Pelican Bay - Carlton Place
Carlton Place at Pelican Bay is 28 villa lots on Carlton Place in Naples, a Chapter 718 land-unit condominium of attached and detached villas built from 1991 to 2007. Sell or buy with McGreevy and Comisar.
Carlton Place at Pelican Bay is 28 villa lots on Carlton Place in Naples, a Chapter 718 land-unit condominium of attached and detached villas built from 1991 to 2007. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Carlton Place is a villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Carlton Place at Pelican Bay is 28 villas on the county’s 2026 tax roll, built from 1991 to 2007 and addressed 310 to 400 Carlton Pl, Naples, FL 34108, all on one street. Sellers get the first answers on this page, because Jesse McGreevy and Marc Comisar price a Carlton Place villa from its own closings and its own recorded documents, not from a Pelican Bay average.
The first question a buyer should ask is what “condominium” means here. The county roll codes all 28 parcels as condominium, and for Carlton Place the recorded documents agree: a Chapter 718 condominium association runs the neighborhood, yet each owner holds fee simple title to a Land Unit and the villa on it, and the owner, not the association, maintains the roof, the walls, the pool and the cage. That makes Carlton Place a condominium in law and a house-and-lot neighborhood in practice, and each consequence is covered below.
This page is about Carlton Place at Pelican Bay in Collier County, whose association is Carlton Place of Pelican Bay Condominium Association, Inc. It is not Carlton Place Condominium Association, a different Florida corporation, it is not The Carlton at Park Forrest, a different Naples condominium, and it is not The Ritz-Carlton, Naples, a hotel and resort. This guide is built from the recorded declaration chain at the Collier County Clerk, the Florida Division of Corporations filing, the Pelican Bay Foundation’s published documents, Florida’s statutes as they read in 2026, Collier County’s flood, zoning and evacuation layers, FEMA’s flood map, and a Southwest Florida MLS pull dated October 7, 2026.
If you own at Carlton Place and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the rule-by-rule detail below will tell you whether this neighborhood fits before you tour. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
McGreevy and Comisar are the best realtor for Carlton Place at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Carlton Place read built from the recorded 2022 declaration and every closing in the MLS file.
If you’re searching for the best realtor for Carlton Place in Pelican Bay, Naples, whether you’re ready to sell your Carlton Place 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 Carlton Place for a specific reason. The market is thin: in the last 12 months, October 8, 2025 to October 7, 2026, Carlton Place has seen 1 resale in the Southwest Florida MLS, and over 60 months it has seen 3. A listing agent who prices a Carlton Place villa off a Pelican Bay average, off the 2,815 square foot floor plan alone, or off the “condominium” label on the tax roll will misprice it by hundreds of thousands of dollars. We price against the closings and the documents that belong to this street.
Recent Carlton Place track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, the Southwest Florida MLS shows 1 Carlton Place closing (pulled October 7, 2026): an attached villa that sold for $2,000,000 on September 30, 2026, after 114 days on the market, at 92.0 percent of its final list price. One sale is a small sample, so we list the sales rather than call it a median, and the 60-month record of 3 closings, from $2,000,000 to $2,975,000 for a total of $7,475,000, is laid out below. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Carlton Place 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 Carlton Place we also build the paperwork file before the first showing, because the Board must approve every sale in writing under section 14 of the declaration, the buyer’s lender and insurer will ask for the association’s estoppel certificate, and the Pelican Bay Foundation needs its own estoppel and its resale capital assessment collected at closing. We assemble it early so the approval clock starts on day one.
For Carlton Place buyers: the first question is which kind of villa you are buying, because attached and detached homes carry different party-wall duties and have traded at very different prices per square foot. The second is the roof and the exterior: under section 9 of the declaration the owner maintains them, at the owner’s cost, in colors the association approves. The third is the stack of charges, which here runs through three bills: the association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Carlton Place address; we do.
Honors and recognition:
Selling your Carlton Place home? Get a free home valuation priced against the closings of your own villa type, or Call Jesse direct at (239) 898-6072.
Buying a home in Carlton Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Carlton Place sits on Carlton Place, a single street in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. The villas are addressed from 310 to 400 Carlton Pl, and Carlton Pl is the only street on the county’s 2026 roll for the neighborhood, so a search for that address range lands on one neighborhood and no other.
The address range is 310 to 400 Carlton Pl, Naples, FL 34108. The Collier County Property Appraiser’s 2026 roll lists 28 residential parcels on that one street, with both odd and even street numbers, and the Southwest Florida MLS files every sale under the name Carlton Place. Buyers who search by street address find the whole neighborhood in one place, which is why we write the range in full here and in the questions below.
The Pelican Bay Foundation publishes a community map with a shape for each association, and we measured straight-line distances from the center of the Carlton Place shape to the Foundation’s own map points. The nearest tram stop is about 0.22 mile away, the North Beach and Marker 36 beach location about 0.64 mile, the Community Center and the North Tennis Center about 0.72 mile, the South Tennis Center about 1.06 miles and The Commons about 1.11 miles. The South Beach and Sandbar location is about 1.4 miles. These are straight-line figures from a map shape, not walking routes, and we show drive times in the logistics section.
The Foundation’s community map describes the neighborhood in one sentence: “Carlton Place is a gated attached and detached villa subdivision consisting of 28 home-sites the first units here were built in 1991.” That sentence matches the roll on the count of 28 and on the first year built. The recorded declaration we read does not mention a gate, so we treat the gate as the Foundation’s description and tell buyers to confirm the details with the association before relying on them.
By the same map measurement, the closest neighborhoods with their own shapes are Pebble Creek, Claridge, Montenero, Marbella, Calais and Coco Bay, each within about a quarter mile. Among the neighborhoods we have written up, Coco Bay, a detached villa neighborhood, is about 0.2 mile away, Beauville about 0.48 mile and Villa Lantana about 0.53 mile. Carlton Place’s declared rival, Bridgeway Villas, is about 1.9 miles away by the same measure.
We found no recorded instrument that promises a golf course view, a water view or Gulf frontage for any Carlton Place villa. The recorded declaration describes lots, privacy walls and common elements, and the county’s flood layer places the street in a coastal floodplain zone, which is a risk map and not a view claim. The Gulf beach is a Foundation amenity reached by tram or path, covered in the amenities section below. We walk the specific villa and the surrounding lots with you, because no document we read promises a particular view.
The recorded documents name the condominium Carlton Place and the association Carlton Place of Pelican Bay Condominium Association, Inc. The county roll calls the street Carlton Pl and the subdivision Carlton Place, a condominium. The MLS lists the neighborhood as Carlton Place. A second Florida corporation with a nearly identical name, Carlton Place Condominium Association, is a different entity. The Carlton at Park Forrest is a Naples condominium on a different street, and The Ritz-Carlton, Naples is a resort. If a title report, a listing or a search uses one name, check the others against the street range 310 to 400 Carlton Pl.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
Carlton Place at Pelican Bay is a neighborhood of 28 land-unit condominium villas, most built from 1991 to 1995, where each owner holds title to a lot and a house, the association handles the common land and an optional landscape service, and the Pelican Bay Foundation supplies the beaches, tennis courts and trams.
Carlton Place is a small private neighborhood on one street, a cluster of 28 residences set inside a community of roughly 6,500 residences in 95 associations, according to the Foundation’s realtor page. The villas are single-family in form and condominium in law. The next section explains how both statements are true at once, and why a buyer used to a high-rise condominium or a typical homeowners’ association should read the 2022 declaration before touring.
The MLS labels the three closings we could count as one attached villa and two single-family or villa detached homes. The recorded declaration provides for party walls shared by adjoining villas and for privacy walls between lots, which is consistent with a mix. Attached villas share a structural wall that two owners maintain together, and the declaration says the cost of reasonable party wall repair is shared equally; detached homes carry privacy walls instead. A buyer should ask which kind a given address is before comparing it with any other sale.
On the 2026 roll the heated area runs from 2,070 to 4,024 square feet, with a median of 2,815. Four sizes cover 21 of the 28 homes: 10 homes at 2,815 square feet, four at 2,070, four at 2,440 and three at 2,661. The other seven are one-off sizes from 2,998 to 4,024. The roll’s living area and the MLS’s living area can differ for the same home, so we never compare a county figure with an MLS figure per square foot.
Section 9.3 of the declaration lets the association determine the exterior scheme of all villas, “uniform throughout Carlton Place,” while leaving maintenance to the owner. Section 9.2 requires owners to paint the exterior of the residence and the privacy walls when needed and at least every seven years in colors the association approves, and the house and privacy wall must be the same color. Garage lights must stay on from dusk to dawn, and utilities are underground. The result is a neighborhood that looks consistent from the street.
Carlton Place of Pelican Bay Condominium Association, Inc. is a Florida not-for-profit corporation filed on October 9, 1990 that the Division of Corporations lists as active. Its articles were amended and restated on May 2, 2022, and its annual reports were filed on April 5, 2024, April 8, 2025 and April 6, 2026. Its registered agent and mailing address belong to a Naples property management company. The bylaws provide a board of five directors on one-year terms, and we do not publish names or contact details for individuals.
We found no clubhouse, community pool, tennis court or beach owned by the Carlton Place association in the declaration; the common elements are the land outside the Land Units. Private pools, screened pool cages and pool decks belong to the individual owner and are maintained at the owner’s expense under section 9.2. The recreation is Pelican Bay’s, through the Foundation.
The Foundation’s community map calls the neighborhood gated. Pelican Bay as a whole is not described as a gated community by its own Foundation, which asks agents to describe the community in other terms in listings. Because the recorded declaration says nothing about a gate, access hardware or guest rules at an entrance, we recommend that a buyer ask the association in writing how access works and who maintains it before treating the gate as part of the value.
Carlton Place at Pelican Bay is a thin market: 1 closing in the last 12 months at $2,000,000, and 3 closings in 60 months with a median of $2,500,000, according to the Southwest Florida MLS pull of October 7, 2026. No window reaches 10 sales, so this section lists every sale and uses the county’s recorded sales for the long view.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The usual rule is to widen the window until it holds at least 10 closings. At Carlton Place the 60-month window, the longest in the MLS file we pulled, holds 3, so every figure below is a small sample and we name the number of sales beside it. A median of one sale is the sale itself, and a median of three is the middle one.
| Window | Closings | Median sold price | Low to high | Total volume | Median price per sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|---|
| Last 12 months | 1 | $2,000,000 | $2,000,000 | $2,000,000 | $710 | 114 (1 sale) | 92.0% (1 sale) |
| Last 24 months | 1 | $2,000,000 | $2,000,000 | $2,000,000 | $710 | 114 (1 sale) | 92.0% (1 sale) |
| Last 36 months | 1 | $2,000,000 | $2,000,000 | $2,000,000 | $710 | 114 (1 sale) | 92.0% (1 sale) |
| Last 60 months | 3 | $2,500,000 | $2,000,000 to $2,975,000 | $7,475,000 | $959 | 10 (3 sales) | 92.0% (3 sales) |
The 12-, 24- and 36-month rows are the same sale because nothing else closed between July 2023 and September 2026. That gap is itself a finding: in 39 months, from the end of June 2023 to the end of September 2026, the MLS shows no Carlton Place closing.
We tracked every one of the 3 Carlton Place closings in the Southwest Florida MLS back to October 2021. Street names only appear here, never house numbers. Baths shown are full baths, and prices per square foot use the MLS sold price and the MLS living area.
| Closed | Design | Beds and baths | Living area | Final list | Sold | Price per sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|---|
| September 30, 2026 | Attached | 3 plus den, 3 | 2,815 sq ft | $2,175,000 | $2,000,000 | $710 | 114 | 92.0% |
| June 30, 2023 | Detached | 3, 2 | 2,070 sq ft | $2,975,000 | $2,975,000 | $1,437 | 3 | 100.0% |
| June 29, 2023 | Detached | 3, 2 | 2,607 sq ft | $2,800,000 | $2,550,000 (county deed) | $959 | 10 | 89.3% |
The June 29, 2023 row shows the recorded deed price; the next section explains the difference from the MLS.
For the June 29, 2023 sale the county records deed consideration of $2,550,000, while the MLS shows a reported closing price of $2,500,000, pulled October 7, 2026. The county records the deed consideration and the MLS records the reported closing price, so we publish the deed figure as the sale price and name the MLS figure once, here. The window medians in the table above are on the MLS basis, where the 60-month median is $2,500,000; on the deed basis the three sales are $2,000,000, $2,550,000 and $2,975,000, a median of $2,550,000 and a total of $7,525,000. We never average the two, and per square foot figures stay on the MLS basis.
