2,500,000 | $2,700,000 | 92.6% | 3 bed plus den / 3 bath | 2,902 | $861 | 168 |
| March 13, 2023 | Crown Colony Place | $3,200,000 | $3,499,000 | 91.5% | 3 bed plus den / 3 bath | 3,320 | $964 | 63 |
| February 24, 2023 | Crown Colony Place | $2,500,000 | $2,899,000 | 86.2% | 3 bed plus den / 3 bath | 2,902 | $861 | 76 |
| May 24, 2022 | Crown Colony Place | $3,000,000 | $2,899,900 | 103.5% | 3 bed / 3 bath | 3,320 | $904 | 2 |
The 12 and 24 month windows are identical because there was no closing between May 2024 and November 2025, and the 36-month window adds the June 2024 sale. Each row names its n.
| Window | Closings (n) | Median sold | Range | Volume | Median $ per sq ft | Median days on market | Median sold vs list |
|---|---|---|---|---|---|---|---|
| Last 12 months (small sample) | 1 | $2,800,000 | $2,800,000 | $2,800,000 | $965 | 78 (n 1) | 94.9% (n 1) |
| Last 24 months (small sample) | 1 | $2,800,000 | $2,800,000 | $2,800,000 | $965 | 78 (n 1) | 94.9% (n 1) |
| Last 36 months (small sample) | 2 | $2,650,000 | $2,500,000 to $2,800,000 | $5,300,000 | $913 | 123 (n 2) | 93.8% (n 2) |
| Last 60 months (small sample) | 5 | $2,800,000 | $2,500,000 to $3,200,000 | $14,000,000 | $904 | 76 (n 5) | 92.6% (n 5) |
With an even number of sales the median is the mean of the middle pair. The 36-month median is the mean of $2,500,000 and $2,800,000, which is $2,650,000. The 36-month median days on market is the mean of 78 and 168, which is 123. The 60-month median of $2,800,000 is the third of five sorted prices ($2,500,000, $2,500,000, $2,800,000, $3,000,000 and $3,200,000).
Four of the five sold under their final list price, by 5.1% to 13.8%, and one sold above it. The slowest was the $2,500,000 sale in June 2024, which took 168 days and closed at 92.6% of its $2,700,000 final list price; the fastest was the $3,000,000 sale in May 2022, which took 2 days and closed at 103.5% of its final list price. The February 2023 sale at 86.2% of list is the widest gap in the file. A seller who reads the 2-day sale and the 168-day sale will see the same lesson: the buyer pool is very small, and a price set to the home and its condition clears quickly, while a price set to hope waits.
The MLS records two living areas in these five sales. The three sales at 2,902 square feet closed at $2,800,000, $2,500,000 and $2,500,000, a median of $2,500,000 (n 3, a small sample), and the two at 3,320 square feet closed at $3,200,000 and $3,000,000, a median of $3,100,000 (n 2, the mean of the middle pair). The county roll shows 2,902 square feet of heated area for the eight ground-floor homes and 3,686 for the eight on the second floor, so the MLS’s 3,320 is a different measure from either roll figure, and we do not know which homes it describes. A buyer should ask for the floor plan and the Declaration’s boundaries, not rely on any one number.
The five sales run from $861 to $965 per square foot of MLS living area, with a 60-month median of $904 (n 5). The two 3,320 square foot sales cost $964 and $904 per square foot, and the three 2,902 square foot sales cost $965, $861 and $861. Per-square-foot figures here are always the MLS price divided by the MLS living area, never the county’s heated area. Because the 2,902 square foot sales span $2,500,000 to $2,800,000 at the same area, condition, view and timing move the price more than size does.
Four of the five sales are listed as 3 bedroom plus den, 3 bath homes, and the May 2022 sale as a 3 bedroom, 3 bath home. The MLS records no half baths for any of them. With one configuration in four of five sales, bedroom count does not separate the prices, and floor, view and condition do.
No Cannes home is on the market as of October 7, 2026: the MLS pull shows no active or pending listing. At the pace of the last 60 months, one sale a year, a new listing would be the only Cannes comparable a buyer could tour, and a seller who lists would be pricing against five old sales and no current competition.
The Collier County Property Appraiser’s qualified-sales file reaches back to the building’s first sales and is the long view the MLS cannot give. It records 29 improved sales of $100,000 or more at Cannes from 2005 through June 30, 2026. The first buyers came in 2005, when 15 homes sold at a median of $995,000; in 2025 one sold at $2,800,000, which is 2.8 times the 2005 median.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 2005 | 15 | $995,000 | $795,000 | $1,100,000 |
| 2006 | 1 | $1,200,000 | $1,200,000 | $1,200,000 |
| 2011 | 1 | $1,000,000 | $1,000,000 | $1,000,000 |
| 2012 | 1 | $1,100,000 | $1,100,000 | $1,100,000 |
| 2015 | 1 | $1,300,000 | $1,300,000 | $1,300,000 |
| 2018 | 2 | $1,115,000 | $885,000 | $1,345,000 |
| 2020 | 1 | $1,269,000 | $1,269,000 | $1,269,000 |
| 2021 | 2 | $1,872,500 | $1,550,000 | $2,195,000 |
| 2022 | 1 | $3,000,000 | $3,000,000 | $3,000,000 |
| 2023 | 2 | $2,850,000 | $2,500,000 | $3,200,000 |
| 2024 | 1 | $2,500,000 | $2,500,000 | $2,500,000 |
| 2025 | 1 | $2,800,000 | $2,800,000 | $2,800,000 |
Years with no row had no qualified sale in the file, and the file shows none for 2026 through June 30. The county records the deed consideration and the MLS records the reported closing price, so we never average the two or compare their dollars per square foot. For the five sales since May 2022 the two sources agree on every price.
Three things stand out. First, the neighborhood trades very slowly: 14 qualified sales in the 20 calendar years from 2006 through 2025 is fewer than one a year (14 divided by 20 is 0.7), and 15 of the 29 came in 2005, when the developer’s homes first sold. Second, prices stepped up in 2021 and again in 2022: the median was $1,269,000 in the single 2020 sale, $1,872,500 across two sales in 2021 and $3,000,000 in the single 2022 sale. Third, the 2025 sale of $2,800,000 is 2.2 times the 2020 sale (2,800,000 divided by 1,269,000). Each of those medians is a small sample, and we do not extrapolate a trend from one or two deeds a year.
Between the two 2021 sales ($1,550,000 and $2,195,000) and the May 2022 sale at $3,000,000, the county file shows the price level moving up by more than half in a year: $3,000,000 is 1.6 times the 2021 median of $1,872,500. The file does not say why, and a single sale can reflect a particular home, a particular floor or a particular renovation. We cite the step because a seller will hear it quoted, and we add the caution that three deeds do not make a market.
Renaissance, the eight-home boutique condominium on Pelican Bay Boulevard, had one MLS closing in the last 12 months, at $2,200,000 (a small sample), against Cannes’ one at $2,800,000. Over 60 months Renaissance had two closings at a median of $2,425,000 and Cannes five at $2,800,000. The full side-by-side is in the Renaissance comparison below, and the Renaissance guide has that building’s own record.
In the last 12 months we tracked the one Cannes closing in the Southwest Florida MLS against the deed the county recorded, and we tracked every earlier closing in the five-year window the same way. An MLS pull records the price a buyer reported at closing; a recorded deed records the consideration. When the two disagree, we publish the deed figure and name the MLS figure once with its pull date. A price per square foot is always the MLS living area divided into the MLS price, never the county’s heated area.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Crown Colony is the group of five buildings on Parcel T under covenants recorded in December 1991: St. Marissa, St. Kitts, Cap Ferrat, St. Vincents and Cannes, 348 homes in all. Cannes holds 16. The Crown Colony gate is the privacy gate those covenants require, and whether it is staffed today is not published.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Crown Colony is the layer of Cannes ownership that most Pelican Bay buyers have never met. It sits between the condominium association and the Pelican Bay Foundation, with its own recorded covenants, its own master association and, according to the Foundation’s records, its own gate. Everything in this section comes from instruments recorded in the Collier County Clerk’s Official Records, the state’s corporate records and the Foundation’s published map. For the community-wide structure around it, see our guide to Pelican Bay.
The name is used two ways. It is the development, the five buildings on Parcel T of Pelican Bay Unit Three, and it is the short form of the master association, Crown Colony Village Association, Inc., a Florida not-for-profit corporation. When a Cannes document says “Crown Colony,” it means one of those two things, and never the Crown Colony Community Association of Fort Myers.
Five buildings make up the group, and the benchmark table later on this page gives each one’s recent sales.
| Building | Homes | Type | What the record says |
|---|---|---|---|
| St. Marissa | 97 | High-rise, Crown Colony gate | The largest tower count on a single loop |
| St. Kitts | 97 | High-rise, Crown Colony gate | The same home count as St. Marissa |
| Cap Ferrat | 111 | High-rise, Crown Colony gate | The largest of the five |
| St. Vincents | 26 | Garden condominium and villas | The other low-rise neighbor of Cannes |
| Cannes | 16 | Coach homes, 2005 | Four low-rise buildings on Crown Colony Place |
The Foundation’s December 2023 amendment to the Crown Colony restrictions, recorded at Official Records Book 6313, Page 3705, says the completed development is 42 dwelling units in one or two story garden apartment buildings and 306 in multistory buildings, for 348 in all. Cannes and St. Vincents are the garden buildings: 16 plus 26 is 42, and the three towers supply the 306 multistory units (97 plus 97 plus 111 is 305, plus one resident manager’s suite). The original 1991 covenants anticipated approximately 353 units, so the finished count came in five below the plan.
The 1991 covenants were signed by Parcel T Joint Venture, and Cannes was declared in 2005 by Parcel T-II Joint Venture. We did not find the word Crown Colony in the pages of the Cannes Declaration, Articles and Bylaws that we read. What ties Cannes to Crown Colony in the record is the Foundation: its December 2023 amendment counts the garden buildings that include Cannes, and its community map places Cannes in Crown Colony Village. Treat Cannes’ membership in the Master Association, and the amount of its Crown Colony assessment, as the first two questions for the resale package.
The Declaration of Covenants, Conditions and Restrictions for Crown Colony was recorded December 31, 1991 at Official Records Book 1675, Page 146. It creates the Master Association, gives each member one vote for each condominium unit or villa, sets a control period for the declarant and provides for architectural review. Where a building’s own Declaration binds its owners to the Master Association, each owner pays a pro rata share of the assessments the Master Association levies for its facilities and common areas.
With 348 homes and one vote for each, Cannes’ 16 homes are 16 of 348 votes, about 4.6% (16 divided by 348). No small building controls the Master Association, and the three towers together hold 305 of the 348 votes, or 87.6%. For a Cannes owner that means the Master Association’s budget is set largely by the owners of the towers, which is worth knowing when you read its next assessment.
Section 4.7 of the covenants is titled Privacy Gate. It says the privacy gate located at the entrance to Crown Colony “shall be manned at the cost of the Master Association,” and that until 90% of the units have been sold and closed the Master Association has no obligation to man it. That is the whole of what the recorded covenants say about the gate: it exists, it is at the entrance, and its staffing is a Master Association cost.
We do not know, and neither the covenants, the Foundation’s pages nor any association page we found says. All 348 homes have been built and sold more than once, so the 90% threshold looks long passed, but a recorded duty is not a schedule. We found no hours, guard company or visitor procedure. Ask the Master Association for its gate procedures in writing before you rely on a manned entrance.
The covenants put the cost of manning the gate on the Master Association, so it is paid from the Crown Colony assessment. The covenants do not put it on the Foundation. A buyer will not see a gate line unless a budget breaks one out.
For a buyer, the gate is a privacy feature with a cost, a procedure and a limit. The cost is shared among 348 homes through the Master Association’s assessment. The procedure, meaning how guests, contractors and showings are admitted, is set by the Master Association and is not published. The limit is that the gate marks the Crown Colony entrance, not your door. When we show a Cannes home we confirm the gate procedure first, so a buyer’s lender, inspector and insurance adjuster are not turned away.
Two amendments changed the covenants. The first, recorded at Official Records Book 4424, Page 3195, added a Section 4.8 that makes surface water management a Master Association common expense. The second is the Foundation’s December 2023 unit-count amendment above. Neither changes the gate or the one-vote rule.
