Bay Colony - Carlysle

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

Carlysle is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the Gulf-front tower at 8171 Bay Colony Dr, ZIP 34108, which the Bay Colony Community Association describes as a 20 story tower standing on the beach. The spelling is C-A-R-L-Y-S-L-E: it is not Carlisle, and it is not any other Carlisle or Carlyle development in Naples or Florida.

McGreevy and Comisar are the team Carlysle sellers call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Carlysle has 74 condominium parcels on the 2026 county roll and 75 residences in its recorded Declaration, it was built in 1992, and it had 11 Southwest Florida MLS closings in the last 36 months at a median of $4,775,000.

This page goes deeper on Carlysle than any other source we know of. It is built from the association’s recorded 1992 Declaration and the 1995 and 2010 instruments that amended it, the 1994 deed, unity of title and neighborhood covenants, the Bay Colony Community Association’s published description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at Carlysle’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.

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

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

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

If you’re searching for the best realtor for Carlysle at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Carlysle 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 Carlysle for a specific reason. The building has only 74 parcels, so a single sale moves the numbers: the 12-month MLS median is $5,255,000 on 5 closings, but those five ran from $3,350,000 to $6,500,000, a spread of $3,150,000 inside one tower, and residences of the same 2,604 square feet closed at $3,350,000 and $3,900,000 within about five months of each other in 2026. Carlysle also has a Declaration that requires Board approval of every sale, a lease rule stricter than the Pelican Bay Foundation’s, a November 15 to May 1 ban on remodeling, and a milestone record that Collier County lists as complete with the next inspection due in 2033. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.

Recent Carlysle track record (last 12 months): In the last 12 months Carlysle has seen 5 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2025 to October 7, 2026), at a median sold price of $5,255,000. The highest-priced Carlysle sale in the window was $6,500,000, one sale was entered after closing and was not marketed through the MLS, and the median sale-to-list ratio of the other four was 89.8 percent. Five is a small sample, so the first window with ten or more closings is 36 months: 11 closings at a $4,775,000 median. In the last 12 months we tracked Carlysle’s MLS closings alongside the county’s recorded-sales file, and the two files differ in 2022 and 2023, as described below. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Carlysle transactions.

Honors and recognition:

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

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

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

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

Living at Carlysle at Bay Colony means a Gulf-front 20-story tower of 75 declared residences, four to a floor, with a two-story lobby, an amenities floor, underground parking, two garage spaces per residence, an oversized heated pool and spa, cabanas, a dune walkover to the beach, a health club and the Bay Colony Beach Club behind the gates.

The building is at 8171 Bay Colony Dr, behind the Bay Colony gatehouse and inside the Pelican Bay Foundation’s membership. The Bay Colony Community Association’s page for Carlysle says residences face stunning sunrises to the east over protected conservation areas and sunsets to the west over the Gulf of Mexico. Collier County’s address file agrees with the shape: one building at one street number, with 76 address points against the Declaration’s 75 residences.

Carlysle’s Address: 8171 Bay Colony Dr

Carlysle’s street address is 8171 Bay Colony Dr, Naples, FL 34108, and the Florida Division of Corporations lists the same address as the principal address of The Carlysle at Bay Colony Condominium Association, Inc. Searches for “8171 Bay Colony Dr” and for “Carlysle Bay Colony” land on this building. The Declaration places the building on a parcel of 2.75 acres more or less, part of Tract B of Pelican Bay Unit Eight.

A Residence Day at Carlysle

A typical Carlysle day starts in the garage, where each residence has two allocated parking spaces, and runs up the building’s elevators to a floor of four residences. Residents use the heated pool and spa, the cabanas and the dune walkover to the Gulf, the social room with its wet bar and serving pantry, the health club and the card room the association describes, and the Bay Colony Beach Club a short drive away. The Rules and Regulations attached to the 1992 Declaration limit both moving and noisy construction work to Mondays through Saturdays from 8:00 a.m. to 5:00 p.m.

Who Carlysle Suits

Carlysle suits a buyer who wants a Gulf-front address in a 1992 tower of 75 residences rather than a 100-unit building, with residences of about 2,600 and 3,300 square feet in the MLS, a Declaration and amendments that are recorded and readable in full, and a defined sale process. It suits seasonal owners who want a managed building with a lobby, and it suits a buyer who has read the leasing, occupancy, pet and remodeling rules below and accepts them.

Who Should Look at Another Tower

Carlysle is not the right fit for a buyer who needs to rent a residence for short stays, who wants more than one lease a year, who plans a pet beyond the building’s size limit, or who wants to remodel in winter: the recorded lease rule is a 90-day minimum with one lease a calendar year, the pet rule caps a dog at 15 inches at the shoulder and 20 pounds, and remodeling is barred from November 15 through May 1. Buyers who want a preserve and bay view should compare Salerno at Bay Colony, which the roster lists as a 20-story tower facing preserve and bay.

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

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

Carlysle at Bay Colony closed 11 sales in the last 36 months in the Southwest Florida MLS at a $4,775,000 median, from $3,350,000 to $10,375,000, with $59,755,000 in total volume. The last 12 months show 5 closings at a $5,255,000 median, and no Carlysle residence was on the market on October 7, 2026.

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

Carlysle is a thin market by construction: 74 parcels on the county roll, and the MLS counts range from one to four closings a year since 2021. A 12-month median built on five sales moves by hundreds of thousands of dollars when one sale drops out, so we lead with the first window that holds ten closings, which is 36 months, name the window and the number of sales beside every figure, and list the sales themselves. Two of the 17 sales in our five-year file were entered after closing and were not marketed through the MLS, so they count in every price figure and are left out of days on market and sale-to-list.

The Last 36 Months, the First Window With Ten Closings

In the 36 months to October 7, 2026, the Southwest Florida MLS counts 11 Carlysle closings at a median of $4,775,000 (n=11), one of them entered after closing. The low was $3,350,000, the high was $10,375,000 and the total volume was $59,755,000. The median price per square foot was $1,776 (n=10, because one sale has no living area on file), the median days on market was 103 (n=10, the mean of the middle pair 63 and 142) and the median sale-to-list ratio was 92.2 percent (n=10). In aggregate the ten marketed sales brought $53,255,000 against $57,585,000 in final list prices, or 92.5 percent.

The Last 12 Months, Five Closings

The 12 months to October 7, 2026 hold 5 closings, a small sample, at a median of $5,255,000 (n=5). The range runs from $3,350,000 to $6,500,000, volume is $25,255,000, the median price per square foot is $1,551 (n=4), the median days on market is 171 (n=4, the mean of the middle pair 142 and 200) and the median sale-to-list ratio is 89.8 percent (n=4, the mean of the middle pair 89.1 and 90.5). One of the five, the $6,500,000 sale of September 30, 2026, was entered after closing, so it counts in the price figures and not in days on market or sale-to-list. Sellers received 89.8 cents of every final list dollar at the median, and 91.5 percent in aggregate ($18,755,000 sold against $20,495,000 in final list prices for the four marketed sales).

The 12-month median sits $480,000 (10.1 percent) above the 36-month median, but the 12-month price per square foot of $1,551 sits 12.7 percent below the 36-month $1,776 ($225 lower), and the 12-month median days on market of 171 sits well above the 36-month 103. The explanation is the mix: the 12-month window holds two 2,604 square foot residences at $3,350,000 and $3,900,000 that took 142 and 200 days, and two 3,274 square foot residences at $6,250,000 and $5,255,000 that took 17 and 417 days. Our reading is that the median price per residence rose because the larger plan sold more often, and the price per square foot fell because the smaller plan sold for less.

Every Carlysle Closing in the Last 60 Months

The 60-month window holds 17 closings at a median of $5,195,000 (n=17). Prices run from $3,350,000 to $10,375,000, volume is $91,450,000, the median price per square foot is $1,776 (n=16) and the median days on market is 63 (n=15), with a median sale-to-list ratio of 92.2 percent (n=15). Streets are named, never unit or house numbers.

Five things stand out. First, the MLS shows no Carlysle closing between June 9, 2023 and March 19, 2024, a gap of 284 days, and none between September 13, 2022 and June 9, 2023, a gap of 269 days. Second, price tracks size, floor and condition more than the calendar: the two 2,604 square foot sales of 2026 closed at $3,350,000 and $3,900,000, while a 3,274 square foot residence closed at $6,250,000 in July. Third, March through June holds 9 of the 17 closings, which fits a season-driven market. Fourth, only three of the 17 sales closed at $6,000,000 or more ($6,250,000, $6,500,000 and $10,375,000) and two closed under $4,000,000, both in 2026. Fifth, two sales closed at or above final list, at 100.9 percent in April 2022 after 2 days and at exactly 100.0 percent in December 2021 after 1 day.

What the Same Size Sold For

Grouping the 17 sales by the living area the MLS reports shows how much a Carlysle price depends on the individual residence. The numbers below are MLS figures, and each group is a small sample or close to one.

The 2,604 square foot group alone spans $2,550,000 ($3,350,000 to $5,900,000) and $980 per square foot ($1,286 to $2,266). Its median of $4,762,500 is the mean of the middle pair, $4,750,000 and $4,775,000 (n=10). The 3,274 square foot group runs $1,650,000 from low to high, and its sales of June and December 2025 closed at $4,600,000 and $5,255,000 against the $6,250,000 of July 2026. Size does not set the price in this building; floor, view, finish and the list price do.

Closings by Calendar Year, MLS

The MLS counts 1 Carlysle closing in 2021 (December), 4 in 2022, 1 in 2023, 3 in 2024, 4 in 2025 and 4 in 2026 through October 7. The 2022, 2025 and 2026 counts of four are the busiest years in the file, and the 2026 count can still change. The four 2026 closings range from $3,350,000 to $6,500,000.

For Sale Now: No Listings

On October 7, 2026 the MLS showed no active or pending Carlysle listing. With no active listings against five closings in 12 months, months of supply is 0.0 at the 12-month pace, though the 12-month median of 171 days on market and 89.8 percent sale-to-list show that buyers still negotiated, and five sales cannot set a trend. A buyer who wants Carlysle today has no residence to tour in the MLS, which is why off-market conversations matter in a 74-parcel building.

County Recorded Sales Since 1992

Collier County’s qualified recorded-sales file runs to June 30, 2026 and shows how the building has repriced. Where the county deed and the MLS disagree on a single sale, we publish the deed figure and name the MLS figure once with its pull date, and we never average the two.

In 1992 the file shows 61 qualified sales at a median of $717,000; the count is below the 75 declared residences because the file counts only qualified deeds, which is consistent with the building’s first sales. In 2025 it shows 4 sales at $4,927,500, 6.9 times the 1992 median ($4,927,500 divided by $717,000), with a range of $4,500,000 to $5,500,000. The file’s high is the $10,375,000 sale of 2024. The county file records 3 qualified sales for 2024 against 3 MLS closings, 4 for 2025 against 4 MLS closings and 1 for 2026 through June 30 against 1 MLS closing dated through June 30. It differs from the MLS in 2022 (no qualified county sale against 4 MLS closings) and in 2023 (2 against 1), and the MLS window opens in October 2021, so the county’s qualified filter and the MLS are different universes.

Our Read on the Carlysle Market

Carlysle is a market of individual residences, not a market of a median. A 3,274 square foot residence that sold for $6,250,000 in July 2026 after 17 days and one that sold for $5,255,000 in December 2025 after 417 days are the same plan in the same building, and the 12-month median of $5,255,000 describes neither. Pricing discipline shows in the 36-month file: of the ten marketed sales, four closed in 60 days or fewer at a median of 96.2 percent of final list (97.7, 95.6, 91.0 and 96.8 percent), and five took more than 140 days at a median of 90.5 percent. Speed and price travelled together, and the one residence that took 417 days closed at 89.1 percent.

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

How Did Carlysle at Bay Colony Come to Be?