The September 30, 2026 closing is newer than the county’s file, which runs through June 30, 2026, so it is cited from the MLS with its date.
The county’s qualified recorded sales are the long view. Counting improved parcels at $100,000 and up, the file through June 30, 2026 shows 63 recorded sales at Carlton Place from 1991 to 2023, 21 of them in the first five years as the villas were first sold and 21 from 2010 onward. Every year holds fewer than 10 sales, so each row is a small sample, and an even count of sales takes the mean of the middle pair.
| Year | Recorded sales | Median | Low | High |
|---|---|---|---|---|
| 1991 | 6 | $372,500 | $330,000 | $527,000 |
| 1992 | 6 | $395,750 | $340,000 | $468,500 |
| 1993 | 3 | $485,000 | $416,500 | $504,000 |
| 1994 | 3 | $502,400 | $478,200 | $520,000 |
| 1995 | 3 | $561,000 | $440,000 | $585,000 |
| 1996 | 2 | $532,450 | $499,900 | $565,000 |
| 1997 | 1 | $499,000 | $499,000 | $499,000 |
| 1998 | 3 | $510,000 | $485,000 | $685,000 |
| 1999 | 3 | $450,000 | $365,000 | $575,000 |
| 2000 | 1 | $425,000 | $425,000 | $425,000 |
| 2001 | 1 | $450,000 | $450,000 | $450,000 |
| 2002 | 1 | $875,000 | $875,000 | $875,000 |
| 2003 | 1 | $925,000 | $925,000 | $925,000 |
| 2004 | 3 | $600,000 | $400,000 | $895,000 |
| 2006 | 1 | $1,200,000 | $1,200,000 | $1,200,000 |
| 2007 | 2 | $1,627,500 | $1,205,000 | $2,050,000 |
| 2008 | 1 | $2,000,000 | $2,000,000 | $2,000,000 |
| 2009 | 1 | $1,610,000 | $1,610,000 | $1,610,000 |
| 2010 | 2 | $1,110,000 | $1,020,000 | $1,200,000 |
| 2011 | 4 | $1,250,000 | $965,000 | $1,295,000 |
| 2012 | 2 | $1,105,000 | $1,060,000 | $1,150,000 |
| 2015 | 1 | $1,700,000 | $1,700,000 | $1,700,000 |
| 2016 | 4 | $1,247,500 | $1,200,000 | $2,275,000 |
| 2017 | 1 | $2,600,000 | $2,600,000 | $2,600,000 |
| 2019 | 2 | $1,437,500 | $1,400,000 | $1,475,000 |
| 2020 | 1 | $1,742,500 | $1,742,500 | $1,742,500 |
| 2021 | 2 | $2,200,000 | $1,810,000 | $2,590,000 |
| 2023 | 2 | $2,762,500 | $2,550,000 | $2,975,000 |
Three readings stand out. The 2008 recorded sale at $2,000,000 and the 2026 closing at $2,000,000 sit eighteen years apart, which shows that a $2,000,000 price is not new to this street. The single 2017 sale at $2,600,000 and the two 2023 sales at a $2,762,500 median mark the top of the record. And neither the county file nor the MLS shows a Carlton Place sale between June 2023 and September 2026.
The three MLS closings ran $710, $959 and $1,437 per square foot of MLS living area. The spread is too wide for any one number to price a villa: the $1,437 sale was a 2,070 square foot detached home at full list price in 3 days, and the $710 sale was a 2,815 square foot attached villa that took 114 days and sold at 92.0 percent of its final list price. The two current listings ask $993 and $1,153 per square foot. A buyer or seller who quotes a single Carlton Place price per square foot is quoting an average of unlike homes.
On the Collier County Property Appraiser’s preliminary 2026 roll the 28 parcels carry a total just value of $58,645,200, with a median of $2,115,500 (the mean of the middle pair, $2,100,500 and $2,130,500) and a range of $1,529,000 to $2,931,800. Just value per square foot of heated area has a median of about $747, from $487 to $915. Seventeen of the 28 parcels carry a homestead exemption. Ad valorem tax on the preliminary roll has a median of $15,134, from $6,240 to $27,816, under millage area 79 at a combined 9.4877 mills (4.0150 county, 4.1470 school and 1.3257 other). The preliminary roll carries no non-ad valorem charges, so the Pelican Bay Services Division assessment is covered separately in the fee sections.
Just value is the appraiser’s estimate and not a sale price, and a buyer’s tax bill after a sale will not match the seller’s: Florida’s Save Our Homes cap limits the assessed value of a homestead, and the roll shows a gap between just value and assessed value on 15 parcels. Ask your closing agent to estimate the taxes on the price you pay.
On October 7, 2026 the MLS showed 2 active Carlton Place listings. One asks $2,795,000 for a 2,815 square foot villa with 3 bedrooms plus a den and 4 baths, after 26 days on the market, which is $993 per square foot. The other asks $2,699,000 for a 2,340 square foot, 3 bedroom, 2 bath home after 1 day, which is $1,153 per square foot. The median asking price, the mean of the two, is $2,747,000.
The 2,815 square foot listing is the same size as the September 30 closing, which sold for $795,000 less than this listing asks. Asking prices are not sale prices, and neither of these listings has a closed price yet; the gap is the reason a Carlton Place pricing needs a read of the particular plan, the lot and the condition.
At the 12-month pace of 1 sale, 2 active listings is 24.0 months of supply. The figure is arithmetic on a sample of one: a single additional closing would change it by half. We treat it as a signal that supply is large against recent sales, not as a forecast.
Carlton Place trades rarely, and when it trades the price depends on the plan. Three closings in five years do not set a trend; they set three data points that a pricing has to explain one by one. The fair way to value a villa here is to start from the closest plan and the closest date, widen to the county record for the street, and then compare with the neighboring villa communities in the benchmark table below, where Beauville and Coco Bay sit within half a mile.
In the last 12 months we tracked the single Carlton Place closing against the county’s recorded file, the declaration and the Foundation’s estoppel form, and we do the same read for every address. The checks are the plan and its square footage on the roll, whether the home is attached or detached, the exterior paint date against the seven-year rule, the roof age, the pool and cage permits, and the flood zone. We also confirm what the Foundation will bill the buyer, because the $15,000 resale capital assessment is a buyer cost that does not appear in any listing. You can read more about our team and how we work.
If you are thinking of selling, begin with a free home valuation, which Jesse follows up with the Carlton Place closings and listings that fit your plan, or Call Jesse direct at (239) 898-6072. If you are buying, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida before you tour.
Carlton Place at Pelican Bay is a Chapter 718 condominium of the land-unit kind: each of the 28 owners holds fee simple title to a Land Unit and the villa on it, while the condominium association owns and runs the common land. The recorded 2022 declaration, the Florida corporation record and the county roll agree on the regime.
The Amended and Restated Declaration of Condominium for Carlton Place was recorded on July 8, 2022 at OR 6150, Page 331, in 57 pages. Section 5.3 says each Land Unit “shall consist of the fee simple title” to the lot shown on the survey, with perimeter boundaries at the lot lines and horizontal boundaries “the same as if a Land Unit were owned in fee simple,” including the airspace above it. Section 4.18 defines a Villa as the building and improvements on a Land Unit, and section 7.1 defines the common elements as all of the land not within the Land Units. A buyer therefore owns a lot and a house, plus a share of the common land, and joins the association as a member.
Section 6.1 gives each of the 28 Land Units an undivided share of the common elements and the common surplus. A 2005 certificate of amendment, recorded on March 7, 2005 at OR 3746, Page 2584, rewrote the ownership clause as a fraction with the number of Land Units an owner holds over the total number of Land Units, and gave each Land Unit one vote. We read that as equal shares. The 2022 restatement still points to an exhibit of the 1997 declaration for the shares, which we have not read line by line, so the share schedule is a document to request.
A resale of a condominium unit in Florida is governed by Chapter 718. Under section 718.503, a seller who is not a developer must give a buyer, at the seller’s expense, the declaration, the articles, the bylaws and rules, the annual financial statement and budget, and the state’s frequently-asked-questions document, and the contract must carry a clause that makes it voidable for 7 days, excluding Saturdays, Sundays and legal holidays, unless the buyer received those papers more than 7 days before signing. Contracts signed after December 31, 2024 must also state whether the association is required to have a milestone inspection or a structural integrity reserve study, which the milestone section below addresses.
The Division of Corporations lists Carlton Place of Pelican Bay Condominium Association, Inc. as a Florida not-for-profit corporation, document number N40459, filed October 9, 1990 and active, with amended and restated articles dated May 2, 2022. A search on the name finds a second Florida company, Carlton Place Condominium Association, with a different document number; it is a different entity, and so is The Carlton at Park Forrest. The association of this guide is the one filed in 1990.
The Property Appraiser codes all 28 parcels with the condominium use code and names the subdivision Carlton Place, a condominium. At Carlton Place that coding matches the legal regime, which is not true everywhere in Pelican Bay: a neighborhood can be coded condominium on the roll and be a homeowners’ association in the recorded documents, and we check the declaration for every neighborhood instead of trusting the code. Bridgeway Villas is that case, a Chapter 720 homeowners’ association of lots, which is why it is this neighborhood’s closest comparison.
Section 5.2 of the 2022 declaration lists the Land Units by villa number, and three adjoining pairs of villa lots count as one Land Unit each, which gives 28. A certificate recorded on December 14, 2009 at OR 4518, Page 3447 replaced the paired legal descriptions with single descriptions and replaced the sketch of the survey. The Foundation’s separate neighborhood covenants allow up to 33 dwelling units unless the original developer approves more in writing; the condominium has 28 Land Units, so 28 is the count to use and the 33 is a ceiling in a different document.
A condominium association has statutory duties that a buyer should know. The association keeps official records under section 718.111, collects assessments under section 718.116, and must give an estoppel certificate within 10 business days of a written request. At Carlton Place the owner insures the villa itself, and the association insures the common elements, so the usual condominium reflex of asking what the master policy covers needs a different question: what does the association carry on the common land, and what must my own policy include? The insurance section below sets out the duties.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or see our buyer guide.
Carlton Place at Pelican Bay began as a 1989 neighborhood covenant and a March 1991 condominium declaration recorded by the developer, Carlton Place, Ltd., with the first villas built that year. The recorded chain runs from those instruments through a 1997 restatement and a 2009 lot merger to the 2022 amended and restated declaration.
The Declaration of Restrictions and Protective Covenants for Carlton Place, Pelican Bay was recorded on September 15, 1989 at OR 1469, Page 2175, for a portion of the area the Foundation calls Area 12. It is a Foundation-level covenant that sits above the condominium documents. The same day the developer recorded a mortgage to Westinghouse Communities of Naples, the original Pelican Bay developer, at OR 1469, Page 2183. We did not read the 1989 covenants line by line; we read the first amendment, described below, and the Foundation’s 2018 notice that preserves them.
The association was incorporated on October 9, 1990 according to the Division of Corporations. On November 15, 1990 the developer recorded a 14-page mortgage to a savings bank at OR 1572, Page 1765. We list it as part of the recorded chain and do not rely on its terms.
The Declaration of Condominium was recorded on March 20, 1991 at OR 1600, Page 1824, in 63 pages, with a surveyor’s certificate at Page 1887. Two short amendments follow in the same book. One, at Page 1888, adds a bylaw so that each condominium unit has one vote as a Class A member of the Pelican Bay Foundation. The other, at Page 1890, is the first amendment to the neighborhood covenants, dated March 19, 1991.
The first amendment to the neighborhood covenants is short and specific. In our reading of the recorded page it limits the neighborhood to 33 zero lot line residential villas with pools and amenities in the common area, requires that structures use materials and colors consistent with the approved uniform characteristics of the neighborhood, and requires written approval from the declarant named in the covenants for any spa, hot tub or pool enclosure. It limits enclosure materials to bronze-colored screens and sloped portions to a pitch compatible with the roof. Its height clause reads, in our optical reading of the recorded page, “Building height shall not exceed two (2) stories.” It also sets a minimum of 2 parking spaces per villa with at least one covered, requires garage doors with automatic openers kept closed except when entering or exiting, and allows vehicle repair only inside a garage.
On August 22, 1994 the developer recorded an amendment at OR 1978, Page 1014 that added a revised floor plan to the declaration. On January 25, 1995 it recorded another at OR 2024, Page 685 that added a certificate of surveyor and drawings, six pages in all. Both are developer housekeeping for plans as the villas were completed.