The covenants run 30 years from recording and then renew automatically for successive ten-year periods, unless three-fourths of the votes cast at a meeting held in the last year of a term vote to end them. The first 30 years ran to the end of 2021, so on a plain reading the covenants are in their first ten-year renewal, which runs to the end of 2031. That is our reading, and the recorded text controls.
We could not find, in any public record, the Master Association’s assessment amount, its budget, its gate staffing hours or guard contract, its website, its rules for guests and contractors, or the instrument that binds Cannes to it. Those are the first five questions to put to the association before you commit to a Cannes purchase.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes came to be in 2005, when Parcel T-II Joint Venture recorded the Declaration of Condominium of Cannes in Pelican Bay on July 20, 2005 at Official Records Book 3848, Page 572, and the Gulf Bay Group built four low-rise buildings of four coach homes each. Surveys for the remaining phases were recorded by November 2005.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The story of Cannes is short and unusually well documented, because everything that formed it was recorded in the Collier County Clerk’s Official Records in less than a year. We read the Declaration, the Articles of Incorporation and Bylaws attached to it, and both amendments that followed.
Cannes stands on the part of Crown Colony that its developer called Parcel T-II. The Declaration’s signatory is Parcel T-II Joint Venture, acting through a Florida limited liability company as its managing member, and its legal description ties the land to recorded plat references in the county’s Public Records. Crown Colony’s original developer, Parcel T Joint Venture, signed the 1991 covenants; Parcel T-II is the name the Cannes Declaration uses for its developer, and we read it as the part of Parcel T on which Cannes was built.
The Division of Corporations shows Cannes in Pelican Bay Condominium Association, Inc. as a Florida not-for-profit corporation filed on July 14, 2003, two years before the Declaration, with an active status and annual reports filed for 2024, 2025 and 2026 (the 2026 report on April 14, 2026). The Articles say the association is formed to operate the condominium and that each home carries one vote.
The Clerk’s index for Cannes lists nine notices of commencement recorded in 2004, before the Declaration, naming the builder, Gulf Bay Construction, as the contractor. A notice of commencement is the owner’s recorded statement that improvements are starting, so the 2004 notices date the start of building to a year before the first condominium recording.
The Declaration of Condominium of Cannes in Pelican Bay, a Condominium, was recorded July 20, 2005 at Official Records Book 3848, Page 572. It runs 84 pages with the Articles and Bylaws attached, and its Final Survey for Phase I is recorded with it at Official Records Book 3848, Page 648. It submitted Phase I to condominium ownership, with the right to add Phases II, III and IV, each with four homes, and Phase V, which holds only a swimming pool and pool deck.
The later phases came in quickly. A survey for Phases II and IV is recorded at Official Records Book 3870, Page 2272, and an amendment recorded November 2, 2005 at Official Records Book 3920, Page 3837 adds the Final Survey and exhibits for Phase III. Under Article IV of the Declaration, each owner’s share of the common elements fell from one-quarter after Phase I to one-eighth, one-twelfth and finally one-sixteenth as each phase was added.
A corrective amendment recorded February 1, 2006 at Official Records Book 3975, Page 2764 fixed an erroneous legal description. It clarifies the correct address of each building and the proper unit numbers inside each, and it replaces the first- and second-floor plans recorded for all four buildings. That is why a title company reads the 2006 floor plans, not the 2005 ones.
The county’s qualified-sales file shows 15 improved sales at Cannes in 2005, from $795,000 to $1,100,000 with a median of $995,000. Those 15 sales are more than half of the 29 qualified sales in the file, and they show the four buildings selling out in the year they were finished.
The Foundation’s community map says Cannes was “built by the Gulf Bay Group in 2005,” and Gulf Bay’s own history page says the company began developing luxury properties in Pelican Bay in 1986. Gulf Bay is the developer of record behind the master plan; the specific entity that signed the Declaration was the Parcel T-II joint venture.
The Clerk’s index for the property name “Cannes Pelican Bay” lists 188 recorded items from 2004 to 2026: 69 deeds, 52 notices of commencement, 22 mortgages, 8 affidavits and 7 agreements, with the remainder miscellaneous. We read the documents that bear on the buildings and left out the private ones. The rest of this page uses the deeds only as sale counts and the notices only as work history.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes has 16 coach homes in four two-floor buildings, four homes to a building, with 2,902 square feet of heated area on the ground floor and 3,686 on the second according to the county roll, and a Declaration range of 2,900 to 3,700 air-conditioned square feet. All 16 are 2005 condominium parcels.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Each building has two homes on the ground floor and two on the second floor. The Declaration says the condominium holds a maximum of four residential buildings with four homes in each, which matches the 16 residential parcels on the county’s 2026 roll and the 16 units on the state registry. The Foundation’s map describes them as four low-rise buildings containing sixteen coach homes.
The county roll reports 2,902 square feet of heated area for all eight ground-floor parcels and 3,686 square feet for all eight second-floor parcels. That is a 27% larger home upstairs (3,686 divided by 2,902 is 1.27), and an upper-floor owner has the stair to climb. The Declaration’s own range, a minimum of 2,900 and a maximum of 3,700 air-conditioned square feet, brackets both plans.
The Declaration says 2,900 to 3,700 square feet, the county roll says 2,902 or 3,686, and the MLS says 2,902 or 3,320. Three of the five MLS sales report 2,902, matching the ground-floor roll figure, and two report 3,320, which matches neither roll figure. The Declaration itself warns that brochure square footage often includes the width of exterior walls and half of shared interior walls, and that the legal measure is the unit’s boundaries. A buyer should ask for the recorded floor plan and a measured sketch before pricing by the square foot.
The four buildings are addressed 6501, 6513, 6519 and 6525 Crown Colony Place, Naples, Florida 34108, in Crown Colony inside Pelican Bay. Those are building addresses only; individual homes are identified by unit in the recorded documents, and the 2006 corrective amendment is the instrument that fixed the addresses and unit numbering for each building.
Sellers who want a price grounded in the five recorded Cannes closings can start with a free home valuation, or call Jesse direct at (239) 898-6072. Buyers who want the floor-by-floor read before touring can call Marc at (239) 287-5873 or read how we represent buyers.
Section 3.7 of the Declaration bounds each home above by the underside of the finished ceiling and below by the upper side of the concrete slab, and horizontally by the interior surfaces of the perimeter walls. The home includes the glass in its walls, the screens in windows and doors, and any utility or storage room that serves only that home, even if the room’s access is off an exterior hallway. Everything outside those surfaces, including the structure, is a common element.
The Declaration calls each terrace an Outdoor Living Area and measures its length down the center line and its width as an average of several points. The owner maintains the interior of the terrace, but under Section 5.3 an owner may not alter the exterior of the terrace or any area visible from outside, and where the developer installed tile or pavers over a waterproof membrane, no owner may modify them without the association’s written consent. A buyer planning a terrace renovation should read that sentence before hiring a contractor.
The 2026 preliminary roll puts total just value at $1,984,340 to $2,034,340 for the eight ground-floor parcels and $2,141,020 to $2,206,020 for the eight second-floor parcels, with a median of $2,087,680 across all 16. Just value is the property appraiser’s estimate, not a sale price, and the five MLS sales since 2022 sold above it. We cite it only to show that the county, like the market, ranks the larger upper homes above the ground-floor ones.
The MLS records four of the five sales as 3 bedroom plus den homes with 3 baths and one as a 3 bedroom home with 3 baths. The Declaration does not specify bedroom counts. A buyer who needs a particular count should confirm it against the recorded floor plan, since a den is a marketing term and the Declaration defines only the unit’s boundaries.
Under Section 5.2 of the Declaration the association maintains the exterior of the buildings, the outside walls, the load-bearing walls and the shared utility lines at its expense, and repairs the incidental damage that work causes inside a home. Under Section 5.3 the owner maintains everything else inside the home: major appliances, water heater, air conditioning, floor coverings other than the slab, interior fixtures and inside finishes. The Declaration also warns owners that minimal air conditioning use can cause swelling and mildew in a closed home, which is a practical point for seasonal owners.
On the 2026 preliminary roll the ground-floor parcels have a median total tax of $17,753.55 (n 8) and the second-floor parcels $13,027.82 (n 8). The roll does not explain the gap, and it runs against the just values above: homestead status and assessment caps, which belong to the owner and not to the building, change a bill. Do not use the bill of a particular home as a predictor of the bill you will pay after a sale.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes’ own amenities are a swimming pool and pool deck in a separate recorded phase, driveways and terraces reserved to each home, and uncovered parking, all behind the Crown Colony gate. The Pelican Bay Foundation adds the beaches, tram, restaurants, racquets and fitness center, funded by its separate annual assessment of $3,435.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The association does not publish an amenity list, so what follows draws on the recorded Declaration, the Foundation’s own pages and the state registry. We describe what the documents say and say plainly where they stop.
Section 3.5 of the Declaration reserves Phase V of the condominium for a swimming pool and pool deck, with no units, and Section 3.10 names driveways and balconies or terraces as exclusive-use areas for each home. Section 3.10 also says any uncovered parking space not specifically assigned to an owner is for the use of all owners, their guests and invitees under the association’s rules. Beyond the pool, we found no clubhouse, lobby or fitness room for Cannes in any record, and the buyer who wants those finds them at the Foundation.
The pool and deck are common elements shared by the 16 homes, provided for in the condominium’s Phase V, which the Declaration says holds no homes. The Declaration does not give hours, rules or the pool’s size, so ask the association for the pool rules before you assume anything about guests. As common elements, the pool’s upkeep is an association expense paid through the assessment, not an owner cost.
Each home has a driveway and a terrace that the Declaration treats as limited common elements, meaning exclusive use passes with the home. The twist is who pays: the association assesses driveway maintenance and repair to all owners as a common expense, while the owner maintains the interior of the terrace and the association keeps the structure. That split decides which bill arrives when a driveway cracks or a terrace tile lifts.
Unassigned uncovered spaces are shared under the association’s rules, and the Declaration says the association can regulate their use. We found no recorded assignment of garage spaces in the pages we read, and the MLS pull does not record garages. A buyer should confirm in writing what covered parking, if any, comes with a particular home and whether any space is assigned.
The state’s elevator inspection file, which we searched on October 7, 2026, lists no elevator at the Cannes addresses. Each building has two homes on each of two floors, so an upper-floor owner climbs a stair. For some buyers that rules out the second floor; for others the second-floor homes, which are the larger plan on the roll, are the draw.
The Foundation’s community map describes Cannes as a small private enclave of four low-rise buildings offering primarily lake views. Neither the Declaration nor the MLS records view by home, so a buyer should confirm the specific outlook on a tour, and a seller’s listing should say what the window actually faces.
Every Cannes owner is a member of the Pelican Bay Foundation, and the Foundation says Pelican Bay has nearly three miles of private beaches, open daily from 9 a.m. to sunset. Eight tram stations connect the community to boardwalks through the mangroves, and the Foundation says its open-air electric trams make more than 900,000 trips a year.
The Foundation’s two beach restaurants are Marker 36 on North Beach and the Sandbar on South Beach. Both publish their menus and event nights on the Foundation’s site, and the pages give the current schedule.
The Foundation’s racquets program lists 18 Har-Tru tennis courts at two locations, plus a newer center in the adjacent Pelican Bay Community Park with 8 Har-Tru tennis courts and 20 pickleball courts, of which three tennis courts and ten pickleball courts are designated for members and their guests. The fitness center offers cardio, strength and core equipment and group classes indoors and on the beach. These are Foundation amenities funded by the annual assessment, not by the condominium fee.
Club Pelican Bay, the golf and club membership, is a separate entity with its own membership terms and is not part of the Foundation assessment or the condominium fee. A Cannes owner may join or not. A buyer for whom golf matters should get the club’s initiation and dues schedule at the same time as the association’s documents.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes’ published carrying costs are the Pelican Bay Foundation’s $3,435 annual assessment for FY2027, billed to the condominium association for its 16 homes, and the county’s Pelican Bay Services Division FY2027 assessment of $1,250.00. The association’s own assessment and the Crown Colony assessment are not published; every home carries an equal one-sixteenth share.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The monthly or quarterly number a buyer actually pays to the condominium is the one figure we cannot give you, because the association’s fee is not published on the state registry, in the county record or on any public page we found. It is in the resale package and the estoppel, and a buyer is entitled to both before closing.
The Foundation’s FY2027 approved budget sets the annual assessment at $3,435 per residence for October 1, 2026 to September 30, 2027. It has three parts: $2,180 for operations, $497 for the replacement reserve and $758 for the bulk media agreement. The Foundation’s FY2027 estoppel form shows the same split by quarter: $545.00, $124.25 and $189.50, or $858.75 a quarter.