Carlysle at Bay Colony came to be in 1992: Westinghouse Communities of Naples, Inc. recorded the Declaration of Condominium on April 9, 1992 at Official Records Book 1704, Page 535, the county’s certificate of occupancy is dated April 16, 1992, and the 2026 county roll lists 1992 as the year built.

The Recorded Chain, 1989 to 2019

The Carlysle at Bay Colony Condominium Association, Inc. was incorporated on November 13, 1989, more than two years before the Declaration, and the Florida Division of Corporations shows it active at 8171 Bay Colony Dr. The 82-page Declaration carries the Articles, Bylaws and Rules and Regulations as exhibits and describes the land as part of Tract B of Pelican Bay Unit Eight. A surveyor’s certificate was recorded the same day, a Florida Power and Light easement was recorded on April 28, 1992, and on April 29, 1992 an amendment substituted the “as built” plot plan for the original exhibit. The recorded chain then runs through the 1994 deed, unity of title and neighborhood covenants, the 1995 amendment, a 2008 fire-facilities bill of sale, an instrument recorded in 2010 and a 2019 water-management permit notice, each described below.

The 1994 Deed, Unity of Title and Neighborhood Covenants

On August 23, 1994 the developer, by then named WCN Communities, Inc. and formerly Westinghouse Communities of Naples, Inc., deeded to the association two parcels of 2.33 acres and 0.99 acre, 3.32 acres more or less, subject to the Pelican Bay Foundation covenants, the Bay Colony covenants and the Carlysle Neighborhood Covenants. A Unity of Title Agreement dated August 1, 1994 says no portion of the property it describes may be sold, leased or encumbered apart from the rest and that its use is appurtenant to ownership in the condominium, with permitted uses limited to recreation, parking, landscaping and entrance features. It bars night-play lighting and a direct entrance from Bay Colony Drive, lists beach access among its prohibitions, and bars fences, walls or hedges toward adjoining properties. The Neighborhood Covenants of August 23, 1994 (Official Records Book 1981, Page 1498) also bar signs and require the developer’s approval of improvements on their land. We read the three instruments as companions; a title search confirms the legal descriptions.

The 1995 Amendment and What It Changed

At the annual meeting of March 16, 1995 the members adopted, by at least two thirds of all members, an amendment recorded on March 27, 1995 at Official Records Book 2042, Page 1634 (15 pages). It rewrote Sections 12 and 13 of the Declaration, which govern occupancy, guests, pets, hard floors, cabanas, leasing and the approval of sales and gifts. Those amended sections, not the 1992 text, are what this page reads for leasing, sales and guests.

The 2010 Instrument: Remodel Ban, Window Plan and Hallways

An instrument recorded on April 8, 2010 at Official Records Book 4554, Page 1104 (5 pages) records three later changes: a new Section 12.14 barring remodeling from November 15 through May 1 (passed March 16, 2006), an amended Section 6.2.1 on windows (approved April 19, 2007) and a modified hallway rule approved by the Board on February 18, 2010. The clerk’s index search for the association name shows four declaration-type records in all (the 1992 Declaration, the 1992 as-built amendment, the 1995 amendment and this 2010 instrument), so we read 2010 as the latest recorded amendment. A title search is the final word on anything recorded under a name we did not match.

The Build Sequence Along Bay Colony Drive

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

The Name Trap

The records spell the building many ways. Collier County’s tax roll files it as “CARLYSLE AT BAY COLONY, THE A CONDOMINIUM,” the county’s milestone map files it as “CARLYSLE AT BAY COLONY, A CONDO, THE,” the county’s January 2026 milestone list files it as “CARLYLE AT BAY COLONY, A CONDO, THE” with a mistyped street address, the MLS files it as “Carlysle at Bay Colony,” and the Florida Division of Corporations lists “The Carlysle at Bay Colony Condominium Association, Inc.” The Collier clerk’s index carries documents under Carlysle, Carlyle, Carysle and other misspellings, and the Florida corporate search also lists a separate corporation named The Carlysle Condominium Association, Inc., filed in 2007. All the building records are for the same tower at 8171 Bay Colony Dr. A search of the county milestone list for “Carlysle” will miss the misspelled row, so search for “Bay Colony” there.

What the Year Built Means for Milestone Dates

The roll says 1992, the Declaration was recorded in 1992 and the county’s milestone list shows a certificate of occupancy date of April 16, 1992. The milestone statute counts from the certificate of occupancy, so the 1992 date is the one that matters for inspections, and we use it in the milestone section below.

The Carlysle Homes: Plans, Floors and Sizes

The Carlysle Declaration records 75 residences in three share groups: 37 Type A at 1.442 percent of the common elements each, 36 Type B at 1.160 percent each and 2 penthouses at 2.443 percent each. The association describes four residences to a floor, and the MLS shows two sizes, 2,604 and 3,274 square feet, plus one larger combined sale.

Three Recorded Shares of the Common Elements

Exhibit F to the Declaration lists the undivided shares, and the table below adds them up.

The shares sum to exactly 100 percent (53.354 plus 41.760 plus 4.886).

What the Shares Mean for a Buyer

A penthouse carries 2.1 times a Type B share (2.443 divided by 1.160) and 1.7 times a Type A share (2.443 divided by 1.442), and a Type A carries 1.2 times a Type B (1.442 divided by 1.160). How a share flows into the monthly assessment is set by the Declaration’s assessment provisions and the annual budget, which the association does not publish, so we state no monthly fee. A buyer should read the budget in the resale package for the specific residence.

The Two Penthouses

The Declaration records two penthouses, each with the largest share, 2.443 percent. The Declaration text we read does not publish penthouse floor areas, so we estimate: Types A and B carry almost the same share per square foot (1.442 divided by 3,274 is 0.000440 and 1.160 divided by 2,604 is 0.000445, within about 1 percent), and at those ratios a penthouse share of 2.443 implies roughly 5,500 square feet (5,484 using the Type B ratio, 5,547 using the Type A ratio). That is our arithmetic, not a recorded figure. The association’s 2010 hallway rule also recognizes single-owner floors, naming the two penthouses and one further combination of residences, and lets those owners install custom floor and wall coverings at their own cost. We print no unit numbers.

Four Residences to a Floor: The As-Built Plan

The as-built plot plan, recorded April 29, 1992 as Exhibit B to the Declaration with a surveyor’s certificate from Wilson, Miller, Barton and Peek referring to drawings revised March 11, 1992, notes that residences ending in one set of unit numbers are Type A and the others Type B. The association says each floor has four residences, two Type A and two Type B on a typical floor, with sunrise views east over conservation areas and sunset views west over the Gulf. The count of 37 Type A against 36 Type B means the two types are not perfectly paired, and the Declaration does not explain why, so we state the counts and do not guess.

Sizes From the MLS, the County Roll and the Association

The MLS reports 2,604 square feet for the smaller plan and 3,274 for the larger, and both are common in the sales list: ten of the 17 closings were 2,604 square feet, five were 3,274 and one was 5,646. The Bay Colony Community Association’s page advertises 3,274 square feet of air-conditioned living area for the A residence with three bedrooms plus a library, and 2,635 for the B residence with three bedrooms plus a formal dining room or optional library, 31 square feet more than the 2,604 square feet the MLS and the roll use. The county roll’s 74 parcels run from 2,604 to 5,878 heated square feet with a median of 3,274, and we use the MLS and roll figures in every price per square foot.

Why the Roll Shows 74 Parcels and the Declaration 75

The Declaration records 75 residences, the association says 75, the county’s address file has 76 address points and the 2026 roll has 74 parcels. The roll’s largest parcel, 5,878 square feet, equals one Type A plus one Type B (3,274 plus 2,604), which is consistent with two residences owned and used as one and would explain a roll count one lower than the Declaration’s. The MLS also shows one 5,646 square foot sale at $10,375,000 in December 2024, a size near the roughly 5,500 square feet a penthouse share implies. We cannot tell from the MLS whether that sale was a penthouse or a combination, and no document we read explains the one-parcel difference. The Declaration’s legal count of 75 stands.

Parking, Storage and Cabanas

Each residence has two allocated garage parking spaces under Section 12.5 of the 1992 Declaration, initially assigned by the developer, and the association says parking is underground. Floor storage lockers are limited common elements under Section 5.10, and the association’s page adds air-conditioned storage areas. Under Section 12.12 as amended in 1995, cabanas are limited common elements that may be assigned for consideration, rented or exchanged between owners, with no limit on how many one owner may hold, and the holders pay the electricity, maintenance and repair; the paragraph cannot be amended without 67 percent of the units holding cabanas. A buyer should confirm which cabana, if any, goes with a residence, because the assignment is an unrecorded written instrument.

Who Maintains What

Under Section 6.1 the association maintains the common elements and the structural portions of the building, including perimeter walls, columns, roof and floors. Under Section 6.2.1, amended in 2007, the owner maintains windows and glass panels, hurricane shutters, doors except exterior surfaces, screens, frames, hardware, appliances, fixtures, air handlers and the wiring, plumbing and ductwork that serve only that residence, plus the interiors of the cabanas and storage lockers. The 2007 amendment lets the association take over window frame and glass replacement as part of a common plan or to meet an insurer’s or government’s requirement, with the cost charged to that owner based on the cost for that residence and not as a common expense.

Floors, Flooring and Sound

Section 12.13, as amended in 1995, requires an owner who installs hard surface flooring (tile, slate, ceramic or parquet) anywhere except bath and powder rooms to install a sound absorbent undercushion that prevents noise transmission to adjoining units and to obtain the Directors’ approval first. Without approval the Directors may require the owner to cover the work with carpet or remove it at the owner’s expense. The rule predates the current statute, and a buyer planning stone or tile should ask the manager for the current specification before ordering material.

Ready to Sell Your Carlysle Home? Pelican Bay Buyers Read the 82-Page Declaration First

Carlysle sellers in Pelican Bay face buyers who open the recorded 82-page Declaration, the county milestone record and the FEMA map before they make an offer, and who know the Board approves every sale. Request a free Carlysle home valuation and Jesse will follow up with the closings that fit your residence, or call (239) 898-6072.

What Amenities Come With a Carlysle Residence?

A Carlysle residence has a building amenity package and two layers above it. The Bay Colony Community Association describes a two-story lobby, an amenities floor, an oversized heated pool and spa with cabanas, a dune walkover, a social room, a health club and a card room, and Bay Colony and the Pelican Bay Foundation add the rest.

The Building’s Own Amenities

The Bay Colony Community Association’s page for Carlysle says the tower offers 75 residences plus a two-story lobby, an amenities floor and underground parking. Landscaped terraces surround the oversized heated pool, spa and cabanas, a dune walkover leads to the Gulf beaches, and inside the building a social room with a wet bar and serving pantry hosts resident functions, with a fully equipped health club and a card room also available to residents. Each residence has two garage parking spaces and air-conditioned storage, and the association describes screened terraces, Gulf-front primary suites and built-in wall safes in the residences themselves.

The Guest Suites on the Amenities Level

Section 12.9 of the Declaration lets the association lease common areas to owners for temporary private functions and gives one example: the guest suites on the amenities level may be reserved for occupancy by owners’ guests while the owners are in residence. The rates, hours and booking rules are in the Rules and Regulations the association keeps current, which it does not publish, so this page states none.

Beach Access and the Dune Walkover

The association’s page says a dune walkover leads directly from the amenity terraces to the Gulf beaches, and the Bay Colony Community Association describes the Bay Colony beachfront as part of its private, gated setting. Florida’s coastal construction rules apply to work seaward of the line the state sets, so a buyer planning anything on the beach side should start with the manager and the county, not with a contractor.