The Amended and Restated Declaration of Condominium is dated July 30, 1997 and was recorded on August 21, 1997 at OR 2340, Page 1925, in 130 pages, because it carries the exhibits for the survey of each Land Unit, the shares of ownership and the voting schedule. A companion plat sheet is recorded in Condominium Book 44, Page 85. The later documents refer to it as the 1997 Amended Declaration. It reserved to the developer the right to alter the boundaries of Land Units.
On May 7, 1999 the members approved, by at least 75 percent of the voting interests present, an amendment to the declaration, certified at OR 2547, Page 235; the form attached to that certificate is a document we did not read. On October 21, 1999 the developer used its boundary right to alter the perimeter boundaries of three adjoining Land Units, certified at OR 2603, Page 2848 in 8 pages.
The 2005 certificate, described above, set ownership shares and votes by Land Unit. On July 13, 2007 the association recorded a leasing amendment at OR 4257, Page 3188, adopted by written ballot tabulated on June 1, 2007, that changed the limit from three leases a calendar year to one, with a grandfather period for owners of record. That is the origin of the one-lease rule in the current declaration.
An agreement with Collier County’s Board of County Commissioners and its Water-Sewer District is indexed as OR 4355, Page 3767, recorded in 2008; we state only that it exists. The December 14, 2009 certificate, described above, merged the paired lot descriptions and replaced the plat sheet with a new one in Condominium Book 49, Page 61.
On October 24, 2018 the Pelican Bay Foundation recorded a notice at OR 5565, Page 1955 under section 720.3032 and the Marketable Record Title Act that preserves the 1989 neighborhood covenants for Carlton Place from extinguishment. For a buyer that means the Foundation has acted to keep the Foundation-level covenants in force alongside the condominium declaration.
On February 4, 2022 the association granted Collier County a perpetual, non-exclusive sidewalk easement for the Pelican Bay sidewalk improvements, recorded at OR 6080, Page 1691. On March 8, 2022 the members adopted a certificate of amendment: the declaration passed by 75 percent of the owners present or voting by proxy, the articles by a majority of the voting interests present, and the bylaws by two thirds. The Amended and Restated Declaration was recorded on July 8, 2022 at OR 6150, Page 331.
The recorded chain shows a neighborhood run by the owners for more than thirty years, but it does not show what the board has done since 2022. It does not show the budget, the reserves, the minutes or the insurance on the common elements, which are association records, and it does not show whether any amendment has been adopted but not yet recorded. We ask for the current rules and the recent minutes on every Carlton Place purchase.
The homes at Carlton Place are 28 single-family-form villas, 24 of them built from 1991 to 1995, measuring 2,070 to 4,024 square feet on the 2026 roll, joined by party walls in some cases and detached in others, with an association-set exterior scheme, privacy walls between lots, and garages for resident vehicles.
The county roll’s year-built field shows the neighborhood went up in a short run, with a few later builds.
| Year built | Homes on the 2026 roll |
|---|---|
| 1991 | 12 |
| 1992 | 5 |
| 1993 | 2 |
| 1994 | 4 |
| 1995 | 1 |
| 1998 | 1 |
| 2002 | 1 |
| 2007 | 2 |
The twelve homes of 1991 match the Foundation’s description that the first units were built that year. The four homes built in 1998, 2002 and 2007 are why the roster range reads 1991 to 2007; the roll’s year-built field does not say whether a later year marks a lot built out late or a replacement home, and we ask the question of each address.
Four heated-area sizes cover three quarters of the neighborhood, so a buyer can compare like with like more easily here than the small sale count suggests.
| Heated area on the 2026 roll | Homes |
|---|---|
| 2,070 sq ft | 4 |
| 2,440 sq ft | 4 |
| 2,661 sq ft | 3 |
| 2,815 sq ft | 10 |
| Seven one-off sizes, 2,998 to 4,024 sq ft | 7 |
The 2,815 square foot plan is the largest group, with 10 homes, and it is the same size as the only closing in the last 12 months and as one of the two current listings. The MLS and the roll measure living area differently, so we confirm square footage for each address rather than assuming the plan.
The 1991 amendment to the Foundation-level neighborhood covenants limits building height to two stories in our reading of the recorded page. That figure matters for two reasons. It means every Carlton Place villa is a low-rise home, and it is the reason the state’s milestone inspection and structural integrity reserve study laws, which apply to buildings of three habitable stories or more, do not appear to reach these buildings, as the milestone section explains.
Section 10.9 of the declaration requires permitted resident vehicles to park in garages overnight and not in driveways, and requires guests staying overnight to use visitor parking. Recreational vehicles, boats, trailers, panel vans, inoperable vehicles and commercial vehicles not actively serving a Land Unit may be parked or kept only inside an enclosed garage. The neighborhood covenants add that each villa has at least 2 parking spaces with one covered, that garage doors close except when a vehicle enters or leaves, and that vehicle repair happens only inside a garage. Section 10.17 requires both garage lights to stay on from dusk to dawn.
Section 9.2 makes each owner responsible for all maintenance, repair and replacement of the villa and the improvements on the Land Unit, and section 9.2(B) names exterior walls, roofs and privacy walls specifically. The 2022 declaration we read does not specify a roof material or color. Section 9.3 gives the association the power to set a uniform exterior scheme, and section 9.5 requires written Board approval for a change to the exterior appearance. A roof replacement therefore needs a plan that fits the neighborhood’s approved scheme, a licensed and insured contractor under section 9.2(G), and, in our practice, approval in hand before the contractor is scheduled.
Private pools, screened pool enclosures, pool decks, air conditioning and pool equipment are the owner’s to maintain, repair and replace under section 9.2(C). The Foundation-level covenants add that any spa, hot tub or pool enclosure needs the declarant’s written approval and use bronze-colored screen, a sloped portion pitched like the roof, and a footprint limited to the area needed for privacy and conforming to the setbacks of the principal structure. A buyer of a villa with a cage should ask for the approvals and permits for both the pool and the enclosure.
Section 8 governs party walls, the walls shared by adjoining attached villas. Owners who share a party wall split the cost of reasonable repair equally, an owner who negligently exposes the wall to the weather bears the whole cost of protecting it, and the right to contribution passes to the next owner. A dispute that mediation does not settle goes to a three-arbitrator panel under the American Arbitration Association’s rules, and its decision is binding. Privacy walls between lots are jointly maintained by the owners on either side, and a privacy wall between a lot and the common elements is that lot owner’s alone to maintain. No owner may make a structural change to a party wall without the written consent of every owner who shares it and of the Board.
Section 9.9 requires the Board to adopt a standard model, style and color of hurricane shutter, and only that standard may be installed. The Board may also adopt impact glass and other code-compliant protection as alternatives. A buyer should ask for the current adopted standards before ordering shutters or replacement windows.
Section 10.11 bars weeds and unsightly growth, section 10.13 regulates antennas and satellite dishes, section 10.14 permits security cameras on a Land Unit subject to conditions, and section 10.15 regulates drones. Holiday decorations under section 10.12 may not go up before Thanksgiving and must come down within 15 days. These are the rules a new owner meets in the first month, and they are short enough to read in an evening.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
A Carlton Place home comes with membership in the Pelican Bay Foundation, whose amenities are community-wide: almost three miles of Gulf beach at two locations, 18 Har-Tru tennis courts, a shared racquet complex with 20 pickleball courts and 8 clay courts, a community center and fitness center, trams, and two beachfront restaurants.
The Foundation’s realtor page describes two beach access locations opening onto a stretch of white sand that extends almost three miles along the community’s entire western boundary, with attendants, lounge chairs, cabanas, umbrellas and web cams. From the Carlton Place map shape the North Beach location is about 0.64 mile away and the South Beach location about 1.4 miles, in straight lines. Beach access is a Foundation membership benefit, and a realtor’s prospects need a Realtor Guest Card, which the Foundation issues for a single day.
The Foundation’s dining page names Marker 36 on the north end and Sandbar on the south end, both on the Gulf of Mexico, and a third venue called The Nest. We state only what the Foundation publishes: the two coastal kitchens offer open-air or indoor dining at each location.
Pelican Bay supports more than 4,500 active tennis members and 18 professionally maintained Har-Tru courts, according to the Foundation’s realtor page, and in partnership with Collier County it has opened a shared-use racquet sports complex with 20 pickleball courts and 8 Har-Tru clay courts. The North Tennis Center is about 0.72 mile and the South Tennis Center about 1.06 miles from Carlton Place in straight lines.
The Community Center at 8960 Hammock Oak Dr hosts themed events, dances, talks and seminars, with an art studio, card rooms, meeting spaces and dedicated areas for Bridge and Mahjong, and the Foundation lists a fitness center in the same group of amenities. The center is about 0.72 mile from Carlton Place in a straight line and 1.0 mile by road, about 2.5 minutes by car without traffic.
The nearest tram stop on the Foundation’s map is about 0.22 mile from the Carlton Place map shape, a short walk. The Foundation’s Realtor Guest Card page notes that the card allows access to the trams. Routes and schedules are the Foundation’s to publish, and we do not state them.
The Foundation’s realtor page lists canoes and kayaks, sailing, a wellness studio and nutrition and health services among the community’s exclusive amenities. We list them as the Foundation does and recommend that a buyer confirm hours and fees with Member Services before treating any of them as part of the decision.
The Foundation describes 88 acres of parks and recreation areas, 6,500 residences in 95 associations, and a fiber optic network. For an overview of the whole community, the 6,500 residences and the other neighborhoods a Carlton Place buyer may also tour, read our Pelican Bay guide.
The Foundation’s realtor page places the community beside the Naples Grande Beach Resort, Waterside Shops and The Marketplace. By road from Carlton Place, Artis-Naples is about 2.1 miles and 5.3 minutes, the Naples Grande Beach Resort about 2.5 miles and 6.4 minutes, and Fifth Avenue South about 8.4 miles and 16 minutes, all measured without traffic.
The Foundation’s Rules and Regulations (12.12.24 edition) allow pets on the berm on leashes of six feet or less, prohibit retractable leashes on the berm, and keep pets out of restricted areas. Carlton Place’s own rules are stricter than the Foundation’s in several respects, which the pets section below covers.
The Carlton Place association owns and maintains the common elements, meaning the land outside the 28 Land Units, and may elect to provide landscape maintenance on the front and rear portions of the lots and an annual pressure washing of houses and privacy walls. It holds architectural and landscape approval over the neighborhood. Recreation, dining and beach access come from the Foundation, not from the association.
Carlton Place at Pelican Bay does not publish its own association assessment, so we do not guess it. Two layers are published for fiscal year 2027: the Pelican Bay Foundation assessment of $3,435 a year, billed to the condominium association, and the Pelican Bay Services Division assessment of $1,250.00 a year. The association’s budget and estoppel give the owner’s exact total.
The table separates what we could read in a public source from what only the association can tell you.
| Layer | Fiscal year 2027 amount | Who issues it | Status |
|---|---|---|---|
| Pelican Bay Foundation assessment | $3,435 a year ($858.75 a quarter) | Pelican Bay Foundation estoppel form, version 08/31/2026 | Published; billed to the condominium association |
| Pelican Bay Services Division assessment | $1,250.00 a year ($104.17 a month) | Collier County advisory board page (Pelican Bay Services) | Published |
| Carlton Place association assessment | Not published | Carlton Place of Pelican Bay Condominium Association, Inc. | Request the budget and the estoppel |
| Resale capital assessment | $15,000, a buyer cost at closing | Pelican Bay Foundation | Published |
We have not seen the association’s adopted budget, the quarterly installment amount or any reserve study, so we print no association figure. Anyone quoting a Carlton Place association number without the document in hand is estimating.
The Pelican Bay Foundation’s fiscal year 2027 estoppel form, version dated 08/31/2026, lists an annual assessment of $3,435. It splits into $2,180.00 for operations, $497.00 for the replacement reserve fund and $758.00 for the bulk media agreement. Quarterly, those are $545.00, $124.25 and $189.50, for $858.75 in all. A quarter of the year is $858.75; a month works out to $286.25.
The same form explains who is billed. The Foundation bills in the fourth quarter of each year, and “in the event the unit is a condominium, the billing is paid by the condominium association.” Carlton Place is a condominium in law, so the $3,435 is billed to the association and carried in the association’s budget, which means an owner pays it through the association assessment and not on a separate Foundation invoice. The Foundation’s fiscal year begins October 1.
Collier County’s Pelican Bay Services Division page lists the fiscal year 2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00 or $104.17 a month. The division is a Collier County body listed among the county’s advisory boards, and that page is the authority for the figure.