The Foundation’s estoppel form says that when the unit is a condominium, the billing is paid by the condominium association, so a Cannes owner pays the Foundation’s assessment inside the association’s assessment, not as a separate Foundation bill. Sixteen homes at $3,435 is $54,960 a year in the association’s budget (16 times 3,435).
The assessment has risen 28% in four years, with one year of decline in between.
| Fiscal year | Annual assessment | Change from prior year |
|---|---|---|
| FY2023 | $2,684 | not applicable |
| FY2024 | $2,944 | up 9.7% |
| FY2025 | $2,675 | down 9.1% |
| FY2026 | $3,295 | up 23.2% |
| FY2027 | $3,435 | up 4.2% |
We could not find a published figure. The state registry does not carry a fee, the association’s filings with the state do not carry one, and a listing’s figure, where one is given, is the seller’s statement and not a record. Section 5.5 of the Bylaws makes the regular assessment payable quarterly, in advance, and Section 6.2 of the Declaration says the same. The first question for any home is the amount, its due date and what it covers.
Article IV of the Declaration gives each home an undivided interest of one-sixteenth once all four residential phases are submitted, and Section 6.2 makes each owner responsible for a share of the common expenses equal to that interest. A 2,902 square foot home and a 3,686 square foot home therefore pay the same condominium assessment. That favors the owner of the larger second-floor plan and weighs on the owner of the smaller one, a trade-off a buyer should weigh when choosing a floor.
Section 5.2 of the Declaration makes the association responsible for the exterior of the buildings, including outside walls, load-bearing walls, floors and columns that affect structural integrity, and for the shared conduits, ducts, plumbing and wiring, plus incidental damage from that work. Section 6.1 adds the operation, maintenance, repair and replacement of the common elements and the cost of carrying out the association’s powers, and Sections 8.2 and 8.3 make the liability and casualty insurance premiums common expenses. Which items are in the fee, only the budget says.
Section 5.4 of the Bylaws requires a proposed annual budget to be mailed or hand-delivered to every owner at least 14 days before the meeting at which it is considered, and Section 5.1 puts the fiscal year on the calendar, January 1 to December 31. Section 5.6 lets the Board levy a special assessment when the budget proves inadequate or an expense arises that was not contemplated, in the same proportions as the regular assessment.
Under Section 6.3 of the Declaration an assessment unpaid ten days after its due date bears interest at the highest rate the law allows, plus an administrative late charge of the greater of 5% of the installment or $25. The association has a lien for unpaid assessments with the priorities the Condominium Act gives it, and a buyer becomes jointly and severally liable with the seller for the seller’s unpaid assessments up to transfer, under Section 12.2, which is why the estoppel matters.
Florida’s Section 718.116(8) sets 10 business days for an association to issue an estoppel certificate and caps the fee at $250, plus $100 if the certificate is expedited and $150 if the owner is delinquent. As we read the state’s current adjusted caps, they are $299, $119 and $179. The Foundation has its own estoppel, at $250 to the seller with an optional $100 to expedite.
Section 5.3 of the Bylaws lists reserve accounts among the common expenses, and the Bylaws recite the statutory path for waiving or reducing reserves by owner vote. Florida’s 2024 changes removed that option for the structural items of buildings that must have a structural integrity reserve study. As we read the statute, Cannes’ two-floor buildings are outside that requirement, so the owner-vote path may still be open for other reserve items; the reserve balance and the funding vote are in the association’s budget, not in any public record.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Owning at Cannes means five layers of cost: the condominium assessment, the Crown Colony assessment, the Foundation’s $3,435, the county Services Division’s FY2027 assessment of $1,250.00, and a one-time $15,000 resale capital assessment the buyer pays at closing. Only the last three have published amounts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Layer | Billed by | Amount | When |
|---|---|---|---|
| Condominium assessment | Cannes in Pelican Bay Condominium Association | Not published; equal one-sixteenth share for every home | Quarterly in advance |
| Crown Colony assessment | Crown Colony Village Association | Not published; confirm whether it applies to Cannes | Set by the Master Association |
| Foundation assessment | Pelican Bay Foundation, billed to the condominium association for condominium residences | $3,435 for FY2027 ($858.75 a quarter) | October 1, 2026 to September 30, 2027 |
| Services Division | Collier County | FY2027 assessment $1,250.00 ($789.07 operations and maintenance plus $460.93 capital and projects) | Annual |
| Resale capital assessment | Pelican Bay Foundation | $15,000 for deeds recorded on or after October 1, 2026 | One time, paid by the buyer at closing |
| Club Pelican Bay (optional) | Club Pelican Bay | Separate membership terms | Only if you join |
The condominium assessment pays for the structure, exterior, shared systems, insurance and reserves, and it is not published. Everything about it, from the budget to the reserve balance, is in the resale package and the estoppel, and both are documents you can ask for before you decide.
Where a building’s Declaration binds its owners to the Master Association, each owner pays a pro rata share of what the Master Association levies for the Crown Colony facilities and common areas. The amount for Cannes is not published, and we did not find the instrument that binds Cannes to it. Ask for it as a line in the budget, because it is where the gate and the shared land are paid for.
The Foundation assessment is mandatory for every residence. It funds the beaches, tram, racquets, fitness, grounds and community services, and its FY2027 budget package is public. The 4.2% rise from FY2026 to FY2027 follows a 23.2% rise the year before. Because the condominium pays it for its condominium owners, the Foundation’s number reaches a Cannes owner inside the association’s assessment.
The Pelican Bay Services Division is a Collier County board, and the county’s own Services Division page publishes an FY2027 assessment of $789.07 for operations and maintenance and $460.93 for capital and projects, a total of $1,250.00. The county’s 2026 preliminary roll shows no non-ad valorem charge on any of the 16 Cannes parcels, so we cannot say from the roll how the charge reaches a particular parcel; confirm it on the November tax bill.
For deeds recorded on or after October 1, 2026, the Foundation’s resale capital assessment is $15,000, and the buyer pays it at closing by a separate check. The Foundation’s realtor page says it rises by 3.5% each year beginning October 1, 2027, which would make it $15,525 on that date (15,000 times 1.035). The deciding date is the date the deed is recorded in the Collier County Official Records, not the contract or closing date.
The Foundation publishes a one-time exemption for a bona fide owner and resident of Pelican Bay within the last 90 days who is buying another Pelican Bay property. The form and the purchase contract must be physically received at the Foundation office at least seven calendar days before closing, the exemption is available once in a member’s lifetime, and it carries a $1,000 processing fee paid at closing. A Cannes seller marketing to the community’s existing owners should say so early.
Club Pelican Bay’s golf membership is not required to own at Cannes. It is a separate decision with a separate price, and a buyer for whom golf is the point should get the club’s schedule at the same time as the association’s documents.
The two layers with published annual amounts add up to $4,685 for FY2027: the Foundation’s $3,435 plus the county’s $1,250.00, or about $390 a month (4,685 divided by 12 is $390.42). That is before the condominium assessment, the Crown Colony assessment, property tax, insurance and the one-time $15,000.
At the 60-month median of $2,800,000, the $15,000 is 0.54% of the price (15,000 divided by 2,800,000). At the lowest sale in the five-year file, $2,500,000, it is 0.60%, and at the highest, $3,200,000, it is 0.47%. Because the buyer pays it, it is a negotiating fact more than a seller cost, and at these prices it is a smaller share of the price than at the neighborhoods whose homes sell below $1,000,000.
The county’s 2026 preliminary roll shows total taxes on the 16 Cannes parcels from $10,679 to $20,788, with a median of $15,838 (the mean of the middle pair, $13,922.46 and $17,753.55). Ten parcels carry the homestead exemption and six do not: the homestead median is $12,809 (n 10) and the non-homestead median is $19,528 (n 6). The roll is preliminary, a reassessment follows any sale, and homestead status and assessment caps change a bill, so a buyer should not read a seller’s bill as their own.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Cannes Declaration is a phased Florida condominium document recorded July 20, 2005 whose articles set equal one-sixteenth shares, association-maintained exteriors, quarterly assessments, Board approval of sales, a three-lease limit, an 80% vote to amend and a Board-run hurricane shutter program. The Articles and Bylaws are attached to it.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We read all 84 recorded pages of the Declaration, with the Articles of Incorporation and Bylaws that follow it, and the two amendments of 2005 and 2006. The text below summarizes what a buyer or seller most needs, section by section. It is a plain-language reading, not legal advice, and the recorded text controls.
The Declaration is Official Records Book 3848, Page 572, Collier County Clerk instrument 3221555, and the Clerk’s public viewer opens it as the recorded Declaration of Condominium. The 2005 and 2006 amendments are the Phase III amendment and the corrective amendment. We found no later amendment in the Clerk’s index for the property name.
Article I names the condominium and defines its terms, Article II describes the land, and Article III identifies four residential buildings with four homes each, each home 2,900 to 3,700 air-conditioned square feet, plus a pool-and-deck phase. Section 3.7 sets each home’s boundaries at the slab below and the ceiling’s underside above, Section 3.8 grants the usual easements for utilities, support and encroachment, and Section 3.12 bars partition of the common elements.
Each home’s undivided interest in the common elements, and its share of the common expenses, is one-sixteenth once all four phases are submitted. The pool phase changes nothing. Because the shares are equal, a larger home pays the same condominium assessment as a smaller one, and every owner holds one vote.
The association maintains and repairs the buildings’ exterior, load-bearing and structural elements and the shared utility lines at its expense (Section 5.2). The owner maintains the interior of the home and of the terrace, and may not alter the exterior, the common elements or the limited common elements without consent (Section 5.3). Section 5.4 requires an affirmative vote of 80% of the voting interests for material alterations or substantial additions to the common elements.
Common expenses are assessed in proportion to the undivided interests (Section 6.1). Assessments are paid quarterly to the association (Section 6.2), carry interest and a late charge after ten days, and secure a lien that can be foreclosed (Section 6.3). A first mortgagee that takes title by foreclosure or deed in lieu is liable only for the lesser of six months of unpaid common expenses or one percent of the original mortgage debt, and only if the association was joined in the foreclosure.
Section 6.1(D) and Section 2.15 of the Bylaws make hurricane shutters a Board program. The Board adopts specifications for color and style that must comply with the building code, may not refuse a conforming owner-installed shutter, and, with a majority vote of the voting interests, may install and maintain shutters on common elements, limited common elements and units. An owner who has already installed compliant shutters, laminated glass or protective film receives a credit for the pro rata installation cost. Where compliant impact glass or film is in place, the Board may not install shutters over it.
The association must carry casualty insurance against fire, windstorm, flood and extended perils on the insurable improvements, and public liability insurance of at least $1,000,000 (Sections 8.2 and 8.3). The association is the named insured as agent for the owners. Section 8.10 says the building coverage includes the original fixtures and installations inside the unfinished interior surfaces, and that everything else inside a home is the owner’s to insure. Losses over $1,000,000 are paid to an Insurance Trustee, and proceeds over $25,000 are disbursed through it (Sections 8.6 and 8.7).
Section 8.9 says owners may buy their own liability coverage and contents coverage, and that the policy must be excess over the association’s with no subrogation against it. It adds that, at the Board’s sole option, owners may be required to carry a flood policy on their own home in an amount the Board sets, naming the association as an additional insured. A buyer should ask whether the Board has ever exercised that option.
If a casualty makes homes with less than half of the common elements untenantable, the association repairs unless the condominium is terminated within 60 days. If more than half are untenantable, the owners vote on repair or termination after the association obtains cost estimates. Reconstruction follows the original plans unless 75% of the voting interests, including half of the institutional first mortgagees, approve changes, and a shortfall is assessed against all owners in proportion to their shares (Sections 9.1 to 9.4).
Section 11.1 limits a home to residential use. A private office is allowed so long as customers or clients do not visit. The section bars clotheslines without Board consent and nuisances, and it bans grilling or barbecuing on balconies, porches, terraces and any limited common element. A buyer who grills should read the last of those before moving in.
Article XII, set out in the next two sections, requires Board approval of sales and gifts and limits leasing. Article XIII provides that the condominium ends only by unanimous agreement and lien-holder consent, or after major damage and a vote, and gives owners of 75% of the common elements an option to buy out those who want to sell in a termination. The termination section cannot be amended without the consent of four-fifths of the voting interests and of the record first mortgagees.