The Bay Colony Layer

Every Carlysle owner is a member of the Bay Colony Community Association under Section 27.2 of the Declaration. The association describes about 200 acres, a menu of eleven condominiums and five neighborhoods, a private staffed entry with access control, the Bay Colony Beach Club with Gulf-front dining, a swimming pool, Sunset Terrace, a Chickee Bar, a Beach Club Bar and a Main Dining Room, and a Tennis Club with six hydro-clay courts. Section 27.3 of the Declaration made the Beach Club membership mandatory with ownership, with the expenses included in the Bay Colony assessments, and owners may pursue Golf Club membership, which does not come with a Carlysle address. No Carlysle master assessment is published. For the full community picture, read our Bay Colony guide.

The Pelican Bay Foundation Layer

Carlysle owners are also members of the Pelican Bay Foundation under Section 27.1. The Foundation describes about 6,500 residences in 95 associations, 88 acres of parks and recreation areas, nearly three miles of beach with the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, 20 pickleball courts at a shared-use complex built with Collier County, a fitness center in the Community Center, a wellness studio and canoes and kayaks. The Foundation’s amenities are shared by every association, so they are not a Carlysle advantage over another Pelican Bay building.

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

What Does the Carlysle Condominium Fee Pay For?

The Carlysle at Bay Colony Condominium Association, Inc. does not publish its monthly or quarterly assessment, so this page prints none; the Declaration says what the fee pays for and how it is shared. Common expenses are shared by each residence’s percentage, payable in installments one to three months ahead and delinquent 10 days after the due date.

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

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

What the Declaration Says the Association Pays For

Under Section 6.1 of the Declaration the association maintains, repairs and replaces the common elements and the structural portions of the building, including perimeter walls, columns, roof and floors, and the wiring, piping and ductwork that serve the common elements or more than one residence. Under Section 10.5.5 it pays all insurance deductibles, and under Section 10 it carries replacement cost property coverage, flood coverage through the National Flood Insurance Program, liability, workers’ compensation, a fidelity bond and directors and officers coverage. In 2008 Collier County conveyed the fire suppression facilities and irrigation lines at the property line to the association by a recorded bill of sale, so the association owns and maintains them. The Pelican Bay Foundation bills the association, not the owner, for each condominium unit, so the Foundation’s assessment is part of the budget, and Section 27.3 says Beach Club expenses are included in the Bay Colony assessments.

What Owners Pay for Separately

Owners maintain what Section 6.2.1 assigns to them: windows and glass panels, hurricane shutters, doors except their exterior surfaces, screens, frames, hardware, appliances, fixtures, switches, air handlers and the wiring, plumbing and ductwork that serve only the residence. Owners also pay the electricity, maintenance and repair of any cabana they hold under Section 12.12, insure their own contents and improvements, and are liable under Section 6.1.2 for work the association must do because of an owner’s, tenant’s or guest’s negligence.

How Budgets and Reserves Work

The 1992 Declaration and By-Laws predate Florida’s 2022 and 2024 condominium laws, so the budget and reserve rules that bind the association today come from Section 718.112 and Section 718.111 as the 2026 statutes read. The annual budget must include reserves for the items the statute names, and the structural integrity reserve study discussed below sets the structural items. We state no balance because the budget and reserve schedule are in the resale package, and the association does not publish them.

Special Assessments

Section 11.2.2 of the Declaration says that when insurance and reserves are not enough to repair the common elements after a casualty, the association levies a special assessment that “need not be approved by the unit owners.” Section 11.2.6 sets a higher bar when damage is so extensive that three quarters or more of the residences are uninhabitable: 67 percent of the voting interests must approve the special assessment and vote against termination, or the condominium is terminated. A buyer underwriting Carlysle should hold a cushion for a special assessment, because the Declaration contemplates one after a casualty and Florida’s laws raised what associations must fund.

Late Payments and the Buyer’s Liability

By-Laws Section 7.3 makes assessments delinquent 10 days after the due date, Section 7.9 charges interest at the highest lawful rate (18 percent a year when the Declaration was written), and Declaration Section 19 and By-Laws Section 7.7 secure assessments with a lien under Section 718.116 plus a common law lien for other charges. A buyer is jointly and severally liable with the seller for the seller’s unpaid assessments under Section 718.116, which is why an estoppel certificate belongs in every contract. The $50 fine ceiling in By-Laws Section 4.13 is a 1992 figure; Section 718.303 is the current authority on fines, and the Board’s current rule governs.

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

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

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

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

The Arithmetic of the Published Pieces

The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter. The county’s $1,250.00 is $789.07 plus $460.93, or $104.17 a month. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035). We show these sums to size the layers, not as a budget: the condominium assessment and the Beach Club charges, which no one publishes for Carlysle, are not in them.

Why the Recording Date Matters

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

The Foundation Does Not Approve the Sale

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

The Tax Bill and the County Layer

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

The Carlysle Declaration, Bylaws and Rules, Section by Section

The recorded Carlysle Declaration runs 82 pages, and a buyer can read all of it on the Collier County Clerk’s public portal. The Sections that matter most are 6 on maintenance, 10 and 11 on insurance, 12 on use, 13 on leasing and sales, 15 on amendments, 19 on liens and 27 on memberships, as amended in 1995 and 2010.

Sections 1 to 5: Submission, Definitions, Shares and Limited Common Elements

Section 1 submits the land in Exhibit E, 2.75 acres more or less, to condominium ownership. Section 4 defines the terms, including the Bay Colony Beach Club as the pool and dining facility for Bay Colony residents with mandatory membership. Section 5.10 lists the limited common elements: garage parking spaces, lobby level, floor storage lockers, screened and open terraces, decks, private stairways, cabanas and mechanical rooms serving a single residence. Exhibit F fixes the shares shown in the homes section above.

Section 6: Maintenance and Alterations

Section 6.1 gives the association the structure and common elements and Section 6.2.1 gives the owner windows, shutters, doors and the systems serving one residence. Section 6.2.2 bars painting or decorating anything visible from outside, requires curtains, blinds and drapes to be white, off-white or lined in those colors, and requires the association’s written consent for hurricane shutters other than the developer’s. Section 6.2.3 bars altering the common elements without permission.

Sections 10 and 11: Insurance and Casualty

Section 10.1 requires the Board to use best efforts to maintain adequate insurance naming the association, the owners and mortgagees. Section 10.2 lists the coverages, including flood up to replacement cost through the National Flood Insurance Program, and Section 10.9 appoints the association as agent to adjust claims. Section 11 covers casualty: the association must repair the common elements when damage is less than “very substantial,” owners rebuild the interiors of their own residences, and “very substantial” damage triggers the 60-day meeting and the 67 percent vote described above.

Section 12: Use Restrictions

Section 12 limits each residence to single family residential use, and the 1995 amendment (Section 12.1) says one single family of directly related persons and their guests may occupy a residence at a time. Section 12.13 governs hard floors, Section 12.12 cabanas and Section 12.14, added in 2006, the remodeling season. The guest, pet and occupancy rules follow in their own sections of this page.

Section 13: Leasing, Sales and Mortgages

The 1995 amendment rewrote Section 13. It sets the lease rules (written lease, approval, 90-day minimum, one lease a calendar year), the forms of ownership (single owners, co-owners with a designated primary occupant, entities, life estates and a two-residence ownership cap), the 30-day notice and 10-day Board decision for sales and gifts, the good-cause grounds for disapproval, and Section 13.14, which requires Association approval of any mortgage except to an institutional lender. A seller who takes back a purchase money mortgage needs no approval.

Section 15: Amendments

Section 15.3 of the 1992 Declaration lets the owners of 67 percent of the voting interests amend it, Section 15.4 requires 75 percent and all lienholders for a merger, Section 15.5 requires 51 percent of institutional first mortgagees for material amendments, and Section 15.6 gave the developer a veto while it held residences for sale. The 1995 amendment passed by at least two thirds of all members, and the 2007 window amendment was approved at a special members’ meeting. Section 718.110 now sets the statutory rules for amending a declaration.

Sections 24 to 27: Developer Rights, Easements and Mandatory Memberships

Section 24 reserved the developer’s right to amend until turnover, Section 25 reserved easements to complete the development and Section 26 created cross-use easements for villas, future condominiums and boardwalks. Section 27 makes every owner a member of, and obliges the owner to pay assessments to, the Pelican Bay Foundation (covenants of May 7, 1979, Official Records Book 825, Page 1755), the Bay Colony Community Association (Amended and Restated Declaration of August 7, 1989, Official Records Book 1461, Page 1048) and, when established, the Bay Colony Beach Club.

The Board, Fines and the Rules and Regulations

The Rules and Regulations attached to the 1992 Declaration cover moving and construction hours (Rules 19 and 20), grills (Rule 12), pets (Rule 6), occupancy (Rule 8), exterior appearance and signs (Rule 4), common area use (Rule 5, modified in 2010) and recreation facilities (Rule 2). The Board may regulate duration of use, opening and closing hours and scheduling of the recreation facilities. The association does not publish a current rulebook, so a buyer should request the current Rules and Regulations in the resale package.

Architectural Review: Association, Bay Colony and Foundation

Inside the building, the association’s written consent governs exterior changes (Sections 6.2.2 and 6.2.3), hard floors (Section 12.13) and hallways (Rule 5). On the adjoining land, the Carlysle Neighborhood Covenants require the developer’s prior written approval of improvements. We found no published Bay Colony or Foundation architectural standard for work inside a residence, so we state none; ask the manager which approvals a specific project needs.

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

A sale at Carlysle at Bay Colony needs the Board’s prior written approval under Section 13.12 as amended in 1995: the seller gives written notice at least 30 days before closing, the Board interviews the buyer, and the Board approves or disapproves within 10 days after it has the notice and the information it requested, or approval is deemed given.

What the Board Approves

Section 13.12 bars any transfer of a residence or an interest in it by sale or gift, including an agreement for deed, without the Board’s prior written approval. Section 13.14 separately requires the association’s written approval of any mortgage, except to an institutional mortgagee, and a seller who takes back a purchase money mortgage needs none. Buyers who plan to finance should tell the lender the approval timeline at the start.

The Package and the 30-Day Notice

Under Section 13.13(A)(1) the owner gives the Board or its designee written notice at least 30 days before the intended closing date, with the name and address of the buyer, a copy of the executed contract and the other information the Board reasonably requires. The Board requires a personal interview with the buyer and the buyer’s spouse, and with the principals of an entity buyer. Section 13.15 lets the association charge a preset processing fee up to the legal maximum.

The 10-Day Decision and the Certificate of Approval

Within 10 days after receiving the notice and the information or interviews it requested, the Board approves or disapproves (Section 13.13(B)). Approval takes the vote of at least three Board members and is stated in a Certificate of Approval in recordable form, signed by the President or Vice-President and delivered to the buyer. If the Board neither approves nor disapproves in time, that failure counts as approval, and the Board must issue the certificate on demand.

Disapproval for Good Cause

The Board may withhold approval for good cause only by a majority vote of the whole Board after it receives a written opinion of counsel that good cause exists. Section 13.13(C)(1) lists the only grounds: a felony conviction involving violence, controlled substances or dishonesty; a record of financial irresponsibility such as bankruptcies, foreclosures or bad debts; reasonable cause to believe the buyer will violate the covenants; a history of disruptive behavior; a disregard for association rules as a tenant, owner or occupant; a transfer that would leave the buyer owning more than two residences; a failure to provide the information, fees or interviews required, or false information; and a sale or gift closed without the prior approval.

Disapproval Without Good Cause and the Association’s Purchaser

If the Board disapproves without good cause and the owner or buyer made the demand Section 13.13(A)(3) describes, the Board must deliver within 30 days the name of an approved purchaser who will buy at the same price and on substantially the same terms. Where there is no contract, or the association challenges the price as not a good faith price, the price is set by agreement or by the average of two state-certified appraisals, one chosen by each side, and the closing follows within 60 days of the disapproval or 30 days after the appraisal, whichever is later. If the Board fails to name a purchaser within 30 days, the original buyer is deemed approved and a certificate issues on demand.