We have not seen the Carlton Place budget, so we cannot say whether this line is also carried inside the association assessment. That is a question for the estoppel, and we list it among the questions at the end of this section.
Section 12 of the 2022 declaration lets the association levy regular assessments for each Land Unit’s share of the common expenses in the annual budget, and special assessments for unusual, nonrecurring or unbudgeted expenses. Each Land Unit’s share equals its share of the common elements and common surplus, which we read as equal shares across the 28 Land Units. Section 6.5 of the bylaws makes regular assessments payable in equal quarterly installments, with notice at least 15 days before each due date.
Section 6.2 of the bylaws requires a detailed budget, mailed to owners at least 14 days before the Board meeting that adopts it. Section 6.3 requires reserve accounts for capital expenditures and deferred maintenance, and a reserve can be waived or reduced only by a vote of the members after the proposed budget has been mailed. A buyer should ask which reserves the budget funds and whether owners voted to waive or reduce any.
Section 12.1 defines common expenses as the cost of operating, maintaining, repairing, replacing or insuring the common elements and association property, landscaping of portions of the Land Units if the Board chooses to maintain them, the cost of operating the association, and amounts budgeted for reserves. For Carlton Place that means:
Which of those optional services the Board has elected is a fact for the budget and the rules, not for the declaration, so ask for the current list.
Because each owner holds a Land Unit and the villa on it, the biggest costs of the home never pass through the association. Under section 9.2 the owner pays to maintain, repair and replace the villa, the roof, the exterior walls, the pool, the cage and the air conditioning, and must repaint the house and privacy walls at least every seven years in colors the association approves. Under section 15.1 the owner insures the villa for its full replacement value, including windstorm, names the association as an additional insured and carries at least $1 million of liability. Property tax is separate again and is covered in the market section above.
Section 12.6 gives owners a 10-day grace period after the due date; later payments carry interest at the highest legal rate and may carry a late fee. Section 12.8 gives the association a lien on the Land Unit for unpaid assessments, perfected by recording a Claim of Lien. Section 12.7 lets the association accelerate the rest of the fiscal year’s assessments if an installment is 30 days late and a Claim of Lien is recorded. Section 12.4 makes a new owner jointly liable with the former owner for assessments unpaid at the transfer, and section 718.116 is the statute behind both. That joint liability is the reason a buyer wants a clean estoppel before closing.
The fees tied to a sale are different from the dues, and the Foundation publishes most of them on its fiscal year 2027 estoppel form:
For the association’s own estoppel, the statute sets base caps of $250 for the certificate, $100 more if expedited and $150 more if the account is delinquent; as we read the state’s current adjusted caps, those figures are indexed upward, so confirm the current number when you request it. The statute requires the association to issue the certificate within 10 business days of a written request.
The Foundation’s realtor page announces that the Capital Resale Assessment rises from $10,000 to $15,000 for fee-eligible transfers recorded in Collier County on or after October 1, 2026, with an automatic 3.5 percent annual increase beginning October 1, 2027. The deciding date is the date the deed is recorded, not the contract date or the closing-document date. Section 7.04 of the Foundation’s bylaws lists exemptions, including certain transfers by gift, inheritance or into a trust and the limited one-time exemption for an owner buying another Pelican Bay property, and the page tells readers to review that section. Ask the closing agent which exemption, if any, applies before the settlement statement is drafted.
Before an offer or a listing, ask the association for these in writing:
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
Carlton Place owners pay through three layers: the condominium association, which carries the Foundation’s $3,435 in its budget, the Pelican Bay Foundation behind it, and the Pelican Bay Services Division at $1,250.00 for fiscal year 2027. The association layer is the one with no public figure, and it is the layer a buyer’s lender will ask about first.
The association is Carlton Place of Pelican Bay Condominium Association, Inc., a Florida not-for-profit corporation, and every owner is a member. It adopts the budget, bills the quarterly installments, holds the lien, approves sales and leases, and enforces the architectural rules. It bills each Land Unit what we read as an equal share, and it pays the Foundation’s bill for the whole neighborhood out of those installments.
The Foundation is the master association for Pelican Bay’s 6,500 residences in 95 associations. Its $3,435 pays for operations, a replacement reserve and a bulk media agreement, and it is what carries the community’s beaches, tennis, parks and tram. The Foundation does not require approval of a transfer, has no right of first refusal, and leaves approval to the condominium association, according to its own estoppel form.
The Services Division is a Collier County body, and its fiscal year 2027 assessment is $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. We cite the county’s page for the figure and do not describe how the county collects it beyond that, because we have not read the Carlton Place tax or assessment bill.
A reader adding every number on this page will reach $3,435 plus $1,250.00 plus an unknown association figure. That double counts, because the Foundation’s $3,435 is billed to the association and sits inside the association’s budget. The honest build is the association’s quarterly installment, which already carries the Foundation line, plus the Services Division’s $1,250.00 if the budget does not carry it as well.
Everything we can document sums as follows, and each line is a fiscal year 2027 figure from a source we name above.
| Line | Per year | Per month |
|---|---|---|
| Foundation assessment (inside the association’s budget) | $3,435.00 | $286.25 |
| Services Division assessment | $1,250.00 | $104.17 |
| Both published lines | $4,685.00 | $390.42 |
| Association operating, insurance and reserve lines beyond the Foundation line | Not published | Not published |
The $4,685.00 is a floor for the layers we can read, not the owner’s total, and it is not the number to put in a monthly budget until the association’s installment is in hand.
A buyer who is weighing Carlton Place against another Pelican Bay villa neighborhood should compare the same layers for each. Ask the association for its installment, ask whether it has elected landscape care and pressure washing under section 9.1, and ask for the reserve schedule. Then compare against the figures in our Pelican Bay guide and in the neighborhood’s own estoppel, not against a rule of thumb.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or see our buyer guide.
The Carlton Place declaration was amended and restated on July 8, 2022 in 22 numbered sections, with bylaws and articles as exhibits, and it governs a Carlton Place sale, lease, repair or renovation. This guide walks the sections buyers and sellers use most, citing section numbers so you can check the recorded text yourself.
Section 1 states that the land and improvements were already submitted to condominium ownership and that the covenants run with the land. Buying, leasing or occupying a Carlton Place Land Unit is “unconditional acceptance and ratification” of the declaration as amended. Section 2 gives the condominium’s name as Carlton Place, a Condominium, with a street address on Carlton Place in Naples, Florida 34108, and section 3 incorporates the original legal description.
Section 4 defines the terms the rest of the document uses, including Assessment, Association, Common Elements, Land Unit, Limited Common Elements and Villa. Two definitions matter most to a buyer: a Villa is the building and improvements on a Land Unit, and a Land Unit is a fee simple lot, so a dispute about “the unit” is usually a dispute about the lot and everything on it.
Section 5.2 lists the twenty-eight Land Units by Villa number; in three places two adjoining Villa numbers share a single Land Unit, which is why the Villa numbers run past 28. Section 5.3 sets the perimeter at the lot lines and the horizontal boundaries as if the Land Unit were owned in fee simple, airspace included. The surveys sit in Exhibit 1C to the 1997 amended declaration, which is the document a surveyor would start with.
Section 6.1 gives each of the 28 Land Units an undivided share of the common elements and the common surplus, set out in Exhibit E to the 1997 declaration. Section 6.2 makes the share, the association membership and the Foundation membership appurtenant to the Land Unit, and it voids any attempt to separate them. Section 6.3 bars dividing a Land Unit or selling or leasing a fraction of one.
Section 7.1 defines the common elements as all of the land not within the Land Units. Section 7.2 reserves easements for ingress, egress and utilities, for encroachments caused by settlement or by rebuilding, and for landscape maintenance across Land Units. Section 7.3 bars partition, so no owner can force a sale of the common land.
Section 8 applies to the walls between attached villas: repair costs are shared equally, an owner who exposes the wall to the weather bears the whole cost of protecting it, the right to contribution passes with the land, and unresolved disputes go to a three-arbitrator panel under the American Arbitration Association’s rules. We covered the practical side in the homes section above.
Section 9 splits the work between the association and the owner and sets the approval rules for changes. It has its own section below, because it drives more buyer questions than any other.
Section 10 is the rules most owners notice day to day. The villa is a single-family residence, no one may own more than two Land Units, and no business or commercial activity may run from a villa, with use as a public lodging establishment counting as business. Other limits include:
The pet rule in section 10.18 has its own section below, and the leasing rule in section 13 has another.
Section 11 creates the association as a Florida not-for-profit corporation whose members are the Land Unit owners. It lets the Board hire a manager, acts for the members in most matters without a vote, requires a current owner roster and open official records, and caps the association’s liability for latent conditions in the common areas. Section 11.8 lets the association buy a Land Unit, and section 11.9 requires a majority vote of the voting interests before it buys other real property.
Section 12 is the money section, summarized in the fee sections above: regular and special assessments, an equal share for each Land Unit, joint liability of a new owner for old assessments, a lien, acceleration and a certificate of assessments within 15 days of a request. The statute sets its own deadline of 10 business days, so put the request in writing and keep the date.
Section 13 limits leasing to written leases approved by the association, with a 36-month ownership wait for most buyers. The leasing section below sets out the rules.
Section 14 is why a Carlton Place sale takes longer than a typical Naples sale. The Board must approve every sale or gift in advance, the owner must give the Board at least 30 days’ notice before closing along with the signed contract, and an unapproved transfer is void. The sale-process section below walks the clock.
Section 15 makes the owner insure the villa for full replacement value, with windstorm, naming the association as an additional insured, and carry $1 million of liability. Section 16 sorts casualty into lesser damage, which the owner repairs, major damage, where each owner decides whether to rebuild or clear the lot, and catastrophic damage to 70 percent or more of the villas, where a 75 percent vote decides between rebuilding and terminating the condominium. Section 16.5 requires rebuilding substantially to the original plans or to plans the Board and the affected owner approve.
Section 17 sends eminent domain awards to the association as trustee. Section 18 allows termination by all owners and lienholders, or after catastrophic damage, with a 75 percent bloc able to buy out the rest at appraised value. Section 19 makes the prevailing party in a compliance lawsuit entitled to costs and attorneys’ fees, and section 20 protects mortgagees, including a limit on a foreclosing lender’s liability for past assessments under the Condominium Act.
Section 22.3 says the Condominium Act controls over the declaration, and the declaration controls over the articles and bylaws. Section 22.4 gives the Board the job of interpreting the documents, and its interpretation binds unless wholly unreasonable. The practical lesson is to ask for a Board interpretation in writing when a rule is unclear.
The restated bylaws set a five-member Board elected to one-year terms, an annual members’ meeting in the first three months of the year, special meetings on the call of the President, a majority of the directors or members holding 10 percent of the votes, and notices of at least 14 days. Directors must be owners or primary occupants, or an owner’s spouse or companion, and a person delinquent on assessments cannot run. Candidates give notice at least 40 days before the election, and the association sends a first notice at least 60 days before it.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
At Carlton Place the owner maintains the villa, the roof, the exterior walls, the pool, the cage and the air conditioning at the owner’s expense, while the association maintains the common land and may elect to care for the front and rear lawns and wash the houses each year. Section 9 of the 2022 declaration draws the line.
The table below summarizes sections 9.1 to 9.3 and 9.5 of the declaration.
| Item | Who maintains and pays | Declaration section |
|---|---|---|
| Villa structure, interior and improvements on the Land Unit | Owner | 9.2(A) |
| Roof and exterior walls | Owner | 9.2(B) |
| Repainting the house and privacy walls, at least every seven years, same color for both | Owner | 9.2(A) |
| Pool, cage, pool deck, air conditioning, pool equipment | Owner | 9.2(C) |
| Privacy wall between two lots | Both owners jointly | 9.2(B) |
| Privacy wall between a lot and the common land | The lot owner alone | 9.2(B) |
| Party wall between attached villas | The sharing owners equally | 8.1 |
| Replacing plants on the lot | Owner | 9.1(B) |
| Lawn care at the front and rear of each lot | Association, if the Board elects it | 9.1(B) |
| Annual pressure washing of houses and privacy walls | Association, if the Board elects it | 9.1(C) |
| Common land and its landscaping | Association | 9.3(A) and 9.3(E) |
| Hurricane shutter standard | Board adopts; owner installs | 9.9 |
The association must adopt maintenance and clean-up standards “at the very least, as stringent as those adopted and or followed by other developments similar to Carlton Place and located in Pelican Bay,” according to section 9.1(A). It must repair damage it causes to a Land Unit through accident or negligence (9.1(D)). It maintains the common elements under section 9.3, and may contract for that work and join with other associations in doing so.