Each home has one vote (Section 14.1). The Declaration may be amended by four-fifths of the voting interests at a properly noticed meeting, and no amendment may change a home’s share of the common expenses unless that home’s owner and its lienholders join (Section 15.1). Section 17.2 makes each owner responsible for ad valorem taxes, and Section 17.3 says time-share estates will not be created. Section 17.4 requires fidelity bonding for those who control the association’s funds.
The Bylaws set the Board’s powers (Article II), unit owner meetings with a quorum of one-third of the voting interests (Article IV), a calendar-year budget with 14 days’ notice to owners (Article V), and Rules and Regulations (Article VII). Section 7.3 lets the Board fine for violations within the statute’s limits, which are $100 per violation and $1,000 in the aggregate, after notice and a hearing before a committee of other owners, and a committee that disagrees blocks the fine.
Bylaws Article VI says each condominium home is entitled to one vote as a Class A Member of the Pelican Bay Foundation, even if one owner holds several homes, and that the association’s secretary tabulates and reports the owners’ votes on Foundation matters. That is how a 16-home building takes part in the Foundation’s elections.
The Bylaws require the association to make its official records available to an owner within five working days after a written request, and Florida’s Section 718.111 sets the statutory list of records. A buyer who wants minutes, budgets and insurance declarations before closing should ask in writing and keep the date.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Cannes sale closes in five steps: the owner gives the Board notice of the sale under Section 12.2 of the Declaration, the buyer receives the resale package and its seven-day cancellation window, two estoppel certificates are ordered, and the buyer pays the Foundation’s resale capital assessment. The Board has 30 days to act.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Selling at Cannes involves three separate bodies, the condominium Board, the Crown Colony Master Association and the Foundation, each with its own paper. We set out what the recorded documents require of each, in the order a sale meets them. The Declaration is the 2005 text with the two later amendments; a Board may have adopted procedures since, so ask the association for its current approval form.
Section 12.2 says no owner may effectively dispose of a home except to another owner, unless the owner follows the section. An owner with a bona fide sale or gift gives the Board notice of the intended purchaser’s name and address and such other information as the Board may request within five days after it receives the notice. The grantee is jointly and severally liable with the grantor for the grantor’s unpaid assessments to the date of transfer. The association may charge a processing fee up to the legal maximum.
Within 30 days after receipt of the notice, the Board must approve or disapprove. If it approves, it issues a certificate of approval signed by officers, in recordable form, to the purchaser. If the Board fails to issue the certificate within 30 days, the sale is automatically deemed approved, and the absence of a certificate on the public record is not a title defect.
If the Board disapproves, it must within the 30 days give the owner written notice naming the association, one or more owners or another acceptable person who is willing to buy on the same terms as the owner’s notice, with a binding offer to purchase. If it fails to name a purchaser in time, that is deemed consent and the Board must furnish a certificate. The owner is free to sell to the original buyer within 90 days after the notice was given.
Section 12.2(K) says any sale, mortgage, lease or other transfer not authorized under the article is void unless the association later approves it. That is why the closing agent should have the certificate of approval, or the passage of the 30 days, documented before the deed is recorded.
Sales and gifts by the developer, and transfers by an owner to a spouse, fall outside the sale-approval steps. Transfers by gift, devise or inheritance to anyone other than a spouse, child or parent require notice to the Board within 90 days of acquiring title. If the Board disapproves the new owner, the association delivers a purchaser who buys at fair market value set by agreement or, failing agreement, by a three-appraiser process with an MAI appraiser as the third, paid in cash and closed within 30 days. The association itself may not buy a home without the approval of 75% of the voting interests.
Article XII states its purpose as maintaining a community of congenial residents who are financially responsible. Federal and Florida fair housing law governs every sale and lease at Cannes, and a Board may not decline a buyer because of race, color, religion, sex, national origin, familial status or disability. We describe the approval power as the Declaration records it, and we describe property, not people.
Florida’s Section 718.503 requires a seller of a resale condominium unit to give the buyer a package that includes the declaration, the articles, the bylaws and the rules, the budget and the year-end financial information, and the governance form, and it gives the buyer a right to cancel within seven days, excluding Saturdays, Sundays and legal holidays, after receiving it. The clock runs from the buyer’s receipt of the package. We build the seller’s file before listing so the clock starts on the first day.
An estoppel certificate states what the owner owes. The association’s states assessments and other sums due, with the statute’s capped fee, and the Foundation’s separate estoppel for the FY2026-2027 year charges the seller $250, with an optional $100 to expedite. The Foundation’s form says it does not require approval of a transfer; approval sits with the condominium.
The buyer pays the $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, by a separate check at closing. A buyer who already owns and lives in Pelican Bay may qualify for the Foundation’s one-time exemption, and the form must reach the Foundation at least seven calendar days before closing.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. The seller pays Florida’s documentary stamp tax on the deed at $0.70 per $100 of consideration, which is $19,600.00 at the 60-month median of $2,800,000 (2,800,000 divided by 100, times 0.70) and $17,500.00 at $2,500,000. The buyer pays the $15,000, any association processing fee the contract assigns, and the recording costs.
| Day | What happens | Who acts |
|---|---|---|
| Before listing | Seller assembles the resale package and orders the estoppels | Seller and listing agent |
| At or before contract | Seller delivers the flood disclosure under Section 689.302 | Seller |
| Contract | Notice to the Board with the buyer’s information and the signed contract | Seller |
| Contract to day 7 | Buyer reviews the resale package; seven days excluding weekends and holidays to cancel | Buyer |
| Days 1 to 30 | Board acts; deemed approved at 30 days if it does not | Board |
| Before closing | Association and Foundation estoppels delivered | Association, Foundation |
| Closing | Deed recorded; $15,000 paid by the buyer; doc stamps paid by the seller | Closing agent |
Four things slow a sale: a resale package that is incomplete when the buyer’s clock starts, a Board that takes the full 30 days, a leasing history the buyer cannot confirm against the three-lease and two-lease rules, and an asking price set by the highest sale in the file rather than the last 12 months. The 168-day sale of June 2024 and the 76-day sale of February 2023 show how long a sale can run when the price is not matched to the home.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
No recorded Cannes document that we read restricts occupancy by age. The Declaration limits use to residential purposes, restricts leasing by number and term, and requires Board approval of sales, but it sets no minimum age. A buyer should confirm with an attorney, because the statute defines the test and the recorded documents control.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Buyers often ask whether a community is “55 and older.” The question has a legal answer, and it depends on a recorded policy and on facts about occupancy, not on how a building looks or who has lived there.
Florida’s Fair Housing Act, at Section 760.29, and the federal rule at 24 CFR 100.304 let a community that meets several conditions limit occupancy to older persons: at least 80% of occupied units must have at least one occupant 55 or older, the community must publish and follow policies that show the intent to be housing for older persons, and it must verify occupancy by reliable surveys and affidavits. A community that does not meet those conditions cannot use the exemption.
We read the Declaration, Articles and Bylaws and the two amendments, and none states an age restriction or an older-persons policy. Section 11.1 limits use to residential purposes, and Section 12.3 treats use by a family member or a guest without compensation as not a lease. Neither mentions age.
No. A lease limit and a Board approval of purchasers are separate things from an age restriction, and a Board that screens buyers under Section 12.2 may not use age or any other protected characteristic as a ground. Fair housing law governs every sale and lease at Cannes.
For a buyer, the answer determines who may occupy a home and whether a future buyer may. We state it as a legal fact and make no statement about the people who live in the neighborhood.
A Cannes owner may lease with the association’s approval, no more than three times a calendar year and for at least 30 days each time, under Section 12.3 of the Declaration. The Foundation separately caps leasing at two a year, and the stricter limit governs in practice. A buyer should plan on the Foundation’s number.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Leasing at Cannes is layered like everything else: the Declaration sets one set of limits, the Foundation sets another, and a lease has to satisfy both. Where they differ, the stricter one governs in practice, and the documents control over our summary.
Section 12.3 says no home may be leased or sublet more than three times per calendar year, for a minimum of 30 days each time, that the association must approve all leases and lessees, and that tenants are bound by the Declaration, Articles, Bylaws and rules. The association may charge the maximum fee Florida law permits and may require a security deposit as the law permits. Use by a family member or a guest without compensation is not a lease.
Section 7.4 of the Bylaws bars the Board from adopting rules that add restrictions on the length of leases or the number of times a year a home can be leased beyond the Declaration and the original rules, and from narrowing the definition of guests or family members to restrict use. Those limits change only through the amendment procedure, which takes four-fifths of the voting interests.
The Foundation’s 2019 amendment to Section 3.26 of its declaration, recorded at Official Records Book 5634, Page 1101, defines leasing to include occupancy for any consideration, including short-term arrangements booked through online platforms. It then says “Unless otherwise provided by Neighborhood Covenants,” no dwelling unit may be leased more than two times per calendar year, and it bars time-share use and advertising that suggests more than two leases a year.
Three leases under the Declaration, two under the Foundation. The Foundation’s text begins with “Unless otherwise provided by Neighborhood Covenants,” so a lawyer could read the Declaration’s three as the neighborhood’s own rule, but the Foundation administers its lease approvals and its tenant cards, and we advise owners and buyers to plan on two a year. Ask the association and the Foundation in writing which limit each applies, and how many leases your home has already used this calendar year.
The Foundation’s rules require the lease application, a processing fee and the association’s approval letter to reach the Foundation at least 30 days before the lease period, and the 2027 application packet sets the lease processing fee at $500 and allows a maximum of two tenant cards. The owner’s member cards are suspended for the lease term, so a leasing owner gives up the beach and amenity access that is part of why the home is worth owning.
At two leases a year of at least 30 days, a Cannes home can be rented for at most a handful of months. At the 60-month median of $2,800,000, a buyer should treat Cannes as a residence or second home, not an income property, and should not rely on a rental pro forma. We make no estimate of rent, since no rent data is in the record.
The recorded Cannes Declaration and Bylaws we read contain no pet clause, and the rules and regulations attached to the 2005 prospectus, which Section 7.1 of the Bylaws makes the starting rules, are not in the public record we reviewed. The Foundation’s rules require leashes of six feet or less on its property.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Pet rules are among the most asked questions at any condominium, and the honest answer for Cannes is that the recorded Declaration is silent and the operative rules are the association’s.
Neither the Declaration nor the Bylaws we read set a number, size or breed limit for pets. Section 11.1 bars nuisances and unreasonable noise, which a barking animal can violate, and Section 7.1 of the Bylaws applies the rules and regulations attached to the prospectus until the Board amends them. The Board may add rules under Section 7.2, but not leasing or guest restrictions under Section 7.4.
Section 3.G of the Foundation’s Rules and Regulations lets members, tenants and guests bring a pet into certain Foundation common areas, subject to rules: current vaccinations, never left alone, harnessed, leashed, caged or tethered, leashes not exceeding six feet, and no retractable leashes on the berm. Pets may not block the berm, walkways or aisles.
Federal fair housing law requires reasonable accommodation for assistance animals, and the Foundation’s rules include a form for service and emotional support animal requests. HUD publishes its guidance on assistance animals and fair housing. A condominium’s pet rule does not defeat a legally protected accommodation.
Ask the association for its written pet rules, whether registration or a weight limit applies, and whether the Board has fined for pets in the last three years. A seller with a pet should confirm in writing that the buyer’s pet, if any, complies, since the Board’s approval of the sale does not address it.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Florida’s milestone inspection and structural reserve study laws apply to condominium buildings of three habitable stories or more, and Cannes’ four buildings have two living levels each, so neither statute applies on its face. Collier County’s milestone list and map do not include Cannes. A buyer should still ask the association in writing.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Milestone inspections and structural integrity reserve studies have reshaped condominium buying across Florida since 2022. The first question a buyer should ask about any condominium is whether either rule applies, and the answer for Cannes turns on a statutory height threshold and a Building Code determination that belongs to the county.
Section 553.899 of the Florida Statutes, as it reads in 2026, requires a milestone inspection by a licensed architect or engineer of a building that is “three habitable stories or more in height as determined by the Florida Building Code” and is subject to the condominium form of ownership. The first inspection is due by December 31 of the year the building reaches 30 years from its certificate of occupancy, or 25 years where the local government finds that local circumstances, such as proximity to salt water, require it, and every 10 years after. The statute also says it does not apply to a single-family, two-family, three-family or four-family dwelling with three or fewer habitable stories above ground.