Co-Owners, Entities and the Primary Occupant

Section 13.11 lets a residence be owned by one person, co-owners, a trust, corporation or other entity, or subject to a life estate. When co-owners are not spouses, or when an entity owns, the Board conditions approval on the designation of one natural person as the primary occupant, and the residence is used as if that person were the only owner. A change of primary occupant counts as a new transfer, and no more than one change is approved in any 12 months. Section 13.11(F) caps ownership at two residences per person or entity.

Fees and Exempt Transfers

The association may charge a preset application fee up to the legal maximum, and the amount is not published. The 1992 Declaration exempted judicial sales (Section 13.5) and a mortgagee that takes title by foreclosure or deed in lieu (Section 18.1); the amended Section 13 we read does not restate those exemptions, so a buyer from a lender should ask counsel and the manager how the Board treats them.

How We Schedule a Carlysle Closing

We write a Carlysle contract with the approval package filed in the first days, a closing date at least 30 days after the notice, the buyer’s availability for the interview in the contract, and the flood disclosure delivered at or before the time the sales contract is executed. A buyer who needs a faster closing should ask the manager about the interview schedule before making an offer, because the 30-day notice is the Declaration’s floor.

Is Carlysle at Bay Colony a 55+ Community?

Carlysle at Bay Colony is not a 55+ community. The recorded Declaration and its 1995 amendment contain no age restriction and no housing-for-older-persons clause, so buyers of any age may buy subject to Board approval. One occupancy clause limits residents under 21 unless accompanied by a qualified adult occupant, and it is a rule about occupancy, not a 55+ designation.

What the Declaration Says About Age

We read the 1992 Declaration and the 1995 and 2010 amendments for an age restriction and found no 55-and-older provision. The Board’s good-cause grounds for disapproving a buyer in Section 13.13(C) list conduct, financial and disclosure grounds and ownership counts, and age is not among them.

The Under-21 Occupancy Clause

Section 12.2(F), as amended in 1995, says no residence may be occupied at any time by a person under 21 unless accompanied by a qualified adult occupant. We report the recorded text and do not state how the association applies or could enforce it. Federal and Florida fair housing law protect familial status, and whether and how this clause operates today is a question for the association’s attorney before an offer.

Fair Housing in Plain Words

Federal and Florida fair housing law bars discrimination in the sale or rental of housing because of race, color, religion, sex, handicap, familial status or national origin. We describe the property, never the people who live in it, and 55+ status is stated here only as a legal fact: Carlysle’s recorded documents do not create it.

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

A Carlysle owner may lease a whole residence to a natural person for a minimum of 90 days, no more than once in a calendar year, for no more than one year, with the association’s prior written approval. Short-term and transient rentals are not allowed, and the Pelican Bay Foundation separately caps leases at two a year.

Carlysle’s Own Rule: Section 13 as Amended in 1995

Section 13 opens by stating its purpose: to foster a stable residential community and prevent a motel-like atmosphere. All leases must be in writing, only an entire residence may be leased, the lessee must be a natural person, and the association must approve the lease first. Section 13.2 allows one lease in a calendar year, with a 90-day minimum and a one-year maximum, no option to renew or extend, no subleasing and no assignment, though the Board may approve the same lease year to year. The first day of occupancy decides which year the lease falls in.

The Lease Terms at a Glance

The Stricter Rule Governs

Carlysle’s one-lease rule is stricter than the Foundation’s two-lease cap, so in practice the Carlysle rule governs and the documents control. A seasonal lease of three months or more, once a year, is the pattern the Declaration allows. Section 13.3 lets the Board approve one additional lease in a year, but only under unusual circumstances to avoid undue hardship and inequity, and only on the owner’s written request.

Occupancy, Guests and Pets Under a Lease

Section 13.4 limits occupancy of a leased residence to the lessee, first-degree relatives by blood, adoption or marriage and their spouses and guests, with no more than two overnight occupants per bedroom. A lessee in residence may have overnight guests for no more than five days in a calendar month, and guests must register with the manager. No pets are allowed in leased residences, and if the lessee and the family members are absent, no one else may occupy the residence (Section 13.5).

Approval Standards and the Owner’s Liability

Every lease agreement is deemed to include the tenant’s covenant to follow the condominium documents and the Rules, and to appoint the association as the owner’s agent with authority to terminate the lease and evict (Section 13.7). A lease the association has not approved is void and unenforceable unless the Board later approves it (Section 13.9). The owner stays liable for the tenant’s conduct, and Section 13.6 bars the owner from using the recreation or parking facilities during the lease term.

What This Means for an Investor

Carlysle is not a short-term rental building. An investor who needs to rent by the week or the month will find the rule disqualifying, and one who plans a single seasonal tenant a year must plan around the Foundation’s 30-day application window and the association’s approval. Buying with the plan to lease should be raised with the manager before the offer, not after.

Pet Rules at Carlysle at Bay Colony

The recorded Carlysle pet rule allows no pet more than 15 inches tall at the shoulder or 20 pounds at maturity, and the Rules and Regulations apply it as one dog, two cats or birds, fish and other customary quiet pets. Snakes are barred, as are pets for tenants and guests. Confirm any newer rule before an offer.

What the Recorded Declaration Says

Section 12.4, as amended in 1995, says pets are allowed and regulated as the Rules and Regulations provide, tenants and guests may not have pets on the property or in a residence, and no pet may exceed 15 inches in height at the shoulder or 20 pounds at maturity. Rule 6 of the 1992 Rules and Regulations allows one dog no more than 15 inches tall at the shoulder, two cats or birds, tropical fish and other customary, quiet, inoffensive household pets, bars snakes, and requires leashes, waste removal and removal of a nuisance pet within three days.

What We Could Not Find

The association does not publish a current rulebook, so we cannot say whether the Board has adopted newer pet rules or whether the recorded limits are enforced as written. We state the recorded limits and nothing beyond them.

Service and Assistance Animals

Federal and Florida fair housing law treats a service animal or an assistance animal that a person with a disability needs differently from a pet, and a breed, size or weight limit does not automatically apply. A buyer who relies on an assistance animal should raise it with the manager and read the HUD guidance we link in the sources.

What to Ask Before You Offer

Ask the manager for the current Rules and Regulations, the pet registration process, the leash and elevator rules and whether the 20-pound and 15-inch limits are enforced. A buyer with a large dog should ask before making an offer and not rely on the listing.

Guests, Occupancy and Daily Rules at Carlysle

Carlysle limits occupancy to the bedrooms times two for permanent residents and to the bedrooms times two plus two for overnight occupants including guests, allows unlimited guests when the owner is in residence, and limits non-relative guests in the owner’s absence to one two-week period per guest, with three days’ written notice to the manager.

Occupancy Under Section 12 and Rule 8

Rule 8 of the Rules and Regulations says no residence may be permanently occupied by more persons than the number of bedrooms times two, and no more persons, including guests, may occupy a residence overnight than the number of bedrooms times two plus two. Section 12.1, as amended, adds that each residence is occupied by one single family of directly related persons and their guests as a residence and for no other purpose.

Guests While the Owner Is There

Section 12.3 says there is no restriction on the number or frequency of guests, related or unrelated to the owner, who occupy the residence in the owner’s presence, subject to the other applicable restrictions. The occupancy limits above still apply.

Guests While the Owner Is Away

Section 12.2(A) requires written notice to the manager or the Board at least three days ahead, except in an emergency, if overnight guests will occupy the residence in the owner’s absence. Section 12.2(B), effective from the 1996 calendar year, bars an owner from letting guests not directly related to the owner occupy the residence in the owner’s absence for more than one two-week period for any particular guest. A seasonal owner should plan family and friend visits around that rule.

Grills, Signs, Window Coverings and Exterior Appearance

Rule 12 allows barbecue grills only in areas the Directors designate as safe, Rule 4 bars unapproved changes and signs visible from outside, Rule 16 bars hanging laundry, bathing apparel and beach accessories where they are exposed to view, and Section 6.2.2 requires window coverings that are white, off-white or lined in those colors. Rule 1 bars commercial vehicles, trucks, campers, motor homes, trailers, motorcycles and boats on the property.

Cabanas and Storage

Cabanas are limited common elements assigned to a residence, may be assigned for consideration, rented or exchanged between owners, and are maintained at the holders’ expense for electricity, maintenance and repair; floor storage lockers are limited common elements whose interiors the owner maintains. A buyer should confirm both assignments in writing during the resale package review.

Renovating a Carlysle Residence: Approvals, Season and Hard Floors

Carlysle bars remodeling of residences, including terraces and decks, from November 15 through May 1 under Section 12.14, so heavy work runs from May 2 through November 14. Noisy work is limited to Mondays through Saturdays from 8:00 a.m. to 5:00 p.m., and hard floors need sound undercushion and prior Board approval.

Which Work Needs Approval

Section 6.2.2 requires the association’s written consent for exterior changes, hurricane shutters other than the developer’s and anything visible from outside, Section 6.2.3 bars altering the common elements, Section 12.13 requires Board approval of hard surface flooring, and Rule 5, as modified in 2010, requires the Board’s written consent for hallway and elevator lobby changes with limited exceptions. Interior decorating, painting, wallpapering, carpeting, replacing fixtures and installing hurricane shutters are outside the remodeling ban in Section 12.14.

The Season: November 15 Through May 1

Section 12.14, passed March 16, 2006, defines remodeling as the structural changes, construction, demolition, removal and alteration that generate an appreciable amount of noise, dust, dirt, debris or mobilization. The Board decides in good faith what counts as remodeling, and its decision is binding unless arbitrary. It may permit remodeling during the season for a hardship, which includes repairs after a casualty and completing work that events beyond the owner’s or contractor’s control prevented from finishing before November 15. For a buyer, the practical window is May 2 through November 14, and it overlaps the hurricane season.

Hours, Moving and Service Elevators

Rule 20 limits repair, construction or remodeling work involving noise or other disturbances to Mondays through Saturdays between 8:00 a.m. and 5:00 p.m. Rule 19 requires moving furniture and property in or out through the service elevators the Directors designate, on Mondays through Saturdays between 8:00 a.m. and 5:00 p.m., with moving vans on the property only while in use. A buyer’s contractor should schedule deliveries and trash removal around both rules.

Structural Work and Sealed Plans

Structural work on a residence touches the building’s structure, which Section 6.1 assigns to the association, so a plan that moves a wall, a column or a penetration through a floor should go to the manager first, and a buyer should expect the association and the county to ask for plans sealed by a licensed professional. We did not find a published form for structural applications.

Who Maintains a Modification

Under Rule 5(e), as modified in 2010, an owner who modifies a hallway or lobby feature, and the owner’s successors in title, are financially responsible for insuring, maintaining, repairing and replacing it, and owners who modify a floor jointly are jointly and severally liable. The same principle follows any change an owner makes to a limited common element.

Hard Floors and Balconies

Section 12.13 requires sound absorbent undercushion under hard floors and prior Director approval, with the Directors able to require carpet over nonconforming work or removal at the owner’s expense. Section 6.2.2 allows appropriate furniture on terraces and decks, and Rule 16 bars exposed laundry and beach accessories.

Permits Are a Separate Step

Association approval does not replace a county permit. Collier County’s Growth Management public permitting portal is where a contractor opens and checks permits, and the clerk’s index shows that owners and the association record notices of commencement for larger jobs: the clerk’s search under the building’s name returns 46 notices of commencement since 1996, including 12 recorded from January 2024 through July 2026 (4 in 2024, 7 in 2025 and 1 in 2026). We did not read them.

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

Hurricanes, Flood Zone and Insurance at Carlysle

FEMA’s flood map, effective February 8, 2024, puts the county’s address points for Carlysle in shaded Zone X, with Zone AE at 10 to 11 feet within about 100 meters to the east and south and Zone VE at 12 feet to the west. The Declaration requires the association to carry flood insurance through the National Flood Insurance Program.