An owner has a legal duty to maintain the Land Unit so as to prevent foreseeable and preventable damage to other lots, the common land and neighbors’ property (9.7). An owner whose failure causes damage pays for the repair, plus attorneys’ fees if collection is needed, and reimburses the party who made the repair within 60 days. An owner who uses a contractor is deemed to warrant that the contractor is licensed and fully insured and remains responsible for any damage the contractor’s insurance does not pay (9.2(G)).
Section 9.8 gives the association the right to enter a Land Unit during reasonable hours to maintain the common elements or the parts of the lot it maintains. If a defect is threatening damage and a villa is unoccupied, it may enter without notice and act to stop the damage, charging the owner unless the work was normally the association’s. A seasonal owner should leave a key and a contact with the manager for that reason.
A buyer’s insurer and inspector will ask about the roof’s age and the villa’s last paint date, and the declaration makes both the owner’s responsibility. Under section 9.2(A) the owner must repaint at least every seven years, so ask a seller for the paint date. Roof replacement needs the plan, color and contractor steps described in the architectural review section below.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
Architectural review at Carlton Place means the Board must approve in writing almost anything an owner changes outside the villa: plans, materials, color and location. Sections 9.2(F), 9.3 and 9.5 of the declaration set the rule, and a buyer becomes liable for a previous owner’s unapproved changes, so the approval file is part of the due diligence.
Section 9.2(F) bars any building, sign, outside lighting, fence, hedge, wall, walk, dock, structure or planting until plans showing “the nature, kind, shape, height, materials, floor plans, color scheme and the location” are approved in writing. Section 9.5 adds any material alteration, any change to the exterior appearance, and any glass, screen, curtain, blind, shutter or awning visible from outside. The Board may adopt specifications for the type, color and quality of materials.
Section 9.3(B) tells the association to determine the exterior scheme of all villas, “uniform throughout Carlton Place,” and bars an owner from changing the color of an exterior wall, door, window or exterior surface without written Board consent. The owner pays to maintain that scheme. Section 9.3(D) lets the association appoint an architectural review committee that weighs suitability, harmony with the surrounding area and the effect on neighbors.
When the Board or committee reviews an application it considers the proposed structure and materials, the site, harmony with the surrounding area and the effect on adjacent property. Because the Board interprets its own documents under section 22.4, an owner is best served by a written application and a written approval.
Section 9.5 lets the Board “revoke or rescind any approval” if the installation has had unanticipated adverse effects. An owner who makes an addition is financially responsible for insuring, maintaining and repairing it, for repairing any damage it causes to the unit or the common elements, and for removing and reinstalling it if the association must do work around it.
Under section 9.5, when title to a parcel transfers, “the new Owner becomes jointly and severally liable with the previous Owner for correcting any unapproved material alterations.” That sentence is why we ask sellers for approval letters and permits for every pool, cage, addition, fence and exterior color change, and why a buyer should ask before the inspection period ends.
Section 9.9 requires the Board to adopt a single standard shutter model, style and color, and only that standard may be installed. The Board may also adopt standards for impact glass and other code-compliant protection. A buyer who plans to add shutters or replace windows should request the current standards first.
Section 9.6 limits what the association may do to the common elements. It may not make a material alteration or substantial addition costing more than 20 percent of the annual budget including reserves in a calendar year without approval of two-thirds of the voting interests present and voting, except for work needed to protect, maintain, repair, replace or insure the common elements. Large common-area projects therefore come with a members’ vote.
Section 10.16 bars major construction from October 31 into May without written Board approval, which includes heavy equipment and loud power tools, and limits off-season work to Monday through Saturday, 7:00 a.m. to 5:00 p.m. A winter renovation needs approval before the contractor is scheduled. County permits are a separate layer, covered in the permits section below.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or see our buyer guide.
Carlton Place at Pelican Bay is not a 55-plus community, as far as the recorded documents show: the 2022 declaration we read has no minimum age for owners or residents, and its occupancy section expects children, requiring only that occupants under 18 be closely supervised. Pelican Bay’s own rules are general to the community.
Section 10.1 allows occupancy by one family at a time as a residence and for no other purpose. Section 10.5 says all occupants under eighteen “shall be closely supervised at all times by an adult to insure that they do not become a source of unreasonable annoyance to other residents.” Neither provision contains an age floor, and nothing else in the 22 sections sets one.
Many Naples communities restrict residents to 55 and older, and many buyers assume a gated, quiet community near the beach does so. An age restriction would belong in the recorded documents, and none appears in the 2022 text. If your plans depend on the answer, confirm with the association and a Florida real estate attorney before you sign.
Section 10.2 sets the guest limits in the owner’s absence, and section 10.4 allows any number of guests with the owner present, up to the county’s occupancy limit, until a guest stays more than 30 days in 12 months. Visiting grandchildren staying with an owner who is present are therefore a matter of the county occupancy limit and the 30-day rule rather than an age rule.
The Foundation’s Rules and Regulations set age thresholds for amenities rather than for residence. Section 5.E requires a fitness center user to be at least thirteen, and a user under sixteen must be accompanied by someone sixteen or older unless working with a trainer, therapist or instructor. Check the current text for the amenity your family will use.
Carlton Place allows leasing only under a written lease that the Board approves, only after the owner has held title 36 months, no more than once in a calendar year, for 30 days to one year, with no renewal option. Section 13 of the declaration sets those rules, and the Foundation adds its own application and cards.
An owner who bought other than by inheritance cannot lease until 36 months after acquiring title. The lease must be in writing, cover the entire Land Unit, name a natural person as lessee and be approved by the association first. The minimum term is 30 days and the maximum one year, with no option to renew or extend, no subleasing and no assignment. The first day of occupancy decides which calendar year the lease belongs to.
The owner must give the Board written notice at least 20 days before the first day of occupancy, with the lessee’s name and address, a signed copy of the lease and whatever else the Board reasonably requires, and the Board may require an interview. The Board has 20 days to act, and silence counts as approval. Disapproval requires a majority vote of the whole Board after a written opinion of counsel, and section 13.1(C) lists the grounds, including delinquent assessments, a history of unapproved leasing, certain felony convictions, financial irresponsibility, false information, unpaid fees and failure to give notice.
Section 13.1(D) says a lease entered into without approval may be treated as a nullity at the Board’s option, and the Board can evict the lessee on five days’ notice without the owner’s consent. An owner who rents before the association approves risks losing the tenancy and the rent.
No Land Unit may be leased more than once in a calendar year (13.2). On a written request, the Board may approve one additional lease in the same year, but only under unusual circumstances to avoid undue hardship (13.3). For an owner who wants a series of short winter rentals, the once-a-year rule is the controlling limit.
Under section 13.4 only the lessee, family within the first degree of relationship and their guests may occupy a leased villa, with no more than two persons per bedroom. A guest who stays more than 15 days must apply for approval. Section 13.6 bars the owner of a leased villa from using the recreation or parking facilities during the lease except as another owner’s guest.
Section 10.18 says “no pets of any kind are permitted” in leased units. A tenant with a pet therefore cannot lease at Carlton Place, which narrows the rental pool; an owner marketing a lease should say so at the outset.
The lessee does not take over the owner’s duty to pay assessments. If an assessment is 30 days past due, section 13.1(E) lets the association demand the rent directly from the tenant until the owner is current, and the tenant who pays under that demand is protected against claims by the landlord.
Under section 13.8 the association may charge a preset processing fee for a lease application, up to the legal maximum, and may require deposits that the Condominium Act authorizes. No fee may be charged to approve a renewal with the same lessee. We have not seen the current fee schedule and print no figure.
The Foundation’s Rules and Regulations, section 3.C, require the owner to submit a lease application to the Foundation office at least 30 days before the lease period, with a processing fee, a copy of the condominium association’s approval letter and a check for tenant cards beyond the first two. An incomplete application can delay the cards by up to 30 days, and the owner’s own member cards are suspended for the lease term. A tenant picks up cards in person with a government photo ID.
The Foundation’s 2019 leasing amendment, recorded at OR 5634, Page 1101 on May 28, 2019, defines leasing to include any paid occupancy by a non-owner, including arrangements through vacation rental websites, and caps leasing at two leases per calendar year “unless otherwise provided by Neighborhood Covenants.” Carlton Place’s one-lease-a-year limit is the stricter of the two. The amendment also lets the Foundation instruct a leasing agent or website to remove an advertisement for more rentals than the rule allows.
With a 30-day minimum term, a once-a-year limit and a ban on commercial use that counts a public lodging establishment as a business under section 10.1, Carlton Place is not a short-term rental community. A buyer who wants Airbnb income should look elsewhere.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
Carlton Place owners may keep up to two dogs and up to two cats, never for commercial breeding, subject to a list of prohibited breeds, a carry-or-leash rule and Board power to order a nuisance pet removed. Section 10.18 of the declaration sets those limits, and the Foundation adds leash rules in its amenities.
Section 10.18 allows “up to two (2) dogs and/or two (2) cats” in the villa, provided they are not kept, bred or maintained for any commercial purpose. Reptiles, monkeys, rodents, amphibians, poultry, swine and livestock may not be kept in Carlton Place.
The section bars the following breeds, including mixes: Chow, Doberman Pinscher, English or Italian Mastiff, Jack Russell Terrier, Staffordshire Terrier, German Pinscher, German Shepherd, Siberian Husky, Malamute, Pit Bull, Presa Canario, wolf-hybrid and Rottweiler, plus one entry at the start of the list that our scan of the recorded page could not read cleanly. A buyer with a large dog should read the recorded page itself before making an offer.
Outside the villa’s own Land Unit, the pet “must be carried under the owner’s arm or be leashed at all times.” The owner also agrees to hold the association, its officers and directors harmless from any liability arising from the pet.
The section calls the ability to keep a pet “a privilege, not a right,” and empowers the Board to order and enforce the removal of any pet that becomes a source of unreasonable annoyance to other residents. Section 19 lists the remedies available to the association and to owners when a rule is broken.
Pets of any kind are barred from leased units. See the leasing section above for how that affects a rental.
The pet rule governs pets. Federal and Florida fair housing law treat service and assistance animals separately, and a request for one should go to the Board in writing with the advice of counsel.
Pets in Foundation amenities are governed by section 3.G of the Foundation’s Rules and Regulations, which require current vaccinations, constant control by the owner, and harnesses, leashes, cages or tethers on Foundation property, with leashes no longer than six feet. Carlton Place’s own limits on number, breed and leasing apply on top of those.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or see our buyer guide.
Florida’s milestone inspection and structural integrity reserve study laws do not appear to apply to Carlton Place at Pelican Bay. They reach condominium buildings of three or more habitable stories, the neighborhood covenants limit Carlton Place to two stories, and Collier County’s milestone building list has no Carlton Place entry.
Section 553.899 requires milestone inspections for a building “three habitable stories or more in height” that is subject, in whole or in part, to the condominium or cooperative form of ownership. It does not apply to a single-family, two-family, three-family or four-family dwelling with three or fewer habitable stories above ground. The neighborhood covenants limit Carlton Place buildings to two stories, so the statute’s height test does not appear to be met.
The structural integrity reserve study requirement sits in section 718.112(2)(g), and subparagraph 5 says the paragraph does not apply to buildings less than three stories in height or to single-family through four-family dwellings with three or fewer habitable stories above ground. The ordinary reserve duties in the bylaws, covered in the fee section, still apply.
We read Collier County’s list of milestone buildings by year, dated as of January 2026, for any Carlton Place entry. The only name with “Carlton” in it is The Carlton at Park Forrest, a different condominium on Quail Forest Boulevard. The county’s milestone buffer layer places Carlton Place inside the three-mile coastal buffer the county uses, so the absence of a row reflects the building height and not the location.
The county roll codes all 28 Carlton Place parcels as condominium, and for the legal regime that is correct. The inspection laws turn on building height rather than the label, which is why a Chapter 718 villa condominium of two stories sits outside them.
Section 718.503 lists the milestone summary and the reserve study among the documents a seller provides “if applicable,” and the reserve study item allows a statement that the association has not completed one. For Carlton Place the practical equivalent is a written statement from the association that neither requirement applies, which we ask for with the other resale papers.
Hire a licensed home inspector, a roofer, a wind-mitigation inspector and, for a villa with a pool and cage, a pool contractor. Under section 9.2 of the declaration the roof, walls, pool and cage are the owner’s, so those inspections are the buyer’s substitute for a building-wide report.