Section 718.112(2)(g) requires the association of a condominium to complete a structural integrity reserve study for each building “three stories or higher in height” and to fund the reserves it identifies, and it states that the paragraph “does not apply to buildings less than three stories in height.” A condominium seller must still give the buyer either the most recent study or a statement that none has been completed under Section 718.503, so a Cannes buyer should expect the statement to say that none is required, and should ask.
The recorded Declaration describes four buildings, each holding two homes on the ground floor and two above. That is two living levels, below the three-story threshold in both statutes. The Foundation’s December 2023 amendment to the Crown Colony restrictions separately counts Cannes among the one or two story garden buildings, not the multistory towers. A determination of “habitable stories” is made under the Florida Building Code by the county, and we have not seen any county determination for Cannes, so we state the statute and the recorded height and nothing more.
Collier County publishes a list of buildings under its milestone program and a live milestone map. We read the list on October 7, 2026, as it stood in January 2026, and queried the map’s layers for the Cannes name and for Crown Colony addresses, against a layer that holds 926 features. Neither the list nor the map has a Cannes entry. That absence is consistent with the buildings’ height. It is not a county finding, and it does not tell a buyer what the association has inspected on its own.
Buildings finished in 2005 would reach 30 years in 2035, and the first milestone deadline would be December 31, 2035, if the county ever found the buildings to be three habitable stories. We state that arithmetic only to show the horizon. We have not seen the certificates of occupancy, and no part of the recorded record suggests the rule applies.
A buyer’s lender, insurer or appraiser may ask for the same documents they ask for at a tower, and the answer “not required, two stories” should be on hand. The statute does not stop an association from commissioning an engineer’s report on its roofs, stairs and railings. A seller who has such a report, or a written statement from the Board that none is required, shortens that part of the process.
Ask the association in writing for eight things: any engineer’s or reserve study report on the buildings, or a statement that none exists; the current budget and the most recent year-end financial statement; the reserve balances and any owners’ vote on reserve funding; the minutes of the last twelve months of Board meetings; the current estoppel certificate; the master insurance declarations page; the rules and regulations; and the roofing maintenance records. Section 718.503 requires several of these in the resale package, and Section 718.111(12) covers the rest.
The recorded notices show the association’s three roofing notices of January and February 2018, each for removing and replacing the tile roofs. That puts the main roofs at roughly eight years old, the element that most affects insurance on a two-level building. A notice shows work was planned, not that it was finished or how it performed, so ask for the permit final.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes sits in FEMA flood zone AE at a base flood elevation of 10 feet, in Collier County’s Evacuation Zone A, about 0.47 mile from the nearest mapped wave-action zone. Hurricanes Irma in 2017 and Ian in 2022 both sent storm surge into Naples, but the National Hurricane Center publishes no reading for these buildings.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
A buyer of any Pelican Bay home should separate three questions that get blended in conversation: where the flood map puts the building, what the storms actually did in Naples according to the agencies that measured them, and what insurance the Declaration puts in place. We answer each from a published record and say where the record stops.
We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at points along the four buildings and at the middle of the neighborhood. Every point returned Special Flood Hazard Area zone AE with a base flood elevation of 10 feet (NAVD88), on flood map panel 12021C0381J, effective February 8, 2024. The nearest mapped zone VE, the coastal high-hazard zone where wave action is expected, is about 755 meters (0.47 mile) from the middle of Cannes, with a base flood elevation of 11 feet at the nearest vertex.
The base flood elevation is the height the map says floodwater reaches in a flood with a 1% chance of occurring in any year. It is not the elevation of a Cannes floor. The federal elevation service returned no ground elevation for these points, so no public ground elevation is available, and we do not have an elevation certificate for any home.
Zone AE is a Special Flood Hazard Area. A federally regulated or insured lender generally requires flood insurance on a mortgage for a building in such an area, and the lender, not the seller, decides what it requires. A cash buyer is free to carry less, and a buyer should still price flood coverage before the offer. On a two-level building the flood question for an owner is mostly the ground-floor homes and the mechanical equipment, so ask which level a home is on and where its air handlers sit.
Collier County’s August 19, 2026 news release says FEMA has issued a preliminary Flood Insurance Rate Map, that a 90-day appeal period began that day and that the target effective date is summer 2027, subject to change. We have not compared the preliminary map to these buildings and we state no new zone for it. Until FEMA makes a new map effective, the 2024 panel above is the one a lender uses, and a buyer should ask an insurance agent how a change would affect the quote.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure “at or before the time the sales contract is executed.” The form states that homeowners’ insurance policies do not pay for flood damage and asks whether the seller knows of flooding that damaged the property, has filed a flood claim, including with the National Flood Insurance Program, or has received assistance for flood damage, including from FEMA. A Cannes seller should prepare the answer early.
Collier County’s hurricane evacuation zone layer, queried October 7, 2026, places Cannes in Zone A. Evacuation zones are drawn for storm surge and can be redrawn, so a buyer should check the state’s Know Your Zone lookup and the county’s guidance each season rather than rely on our reading of one layer on one day.
The National Hurricane Center’s report on Irma says the storm made its final landfall near Marco Island on September 10, 2017. For the southwestern coast, the report says: “Maximum inundation levels of 3 to 5 ft above ground level occurred along the remainder of the southwestern coast of Florida from Marco Island northward through Naples to Ft. Myers.” The National Ocean Service tide gauge at Naples measured a water level of 4.25 ft above mean higher high water. The report is about the coast. It does not give a reading for Crown Colony.
Ian made landfall in southwestern Florida on September 28, 2022. The National Hurricane Center’s report says: “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples,” and: “Maximum inundation of 6 to 9 ft AGL occurred in Naples.” AGL means above ground level. The Naples Pier gauge measured 6.18 feet above mean higher high water before the station was destroyed, so it did not record a peak.
Neither report publishes a measurement at the buildings, and neither says whether water reached Cannes. We therefore make no claim about water at the property in either storm. What a buyer can do is ask the seller, on the Section 689.302 form, and ask the association for its insurance claim history and its repair record.
Article VIII of the Declaration requires the association to insure the improvements against fire, windstorm, flood and extended perils, and to carry public liability insurance of at least $1,000,000. The association is the named insured as agent for the owners. The master policy does not insure the interior of a home beyond what Section 718.111 of the Florida Statutes requires, which is why an owner needs a condominium unit policy for the interior and personal property. Section 8.9 adds that the Board may, at its sole option, require owners to carry a flood policy on their own home in an amount the Board sets, naming the association. Ask for the master policy’s declarations page, the deductibles, in particular the windstorm deductible, and whether the Board has ever exercised the flood option.
Section 6.1(D) of the Declaration and Section 2.15 of the Bylaws make hurricane shutters a Board program: the Board adopts specifications for color and style, may not refuse a conforming owner-installed shutter, and may install and maintain shutters with a majority vote of the voting interests. The county’s recorded notices of commencement show that 21 of the 43 notices recorded against the neighborhood since 2005 name a shutter or storm-protection contractor, which shows the work was permitted, not how it performed in a storm.
Collier County has participated in FEMA’s Community Rating System since October 1992 and maintains a Class 5 rating, under which eligible flood insurance policies receive a 25% premium discount, according to the county’s flood protection newsletter. For a property in zone AE, the county applies the 50 percent rule, under which improvements or repairs that equal or exceed half of a structure’s market value require the structure to meet current elevation standards, and new air conditioners and generators must be elevated to the base flood elevation plus one foot.
The Florida Office of Insurance Regulation explains the wind mitigation inspection that documents a home’s openings, roof and shutters for insurance credits. Roof age, shutters and impact-rated openings can matter at the home level, so ask any seller for the current wind mitigation report.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High under Collier County Public Schools’ 2027 attendance zones, and each of the three earned an A in the district’s graded years from 2021 to 2025, according to the district’s 2025 accountability brief. Confirm the exact address in the district’s zone tool.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We searched the district’s zone tool for all four Cannes building addresses, and all four returned Sea Gate Elementary School at 650 Seagate Drive, Pine Ridge Middle School at 1515 Pine Ridge Road and Barron Collier High School at 5600 Cougar Drive. The district notes that its zone maps provide general information and that placement is not guaranteed, so confirm the address with the district’s student assignment office before you rely on it.
By free-flow routing measured October 7, 2026 from the middle of Cannes, Sea Gate Elementary is 4.5 minutes and 1.7 miles away, Pine Ridge Middle is 8.9 minutes and 3.0 miles away, and Barron Collier High is 11.8 minutes and 4.6 miles away. The district’s attendance page says that if a student’s address is within two miles of the school and the walking route is considered non-hazardous, transportation will not be provided. On these distances Sea Gate Elementary falls inside that line and the middle and high schools fall outside it, though the district’s own measurement decides eligibility.
The Collier County Public Schools 2025 accountability brief rates the district A, the only Southwest Florida district with that grade, and its school-level tables list Pine Ridge Middle and Barron Collier High with an A in each of the five years from 2021 through 2025 and Sea Gate Elementary with an A in each graded year.
The district reviews zones annually and accepts out-of-zone requests subject to capacity under its Board policies. A buyer with a school-age child should check the district’s zone tool for the current year and ask about any pending boundary change before closing.
Cannes’ recorded work, seen in 43 notices of commencement filed with the Collier County Clerk since the buildings opened in 2005, runs from the first owner fit-outs and shutter installations through roof tile replacement in 2018, air conditioning change-outs and remodels, to lanai enclosures in 2020 and 2025. It shows what was permitted, not how any of it performed.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
A notice of commencement is a recorded statement that construction is about to start on a property under Chapter 713. It names the work, the owner and the contractor and is recorded in the Official Records. It proves that work was planned, not that it was permitted, finished or inspected. We describe contractors by trade and do not name them, and we do not identify owners or units.
The Clerk’s index for the property name “Cannes Pelican Bay” lists 52 notices of commencement, nine of them recorded in 2004 by the developer’s builder before the Declaration, and 43 recorded from 2005 on. By year, 2006 and 2018 are the busiest, with eight notices each, followed by 2015 with five and 2020 with four.
| Year | Notices recorded |
|---|---|
| 2005 | 1 |
| 2006 | 8 |
| 2007 to 2014 | 9 |
| 2015 | 5 |
| 2017 to 2019 | 11 |
| 2020 | 4 |
| 2022 to 2025 | 5 |
Three of the 43 notices were recorded by the association itself, one on January 30, 2018 and two on February 8, 2018, each for removing and replacing roof tile. The main roofs were therefore re-covered in early 2018, about eight years before this page. A buyer comparing insurance quotes should ask for the roof’s age, the permit final and the wind mitigation report, which documents the roof.
Twenty-one of the 43 notices name a shutter or storm-protection contractor in the index, including eight in 2006, the first full year after the buildings opened. We read the scope on three of them: installation of hurricane protection in 2015, installation of storm protection in 2020, and windows, shutters and doors in 2022. The Declaration’s shutter program in Section 6.1(D) explains why: shutters are a Board-specified item installed by owners.
Ten notices name an air conditioning contractor. We read eight scopes, all air conditioning change-outs, in 2015 (two), 2017, 2018 (three), 2019 and 2020. Air conditioning is an owner-level cost in a home of this size, so ask a seller for the equipment’s installation date.
We read four remodel notices: a master bedroom and bath remodel in 2015, a bathroom addition in 2018, a whole-home remodel in 2018 and a primary bath and interior remodel in 2024. Remodels inside the home matter to a buyer because Section 5.3 of the Declaration bars an owner from altering the exterior, and the county’s permit file for the home is where the approval trail shows.
Two notices describe enclosing a lanai: converting a lanai to indoor air-conditioned space in 2020 and enclosing a lanai to create a sun room in 2025. A lanai that has become air-conditioned living space can change a home’s living area, which is one reason the roll and the MLS report different areas for the same home. If a home’s area matters to your price, ask for the permit and the final inspection.
One 2025 notice describes a tankless water heater replacement. Four more notices had scopes too faint to read in the scan. We make no claim about them.
The Clerk’s index shows 69 deeds recorded against the neighborhood from 2005 through 2025, 17 of them in 2005, when the buildings sold out. A deed count includes transfers that are not arm’s-length sales, such as transfers into trusts, so it runs higher than the 29 qualified sales of the county’s file over 21 years or the five MLS closings of five years.