What FEMA’s Map Shows at Carlysle

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s address points for 8171 Bay Colony Dr, where the county stacks 75 of its 76 residence points at one location and puts the 76th about 30 meters to the north, at the Census Bureau’s geocoder point for the address, and at points 100 meters from the building in each direction. Both county address locations fall in Zone X, shaded as the 0.2 percent annual chance flood hazard in a coastal zone, outside the Special Flood Hazard Area, on panel 12021C0377J effective February 8, 2024. The Census geocoder point, which interpolates along the street north of the building, falls in Zone AE at a base flood elevation of 11 feet (NAVD88). A point 100 meters east, toward Bay Colony Dr, and a point 100 meters south fall in Zone AE at 10 feet, a point 100 meters north falls in Zone X, and a point 100 meters west, on the Gulf side, falls in Zone VE at a base flood elevation of 12 feet. An area of 45 meters around the building point touches Zone X, Zone AE at 11 feet and Zone AE at 10 feet. Flood zone lines cross the site, so one address point does not settle a residence’s zone, and flood panels vary by address across Pelican Bay.

What the Elevations Mean

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

The Preliminary Map Under Review

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

What Hurricane Ian Did Here

The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Carlysle’s address. Carlysle’s own storm damage, repair cost and insurance claims are not in any public record we found, so we state none.

What the Declaration Says About Insurance

Section 10.1 requires the Board to use best efforts to obtain and keep adequate insurance for the association, the owners and mortgagees. Section 10.2.1 calls for replacement cost all risk property coverage, Section 10.2.2 flood coverage up to replacement cost through the National Flood Insurance Program, and Sections 10.2.3 to 10.2.7 liability, automobile, workers’ compensation, a dishonesty bond of at least $10,000 per person with access to funds, and directors and officers coverage. Section 10.5.5 says the association pays all policy deductibles. The association’s certificate of insurance, named-storm deductible and flood limit are not published on its public pages, so we state none; ask for the current certificate in the resale package and ask your own agent what the master policy does not cover.

What Each Owner Should Insure

A buyer should carry a homeowner’s policy for contents and improvements, ask a flood insurance agent for a quote on the specific residence, and hold a cushion for an assessment if a storm loss exceeds the master policy. Section 6.1.2 makes an owner liable for work the association must do because of the owner’s, tenant’s or guest’s negligence, and Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.

Shutters, Impact Glass and the Board

Under Section 6.2.1 hurricane shutters, windows and glass panels are the owner’s to maintain, and Section 6.2.2 requires the association’s written consent for shutters other than the developer’s. The 2007 amendment to Section 6.2.1 lets the association take over window frame and glass replacement as part of a common plan of improvement, or to satisfy an insurer or a government agency, with the cost charged to the owner by residence. Installing hurricane shutters is outside the remodeling ban in Section 12.14, so shutter work can happen in the winter.

After a Casualty

Under Section 11 of the Declaration, when damage affects one residence the insurance proceeds, less the deductible, go to the damaged owners in proportion to their damage and the owners rebuild. When damage to the common elements is less than “very substantial,” the association must repair or rebuild. If three quarters or more of the residences are uninhabitable, the Board calls a meeting within 60 days, the building is restored when insurance and reserves suffice and zoning allows, and otherwise 67 percent of the voting interests must approve a special assessment and vote against termination or the condominium is terminated.

The 2019 Water-Management Permit Notice

On April 2, 2019 the association recorded a notice of an Environmental Resource Permit issued by the water management district (executed March 29, 2019, permit number on the instrument) for stormwater works. We did not read the permit’s drawings and make no claim about what it changed on the site; a buyer who wants the drainage record can request it from the district.

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

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

Collier County lists Carlysle’s milestone inspection as completed. The certificate of occupancy is dated April 16, 1992, so the 30-year rule put the first inspection before December 31, 2024, and the county’s Milestone Map shows the cycle complete with the next inspection year 2033. The county holds the report; this page does not describe it.

What the County Record Shows

Collier County’s Milestone Map lists the building as “The Carlysle at Bay Colony Condo” with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2033, in Commissioner District 2. The county’s January 2026 milestone list carries the building under the misspelled name “Carlyle” with a certificate of occupancy date of April 16, 1992 and a milestone due date of 01/01/2034. We read 01/01/2034 as the day after December 31, 2033, so the two county files agree in substance on a next inspection at the end of 2033; where they differ by a year we rely on the map and the statute.

What the Law Requires

Section 553.899 requires a structural milestone inspection of a condominium building of three or more habitable stories by December 31 of the year the building reaches 30 years of age, counted from the certificate of occupancy, and every 10 years after; a building that reached 30 before July 1, 2022 had until before December 31, 2024 for its first inspection. A local enforcement agency may require the inspection at 25 years where proximity to salt water warrants, and Collier County’s milestone page applies 25 years to buildings within three miles of saltwater. Phase one is a visual examination by a licensed architect or engineer; phase two is required if substantial structural deterioration is found. The inspector’s sealed report goes to the association and the building official.

Our Arithmetic for Carlysle

The certificate of occupancy year is 1992, and 1992 plus 30 is 2022, a year before July 1, 2022 for a building completed in April, so the first inspection was due before December 31, 2024. The 25-year count would be 1992 plus 25, or 2017, so under the county’s three-mile group the first inspection was due long before the 2022 law; the county’s file shows the cycle complete and a next inspection year of 2033, which is 2023 plus 10. We did not read the inspector’s summary and say nothing about what it found.

What the Reserve Study Law Requires

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more stories, covering the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing and windows, and requires the association to fund reserves for those items. The Florida Legislature revised the reserve rules again in 2025 (the Senate’s summary of CS/CS/HB 913 is linked below). The study is part of the resale package under Section 718.503, which gives a buyer seven days, excluding weekends and holidays, to cancel after receiving it.

Carlysle’s Structural Reserve Study: Not Publicly Found

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

What This Page Does Not Say

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

The Estoppel Certificate and Its Cost

An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and as we read the state’s current adjusted caps they are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite. Carlysle’s own estoppel fee is not published, and the contract controls who pays.

Which Schools Serve Carlysle at Bay Colony?

Collier County Public Schools’ address lookup assigns Carlysle, at 8171 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. Assignment can change, so confirm with the district before an offer.

The Three Schools

How We Checked

We queried the district’s address lookup service for 8171 Bay Colony Dr on October 7, 2026 and got 76 matching address records, all with the same three assignments, one for each residence point and the building’s other points. Hours come from the district’s 2026-2027 student start and dismissal times page, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.

Grades and Rezoning

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

Private and Other Options

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

County Permits and Recorded Work at Carlysle at Bay Colony

Collier County’s and the Clerk’s records on Carlysle include a milestone permit record, a 2008 bill of sale of fire suppression facilities, a 2019 environmental resource permit notice and a run of recorded notices of commencement. We did not search permits residence by residence, and the county’s public permitting portal is where a buyer or contractor checks a specific address.

The Milestone Record

The county’s Milestone Map carries a permit record for the building’s milestone inspection, opened in 2023, with the status “Milestone Completed.” We do not print the permit number. The record is the county’s own, and the milestone section above explains what it does and does not tell a buyer.

The 2008 Fire and Irrigation Bill of Sale

In 2008 Collier County, acting as the governing body of the Collier County Water-Sewer District, conveyed to the association by recorded bill of sale the fire suppression facilities, including backflow prevention devices, potable fire suppression lines, hydrants and irrigation lines from the association’s property line. A buyer should know the association owns and maintains those lines.

Notices of Commencement Recorded Under the Building’s Name

The Clerk’s index shows 46 notices of commencement recorded under the building’s name since 1996: 9 in 2019, 4 in 2024, 7 in 2025 and 1 in 2026 through July 23. The business names on the 2024 and 2025 notices include window, storm protection, marine construction, painting and general contracting trades. We did not read the notices, so we do not say what work they cover, what it cost or whether the association or an owner recorded each one. They show that exterior and common-area work has been active, and the manager can say what is planned.

What We Did Not Find

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

What Is Being Built Near Carlysle at Bay Colony?

The county’s Vanderbilt Beach Road widening, east of US 41, is the project it announced this year. Bay Colony is built out: the 3.32 acres beside the tower are tied to the condominium by a 1994 Unity of Title limited to recreation, parking, landscaping and entrance features, and we found no record of a new tower proposed beside Carlysle.

The Vanderbilt Beach Road Widening

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

The Land Around the Tower

The 1994 deed gave the association two parcels totaling 3.32 acres more or less, and the Unity of Title Agreement says the property cannot be sold apart from the condominium and may be used only for recreation, parking, landscaping and entrance features, with night-play lighting, a direct entrance from Bay Colony Drive and walls, fences or hedges toward adjoining properties barred. Section 26 of the Declaration also created cross-use easements for villas, future condominiums and boardwalks that the developer planned. A buyer who cares about what could be built beside the building should read those instruments and ask the Bay Colony Community Association.

The Preliminary Flood Map

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

Pelican Bay Services Division

The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment, and it is the place to check for district projects on the Pelican Bay drainage, beach and landscape systems. We found no Carlysle-specific project there.

Daily Logistics at Carlysle at Bay Colony

Carlysle is about six minutes from Mercato and Whole Foods, eight minutes from the Pelican Bay Foundation’s Commons office, about ten minutes from Artis Naples and Waterside Shops, 10.6 minutes from NCH North Naples Hospital, 20.2 minutes from the Naples Airport and 39.1 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.

Drive Times From the Building

How We Measured

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

The Gate and the Tram

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

Seasonal Owners

For an owner who leaves for the summer, the building has a manager’s office the Rules reference, and the guest rules in Section 12.2 apply when the owner is absent: three days’ written notice for overnight guests and no more than one two-week period for any particular guest who is not a close relative. A seasonal owner should leave the manager written instructions, as the Declaration’s absence rules assume.

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

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

Carlysle at Bay Colony is the second oldest of the six Gulf-front towers by year built, and its 12-month roster median of $4,577,500 on four closings is the fourth highest of the five Gulf-front towers with a 12-month median. Of the Gulf-front towers, only Contessa, with eight closings, and Biltmore, with six, had more.

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

Every closing count below covers the 12 months to September 30, 2026 from our building roster, and a count under 10 is a small sample. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll. Carlysle’s roster window (4 closings at $4,577,500) differs from the October 7 window in its own data (5 closings at $5,255,000, one entered after closing on September 30, 2026), and the decision table in the next section uses the October 7 figures. Marquesa (39 units) and Mansion La Palma (26 units), the two other towers on the roster, are left out of the table.

Carlysle and Trieste, the Closest Rival

Our roster pairs Carlysle with Trieste at Bay Colony, the newest tower and the largest by unit count on the roster, because the choice many Pelican Bay buyers face is an older Gulf-front tower against a newer preserve-and-bay tower with bigger residences. Carlysle’s roster median of $4,577,500 on 4 closings is $277,500 above Trieste’s $4,300,000 on 1, and a single closing is not a median anyone should price against. The full side-by-side is in the Carlysle vs Trieste section below.

Carlysle and the Other Gulf-Front Towers

Brighton at Bay Colony (3 closings, $6,000,000 median), The Remington at Bay Colony (3 closings, $6,000,000 median), Biltmore at Bay Colony (6 closings, $5,050,000 median) and Contessa at Bay Colony (8 closings, $2,887,500 median) are the other Gulf-front high-rises with 12-month closings, and Windsor at Bay Colony is a Gulf-front tower of 31 units on the roster with none. Carlysle’s median is $1,422,500 below Brighton’s and Remington’s, $472,500 below Biltmore’s and $1,690,000 above Contessa’s. All four medians rest on fewer than 10 sales.