The legislature has changed the milestone and reserve rules more than once in recent years. We check the statutes as they read in 2026 and flag that a buyer’s attorney should confirm the current text at contract.
At five points along Carlton Pl, the FEMA flood map showed Zone AE, the coastal floodplain subtype, inside the special flood hazard area with a base flood elevation of 10 feet, on panels 12021C0377J and 12021C0381J effective February 8, 2024. The county places the street in Evacuation Zone A. A buyer with a mortgage should expect the lender to require flood insurance.
On October 7, 2026 we queried the FEMA National Flood Hazard Layer and the county’s FEMA layers at points along Carlton Pl using Census-geocoded locations. Five points returned a match, and every one returned Zone AE, the coastal floodplain subtype, with the special flood hazard area flag true, a static base flood elevation of 10 feet on the NAVD88 datum and no floodway. The sixth address in the range did not geocode, so we do not report it. A map describes a location, not a floor height, so an elevation certificate for the specific villa is the document that matters.
Zone AE is a special flood hazard area with a published base flood elevation. A lender with a federally regulated or federally backed mortgage generally requires flood insurance on a building in a special flood hazard area, and a cash buyer should still price it. The premium depends on the villa’s elevation relative to the 10-foot base flood elevation, so ask the seller for the elevation certificate and any existing flood policy.
Section 689.302 requires a seller of residential property to complete and provide a flood disclosure to the purchaser “at or before the time the sales contract is executed.” The form tells the buyer, among other things, that homeowners’ insurance policies do not include coverage for flood damage. A Carlton Place seller should complete it before the offer, not after.
Collier County’s August 19, 2026 news release says FEMA released the preliminary Flood Insurance Rate Map on March 20, 2025, that a 90-day appeal and comment period began on August 19, 2026, and that the target date for the new map to become effective, with new flood insurance requirements applied, is summer 2027, a date the county says is subject to change pending the appeal review. The effective map today is the February 8, 2024 map described above. We did not compare the Carlton Place points against the preliminary map, so we do not say what zone or elevation the new map assigns. A buyer can look up a specific address on FEMA’s Map Service Center and should ask an insurance agent how a change would affect a policy.
Collier County’s evacuation map places Carlton Pl in Zone A, the zone ordered out first. Know your plan and your route before June 1, and ask your insurance agent how your policy treats a storm that arrives while you are away for the summer.
Section 15.1 of the declaration makes the owner responsible for insuring the Land Unit and the villa for the maximum insurable replacement value, with windstorm, vandalism and other all-risk coverage, naming the association as an additional insured, with at least $1 million of liability coverage and coverage for the contents. If an owner does not insure, the association may buy the coverage and lien the Land Unit for the cost. Section 15.3 requires the association to carry property, flood where required, liability, automobile and fidelity coverage on the common elements and association property.
The Foundation’s estoppel form says the Foundation maintains its own insurance through Acrisure (Gulfshore Insurance) in Naples. That coverage protects the Foundation’s property, not your villa, so ask your own agent what it does and does not do.
Section 15.1 requires the owner to begin repairs within 60 days of a loss, to specifications the association has approved first. Section 16 sorts damage by severity: the owner repairs lesser damage, each owner of a villa with major damage decides whether to rebuild or clear the lot, and if damage reaches 70 percent or more of the villas, a 75 percent vote of the voting interests decides between rebuilding and terminating the condominium. A rebuild must follow the original plans or plans the Board approves.
Section 9.9 lets only the Board’s adopted standard shutter, and any adopted impact glass or other code-compliant protection, be installed. Confirm that shutters on any villa you buy match the standard and were approved.
The roof is the owner’s cost and the owner’s risk. A buyer should get a roof inspection that identifies the roof product, its age and condition, and a wind-mitigation report, which most insurers ask for.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
Carlton Place addresses on our October 7, 2026 check fell in the attendance zones of Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, all of which earned an A in each of the five school years from 2021 to 2025. Collier County Public Schools sets zones and can change them, so confirm for your own address.
We looked up Carlton Pl addresses in Collier County Public Schools’ attendance lookup on October 7, 2026. Four of the addresses returned the same three schools:
| Level | School | Campus location |
|---|---|---|
| Elementary | Sea Gate Elementary School | 650 Seagate Dr, Naples |
| Middle | Pine Ridge Middle School | 1515 Pine Ridge Rd, Naples |
| High | Barron Collier High School | 5600 Cougar Dr, Naples |
One address in the range returned no result and another did not match, so a buyer should run the specific address through the district’s lookup rather than assume.
The district’s accountability brief for the 2024-2025 school year lists the Florida Department of Education grades for the five years from 2021 to 2025. Sea Gate Elementary, Pine Ridge Middle and Barron Collier High each show an A in all five years. The district itself earned an A for 2024-2025, one of 28 Florida districts rated A.
Collier County Public Schools also runs choice programs open to students outside their zone, with their own applications and deadlines. We have not researched which programs fit Carlton Place families, and the district’s school choice pages are the place to check.
Enter the specific Carlton Pl address in the district’s attendance lookup, and ask the school office to confirm in writing if the answer matters to your purchase. Attendance zones are set by the district and can change.
Carlton Place sits inside the Pelican Bay planned unit development, which the county’s zoning layer shows as active, under the county’s Urban Residential future land use subdistrict. A buyer asking what could be built next door should start with the planned unit development document and the county’s maps.
The county’s general zoning layer returned PUD, planned unit development, at the Carlton Pl points, with amendments dated 1990, 1993 and 2004 in its notes. The county’s PUD layer names the district Pelican Bay and lists it as active. The Foundation publishes the Pelican Bay planned unit development document with its ordinances for anyone who wants the text.
The county’s future land use layer returned the Urban Residential Subdistrict at the same points. It describes how the comprehensive plan treats the area, and it does not by itself say what any parcel can build.
The county’s fire district layer places Carlton Pl in the North Collier fire district. Ask your insurance agent how fire protection classification enters your premium.
We did not survey adjacent parcels for pending applications, site plans or construction. A buyer concerned about a specific vacant parcel should ask the county for the current zoning and any pending petition for that parcel. We list this among the items we did not source.
Work on a Carlton Place villa needs two approvals: the association’s written approval under section 9.5 and, for most structural, mechanical, roofing, window, door, pool and electrical work, a Collier County permit. We did not pull the permit history for any Carlton Place address for this guide, so a buyer should request it per address.
A permit shows that work was inspected. A buyer’s insurer may ask for roof, window and electrical permit dates, and an appraiser or lender may ask about additions. Under section 9.5 a new owner is liable with the previous owner for unapproved alterations, so a missing permit and a missing association approval are two separate problems.
Collier County keeps the permit records. Ask the county’s building review office for the permit history of a specific address, and ask the title company for a municipal lien and open-permit search before closing.
Every document we cite in this guide is a recorded instrument or published page, and a title company will order the current recorded set. The Downloadable Documents section lists the Carlton Place instruments we read.
Carlton Place is a single street of 28 villas inside Pelican Bay, about two miles by road from Artis-Naples and the Mercato shopping area. Villas have garages, overnight parking belongs in them under section 10.9, and the Foundation’s tram stops are nearby.
We measured drive distances and times without traffic from Carlton Place using the public OpenStreetMap-based routing service. Artis-Naples is about 2.1 miles and 5.3 minutes away, Mercato about 1.9 miles and 5.4 minutes, the Naples Grande Beach Resort about 2.5 miles and 6.4 minutes, and NCH North Naples Hospital about 3.9 miles and 8.3 minutes. Fifth Avenue South is about 8.4 miles and 16 minutes, Naples Municipal Airport about 9.4 miles and 17 minutes, and Southwest Florida International Airport about 26.3 miles and 37 minutes. Winter season traffic will add time.
Section 10.9 requires resident vehicles to park in garages overnight, and the neighborhood covenants require each villa to have at least two parking spaces, one covered. Overnight guests use visitor parking. Recreational vehicles, boats, trailers, panel vans and commercial vehicles not actively serving the villa may be kept only inside an enclosed garage.
The Foundation operates a tram system, and the nearest tram stop on the Foundation’s map is about 0.22 mile from the Carlton Place map shape. Routes and schedules are the Foundation’s to publish.
The Foundation controls the community’s gates and guest access, and the association’s own guest limits are in sections 10.2 and 10.4 of the declaration. We have not read an entry procedure for Carlton Place, so ask the association how guests and contractors are admitted.
Many owners leave for the summer. Section 9.8 lets the association enter an unoccupied villa to stop damage, and section 10.4 requires guests who stay more than 30 days to be approved. Leave a key and a local contact with the manager, and turn off the water if you are away.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or see our buyer guide.
A Carlton Place sale needs the Board’s prior written approval, so the process runs on a clock: at least 30 days’ notice before closing, a Board decision within 30 days of a complete file or 60 days of notice, a condominium resale disclosure, an association estoppel and a Foundation estoppel. A seller who starts early avoids a delayed closing.
Section 718.503 requires a seller who is not the developer to give the buyer, at the seller’s expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary and reserve study or a statement that neither exists, and the state’s frequently-asked-questions document. A resale contract must carry a conspicuous clause either acknowledging the buyer received the core documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or making the contract voidable by the buyer for 7 days after signing and receipt. Delivering the papers before the offer protects the deal.
Section 689.302 requires the seller to provide a flood disclosure at or before the time the sales contract is executed. Because Carlton Place sits in a special flood hazard area on the current map, the seller should also have an elevation certificate and any flood policy ready.
Section 14.3(A) requires the owner to give the Board written notice at least 30 days before the intended closing, with the buyer’s name and address, a copy of the signed contract and whatever else the Board reasonably requires. The Board may require a personal interview with the buyer and everyone who will occupy the villa. The association may charge a preset application fee up to the legal maximum, and we print no figure because we have not seen one.
Section 14.3(B) gives the Board until 30 days after it receives the notice and all requested information, or 60 days after the notice, whichever comes first. If the Board approves, the President or Vice President signs a Certificate of Approval in recordable form. If the Board neither approves nor disapproves in time, that counts as approval, and the buyer can demand the certificate. The Board may delegate approval to an ad hoc committee of at least three members or to the manager, but only the Board can disapprove.
Section 14.3(C) allows disapproval for good cause only when a majority of the whole Board votes after receiving a written opinion of counsel, and only for one of eight stated grounds: certain felony convictions, financial irresponsibility such as prior bankruptcies or foreclosures, reason to believe the buyer will not follow the covenants, a history of disruptive behavior, disregard of rules or others’ rights, a purchase that would give the buyer title to more than two Land Units, failure to provide the required information or fees, or a transaction closed without prior approval.
If the Board disapproves without good cause and the owner made the written demand with the original notice, section 14.3(C)(2) requires the Board to deliver, within 30 days after its meeting, the name of an approved purchaser who will buy at the same price and on substantially the same terms. If the Board fails to name one in 30 days, the original buyer is deemed approved. These are the clauses a seller’s attorney reads closely before the notice is sent.
Section 14.5 says a sale or transfer that is not approved, or is disapproved, “shall be void unless subsequent approved in writing by the Board,” and section 14.3(A)(4) treats a sale closed without approval as creating a rebuttable presumption of intent to violate the covenants. A first mortgagee acquiring title by foreclosure or deed in lieu is exempt under section 14.4.
Under section 14.1 a Land Unit may be owned by one person, by two or more natural persons, or in a trust or company, but the Board conditions approval on naming one approved natural person as the primary occupant. A change in the primary occupant is treated as a transfer, and the Board approves no more than one such change in a 12-month period. A buyer who plans to buy through a trust should raise this with the Board early.
The buyer’s lender and closing agent will ask for the association’s estoppel certificate, which states what is owed and what is scheduled. Under section 718.116 the association must issue it within 10 business days of a written request, and the statute caps the fees at $250 for the certificate, $100 more if expedited and $150 more if the account is delinquent, as base amounts; as we read the state’s current adjusted caps, the allowed figures are indexed upward. Request it as soon as the contract is signed.
The Foundation’s estoppel is a separate form. It costs the seller $250.00, with an optional $100.00 for completion within three business days, and it carries the $15,000 resale capital assessment as a buyer cost due at closing by separate check with the deed and settlement statement. The form states that the Foundation does not require approval of a transfer and has no right of first refusal.