A Clerk’s certificate recorded April 26, 2018 states that the condominium was recorded July 20, 2005. We read it to confirm the recording date of the Declaration.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Near Cannes, the visible changes are Waterside Shops’ redevelopment, the Epique tower under construction in Pelican Bay, a disputed waterpark proposal at Naples Grande, and the Pelican Bay Community Park’s new racquets center. None is on Crown Colony Place, and each is a separate project with its own owner.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Waterside Shops, 1.6 miles from Cannes by road, publishes a redevelopment page for the center. A buyer who values the center should check that page for current phasing, because redevelopment can affect traffic and noise.
Epique Pelican Bay’s own site describes a 19-story Gulf-front tower of estates, penthouses and Jardin residences with an anticipated completion of the first quarter of 2028. It is a separate building and a separate association, not part of Cannes or Crown Colony.
Collier County’s Zoning Division issued an official interpretation in March 2026 that a proposed waterpark at the Naples Grande Resort could proceed without a PUD amendment. The Pelican Bay Foundation filed an administrative appeal on April 17, 2026, as did the Bay Villas Association, according to the Gulf Shore Association of Condominiums. The outcome was not decided when we pulled the record.
Collier County and the Pelican Bay Foundation opened 20 pickleball courts and refurbished tennis courts at the Pelican Bay Community Park, according to Gulf Shore Business, and the Foundation’s racquets page lists three tennis and ten pickleball courts designated for its members and their guests.
Collier County’s zoning layer places Cannes in a Planned Unit Development, the Pelican Bay PUD, with a Future Land Use designation of Urban Residential Subdistrict, queried at the middle of the neighborhood on October 7, 2026. It sits inside Crown Colony, under a privacy-gate covenant, in Hurricane Evacuation Zone A.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The zoning layer returns Planned Unit Development at the middle of Cannes. The layer’s notes list amendments from 1986 through 2004: two 1986 amendments, a 1990 amendment, a September 1993 amendment of the Pelican Bay PUD, and a September 21, 2004 PUD amendment with a development-of-regional-impact amendment of the same date. The Pelican Bay PUD with its ordinances is published by the Foundation and is the document that sets uses and density.
The county’s Future Land Use layer returns the Urban Residential Subdistrict at the same point. That designation is the comprehensive plan’s category for the area and sits above the PUD in the county’s hierarchy.
Cannes shares Crown Colony with the three towers, St. Marissa, St. Kitts and Cap Ferrat, and with the other garden condominium, St. Vincents. Of the five, only Cannes and St. Vincents are low-rise, with 16 and 26 homes against a tower’s 97 or more.
Pelican Bay’s other low-rise condominium and villa neighborhoods include Renaissance, the closest boutique rival to Cannes, as well as Interlachen, Lugano, Barrington Club and L’Ambiance. Our guide to Pelican Bay covers how the community fits together.
From Cannes, Artis-Naples, Waterside Shops and Sea Gate Elementary are each about four minutes by car, Clam Pass Park 5, Mercato 7, Vanderbilt Beach 7, NCH North Naples Hospital 11, Fifth Avenue South 14, Naples Airport 17 and Southwest Florida International Airport 44, by free-flow routing measured October 7, 2026 from the middle of Cannes.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
These are free-flow routing figures, without traffic, from the middle of Cannes to each destination. Season-time traffic on Pelican Bay Boulevard, Vanderbilt Beach Road and US 41 lengthens all of them.
| Destination | Minutes | Miles |
|---|---|---|
| Artis-Naples | 3.6 | 1.3 |
| Waterside Shops | 4.4 | 1.6 |
| Sea Gate Elementary | 4.5 | 1.7 |
| Clam Pass Park | 4.7 | 1.4 |
| Publix on Tamiami Trail North | 6.1 | 2.6 |
| Mercato | 7.1 | 3.0 |
| Vanderbilt Beach | 7.1 | 2.6 |
| Pine Ridge Middle | 8.9 | 3.0 |
| NCH North Naples Hospital | 11.2 | 5.4 |
| Barron Collier High | 11.8 | 4.6 |
| NCH Baker Hospital | 13.8 | 6.3 |
| Fifth Avenue South | 14.4 | 6.9 |
| Naples Airport | 17.0 | 8.0 |
| Southwest Florida International Airport | 43.7 | 30.6 |
NCH North Naples Hospital, about 11 minutes away, publishes its services on its NCH location page. NCH Baker Hospital downtown is about 14 minutes away.
Waterside Shops and Mercato are 4 and 7 minutes by car, a Publix on Tamiami Trail North is 6 minutes, and everyday shopping along US 41 is a short drive. The Foundation’s beach restaurants are inside Pelican Bay.
Artis-Naples, the performing arts and museum campus, is 1.3 miles away. Fifth Avenue South, Naples’ downtown dining street, is 14 minutes by car.
Naples Airport, the city’s general-aviation airport, is 17 minutes away. Southwest Florida International Airport is 44 minutes away, which is a flight-day planning number, not a morning-commute one.
Clam Pass Park is 5 minutes by car and the Vanderbilt Beach public access area is 7 minutes. The Foundation’s private beaches are reached by boardwalk, tram or car, and are paid for by the Foundation assessment described above.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes is the second smallest of the seven Pelican Bay low-rise, garden and villa neighborhoods we benchmarked, at 16 homes, and its $2,800,000 12-month median, from one closing (a small sample), is the highest of the seven: 1.27 times Renaissance’s $2,200,000 and 3.27 times St. Vincents’ $855,000.
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 neighborhoods on the same terms: units, product, year built, and the last 12 months of Southwest Florida MLS closings and median sold price, taken from the building-by-building roster we built for this series. Every median in the table is from fewer than ten sales and is a small sample, so read it as a ranking of tendencies, not a price list.
| Neighborhood | Units | Product | Year built | Closings, last 12 months | Median sold, last 12 months | Median as a multiple of Cannes |
|---|---|---|---|---|---|---|
| Cannes | 16 | Coach homes (four low-rise buildings), Crown Colony gate | 2005 | 1 (small sample) | $2,800,000 | 1.00 |
| Renaissance | 8 | Boutique low-rise | 1985 | 1 (small sample) | $2,200,000 | 0.79 |
| Bay Villas | 70 | Villas | 1981 to 1983 | 3 (small sample) | $1,549,000 | 0.55 |
| St. Marissa | 97 | High-rise (21 stories), Crown Colony gate | 1992 | 4 (small sample) | $962,500 | 0.34 |
| Lugano | 71 | Garden condominium (four low-rise buildings) and villas | 1985 to 1989 | 5 (small sample) | $895,000 | 0.32 |
| St. Vincents | 26 | Garden condominium and villas, Crown Colony gate | 1992 to 2002 | 4 (small sample) | $855,000 | 0.31 |
| Interlachen | 92 | Garden condominium and attached villas | 1984 to 1991 | 7 (small sample) | $830,000 | 0.30 |
Turnover over the last 12 months, as a share of homes, was 6.3% at Cannes (1 of 16), 12.5% at Renaissance (1 of 8), 4.3% at Bay Villas (3 of 70), 4.1% at St. Marissa (4 of 97), 7.0% at Lugano (5 of 71), 15.4% at St. Vincents (4 of 26) and 7.6% at Interlachen (7 of 92). With 16 homes a single sale moves Cannes’ percentage by 6.3 points, and one sale is not a trend. Over five years Cannes has sold 5 of 16 homes by MLS, or 31%.
By 12-month median, Cannes ranks first of seven, ahead of Renaissance at $2,200,000, Bay Villas at $1,549,000, St. Marissa at $962,500, Lugano at $895,000, St. Vincents at $855,000 and Interlachen at $830,000. The gap between first and second is $600,000, and the gap between second and third is $651,000, so the table has two price tiers: the two boutique low-rise buildings above $2,000,000, and everything else below $1,600,000. Cannes and Renaissance are the only two neighborhoods on the list with fewer than 20 homes.
Years built run from 1981 at Bay Villas to 2005 at Cannes, so Cannes is the newest building in the table: three years after St. Vincents’ last phase of 2002 and 20 years after Renaissance. Cannes shares the Crown Colony gate with St. Marissa and St. Vincents in this table, which means a Crown Colony assessment that Renaissance, Bay Villas, Lugano and Interlachen owners do not pay. In return a Cannes owner has the neighborhood’s low density, 16 homes, and a gate whose staffing is not published.
If you are weighing low-rise and villa neighborhoods, read our guides to Interlachen and Lugano, Cannes’ Crown Colony neighbors St. Marissa and St. Vincents, and the head-to-head comparison with Renaissance below.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes and Renaissance are the two small, high-priced low-rise condominiums buyers compare in Pelican Bay, and the numbers split them: Cannes has 16 coach homes and a $2,800,000 12-month median, while Renaissance has 8 homes and a $2,200,000 median, so Cannes costs $600,000 more, or 27.3% more, from one sale each.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Cannes is the newer, larger-homed, gated neighborhood with a Crown Colony layer of cost; Renaissance is the older, smaller neighborhood on Pelican Bay Boulevard with homes that sold for less. Neither is better in the abstract. The choice turns on the price you want to pay, the size of home you need and whether you want the Crown Colony gate.
Both columns use the same Southwest Florida MLS pull dated October 7, 2026 and the same county 2026 roll. Every MLS median below is from fewer than ten sales and is a small sample. With an even number of sales the median is the mean of the middle pair, which we name.
| Measure | Cannes | Renaissance |
|---|---|---|
| Homes | 16 | 8 |
| Year built | 2005 | 1985 |
| Product | Coach homes in four low-rise buildings, Crown Colony gate | Boutique low-rise condominium on Pelican Bay Boulevard |
| Heated area on the county roll | 2,902 to 3,686 sq ft, median 3,294 | 1,872 to 2,925 sq ft, median 2,518.5 |
| Closings, last 12 months | 1 (small sample) | 1 (small sample) |
| Median sold, last 12 months | $2,800,000 | $2,200,000 |
| Median $/sq ft, last 12 months | $965 | $663 |
| Days on market, 12 months (n) | 78 (1) | 140 (1) |
| Sold-to-list, 12 months (n) | 94.9% (1) | 81.8% (1) |
| Closings, last 36 months | 2 (small sample) | 1 (small sample) |
| Median sold, last 36 months | $2,650,000 (mean of $2,500,000 and $2,800,000) | $2,200,000 |
| Closings, last 60 months | 5 (small sample) | 2 (small sample) |
| Median sold, last 60 months | $2,800,000 | $2,425,000 (mean of $2,200,000 and $2,650,000) |
| Range, last 60 months | $2,500,000 to $3,200,000 | $2,200,000 to $2,650,000 |
| Volume, last 60 months | $14,000,000 | $4,850,000 |
| Median $/sq ft, last 60 months | $904 | $746 |
| Days on market, 60 months (n) | 76 (5) | 86 (2) |
| Sold-to-list, 60 months (n) | 92.6% (5) | 90.1% (2) |
| Active listings today | 0 | 0 |
| County qualified sales in the file | 29, 2005 to June 30, 2026 | 32, 1986 to 2025 |
Cannes has the larger homes, with a county heated-area median of 3,294 square feet against 2,518.5, and a deeper sales record: five MLS closings in 60 months against two, and $14,000,000 in volume against $4,850,000. Its homes sold at a median of $904 per square foot over 60 months against $746, 21% higher (904 divided by 746). It is the newer building by 20 years, its Declaration was recorded in 2005 and is public, and its roofs were replaced in 2018. A buyer who wants the larger home and the newer building, and who accepts the Crown Colony layer, fits Cannes.
Renaissance costs $600,000 less at the 12-month median ($2,800,000 minus $2,200,000) and $375,000 less at the 60-month median ($2,800,000 minus $2,425,000), and it is not one of the five Crown Colony buildings named in the covenants, so it carries no Crown Colony assessment. It is the smaller neighborhood, with eight homes against 16, and it sits on Pelican Bay Boulevard rather than behind the Crown Colony gate. A buyer who wants the lower entry price in this tier, the smallest association on the list and no Crown Colony layer fits Renaissance.
The cleanest like-for-like pair in the two records is a Cannes sale and a Renaissance sale one month apart in 2022. Cannes sold in May 2022 at $3,000,000 for 3,320 square feet of MLS living area, $904 per square foot, in 2 days at 103.5% of its final list price. Renaissance sold in June 2022 at $2,650,000 for 3,200 square feet, $828 per square foot, in 33 days at 98.3% of its final list price. Cannes was $350,000 higher, or 13.2%, with 120 more square feet. Two sales do not make a trend, but they show that the gap is not new.