Carlysle and the Preserve-View Towers

Toscana at Bay Colony (3 closings, $3,400,000 median) and Salerno at Bay Colony (5 closings, $2,900,000 median) face preserve and bay. Carlysle’s median is $1,177,500 above Toscana’s and $1,677,500 above Salerno’s, a gap that mixes Gulf frontage, building age, residence size and sample size, so we do not attribute it to any one cause.

Where Carlysle Sits in Bay Colony and Pelican Bay

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

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

Carlysle vs Trieste: Which Pelican Bay Condominium Fits You?

Carlysle and Trieste are both Bay Colony high-rises, but Carlysle is the 1992 Gulf-front tower of 74 roll parcels and Trieste the 2002 preserve-and-bay tower of 104. Over 60 months Carlysle’s median is $5,195,000 on 17 closings against Trieste’s $4,963,813 on 12, and Carlysle’s median days on market is 63 against Trieste’s 18.

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

Carlysle vs Trieste Decision Table

The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Days on market and sale-to-list figures exclude sales entered after closing, which is why some counts are smaller than the closing counts.

What the Numbers Say

The order flips with the window. Over 60 months Carlysle’s median is $231,187 higher ($5,195,000 less $4,963,813, or 4.7 percent), and its median price per square foot is $450 higher ($1,776 less $1,326, n=16 and n=12). Over 36 months Trieste’s median is $1,425,000 higher ($6,200,000 on 5 closings against $4,775,000 on 11), and over 24 months $1,095,000 higher ($6,350,000 on 4 against $5,255,000 on 9). The two facts fit together: Trieste’s residences are larger, and its 60-month median is pulled down by five sales from December 2021 through July 2022 at $2,350,000 to $5,377,625, while four of its five sales in the last 36 months closed at $6,095,000 or more. Per square foot Carlysle still sits higher in every window the two share, at $1,776 against $1,562 over 36 months (n=10 and n=5).

Trieste also sold faster and nearer to list at the median. Over 60 months its median days on market is 18 against Carlysle’s 63, and its sale-to-list ratio is 95.5 percent against 92.2 percent, a 3.3 point gap. Over 36 months the gap persists at 65 days against 103 and 96.3 percent against 92.2 percent (n=5 and n=10). Five of Trieste’s 12 sales and five of Carlysle’s 17 closed in December 2021 or in 2022, so both 60-month windows include the fastest part of the recent market. Trieste’s one closing in the last 12 months took 369 days and sold at 87.8 percent of its final list price.

Same Size, Different Building

The buildings do not share a floor plan, so a size-for-size comparison is only approximate. Carlysle’s smaller plan is 2,604 square feet (10 sales, median $4,762,500) and its larger is 3,274 square feet (5 sales, median $5,255,000). Trieste’s smallest plan in the MLS is 3,415 square feet, 141 square feet larger than Carlysle’s 3,274: it has 4 sales in 60 months at a median of $4,425,000, the mean of $4,300,000 and $4,550,000, from $2,350,000 to $6,095,000. Its 4,160 square foot plan has 7 sales at a median of $6,200,000, from $3,595,000 to $7,300,000. The roll’s median heated area is 886 square feet larger at Trieste (4,160 less 3,274).

On the Market Today

Carlysle had no residence listed on October 7, 2026, so a buyer who wants Carlysle today waits for a seller or approaches owners through an agent. Trieste had two active listings, both 4,160 square feet, at $4,700,000 and $4,500,000, or $1,130 and $1,082 per square foot of list price, with a median active list of $4,600,000. Two active listings against one closing in 12 months is 24.0 months of supply, which is a reading of a very small sample and not a forecast.

Who Should Choose Carlysle

Carlysle at Bay Colony is this page, and it suits a buyer who wants the Gulf-front tower, a residence of about 2,600 or 3,300 square feet rather than 3,400 and up, and a building of 75 declared residences instead of 104. It also suits a buyer who has read the Declaration and accepts a 90-day minimum lease with one lease a year, the November 15 to May 1 remodeling ban and a Board that approves every sale. Its disadvantage is availability: with no listing today and one to four closings a year, a buyer may wait.

Who Should Choose Trieste

Trieste at Bay Colony suits a buyer who wants the newer 2002 tower, the larger residences of the two buildings (the roll runs to 9,720 square feet against 5,878 at Carlysle), a preserve and bay view and a choice of listings today. Its sales have closed faster and nearer to list at the median. Trieste’s leasing, pet, renovation and milestone facts are on its own page, and we do not state them here.

What the Numbers Do Not Settle

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

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

Honest Pros and Cons of Owning at Carlysle at Bay Colony

Owning at Carlysle at Bay Colony offers a Gulf-front address in a 75-residence tower with a lobby, an amenities floor and a readable recorded Declaration, and asks the owner to accept Board approval of every sale, a 90-day lease minimum, a winter remodeling ban and a thin resale market. Weigh both lists against the documents.

The Pros

• Gulf-front, 75 declared residences, four to a floor in a 20-story tower, with sunrise views over conservation land and sunsets over the Gulf as the association describes them.
• A full amenity floor. The association describes a two-story lobby, an oversized heated pool and spa, cabanas, a dune walkover, a social room, a health club and a card room.
• Two allocated parking spaces per residence in underground parking.
• A readable record. The 1992 Declaration, the 1995 and 2010 instruments, the 1994 Unity of Title and the neighborhood covenants are recorded and public.
• A defined sale process. Under Section 13.13 the owner gives 30 days’ notice, the Board decides within 10 days after it has what it asked for, and silence counts as approval.
• A completed milestone cycle. The county lists the cycle complete, next inspection year 2033.
• No age restriction in the documents we read.
• Protected surroundings. A 1994 Unity of Title ties the 3.32 acres beside the tower to the condominium and limits them to recreation, parking, landscaping and entrance features.

The Cons

• Board approval of every sale, with a personal interview of the buyer and a cap of two residences per owner.
• A strict lease rule: 90-day minimum, one lease a calendar year, no transient tenants, and the Foundation’s own cap of two leases a year on top.
• A winter remodeling ban. Remodeling is barred from November 15 through May 1, so heavy work runs only from May 2 through November 14.
• A pet limit of 15 inches at the shoulder and 20 pounds, with no pets for tenants or guests.
• Unpublished charges. The condominium assessment and the Bay Colony charges are not published, and the Foundation’s $15,000 resale capital assessment is a buyer cost that rises 3.5 percent a year from October 2027.
• Flood exposure. FEMA’s 2024 map shows the county’s address points in a shaded Zone X, with Zone AE at 10 to 11 feet and Zone VE at 12 feet within about 100 meters.
• A thin market. One to four closings a year, gaps of 284 and 269 days with no closing, no listing on October 7, 2026, and four sales in 24 months that took 142 days or more.

How to Weigh Them

A buyer who wants a Gulf-front address in an owner-occupied building that the documents describe in plain terms will find the cons manageable. A buyer who wants rental income, winter renovation or a large dog will not. We help both read the documents before an offer.

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

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

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

Documentary Stamps on the Deed

Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Carlysle’s 36-month median of $4,775,000 (n=11), that is 47,750 hundreds times $0.70, or $33,425. At the 12-month median of $5,255,000 (n=5) it is $36,785, and at the 60-month median of $5,195,000 (n=17) it is $36,365. In Collier County the seller customarily pays this tax, and the contract controls.

The Owner’s Title Policy and the Closing Agent

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

The Estoppel Certificate

Section 718.116(8), Florida Statutes, caps the condominium’s estoppel fee at $250, plus $100 if expedited and a further $150 if the residence has delinquent amounts. As we read the state’s current adjusted caps, those figures are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, a seller cost. Carlysle’s own estoppel fee is not published, and the contract controls who pays.

The Foundation’s Resale Capital Assessment

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

The Board’s Processing Fee

Section 13.15 of the Declaration, as amended, lets the association charge a preset processing fee up to the legal maximum, and the amount is not published. Ask the manager for the current fee when you submit the approval package, and for a lease, ask for the lease application fee as well.

What a Closing Calendar Looks Like

A Carlysle contract should carry the Board’s 30-day notice under Section 13.13, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the sales contract is executed under Section 689.302, and a recording date that falls on the right side of any October 1 assessment step.

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

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

If you own at Carlysle at Bay Colony and are thinking about a sale, you are selling into a Gulf-front tower that closed 9 sales in 24 months at a $5,255,000 median, to a buyer who will read the milestone record, flood map and Declaration first, through a Board approval that can take 30 days.

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

Carlysle is a building where the floor, the view and the condition of the individual residence decide the price, because the same tower sold residences between $3,350,000 and $10,375,000 in 24 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Carlysle listing along with the document file a Carlysle buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

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

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

What Carlysle Residences Sold For

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

• Closings, last 12 months (MLS): 5, a small sample, median $5,255,000, from $3,350,000 to $6,500,000, with volume of $25,255,000. One of the five was entered after closing.
• Closings, last 24 months (MLS): 9, median $5,255,000, from $3,350,000 to $10,375,000, with volume of $50,230,000.
• Closings, last 36 months (MLS): 11, median $4,775,000, with volume of $59,755,000.
• Closings, last 60 months (MLS): 17, median $5,195,000, with volume of $91,450,000.
• Days on market and sale-to-list: a median of 103 days (n=8, the mean of the middle pair 63 and 142) and 91.6 percent (n=8) over 24 months; 171 days and 89.8 percent over 12 months (n=4, small sample).
• Today: no active or pending Carlysle listing on October 7, 2026.

Selling Into a Thin Market

Carlysle has 74 parcels on the roll, and five sales in 12 months means a buyer compares your residence with one or two others and with the last few closings. The file shows that the price depends on the individual residence: two 2,604 square foot residences closed at $3,350,000 and $3,900,000 within about five months of each other in 2026, and the 2,604 square foot group spans $2,550,000 over 60 months. We price a Carlysle residence against the closings of the same size, adjusted for condition, floor and view, and we set the list price to win the first 60 days. Over 36 months, four sales that took 60 days or fewer closed at a median of 96.2 percent of final list (n=4, the mean of 95.6 and 96.8), while five that took more than 140 days closed at a median of 90.5 percent (n=5).

The Documents a Carlysle Buyer Will Ask For

• The statutory package: the Declaration, Articles, Bylaws and Rules, the most recent annual financial statement and budget, the frequently asked questions sheet, and the milestone inspection summary and structural integrity reserve study where they apply. The buyer’s seven-day cancellation window under Section 718.503 starts when the buyer receives it.
• The estoppel certificates: the condominium’s, and the Foundation’s at $250, plus $100 to expedite.
• The Board approval: the Section 13.13 notice, the buyer interview and the Certificate of Approval.
• The residence’s own approvals: Board approval for hard flooring and for any remodeling, and a closing date that respects the November 15 to May 1 ban on remodeling.
• Flood and insurance: the association’s insurance certificate and any elevation certificate for the residence.

The Board Approval and the 30-Day Clock

Every Carlysle sale needs the Board’s prior written approval under Section 13.12, and the owner gives written notice at least 30 days before the intended closing under Section 13.13. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least 30 days out.

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

Start with a free Carlysle at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Carlysle closings that fit your residence: the same size, the same view and the same condition. An automated estimate cannot tell one 2,604 square foot residence from another when recorded sales of that size span $3,350,000 to $5,900,000. We price to the difference, and a dedicated Carlysle at Bay Colony seller page is planned for owners who want the full plan in one place.

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

Is now a good time to sell a Carlysle condo?

For a residence priced to its size’s recent closings, the data is mixed: no active listing and five closings in 12 months means a buyer has no competing Carlysle residence today, though five sales are a small sample and the median days on market over 12 months is 171. We would list a Carlysle residence at a price that matches the last 24 months’ closings of the same size, not at an aspirational number.

How do I price my Carlysle residence?

Against the closings of the same size. The MLS shows 2,604 square foot residences at $3,350,000 to $5,900,000 and 3,274 square foot residences at $4,600,000 to $6,250,000, so the size group matters more than the building median.