The seller pays documentary stamps on the deed at $0.70 per $100 of price under section 201.02. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls. Property taxes and association assessments are prorated to the day of closing.
| Step | Who | Timing |
|---|---|---|
| Resale documents delivered | Seller | Before the offer, or the buyer has a 7-day voidable window |
| Flood disclosure | Seller | At or before contract signing |
| Notice and application to the Board | Seller | At least 30 days before closing |
| Board decision | Board | 30 days after a complete file, or 60 days after notice |
| Association estoppel | Association | Within 10 business days of a written request |
| Foundation estoppel | Foundation | Optional 3-business-day expedite |
| Certificate of Approval | Association | Before closing |
| Resale capital assessment | Buyer | At closing, by separate check |
Section 10.7 bars for sale, for rent and open house signs anywhere in the condominium, including windows and vehicles. A Carlton Place villa is therefore marketed through photography, video, the Southwest Florida MLS and scheduled showings, and a seller should plan for that.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
Carlton Place is one of eight Pelican Bay villa-type neighborhoods in our benchmark: 28 units built from 1991 to 2007, the newest of the group, with 1 Southwest Florida MLS closing in 12 months at $2,000,000. Every neighborhood below is a small sample, so use the table to place Carlton Place, not to price a villa.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Neighborhood | Product class | Units | Years built | MLS closings, last 12 months | Median sold, last 12 months |
|---|---|---|---|---|---|
| Carlton Place | Attached and detached villa (gated) | 28 | 1991 to 2007 | 1 (small sample) | $2,000,000 |
| Bridgeway Villas | Villa | 59 | 1983 to 1987 | 5 (small sample) | $2,062,000 |
| Beauville | Attached and detached villa | 36 | 1988 to 1990 | 4 (small sample) | $1,900,000 |
| Villas of Pelican Bay | Attached villa | 49 | 1988 to 1991 | 4 (small sample) | $1,722,500 |
| Coco Bay | Detached villa (gated) | 33 | 1994 to 1996 | 3 (small sample) | $2,500,000 |
| Las Brisas | Villa | 50 | 1982 to 1988 | 3 (small sample) | $2,950,000 |
| Villa Lantana | Attached and detached villa | 24 | 1985 to 1990 | 1 (small sample) | $3,100,000 |
| Tierra Mar | Villa and townhome condominium | 49 | 1980 to 1981 | 9 (small sample) | $2,150,000 |
Product class, unit counts and years built come from our Pelican Bay neighborhood roster; closings and medians come from the Southwest Florida MLS pull of October 7, 2026 for the 12 months ended that day.
No row reaches 10 closings, so no row is a market trend. Tierra Mar, with 9, is the deepest sample, and Villa Lantana and Carlton Place, with 1 each, are single data points. A median of one sale is that sale. The useful reading is what kind of home each neighborhood sells: Carlton Place has the newest build years in the set, and it and Coco Bay are the two rows our roster labels gated.
By straight-line distance from the Carlton Place map shape, Coco Bay is about 0.2 mile away, Beauville about 0.48 mile and Villa Lantana about 0.53 mile, which makes them the three comparison neighborhoods a Carlton Place buyer is most likely to tour in the same trip. Coco Bay is the closest in age and in the roster’s gated label, with 33 detached villas built from 1994 to 1996.
Over 60 months, Carlton Place closed 3 sales with a median of $2,500,000 and Bridgeway Villas closed 18 with a median of $1,825,000. With only 3 sales in the Carlton Place sample, the gap says more about plan size and date than about the neighborhoods, and the next section sets the two out as a decision table.
The county’s 2026 roll shows living areas at Carlton Place from 2,070 to 4,024 square feet with a median of 2,815. That range is wider than a single floor plan, which is why we price by plan, as the market section explains.
We do not compare association fees, rental rules or pet rules across neighborhoods on this page, because each neighborhood has its own recorded documents and an off-the-shelf comparison is likely to be wrong. Each neighborhood’s guide covers its own documents.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or see our buyer guide.
Carlton Place and Bridgeway Villas are about 1.9 miles apart in Pelican Bay and are the declared rivals in this guide. Carlton Place is 28 villas built from 1991 to 2007 with a median roll living area of 2,815 square feet; Bridgeway Villas is 59 villas built from 1983 to 1987 with a median of 2,002.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Question | Carlton Place | Bridgeway Villas |
|---|---|---|
| Product class (roster) | Attached and detached villa (gated) | Villa |
| Units | 28 | 59 |
| Years built | 1991 to 2007 | 1983 to 1987 |
| County roll coding | 28 parcels, condominium | 59 parcels, condominium |
| Median living area on the 2026 roll | 2,815 sq ft | 2,002 sq ft |
| MLS closings, last 12 months | 1 (small sample) | 5 (small sample) |
| Median sold, last 12 months | $2,000,000 | $2,062,000 |
| MLS closings, last 60 months | 3 (small sample) | 18 |
| Median sold, last 60 months | $2,500,000 | $1,825,000 |
| Median price per sq ft, 60 months | $959 | $973 |
| Median days on market, 60 months | 10 (3 sales) | 49 (18 sales) |
| Median sale-to-list, 60 months | 92.0% (3 sales) | 97.3% (18 sales) |
| Active listings, October 7, 2026 | 2, at $2,699,000 and $2,795,000 | 1, at $2,850,000 |
| Months of supply at the 12-month pace | 24.0 | 2.4 |
On a 12-month view the two neighborhoods sold at similar medians, $2,000,000 and $2,062,000, but on very different evidence: 1 sale against 5. On a 60-month view Bridgeway has 18 sales, enough to read, and Carlton Place has 3. Carlton Place’s 24.0 months of supply reflects 2 active listings against a pace of 1 sale a year; it describes a thin market and not a forecast. Bridgeway’s 2.4 months comes from 1 listing against 5 sales.
Carlton Place fits a buyer who wants a small, newer villa neighborhood of 28 lots with fee simple ownership of the lot, larger average living areas on the county roll, and a gated setting, and who accepts a thin resale market and a Board approval on every sale. It also suits a buyer who values control of the roof and exterior and does not need to rent the villa often.
Bridgeway Villas fits a buyer who wants a larger neighborhood of 59 villas with more recorded sales to price against, and who is comfortable with homes built from 1983 to 1987. Our Bridgeway guide covers its own recorded documents, fees and rules, and it is the place to read how those documents classify the neighborhood.
Both sit inside Pelican Bay, both belong to the Pelican Bay Foundation and share its beaches, tennis, tram and community center, and both are villa-type neighborhoods with attached and detached homes in the sales record. The Foundation’s resale capital assessment of $15,000 applies to fee-eligible transfers of either one recorded on or after October 1, 2026.
Tour a Carlton Place villa and a Bridgeway villa in one trip, about 1.9 miles apart, and compare plan, roof age, flood elevation and the paperwork each association gives you. Ask each association for its budget, reserve schedule and estoppel, because fees and rules are specific to each and are not interchangeable.
If neither fits, Beauville and Coco Bay sit within half a mile of Carlton Place, and our Pelican Bay guide lists the rest of the community’s neighborhoods.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or read how we represent buyers.
Owning at Carlton Place gives you fee simple title to a lot and villa in a 28-unit gated Pelican Bay neighborhood with control of your own roof and exterior, and it costs you a thin resale market, a Board approval on every sale, a $15,000 buyer-paid resale assessment and a coastal flood zone. Here is the balance.
An owner who plans to live in the villa for years, wants to control its upkeep, accepts a Board approval process and values a small, quiet, amenity-rich neighborhood is the owner this community suits.
A buyer who needs to rent the villa frequently, wants an Airbnb income, owns a large dog on the breed list, needs the fastest possible resale or wants a mid-rise building with the association handling all exterior work should consider other Pelican Bay options.
If the association publishes its budget and a reserve study, or the Foundation’s fees change, the balance above moves. We re-read the documents each time we update the page.
Selling at Carlton Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Carlton Place? Call Marc at (239) 287-5873 or see our buyer guide.
If you’re searching for a Carlton Place listing agent, or thinking, ‘I need someone to sell my Carlton Place home…’ you are selling into a market of about one resale a year, a buyer who reads the flood map and the declaration before touring, and a closing that needs Board approval. McGreevy and Comisar sell Carlton Place on its recorded facts. Read how we sell Pelican Bay homes.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Carlton Place is a villa neighborhood where plan, roof and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Carlton Place listing along with the document file a 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 Carlton Place has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026).
With 1 Carlton Place closing in 12 months and two active listings, a buyer compares your villa with one other on the market and with the last few recorded sales. The two 2023 sales were detached villas at $2,975,000 and $2,500,000 and the 2026 sale was an attached villa at $2,000,000, so McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price by plan and by condition, not by neighborhood average. Our goal is a list price that wins the first 30 days, because the 114 days of the latest sale and its 92.0 percent sale-to-list show how long a Carlton Place villa can take and what it can give up.
Every Carlton Place sale needs the Board’s prior written approval under section 14, with at least 30 days’ notice before closing and a Board decision within 30 days of a complete file or 60 days of notice. Section 10.7 bars for sale and open house signs, so a Carlton Place listing is sold through photography, video, the MLS and scheduled showings.
A dedicated seller page for this neighborhood, titled sell my home in Carlton Place at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by plan, the document file before the first showing, and the approval timeline built into the contract.
Start with a free home valuation for Pelican Bay. It takes about a minute, and Jesse follows up with the Carlton Place sales that fit your villa: the same plan, the same size, adjusted for condition and roof. An automated estimate cannot tell an attached villa from a detached one, and the three sales in 60 months span $2,000,000 to $2,975,000. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared villa priced to its plan’s recent sales, it can be. There are two active listings against one closing in 12 months, which is about 24 months of supply at that pace, so a seller should plan for patience and a price that stands up to the flood map, the roof and the approval timeline.
Against the closest plan and date. The latest sale was an attached villa of 2,815 square feet at $2,000,000, and the two 2023 sales were detached villas of 2,607 and 2,070 square feet. Condition and roof can move a price either way, and a list price that ignores them usually sits.
Yes. Section 14 of the 2022 declaration requires the Board’s prior written approval of every sale, and an unapproved sale is void. Give the association the contract and application as early as the contract allows.
The flood zone, the roof, the fee layers and the approval timeline. Have the flood disclosure, the elevation certificate, the estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease and to section 13 of the declaration, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Carlton Place 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 Carlton Place’s recorded declarations, the Clerk’s index and every recorded Carlton Place sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Carlton Place guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples villa market that Carlton Place 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 Carlton Place page the credential that matters more is narrower than any award: we tracked every Carlton Place closing in the Southwest Florida MLS back to October 2021, 3 in the last 60 months, and in the last 12 months we tracked the 1 Carlton Place closing against the recorded instruments before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review
Selling a Carlton Place home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Carlton Place? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Carlton Place, see our Pelican Bay guide, our guide to Tierra Mar, our guide to Las Brisas and our Naples guide.
These are the questions buyers ask us most about Carlton Place at Pelican Bay, answered from the recorded 2022 declaration, the Foundation’s published documents, Florida’s statutes as they read in 2026, the county’s flood and zoning layers and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
Both words are used, and the recorded documents settle it: Carlton Place is a Chapter 718 land-unit condominium. Each owner holds fee simple title to a Land Unit and the villa on it, and the association owns the common land. The county roll also codes the parcels as condominium.
There are 28 Land Units, listed in section 5.2 of the 2022 declaration, and 28 residential parcels on the county’s 2026 roll. Three Land Units cover two adjoining Villa numbers each, which is why the Villa numbers run past 28.
The county roll shows years built from 1991 to 2007. The declaration was first recorded on March 20, 1991, and the villas were completed in phases afterward, which the developer’s 1994 and 1995 plan amendments reflect.
Both. The roster calls Carlton Place an attached and detached villa neighborhood, the MLS sales include both designs, and the declaration’s party wall rules in section 8 apply to the attached villas.
The county roll shows heated areas from 2,070 to 4,024 square feet, with a median of 2,815. The three MLS sales in 60 months ranged from 2,070 to 2,815 square feet.
The 1991 neighborhood covenant amendment limits building height to two stories in our reading of the recorded page. Confirm the story count of any specific villa from its plans and inspection.
The Southwest Florida MLS shows 3 closings in 60 months: $2,000,000 for an attached villa in September 2026, and $2,975,000 and $2,500,000 for detached villas in June 2023. That is a small sample, so we price each home against its own plan and date.
Rarely. The MLS shows 1 closing in the last 12 months and 3 in 60 months, and the county’s recorded-sales file shows from 1 to 6 sales a year since 1991, with several years in the 2010s and 2020s showing only 1 or 2.