The dollars-per-square-foot gap at 12 months is 46% (965 divided by 663), but at 60 months it is 21%, because Renaissance’s 2025 sale was a 140-day sale at 81.8% of its list price, the widest discount in either record. A single slow sale can pull a small neighborhood’s median, so a seller should not read the 12-month gap as the permanent price of the Crown Colony gate.
The two have different fee stacks. A Cannes owner pays a condominium assessment, a Crown Colony share, the Foundation’s $3,435 inside the association’s budget and the county’s $1,250.00, plus a one-time $15,000 at purchase. A Renaissance buyer should ask that association for its own assessment and rules, which we do not restate here; read our Renaissance guide for them. Both pay the Foundation’s resale capital assessment on a purchase.
Choose Cannes if you want the larger home, the newer building, the Crown Colony gate and a recorded Declaration to read. Choose Renaissance if you want the lower price in this tier and the smallest association. If you are still undecided, we will walk you through both neighborhoods’ recent sales side by side; call Marc at (239) 287-5873, and know that you are talking to Top 1% Real Estate Agents Nationally Since 2008.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes offers 16 coach homes in the newest building group in Crown Colony at the highest 12-month median among the five Crown Colony neighborhoods, a recorded 2005 Declaration and roofs replaced in 2018. Its trade-offs are a thin resale market, an AE flood zone, unpublished fees, a $15,000 buyer charge and Board approval for every sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a Cannes listing agent, or thinking, ‘I need someone to sell my Cannes home,’ you are selling into one closing in the last 12 months, no active listing and a buyer who reads the fee stack and the flood map first. McGreevy and Comisar sell Cannes 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)
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 Cannes listing, along with the document file a Cannes buyer’s lender, insurer and attorney ask for in week one.
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 Cannes 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 about one closing a year and no listing today, a buyer compares your home with the last few recorded sales and nothing else on the market. Four of the five closings in five years came in under final list price, one of them after 168 days and another at 86.2% of list. We price a Cannes home against the sales of its floor and size, adjusted for condition, view and the Board’s rules, and we set the list price to attract the first showings, because a home that sits for 150 days becomes the comparison for the next buyer.
Size sets the first number. In the five-year file three homes of 2,902 square feet sold at $2,800,000, $2,500,000 and $2,500,000, and two homes of 3,320 square feet sold at $3,200,000 and $3,000,000. Each group is a small sample, and the per-square-foot figures overlap ($964 and $904 for the larger homes, $965, $861 and $861 for the smaller), so floor, view and condition carry real weight.
The buyer pays the Foundation’s $15,000 resale capital assessment, so it is a negotiating fact, not a seller cost. A buyer who already owns and lives in Pelican Bay may qualify for the Foundation’s one-time exemption, which carries a $1,000 processing fee and must be applied for before closing, so tell Pelican Bay buyers about it early. For the community-wide plan, see our Pelican Bay seller page.
The data points to four causes: pricing off the Pelican Bay average rather than the floor and size; an incomplete paperwork file, which delays the seven-day clock and the Board’s 30; a leasing history the buyer cannot confirm; and an asking price set by the highest sale in the file rather than the last 12 months.
Start with a free Pelican Bay home valuation or our general home valuation page. Each takes about a minute, and Jesse follows up with the Cannes sales that fit your home: the same floor, the same size and the same condition, adjusted for the Foundation’s resale charge and the neighborhood’s rules. An automated estimate cannot tell one 2,902 square foot home from another; the three that sold at that size in the file closed at $2,800,000, $2,500,000 and $2,500,000. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome. Call Jesse direct at (239) 898-6072 before you list, and we will build the file first.
A dedicated seller page for this neighborhood, titled sell my home in Cannes at Pelican Bay, is planned, and until it is live the community-wide plan above covers the same steps.
For a home priced to its floor and size, it can be. With no active listing, a buyer who wants a Cannes coach home has no alternative on the market today, and the case for acting now is that a seller with the file in hand removes the buyer’s largest open questions before the lender and the insurer ask them.
Against the recorded sales of its floor and size, which closed from $2,500,000 to $3,200,000 in five years at a median of $2,800,000, adjusted for condition and view. The 12-month sale of $2,800,000 is the nearest current anchor, and it is one sale.
Yes. Section 12.2 of the Declaration requires notice of the sale to the Board, the Board has 30 days after receipt to approve or disapprove, and if it does not issue the certificate in 30 days the sale is deemed approved. A transfer without approval is void unless later approved.
The buyer pays it at closing, by a separate check, under the Foundation’s rules, though the contract can allocate it differently. The seller pays the Foundation’s $250 estoppel.
The condominium fee, the reserve record, the flood zone and the layered costs. Have the statutory package, both estoppels and the Foundation’s FY2027 figures ready before the first showing.
Yes, subject to the lease, which the association must approve and which cannot be shorter than 30 days. Tell the buyer’s agent the lease terms at the first showing, and confirm how many leases you have used this calendar year.
Cannes 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 the Cannes recorded Declaration, the amendments, the state’s files, the Clerk’s recorded work and every MLS closing of five years before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Cannes guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples market that Cannes 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 Cannes page the credential that matters more is narrower than any award: we tracked every Cannes closing in the Southwest Florida MLS back to October 2021, five in all, and every qualified sale in the county’s file back to 2005, and in the last 12 months we tracked the one closing, checking the November 2025 sale against the deed the county recorded, before this guide was written.
McGreevy and Comisar is a top-reviewed Cannes 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.
★★★★★ “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
★★★★★ “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
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every Cannes inquiry goes to Jesse or Marc directly.
Selling a Cannes home? Get a free Cannes home valuation, or call Jesse direct at (239) 898-6072.
Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. If you are buying in Pelican Bay more broadly, read how we help buyers in Pelican Bay, and for the community itself see our guide to Pelican Bay.
Cannes buyers most often ask about the 16-home count, the 2005 build date, the $2,800,000 median of five closings, the Foundation’s $15,000 resale capital assessment, the Board’s approval and the flood zone. The answers below cite the recorded Declaration, the state and county files and the Southwest Florida MLS, with each window and sample size named.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Cannes has 16 homes in four buildings, four to a building, which Article III of the recorded Declaration submits to condominium ownership in phases and the county’s 2026 roll confirms with 16 residential parcels. A fifth phase holds the pool and pool deck and no homes.
The Declaration of Condominium was recorded on July 20, 2005, and the county roll gives 2005 as the year built for all 16 homes. The Pelican Bay Foundation’s map says Cannes was built by the Gulf Bay Group in 2005. A corrective amendment followed in February 2006.
The four buildings stand at 6501 to 6525 Crown Colony Place, Naples, Florida 34108, in Crown Colony inside Pelican Bay. Those are building addresses only; individual homes are identified by unit in the recorded documents, and we do not print unit numbers.
The recorded Declaration describes four buildings with two homes on the ground floor and two on the second, so two living levels. The state’s elevator inspection file lists no elevator at these addresses, and an upper-floor owner climbs a stair.
Yes. The state registry says “CANNES IN PELICAN BAY, A CONDO,” the county roll says “CANNES IN PELICAN BAY A CONDOMINIUM,” the Clerk’s index says “CANNES PELICAN BAY,” the corporate record says “Cannes in Pelican Bay Condominium Association, Inc.,” and the Foundation’s map says “Cannes.” All five mean this neighborhood, not the French city.
No. Cannes sits in FEMA flood zone AE at a base flood elevation of 10 feet, and the nearest mapped coastal VE zone is about 0.47 mile (755 meters) away. The Foundation’s private beaches are reached by tram, boardwalk or car, and Clam Pass Park is about 5 minutes by car.
One home sold, on November 25, 2025 (a small sample), at $2,800,000, which was 94.9% of its final list price after 78 days on the market. There is no median to speak of from one sale, so we list every closing in the market snapshot above.
Over 60 months (5 closings, a small sample) Cannes sales ran from $2,500,000 to $3,200,000 with a median of $2,800,000 and a volume of $14,000,000. No window reaches ten sales, so every closing is listed above and the county’s recorded sales give the longer view.
The Declaration describes each home as 2,900 to 3,700 air-conditioned square feet. The county roll shows two sizes: 2,902 square feet of heated area for the eight ground-floor homes and 3,686 for the eight on the second floor. The MLS records 3 bedroom plus den, 3 bath in four of five sales.
By the county roll, 2,902 to 3,686 square feet of heated area with a median of 3,294. The MLS reported 2,902 and 3,320 square feet in the five closings, so the two sources differ on the larger plan. Lanai enclosures recorded in 2020 and 2025 may explain part of that, and a buyer should ask the seller for the permit file.
No elevator appears at the Cannes addresses in the state’s elevator inspection file, which we searched on October 7, 2026. Each building has two homes on each of two floors, so an upper-floor owner climbs a stair.
The condominium assessment is not published; it is paid quarterly in advance and is an equal one-sixteenth share for every home. The published layers are the Foundation’s $3,435 for FY2027, billed inside the association’s assessment, and the county’s $1,250.00 Services Division assessment. Read how we represent buyers, and call Marc at (239) 287-5873, and we will request the figure for a specific home.
The Foundation’s FY2027 assessment is $3,435 per residence for October 1, 2026 to September 30, 2027, or $858.75 a quarter. For a condominium the association pays it, so 16 homes account for $54,960 a year in the association’s budget (16 times 3,435).
It is a share of what the Crown Colony Village Association levies for the shared land and the gate, and the amount for Cannes is not published. Ask for it as a line in the association’s budget. We did not find the instrument that binds Cannes to the master association’s assessment, so confirm that too.
It is the Pelican Bay Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, paid by the buyer by a separate check at closing. It rises 3.5% a year from October 1, 2027, which would make it $15,525 on that date. At $2,800,000 it is 0.54% of the price.
Cannes sits inside Crown Colony, whose covenants (Official Records Book 1675, Page 146) require a privacy gate at Section 4.7. Whether the gate is staffed today is not published, so ask how guests, contractors and showings are admitted.
No recorded Cannes document that we read restricts occupancy by age. The Declaration limits use to residential purposes and requires Board approval of sales, but it sets no minimum age. Confirm with an attorney, because the statute defines the test and the recorded documents control.
Yes, with the association’s approval, no more than three times a calendar year and for at least 30 days each time under Section 12.3 of the Declaration. The Foundation separately caps leasing at two a year, so plan on two. A leasing owner’s Foundation member cards are suspended for the lease term.
No. The minimum lease is 30 days, and the Foundation’s 2019 amendment defines leasing to include short-term arrangements booked through online platforms and bars time-share use. A stay shorter than 30 days for compensation is not permitted.
The recorded Declaration and Bylaws we read contain no pet clause, and the association’s rules are not in the public record we reviewed, so ask for them in writing. The Foundation requires pets on its property to be leashed at six feet or less and vaccinated.
Section 12.2 applies to any purchaser: the Board receives the purchaser’s name and address and whatever other information it requests, and approves or disapproves within 30 days. We do not summarize a rule on entity buyers because we did not find one; ask the association in writing what it requires from the owners behind an entity.
Nothing we read bars it. Article VI of the Bylaws gives each home one vote in the Foundation even if one owner holds several homes. Each home keeps its own one-sixteenth share and its own assessment, and each sale needs the Board’s approval.
Yes. Section 12.2 of the Declaration requires the owner to give the Board notice of the intended purchaser, and a sale or transfer not authorized under that article is void unless the association later approves it. Fair housing law governs the Board’s decision.
The Board has 30 days after receiving the notice to approve or disapprove. If it approves it issues a certificate of approval; if it does not issue the certificate within 30 days, the sale is deemed approved.
Not on the statute’s face. Section 553.899 applies to condominium buildings three habitable stories or more, and Cannes’ buildings have two living levels. Collier County’s milestone list and map show no Cannes entry. The county, not we, decides habitable stories.
Section 718.112(2)(g) states that the paragraph “does not apply to buildings less than three stories in height,” and Cannes’ buildings are two levels. A seller must still give the buyer the study or a statement that none has been completed, so expect that statement and ask for it.
Yes. FEMA’s flood map shows zone AE with a base flood elevation of 10 feet (NAVD88) on panel 12021C0381J, effective February 8, 2024. A lender generally requires flood insurance on a mortgage there. Price the coverage before you make an offer.
Collier County’s August 19, 2026 release says FEMA has issued a preliminary Flood Insurance Rate Map, that a 90-day appeal period began that day and that the target effective date is summer 2027. We have not compared it to Cannes and state no new zone. Until FEMA makes it effective, the 2024 panel governs.