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

Yes. Section 13.12 of the Declaration bars a sale without the Board’s prior written approval, and Section 13.13 sets the 30-day notice and the 10-day decision. Give the Board the complete package at the start of the contract.

What will a Carlysle buyer ask about first?

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

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

Yes, subject to the lease. A Carlysle lease runs 90 days to one year with one lease a calendar year, the Foundation caps leases at two a year, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.

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

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

Your Local Real Estate Experts

Carlysle owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Carlysle’s recorded Declaration and its 1995 and 2010 amendments, the county’s milestone record and every MLS closing in five years before writing this guide, and we list below what we could not source.

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

What Our Clients Say

McGreevy and Comisar is a top-reviewed Carlysle 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

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review

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

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions: Carlysle Buyer Edition

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

What is Carlysle at Bay Colony?

Carlysle is a Gulf-front high-rise condominium of 75 declared residences inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Declaration was recorded in April 1992, and the Bay Colony Community Association describes a 20-story tower standing on the beach.

Where is Carlysle, and what is its address?

Carlysle is at 8171 Bay Colony Dr, Naples, FL 34108, behind the Bay Colony gate. The Florida Division of Corporations lists the same address as the principal address of The Carlysle at Bay Colony Condominium Association, Inc.

Is Carlysle the same as Carlisle or Carlyle?

No. The spelling is C-A-R-L-Y-S-L-E. County files and the Clerk’s index carry misspellings, including Carlyle in the county’s January 2026 milestone list, and the Florida corporate search lists a separate corporation named The Carlysle Condominium Association, Inc. filed in 2007. All the building records on this page are for the tower at 8171 Bay Colony Dr.

How many residences does Carlysle have?

The Declaration records 75 residences and the association says 75. The 2026 county roll has 74 parcels, and the county’s address file has 76 address points. We cannot tell from the documents why the counts differ by one.

When was Carlysle built?

The Declaration was recorded on April 9, 1992, the county’s certificate of occupancy is dated April 16, 1992 and the 2026 roll lists 1992 as the year built. Carlysle is the second of the six Gulf-front towers by year, after Contessa in 1991.

How many floors does Carlysle have?

The Bay Colony Community Association and our roster describe a 20-story tower with four residences to a floor. The association also describes a two-story lobby and an amenities floor.

What floor plans does Carlysle have?

The Declaration records Type A and Type B residences and two penthouses, with 37, 36 and 2 residences and common-element shares of 1.442, 1.160 and 2.443 percent. The association advertises the A residence at 3,274 square feet with a library and the B residence at 2,635 square feet with a dining room or optional library.

How big are the residences?

The MLS reports 2,604 and 3,274 square feet for the two common plans, and one 5,646 square foot sale in December 2024. The county roll’s 74 parcels run from 2,604 to 5,878 heated square feet, with a median of 3,274.

Is Carlysle on the Gulf?

Yes. The association describes the tower as standing on the beach, with a dune walkover leading to the Gulf and sunset views to the west. Our roster classes Carlysle as Gulf-front.

Is Carlysle in a flood zone?

FEMA’s map effective February 8, 2024 puts the county’s address points for Carlysle in Zone X shaded for the 0.2 percent annual chance flood hazard, with Zone AE at 10 to 11 feet and Zone VE at 12 feet within about 100 meters. A map point does not settle a residence’s zone, so ask for the residence’s elevation certificate.

Do Carlysle owners have to carry flood insurance?

The association must carry flood coverage up to replacement cost through the National Flood Insurance Program under Section 10.2.2 of the Declaration. Whether you need a policy for your own contents and improvements depends on your lender and insurer, so get a quote on the specific residence before you offer.

What does the association’s master insurance policy cover?

Section 10.2 calls for replacement cost property coverage, flood coverage, liability, automobile and workers’ compensation, a dishonesty bond and directors and officers coverage, and Section 10.5.5 says the association pays the deductibles. The certificate of insurance and the named-storm deductible are not published, so ask for them in the resale package.

Has Carlysle completed its milestone inspection?

Collier County lists the status as Milestone Completed, with the cycle completed and a next inspection year of 2033. The county holds the report, and we have not read it. Read the inspector’s summary in the resale package.

Has Carlysle completed its structural integrity reserve study?

We found no public Carlysle structural integrity reserve study and no public filing of one. Section 718.112(2)(g) requires the study at least every 10 years, and it is part of the resale package under Section 718.503, so ask for it before the cancellation window closes.

What are the condominium fees at Carlysle?

The association does not publish its assessment, and our MLS pull has no association fee field, so we state none. The budget in the statutory resale package states the amount for a specific residence. The Foundation’s FY2027 assessment of $3,435 per unit is billed to the association and carried in its budget.

What does the Pelican Bay Foundation charge?

The Foundation’s FY2027 assessment is $3,435: $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter. It is billed to the condominium association, not to each owner directly.

Is there a capital assessment when I buy?

Yes. The Foundation’s resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026, paid by the buyer, and it rises 3.5 percent each October 1 from 2027, to $15,525 on October 1, 2027. A deed recorded on September 30, 2026 falls under the old $10,000 amount.

What is the Pelican Bay Services Division assessment?

For FY 2027 the county publishes $789.07 for operations and maintenance plus $460.93 for capital and projects, $1,250.00 in all, or $104.17 a month. We do not state how the county allocates it to a residence, so read the tax bill.

Does the Board approve buyers at Carlysle?

Yes. Section 13.12 bars a sale without the Board’s prior written approval. The owner gives written notice at least 30 days before closing, the Board interviews the buyer, and it decides within 10 days after it has the information it requested. Silence counts as approval.

Can I rent out a Carlysle condo?

Yes, within the rule. A lease needs the association’s prior written approval, a 90-day minimum, a one-year maximum and no more than one lease in a calendar year, and the Foundation separately caps leases at two a year. Carlysle is not a short-term rental building.

Can I use a Carlysle condo as a vacation rental?

No. Section 13 was written to prevent a motel-like atmosphere, and the 90-day minimum and the one-lease-a-year rule bar weekly and monthly rentals. Raise any rental plan with the manager before an offer.

Are pets allowed at Carlysle?

Pets are allowed and regulated, with a recorded limit of 15 inches at the shoulder and 20 pounds at maturity, and no pets for tenants or guests. The association does not publish a current rulebook, so confirm the limits and registration before an offer. Service and assistance animals are treated differently under fair housing law.

Is Carlysle a 55+ community?

No. The recorded Declaration and its 1995 amendment contain no age restriction. One occupancy clause, Section 12.2(F), limits residents under 21 unless accompanied by a qualified adult occupant, and its operation today is a question for the association’s attorney.

What parking does Carlysle have?

Each residence has two allocated garage parking spaces under Section 12.5 of the Declaration, and the association says parking is underground. Confirm in writing that both spaces are assigned to the residence you are buying.

Are there cabanas at Carlysle?

Yes. Under Section 12.12 of the 1995 amendment cabanas are limited common elements that may be assigned for consideration, rented or exchanged between owners, and the holder pays electricity, maintenance and repair. Confirm which cabana, if any, comes with the residence.

What amenities does Carlysle have?

The association describes a two-story lobby, an amenities floor, an oversized heated pool and spa, cabanas, a dune walkover, a social room with a wet bar, a health club and a card room. Bay Colony and the Pelican Bay Foundation add the Beach Club, tennis, a tram, beach restaurants and more.

Is there a Beach Club?

Yes. The Bay Colony Beach Club is part of the Bay Colony layer, and Section 27.3 of the recorded Declaration made its membership mandatory with ownership, with the expenses included in Bay Colony assessments. No Carlysle-specific figure is published.

Is there golf at Carlysle?

No golf course belongs to the Carlysle address. The Bay Colony association says owners may pursue Golf Club membership, which does not come with the residence.

Can I renovate a Carlysle residence?

Yes, with limits. Remodeling, including terraces and decks, is barred from November 15 through May 1 under Section 12.14, noisy work runs Mondays through Saturdays from 8:00 a.m. to 5:00 p.m., and exterior changes need the association’s written consent. Painting, wallpapering, carpeting and fixtures are outside the ban.

Can I install hard floors at Carlysle?

Only with the Directors’ prior approval and a sound absorbent undercushion under Section 12.13, and the Directors can require carpet over nonconforming work or removal at the owner’s expense. Ask the manager for the current specification before you order material.

Can guests stay when I am away?

Yes, with limits. Overnight guests in your absence need three days’ written notice to the manager, and a guest who is not directly related to you may stay no more than one two-week period. There is no restriction on guests who stay while you are in residence.

How long can I cancel after I receive the documents?

Seven days, excluding weekends and holidays, after you receive the statutory resale package, under Section 718.503. Florida’s flood disclosure under Section 689.302 must be delivered at or before the time the sales contract is executed.

Which schools serve Carlysle?

Collier County Public Schools’ address lookup assigns 8171 Bay Colony Dr to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027. Assignment can change, so confirm with the district before an offer.

What have Carlysle condos sold for?

Over 36 months the MLS counts 11 closings at a $4,775,000 median (n=11), from $3,350,000 to $10,375,000. Over 12 months it counts 5 closings at $5,255,000 (a small sample), from $3,350,000 to $6,500,000. Two 2,604 square foot residences sold at $3,350,000 and $3,900,000 in 2026.

Is a Carlysle residence for sale now?

On October 7, 2026 the Southwest Florida MLS showed no active or pending Carlysle listing. Call Marc at (239) 287-5873 and ask him to watch for owners considering a sale, including off-market ones.

Who pays the owner’s title policy?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both.

How does Carlysle compare to Trieste?

Carlysle is the 1992 Gulf-front tower of 74 roll parcels, and Trieste at Bay Colony is the 2002 preserve-and-bay tower of 104. Over 60 months Carlysle’s median is $5,195,000 on 17 closings and Trieste’s is $4,963,813 on 12, but Trieste’s median days on market is 18 against 63. The comparison section above has the full table.

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

Ask for the Declaration and its 1995 and 2010 amendments, the Articles, Bylaws and current Rules, the budget and financial statement, the insurance certificate, the milestone inspection summary and structural integrity reserve study, the Board approval package and the estoppel certificates. The downloadable documents list at the end links the public ones.

Who should I call about buying at Carlysle?

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

Frequently Asked Questions: Carlysle Seller Edition

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

How much is my Carlysle condo worth?

The last 24 months of MLS closings ran from $3,350,000 to $10,375,000 at a $5,255,000 median (n=9), and your size, floor, view and condition place you inside that range. A free Carlysle home valuation starts the conversation, or call Jesse direct at (239) 898-6072.

How long does a Carlysle condo take to sell?

The 36-month median is 103 days on market (n=10) and the 12-month median is 171 (n=4, a small sample). Of the 10 marketed sales in 36 months, four took 60 days or fewer and five took more than 140, so price decides the timeline.

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

The median is 92.2 percent over 36 months (n=10) and 89.8 percent over 12 months (n=4, a small sample), so at the median sellers received 89.8 to 92.2 cents of each final list dollar. Two sales since December 2021 closed at or above final list, at 100.9 and 100.0 percent.

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

Is now a good time to sell at Carlysle?

No Carlysle residence was listed on October 7, 2026, so a motivated buyer has no competing Carlysle listing, though five closings in 12 months is a small sample and the 12-month median days on market is 171. A realistic price matters more than the month.

What will a Carlysle buyer ask about first?

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

Do I need Board approval to sell my Carlysle residence?

Yes. Section 13.12 of the Declaration bars a sale without the Board’s prior written approval, and Section 13.13 sets the 30-day notice and the 10-day decision. File the package in the first days of the contract.

How long does the Board take to approve a buyer?

The owner gives notice at least 30 days before the intended closing, and the Board decides within 10 days after it has the notice and the information or interviews it requested. If the Board neither approves nor disapproves in time, that counts as approval. Write a closing date at least 30 days out.