The association’s assessment is not published, so we do not state one. The Foundation’s fiscal year 2027 assessment of $3,435 is billed to the association and carried in its budget, and the Pelican Bay Services Division’s fiscal year 2027 assessment is $1,250.00, or $104.17 a month. Ask for the association’s budget and estoppel.
The Foundation’s form splits $3,435 into operating ($2,180.00), replacement reserve ($497.00) and bulk media ($758.00). The Foundation operates the community’s beaches, tennis, parks, community center and tram system.
The Foundation’s estoppel form lists it as a buyer cost due at closing on deeds recorded on or after October 1, 2026, paid by separate check with a copy of the deed and settlement statement. A one-time exemption exists for a current Pelican Bay owner buying another property in the community.
The Foundation’s realtor page says it rises 3.5 percent a year automatically beginning October 1, 2027. The deciding date is the recording date of the deed, not the contract date.
Yes, with limits. Section 13 requires a written lease, Board approval, 36 months of ownership first for most buyers, a 30-day minimum and one-year maximum term, and no more than one lease a year. Leased villas may not keep pets.
No, practically speaking. The 30-day minimum, the once-a-year limit and section 10.1, which treats use as a public lodging establishment as a business, rule out nightly rentals.
Up to two dogs and up to two cats, never for commercial breeding, subject to a prohibited-breed list in section 10.18 that includes German Shepherd, Rottweiler, Pit Bull and others. Pets must be carried or leashed outside your Land Unit.
Not in the recorded documents we read. The 2022 declaration has no minimum age and expects occupants under 18 to be supervised by an adult.
Our Pelican Bay neighborhood roster labels Carlton Place a gated neighborhood. We have not read a gate or guard procedure for the street itself, so ask the association how entry works.
Yes. Section 14 requires the Board’s prior written approval of every sale, on at least 30 days’ notice before closing. The Board decides within 30 days of a complete file or 60 days of notice, and silence counts as approval.
Only for good cause, by a majority vote of the whole Board after a written opinion of counsel, and only on the eight grounds in section 14.3(C), such as certain felony convictions, financial irresponsibility or a purchase that would put more than two Land Units in one owner’s hands.
You may own up to two Land Units. Section 10.1 bars owning legal or beneficial title to more than two, and section 14.3(C) lists a purchase that would exceed two as grounds for refusal.
Yes, with approval. Section 14.1 requires you to name one natural person as the primary occupant, and a change of that person counts as a transfer and is limited to one in any 12 months.
At five points along Carlton Pl on October 7, 2026, FEMA’s flood layer showed Zone AE, a special flood hazard area with a base flood elevation of 10 feet, on the map effective February 8, 2024. The elevation of a specific villa decides its premium, so ask for the elevation certificate.
A lender with a federally regulated or backed mortgage generally requires it in a special flood hazard area, and homeowners’ policies do not cover flood. Section 689.302 requires the seller to give you a flood disclosure at or before contract signing.
We do not know. The county says FEMA’s preliminary map was released March 20, 2025, a 90-day appeal period began August 19, 2026, and the target effective date is summer 2027, subject to change. We did not compare Carlton Place against the preliminary map.
Collier County’s evacuation layer places Carlton Pl in Zone A, the zone ordered out first.
They do not appear to. They cover condominium buildings of three or more habitable stories, and Carlton Place buildings are limited to two stories. The county’s milestone list has no Carlton Place entry.
You do. Section 9.2(B) makes roofs and exterior walls the owner’s responsibility, and section 9.5 requires written Board approval for exterior changes.
At least every seven years, in colors the association approves, and the house and privacy walls must match, under section 9.2(A).
Only with written approval of the Board under sections 9.2(F) and 9.5, plus county permits, and the Foundation-level covenants add approvals and screen requirements for pool enclosures.
Only the standard model, style and color the Board has adopted under section 9.9. Ask for the current standard before you order.
On our October 7, 2026 check, Carlton Pl addresses were zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A in the district’s 2021 to 2025 table. Confirm your address with the district.
From the Carlton Place map shape, about 0.64 mile in a straight line to the North Beach location and about 1.4 miles to the South Beach location, per the Foundation’s own community map. Beach access is a Foundation membership benefit.
By road without traffic, Mercato is about 1.9 miles, Artis-Naples 2.1 miles, Fifth Avenue South 8.4 miles, Naples Municipal Airport 9.4 miles and Southwest Florida International Airport 26.3 miles.
Overnight guests must use visitor parking, residents park in garages overnight, and recreational vehicles, boats and trailers may be kept only inside an enclosed garage under section 10.9.
Under section 718.503 the seller provides the declaration, articles, bylaws and rules, budget and financial statement, the state’s questions-and-answers document and, if applicable, the milestone summary and reserve study or a statement that none exists. Your contract is voidable for 7 days unless you received them earlier.
Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. We will line up Carlton Place with Coco Bay and Beauville in one trip, since they sit within half a mile.
Buying in Carlton Place? Work with the team on the record:
Call Jesse direct at (239) 898-6072.
These are the questions Carlton Place owners ask us most before they sell, answered from the recorded 2022 declaration, the Foundation’s fiscal year 2027 estoppel form, Florida’s statutes as they read in 2026 and the Southwest Florida MLS pull of October 7, 2026. Where a number is not public, the answer says so.
It depends on the plan, the size, the condition and the roof. The three MLS sales in 60 months ran from $2,000,000 to $2,975,000 across two detached villas and one attached villa, which is why a neighborhood average misleads. Get a free home valuation or Call Jesse direct at (239) 898-6072.
The latest MLS sale took 114 days and closed at 92.0 percent of its final list price, while the two 2023 sales took 3 and 10 days. With 3 sales the range is wide, so we plan the timeline around the 30-to-60-day Board approval window as well as the marketing.
Yes. Section 14 of the declaration requires the Board’s prior written approval of every sale, and a sale that is not approved is void unless the Board approves it later in writing.
At least 30 days before the intended closing date, with the buyer’s name and address and a copy of the signed contract. We send it the day the contract is signed.
The Board must decide within 30 days after receiving the notice and all requested information, or within 60 days after the notice, whichever comes first. If it does nothing in time, that counts as approval, and the buyer can demand the Certificate of Approval.
Only for good cause on a majority vote of the whole Board after a written opinion of counsel, and only on the grounds in section 14.3(C). If the Board refuses without good cause and you made the written demand with your notice, it must name an approved purchaser at the same price and terms within 30 days.
The statute sets base caps of $250 for the certificate, $100 more if expedited and $150 more if the account is delinquent, and as we read the state’s current adjusted caps the allowed figures are indexed upward. Confirm the current figure with the association when you request it; the association must issue it within 10 business days of a written request.
$250.00, a seller cost due at closing, plus an optional $100.00 expedite for completion within three business days, per the Foundation’s fiscal year 2027 form. The form also notes the Foundation does not require approval of a transfer.
Documentary stamps on the deed at $0.70 per $100 of price, which is $14,000 on a $2,000,000 sale, any Foundation estoppel and ID card fees, your own costs under the contract, and any assessments prorated to the day of closing. In Collier County the buyer customarily pays the owner’s title policy; the contract controls.
The buyer, at closing, for deeds recorded on or after October 1, 2026, by a separate check to the Foundation. The contract can allocate it differently, but most do not, and a seller should expect a buyer to price it in.
The Foundation offers a one-time exemption from the resale capital assessment to a current owner moving from one Pelican Bay property to another, with a $1,000 processing fee shown on the form. A buyer who used it before is not eligible.
The Foundation’s form shows a $500.00 seller cost at closing if all Foundation ID cards are not returned. Collect every card before closing.
Under section 718.503 you provide, at your expense, the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone summary and reserve study or a statement that none exists, and the state’s frequently-asked-questions document. We assemble the package before the first showing.
The buyer’s contract carries a clause that makes it voidable for 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receipt, unless the buyer received the core documents more than 7 days before signing. Late papers give the buyer an exit.
At or before the time the sales contract is executed, under section 689.302. Because Carlton Place sits in a special flood hazard area on the current FEMA map, have the elevation certificate and any flood policy ready.
No. Section 10.7 bars for sale, for rent and open house signs anywhere in the condominium, including windows and vehicles. We market through the Southwest Florida MLS, photography, video and scheduled showings.
Not with signs, and the declaration bars open house signs. We schedule private showings instead and coordinate access with the manager.
The buyer is approved as an owner like any other, but the lease rules apply afterward: 36 months of ownership before leasing, Board approval of each lease, one lease a year and no pets in a leased villa. Tell the buyer’s agent early.
Yes, subject to the lease and to section 13. The buyer still needs Board approval to buy, and the lease cannot run past one year or carry a renewal option.
They are paid from your proceeds at closing, and the estoppel will list them. A buyer becomes jointly liable with you for unpaid assessments under section 12.4, so closing agents insist on a clean estoppel.
Fix it before you list. Under section 9.5 a new owner becomes liable with the previous owner for correcting unapproved alterations, and a buyer’s attorney will ask for approvals and permits for every exterior change, pool, cage and addition.
Section 9.2(A) requires repainting at least every seven years, so a buyer will ask for the paint date, and a roof inspection will tell the buyer its age and condition. We look at both before we set a price.
Yes, with approval. The Board will condition it on naming one natural person as the primary occupant under section 14.1, and a later change of that person counts as a transfer.
A gift also needs Board approval under section 14.2(A), and an heir who takes by devise or inheritance needs approval to occupy, which the Board may not deny to the owner’s lawful spouse or companion or to a first-degree relative.
Yes. We offer discretion and off-market capability when a sale needs to stay quiet, though Board approval and the estoppels still apply.
It affects the buyer’s insurance cost, and the buyer will see it in the flood disclosure. The effect on price depends on the villa’s elevation and the buyer, so we bring the elevation certificate and an insurance quote to the first showing.
The county says FEMA’s preliminary map was released March 20, 2025, a 90-day appeal period began August 19, 2026, and the target effective date is summer 2027, subject to change. We did not compare Carlton Place against the preliminary map, so we do not claim a change.
Winter is when most Naples buyers are in town, and section 10.16 limits major construction between October 31 and May, so a seller who needs work done should schedule it before then. We look at the calendar and the current listings together.
Separately, against the closest plan and date. The 2026 attached villa sold at $710 per square foot and the two 2023 detached villas at $1,437 and $959, so the design matters more than the neighborhood average.
We lead Domain Realty Group, which has closed over $2.5 billion in real estate, and we price Carlton Place from its own recorded documents and sales. The MLS pull does not break out the listing office on each sale, so we state no Carlton Place representation count.
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.
Get a free home valuation or Call Jesse direct at (239) 898-6072. We will walk the villa, pull the permits and approvals, and build the document file before the first showing.
Selling in Carlton Place? List with the team on the record:
Call Jesse direct at (239) 898-6072.
Every Carlton Place fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026. Where a source could not support a fact, we left the fact out.
The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, and the Southwest Florida MLS figures from the October 7, 2026 pull described in the market section, so neither carries a web link.
The list above holds 72 linked sources.
The Carlton Place documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Declaration of Condominium of Carlton Place (1991), OR 1600, Page 1824 | Collier County Clerk | Open the 1991 Carlton Place declaration |
| First amendment to the declaration of restrictions and protective covenants (1991), OR 1600, Page 1890 | Collier County Clerk | Open the 1991 covenant amendment |
| Amended and Restated Declaration (1997), OR 2340, Page 1925 | Collier County Clerk | Open the 1997 Carlton Place restatement |
| Certificate of amendment on leasing (2007), OR 4257, Page 3188 | Collier County Clerk | Open the 2007 leasing amendment |
| Certificate of amendment merging lot descriptions (2009), OR 4518, Page 3447 | Collier County Clerk | Open the 2009 lot merger certificate |
| Foundation notice preserving the neighborhood covenants (2018), OR 5565, Page 1955 | Collier County Clerk | Open the 2018 Foundation notice |
| Amended and Restated Declaration (2022), OR 6150, Page 331 | Collier County Clerk | Open the 2022 Carlton Place restatement |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Leasing amendment (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
| Proposed Flood Insurance Rate Map news release (August 19, 2026) | Collier County | Open the county’s flood map release |
| 2025 accountability brief with 2021 to 2025 school grades | Collier County Public Schools | Open the district grades brief |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Carlton Place at Pelican Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Carlton Place, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
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There's plenty to do around Pelican Bay - Carlton Place, 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.
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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 - Carlton Place 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 - Carlton Place 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 - Carlton Place home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
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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.