Collier County’s hurricane evacuation zone layer places Cannes in Zone A, queried October 7, 2026. Zones can be redrawn, so check the state’s Know Your Zone lookup each season.
Article VIII requires the association to insure the buildings against fire, windstorm, flood and extended perils, with public liability of at least $1,000,000. You need your own policy for the interior and your belongings, and Section 8.9 lets the Board require owners to carry a flood policy naming the association.
Yes, within the Board’s program. Section 6.1(D) has the Board adopt color and style specifications, and the Board may not refuse a conforming owner-installed shutter. Section 5.3 bars an owner from altering the exterior otherwise. The Foundation’s design review process may also apply to modifications.
The Clerk’s record shows two notices of commencement describing lanai enclosures, in 2020 and 2025, so it has been done. Section 5.3 of the Declaration bars an owner from altering the exterior without consent, so approval and a county permit come first. The Foundation’s design guidelines require a pre-application meeting with its Covenants Department before a formal submittal.
No. Section 11.1 of the Declaration bans grilling or barbecuing on balconies, porches, terraces and any limited common element. A buyer who grills should read that before moving in.
Yes. Section 3.5 reserves Phase V of the condominium for a swimming pool and pool deck, which are common elements shared by the 16 homes. The Declaration gives no hours or rules, so ask the association for the pool rules.
Under Collier County Public Schools’ 2027 attendance zones, Cannes is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. All four building addresses returned the same three schools. Confirm the exact address with the district, because placement is not guaranteed.
Nearly three miles of private beaches open daily from 9 a.m. to sunset, an open-air tram with eight stations, two beach restaurants, 18 Har-Tru tennis courts plus a newer racquets center in the Community Park, and a fitness center. All of it is funded by the Foundation assessment.
By free-flow routing, Naples Airport is 8.0 miles and 17 minutes, Southwest Florida International Airport is 30.6 miles and 44 minutes, NCH North Naples Hospital is 5.4 miles and 11 minutes, and NCH Baker Hospital is 6.3 miles and 14 minutes. Season-time traffic lengthens each.
The county’s 2026 preliminary roll shows total taxes on the 16 Cannes parcels from $10,679 to $20,788, with a median of $15,838. Ten parcels carry the homestead exemption (median $12,809, n 10) and six do not (median $19,528, n 6). A reassessment follows any sale, so do not read a seller’s bill as yours.
Cannes has 16 homes and a $2,800,000 12-month median from one sale; Renaissance has 8 homes and a $2,200,000 median from one sale. Cannes is newer by 20 years and larger by about 775 square feet at the county median. The full table is in the Renaissance comparison above.
The Foundation’s community map says Cannes was built by the Gulf Bay Group in 2005, and Gulf Bay’s own history page says the company began developing luxury properties in Pelican Bay in 1986. The Clerk’s index shows the Declaration recorded by the developer’s joint venture entities, which we do not name.
The Crown Colony covenants give each of the 348 homes one vote, so Cannes’ 16 homes hold 4.6% of the vote (16 divided by 348). Cannes cannot carry a Crown Colony decision alone, which is worth knowing before you buy.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Cannes sellers most often ask what their home is worth, how long a sale takes, who pays the Foundation’s $15,000 and how the Board’s 30-day approval works. The answers below give the 60-month figures first, with sample sizes, and name the recorded document that controls each rule.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
It depends on your floor, size and condition. Over 60 months (5 closings, a small sample) Cannes sales ran from $2,500,000 to $3,200,000 with a median of $2,800,000. A free valuation matches your home to the right sales, or call Jesse direct at (239) 898-6072.
One home sold, on November 25, 2025 (a small sample), at $2,800,000 for 2,902 square feet, which was 94.9% of its final list price. The 24-month window holds the same single sale.
Over the last 12 months the one sale took 78 days on the market (n 1). Over 60 months the median was 76 days (n 5), with a range from 2 days to 168 days. Add the Board’s 30 days if the contract has not yet been submitted.
Yes. Section 12.2 of the Declaration requires you to give the Board notice of the intended purchaser’s name and address and such other information as the Board requests within five days after it receives the notice. A sale not authorized under that article is void unless the association later approves it.
Within 30 days after receiving your notice the Board must approve or disapprove. If it approves, it issues a certificate of approval in recordable form to the purchaser. If it issues nothing in 30 days, the sale is deemed approved, and the closing agent should document the date.
The Board can disapprove, but it must then within the 30 days name one or more owners, the association or another acceptable person willing to buy on the same terms, with a binding offer. A Board may not decline a buyer because of race, color, religion, sex, national origin, familial status or disability.
If the Board names a substitute purchaser in time, you sell to that purchaser on your terms. If it fails to name one, that is deemed consent and the Board must furnish a certificate. You are free to sell to the original buyer within 90 days after your notice was given.
The buyer pays it at closing, by a separate check, under the Foundation’s rules for deeds recorded on or after October 1, 2026, though the contract can allocate it differently. It is a negotiating fact more than a seller cost. A buyer already living in Pelican Bay may qualify for a one-time exemption.
The seller customarily pays Florida’s documentary stamp tax on the deed at $0.70 per $100 of consideration, which is $19,600.00 at $2,800,000 and $17,500.00 at $2,500,000, plus any association fee the contract assigns and the Foundation’s estoppel. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.
Florida’s Section 718.116(8) caps the fee at $250, plus $100 if expedited and $150 if the owner is delinquent. As we read the state’s current adjusted caps, they are $299, $119 and $179. The association must issue it within 10 business days. The Foundation’s separate estoppel is $250 to the seller, with an optional $100.
Section 718.503 requires the declaration, the articles, the bylaws and rules, the budget and year-end financial information, the governance form and, where one exists, the structural study or a statement that none has been done. Jesse will build the file with you before the first showing; call (239) 898-6072.
It starts when the buyer receives the resale package, and the buyer may cancel within seven days after receipt, excluding Saturdays, Sundays and legal holidays, under Section 718.503. Delivering the package with the contract starts the clock at the contract, which is why we assemble it before listing.
Yes. Section 689.302 requires a residential seller to give the buyer a flood disclosure at or before the time the sales contract is executed. It asks whether you know of flood damage, a flood claim or flood assistance, and it states that homeowners’ policies do not pay for flood damage. Answer it accurately.
Section 689.302 as we read it does not require one, and we have none for any Cannes home. A lender or insurer may ask for it, and a current certificate can help a buyer price flood insurance. If you have one, give it to your agent before you list.
The zone is the same for every Cannes home, AE at a 10-foot base flood elevation, so it does not separate one Cannes sale from another. It affects the buyer’s insurance cost and lender requirements, which is why buyers ask for the disclosure and the insurance quote before they offer.
No. Section 553.899 applies to condominium buildings of three habitable stories or more, and Cannes’ buildings have two living levels. Collier County’s milestone list and map show no Cannes entry. Have the Board’s written statement ready if the buyer asks.
Yes, subject to the lease, which the association must approve and which cannot be shorter than 30 days. Tell the buyer’s agent the lease terms at the first showing, and confirm how many leases you have used this calendar year.
A buyer who plans to rent will find the Declaration allows three leases a year while the Foundation caps leasing at two, and the stricter limit governs in practice. Buyers who want rental income should be told early that Cannes is a residence or second-home neighborhood.
Yes in principle, but the Board approves the purchaser under Section 12.2, and it may ask for information about the owners behind the entity. Ask the association in writing what it requires before you accept an entity offer, so the 30 days start with a complete notice.
The Foundation’s realtor page links its sign regulations for open house signs and for-sale signs, so read them first. The Cannes Declaration we read does not address signs, so ask the association whether it has its own rule.
Cannes sits behind the Crown Colony gate, and how guests are admitted is set by the Master Association and not published, so ask how an open house would be staffed. The Foundation publishes separate sign regulations for open house signs, so read them before you place one.
Tell the buyer that the neighborhood sits inside Crown Colony, which has a covenant for a privacy gate, that the Master Association levies an assessment for it, and that the procedure for guests and contractors is the Master Association’s. If you have the Crown Colony assessment figure, disclose it.
The amount is a cost of ownership the buyer will ask for, and it belongs in the resale package and the budget. We could not find the figure on any public page, so ask the association or the Master Association for it before you list.
Under Section 6.3 an unpaid assessment bears interest and a late charge of the greater of 5% of the installment or $25, and secures a lien. The estoppel states what you owe, and a delinquent owner’s estoppel fee is higher. Pay off the balance before you list so the buyer’s closing is not held up.
The Foundation’s estoppel form says it does not require approval of a transfer, and the only purchaser-naming power we found in the documents is the condominium Board’s under Section 12.2. If the Foundation’s Board has told you otherwise, ask for it in writing.
The Foundation’s rules require member card information to be kept current and any change in ownership by sale to be reported to the Foundation in writing. Return the cards at closing and tell your agent, so the buyer’s cards are issued without delay.
It rose from $3,295 for FY2026 to $3,435 for FY2027, up 4.2%, after a 23.2% rise the year before. The resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026 and rises 3.5% a year from October 1, 2027.
The roll shows heated area of 2,902 and 3,686 square feet, and a buyer’s appraiser will compare it with the MLS area, which was 2,902 and 3,320. If you enclosed a lanai, give your agent the permit and the final inspection so the area is explained.
Five closings are too few to name a best month. The five Cannes closings in the file fell in February, March, May, June and November. We would rather you list when the home and the paperwork are ready than aim at a month.
Cannes’ two-level buildings are below the three-story threshold of Section 718.112(2)(g), so no structural integrity reserve study is required. Give the lender the Board’s written statement and the association’s budget and reserve balances from the resale package.
Do not scale by size alone. Three 2,902 square foot homes sold at $2,800,000, $2,500,000 and $2,500,000, and two 3,320 square foot homes at $3,200,000 and $3,000,000, with per-square-foot prices overlapping. Floor, view and condition separate them, and we adjust for each.
Cannes is a 16-home neighborhood with a $2,800,000 median from five closings in five years, in a price tier that only Renaissance approaches. The larger neighborhoods such as Interlachen trade at under $900,000 with more sales a year.
Yes. We offer discretion and off-market capability when a sale needs to stay quiet. At Cannes, with a Board that must approve every purchaser and no active listings, a quiet sale to a qualified buyer in our database is a real option. Call Jesse direct at (239) 898-6072.
The Foundation’s resale capital assessment is $15,000 for deeds recorded before October 1, 2027 and rises 3.5% to $15,525 on that date, so a buyer who records the deed before then pays less. That is a modest negotiating point at a price near $2,800,000, not a reason to rush.
Start with a free home valuation or call Jesse direct at (239) 898-6072. We build the paperwork file, price against the recorded Cannes sales and list with premium marketing. You will be talking to Top 1% Real Estate Agents Nationally Since 2008.
Selling a Cannes home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at Cannes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Sources for this Cannes page are primary records: recorded instruments, association and Foundation documents, county and state pages, statutes and federal datasets. Each was opened for this page in October 2026. Where a county or state page blocked an automated request, we read it through a text retrieval service and logged the fetch.
Seven recorded and published documents are the ones Cannes owners and buyers ask for most often, and each link opens the official source for the neighborhood, Crown Colony or the Pelican Bay Foundation. Read the Cannes Declaration and the Foundation estoppel form before you sign a contract at Cannes.
| Document | What it covers | Link |
|---|---|---|
| Cannes Declaration of Condominium (2005), with Articles and Bylaws | Unit shares, easements, maintenance, use rules, leasing, sale approval, insurance, assessments, Bylaws | Open the recorded Declaration |
| Cannes corrective amendment (2006) | Corrected legal description and building addresses | Open the amendment |
| Crown Colony covenants (1991) | Master Association, one vote per home, privacy gate | Open the covenants |
| Pelican Bay Foundation estoppel certificate form, 2026-2027 | Foundation estoppel request form and fees | Open the form |
| Pelican Bay Foundation FY2027 approved budget package | Foundation assessments and budget | Open the budget |
| Foundation declaration amendment on leasing (2019) | Two-lease cap | Open the amendment |
| Pelican Bay Foundation Rules and Regulations (December 12, 2024) | Community rules | Open the rules |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Cannes. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Cannes, 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 - Cannes, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
| Name | Category | Distance | Reviews |
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| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Cannes 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 - Cannes 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 - Cannes 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
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
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Average Household Size
Average individual Income
Households with Children
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