Can the Board refuse my buyer?

Only for good cause, by a majority vote of the whole Board after a written opinion of counsel. Section 13.13(C) lists the grounds, such as a record of violent or dishonest felonies, financial irresponsibility, disruptive behavior or a transfer that would give the buyer more than two residences. If the Board disapproves without good cause, it must name an approved purchaser on the same terms.

What does a Carlysle estoppel certificate cost?

Section 718.116(8) caps the condominium’s fee at $250, plus $100 if expedited and $150 more if the residence has delinquent amounts. As we read the state’s current adjusted caps, those are $299, $119 and $179. The Foundation’s estoppel is $250, plus $100 to expedite, a seller cost. Carlysle’s own fee is not published.

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

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

What do I pay in documentary stamps when I sell?

The seller customarily pays 70 cents per $100 of consideration under Section 201.02. At the 36-month median of $4,775,000 that is $33,425, at the 12-month median of $5,255,000 it is $36,785, and at the 60-month median of $5,195,000 it is $36,365.

What other costs come out of a Carlysle sale?

Expect the Foundation’s $250 estoppel, plus $100 to expedite, the condominium’s estoppel, your agent’s fee as negotiated, any unpaid assessments and the cost of satisfying a mortgage. The association’s processing fee under Section 13.15 is not published, so ask the manager who pays it under your contract.

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

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

Does the date my deed records matter?

Yes. The recording date, not the contract date, decides which Foundation amount applies, so a deed that records on September 30 falls under the older $10,000 schedule and one that records on October 1 falls under $15,000. The amount rises 3.5 percent each October 1 from 2027.

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

Yes, subject to the lease. A Carlysle lease runs 90 days to one year with one lease a calendar year, the Foundation caps leases at two a year, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.

Can I sell to a trust or an LLC?

Section 13.11 permits co-owners, trusts, corporations and other entities, but the Board conditions approval on the designation of one natural person as the primary occupant, and a change of primary occupant counts as a new transfer. Ownership is capped at two residences per person or entity.

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

Section 13.12 requires Board approval of a gift as well as a sale. The Foundation’s Bylaws Section 7.04 exempts a gift, an inheritance, a transfer to a trust and a one-time move within the community from the resale capital assessment, with a $1,000 processing fee on the 2026-2027 form. For an inheritance, ask the association’s attorney about the Board’s process.

Does my garage space sell with the residence?

Section 12.5 allocates two garage parking spaces to each residence and Section 5.10 lists them as limited common elements. Confirm in the resale package that both spaces are assigned to your residence.

Do my cabana and storage locker sell with the residence?

Floor storage lockers are limited common elements. Cabanas are limited common elements that may be assigned for consideration, rented or exchanged between owners under Section 12.12, so confirm in writing which cabana, if any, you hold and whether the assignment transfers.

Should I redo my floors before I list?

Ask the manager first. Section 12.13 requires the Directors’ approval and a sound absorbent undercushion for hard floors, and Section 12.14 bars remodeling from November 15 through May 1. Many sellers do better pricing for condition than starting a project under those limits.

Does the milestone inspection affect my sale?

Collier County lists Carlysle’s inspection as completed with a next inspection year of 2033. A buyer will still ask for the inspector’s summary in the resale package, so have the association’s copy ready.

Will a buyer ask for the structural integrity reserve study?

Yes. Section 718.112(2)(g) requires it, and it is part of the resale package under Section 718.503. We found no public Carlysle study, so request the current copy from the manager before you list.

How long does the buyer have to cancel?

Seven days, excluding weekends and holidays, after the buyer receives the statutory resale package under Section 718.503. Deliver the package early so the window closes early.

What flood disclosure do I owe?

Section 689.302 requires the seller to deliver Florida’s flood disclosure at or before the time the sales contract is executed. We attach it to the listing documents so it is in the buyer’s hands before the offer.

Does the preliminary FEMA map affect my sale?

It may. Collier County’s August 19, 2026 release says the preliminary map was released March 20, 2025, a 90-day appeal period began August 19, 2026, and the target for the new map to take effect is summer 2027. We did not compare Carlysle’s coordinates with the preliminary map, so ask a flood insurance agent about the residence.

Do I need an elevation certificate?

Not by law for a sale, but an insurer and lender use one, and the county’s address points sit in a shaded Zone X with Zone AE and Zone VE close by. A surveyor’s elevation certificate for your residence answers a buyer’s flood question better than a map point.

When is the best time of year to list?

March through June holds 9 of Carlysle’s 17 closings in the last 60 months, which fits a season-driven market, so we prefer to be on the market by early in the year. The November 15 to May 1 remodeling ban also means a buyer who plans work has the May 2 to November 14 window.

How should I price against Trieste?

Price against Carlysle’s own closings of your size first. Trieste’s residences are larger, its 60-month median is $4,963,813 on 12 sales and its median price per square foot is $1,326 against Carlysle’s $1,776, so a Trieste buyer sees a different product. We use Trieste as a check, not a comparable.

How many Carlysle residences are for sale now?

None on October 7, 2026, per the Southwest Florida MLS. That also means a Carlysle seller can price without a competing listing, though five sales in 12 months is a small sample.

How do asking prices compare with sold prices?

The 10 marketed sales in 36 months brought $53,255,000 against $57,585,000 in final list prices, or 92.5 percent in aggregate. The four marketed sales in 12 months brought 91.5 percent ($18,755,000 against $20,495,000).

How many Carlysle homes have you sold?

The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar count for Carlysle. We are Top 1% Real Estate Agents Nationally Since 2008, and we will walk you through our results in your price range on a call.

What does McGreevy and Comisar do differently for Carlysle sellers?

We read the recorded Declaration and its amendments, the county’s milestone file and every MLS closing in five years before we price, and we assemble the resale package and the Board approval file with the listing. You get Jesse and Marc directly.

Can you help me with the Board approval package?

Yes. We prepare the Section 13.13 notice with the executed contract, schedule the buyer’s interview and track the 10-day decision so the closing date holds. The association’s current forms come from the manager.

How do I get started selling my Carlysle residence?

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

Who do I call to sell my Carlysle condo?

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

Sources and Authoritative References

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

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

The Association’s Community Page, Bay Colony Community Association

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

Recorded Instruments, Collier County Clerk of Courts, Official Records

5. Collier County Clerk, official records public access portal
6. Declaration of Condominium, The Carlysle at Bay Colony (recorded April 9, 1992, OR 1704, Page 535, 82 pages)
7. Surveyor’s Certificate, Wilson, Miller, Barton and Peek (April 9, 1992, OR 1704, Page 617)
8. Florida Power and Light easement (April 28, 1992, OR 1709, Page 2036)
9. Amendment substituting the as-built plot plan, Exhibit B (April 29, 1992, OR 1710, Page 493)
10. Unity of Title Agreement (August 1, 1994, OR 1981, Page 1490)
11. Declaration of Restrictions and Protective Covenants, Carlysle Neighborhood Covenants (1994, OR 1981, Page 1498)
12. Warranty Deed to the association, 3.32 acres (August 23, 1994, OR 1981, Page 1505)
13. Certificate of Amendment to the Declaration (recorded March 27, 1995, OR 2042, Page 1634, 15 pages)
14. Bill of Sale of Fire Suppression Facilities from Collier County to the association (2008, OR 4376, Page 787)
15. Instrument recording the remodeling, window and hallway amendments (recorded April 8, 2010, OR 4554, Page 1104)
16. Notice of Environmental Resource Permit (recorded April 2, 2019, OR 5614, Page 436)

Pelican Bay Foundation

17. Pelican Bay Foundation
18. Pelican Bay Foundation, information for realtors
19. Pelican Bay Foundation, estoppel certificate form, fiscal year 2026-2027
20. Pelican Bay Foundation, Realtor Community Overview
21. Pelican Bay Foundation, Rules and Regulations (December 12, 2024)
22. Pelican Bay Foundation, Second Amended and Restated Declaration
23. Pelican Bay Foundation, Declaration amendment on leasing (May 28, 2019)
24. Pelican Bay Foundation, Amended and Restated Bylaws
25. Pelican Bay Foundation, FY2027 Approved Budget Package
26. Pelican Bay Foundation, Lease Application Packet 2027

State of Florida Agencies

27. Florida Division of Corporations, entity search for The Carlysle at Bay Colony Condominium Association, Inc., document N35187
28. Florida Division of Corporations, Sunbiz
29. Florida Department of Business and Professional Regulation, condominiums, timeshares and mobile homes
30. Florida Department of Business and Professional Regulation, condominium documents
31. Florida Department of Business and Professional Regulation, SIRS reporting
32. Florida Department of Business and Professional Regulation, condominium information and resources
33. Florida Real Estate Commission, Department of Business and Professional Regulation
34. Florida Division of Emergency Management, Know Your Zone
35. Florida Department of Environmental Protection, coastal construction control line program
36. Florida Department of Environmental Protection, beaches, inlets and ports
37. Florida Department of Revenue, documentary stamp tax
38. Florida Office of Insurance Regulation, homeowners insurance
39. Florida Senate, Florida Statutes
40. Florida Senate bill summary, CS/CS/HB 913 (2025), condominium and cooperative associations

Florida Statutes, 2026, Florida Senate

41. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
42. Section 718.103, condominium definitions
43. Section 718.104, creation of condominiums
44. Section 718.110, amendment of the declaration
45. Section 718.111, the association, including official records and insurance
46. Section 718.112, bylaws, including the structural integrity reserve study
47. Section 718.113, maintenance and improvements
48. Section 718.115, common expenses and common surplus
49. Section 718.116, assessments and estoppel certificates
50. Section 718.117, termination of condominium
51. Section 718.303, obligations of owners and fines
52. Section 718.503, disclosure prior to sale
53. Section 689.302, flood disclosure to a purchaser
54. Section 689.261, property tax disclosure summary
55. Section 201.02, tax on deeds and other instruments relating to real property
56. Section 161.053, coastal construction and excavation
57. Section 197.3632, non-ad valorem assessments
58. Section 760.29, Florida Fair Housing Act, discrimination in the sale or rental of housing
59. Section 718.1255, alternative dispute resolution
60. Section 720.303, homeowners’ association powers and official records

Collier County Government

61. Collier County, Milestone Inspections
62. Collier County, milestone buildings by year and reference number (January 2026)
63. Collier County, three-mile saltwater boundary map for milestone inspections
64. Collier County Milestone Map feature service, milestone buildings layer
65. Collier County site address points feature service
66. Collier County Growth Management public permitting portal
67. Collier County, Floodplain Management
68. Collier County, Pelican Bay Services Division
69. Collier County news release, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
70. Collier County, Vanderbilt Beach Road Widening Project construction starting (July 2026)
71. Collier County Clerk of the Circuit Court and Comptroller, official records

Collier County Public Schools

72. Collier County Public Schools
73. Collier County Public Schools, attendance boundaries
74. Collier County Public Schools, 2026-2027 student start and dismissal times
75. Collier County Public Schools, school zone tool
76. Collier County Public Schools, address lookup service queried for 8171 Bay Colony Dr
77. Collier County Public Schools, 2024-2025 school and district grades
78. Sea Gate Elementary School
79. Pine Ridge Middle School
80. Barron Collier High School

Federal Agencies and Open Mapping Data

81. FEMA Flood Map Service Center
82. FEMA National Flood Hazard Layer, map service
83. FEMA, base flood elevation glossary entry
84. FEMA, flood zones
85. FloodSmart, National Flood Insurance Program
86. FloodSmart, flood insurance cost
87. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
88. National Hurricane Center, hurricane preparedness
89. U.S. Department of Housing and Urban Development, Fair Housing Act overview
90. U.S. Census Bureau geocoder
91. OpenStreetMap Nominatim geocoder
92. Open Source Routing Machine, route service

Downloadable Documents

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

Market data from Southwest Florida MLS, pulled October 2026.

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