Pelican Bay - Coco Bay
Coco Bay at Pelican Bay is 33 gated detached villas on Cocobay Court and Cocobay Drive in Naples, a Chapter 718 condominium with cabana suites built from 1994 to 1996. Sell or buy with McGreevy and Comisar.
Coco Bay at Pelican Bay is 33 gated detached villas on Cocobay Court and Cocobay Drive in Naples, a Chapter 718 condominium with cabana suites built from 1994 to 1996. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Coco Bay is a 33-unit gated detached-villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Coco Bay at Pelican Bay is a small pocket of detached villas addressed 7803-7845 Cocobay Ct and 7849-7922 Cocobay Dr, Naples, FL 34108, built from 1994 to 1996 and recorded as “CocoBay, a Condominium” under Chapter 718, where the association looks after the cosmetic exterior and the Pelican Bay Foundation supplies the beach, tram and Community Center.
The first thing a buyer should know is that the name is a trap. The county roll, the Southwest Florida MLS and the recorded declaration write it as one word, Cocobay or CocoBay, and the Pelican Bay Foundation’s own copy writes it as two, Coco Bay. Florida’s Division of Corporations also lists other associations with Coco Bay in the name, and none of them is this one. The right entity is Cocobay Condominium, Inc., filed in 1993, and everything below is read against that association’s recorded documents.
This page is about Coco Bay at Pelican Bay in Collier County. It is a Chapter 718 condominium of 33 units, each a three-dimensional envelope that holds one primary dwelling and one cabana bedroom suite, and it is not Sand Pointe, the 21-villa neighborhood we compare it with later. This guide is built from the declaration and instruments recorded at the Collier County Clerk, the Florida Division of Corporations filing, the Pelican Bay Foundation’s published documents, Florida’s statutes as they read in 2026, Collier County’s flood, zoning and evacuation layers, FEMA’s flood map, and a Southwest Florida MLS pull dated October 7, 2026.
If you own at Coco Bay and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the article-by-article detail below will tell you whether this neighborhood fits before you tour. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
McGreevy and Comisar are the best realtor for Coco Bay at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Coco Bay read built from the recorded declaration and every closing in the MLS file.
If you’re searching for the best realtor for Coco Bay in Pelican Bay, Naples, whether you’re ready to sell your Coco Bay 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 Coco Bay for a specific reason. The MLS shows a handful of sales under one name, three in the last 12 months and eight in the last 60, and the MLS tags some of the older ones attached when the recorded survey shows 33 separate envelopes. A listing agent who prices Coco Bay off a Pelican Bay average, off the 12-month number alone, or off those tags will misprice a villa by hundreds of thousands of dollars. We price against the sales and the documents that belong to these two streets.
Recent Coco Bay track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, the Southwest Florida MLS shows 3 Coco Bay closings (pulled October 7, 2026, a small sample) at a median sold price of $2,500,000, from $2,500,000 to $3,450,000, for a total of $8,450,000. The highest-priced Coco Bay sale was $3,450,000. The median days on market was 55, counted on all 3 sales, and the median sale price was 86.4 percent of the final list price. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Coco Bay sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Coco Bay we also build the paperwork file before the first showing: the buyer’s lender and insurer will ask for the association’s estoppel certificate, the Pelican Bay Foundation needs its own estoppel and collects its resale capital assessment at closing, and the declaration makes the buyer jointly liable for any unpaid assessments, which is why we ask for the association’s statement on day one.
For Coco Bay buyers: the first question is what you are actually buying, because a unit here is a three-dimensional envelope with a cabana suite, a courtyard and shared walls of land rather than a lot. The second is the maintenance split: the association keeps up the cosmetic exterior and you own the structure, the roof and the mechanicals. The third is the stack of charges, which here runs through three bills: the association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Coco Bay address; we do.
Honors and recognition:
Selling your Coco Bay home? Get a free home valuation priced against the sales of your own design, or call Jesse direct at (239) 898-6072.
Buying a home in Coco Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Coco Bay sits on two streets, Cocobay Court and Cocobay Drive, in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. Every home sits on one of those two streets, and the county’s 2026 roll lists 33 condominium parcels on them and nowhere else.
The recorded building addresses run 7803 to 7845 on Cocobay Ct and 7849 to 7922 on Cocobay Dr. Buyers searching for a street address in this neighborhood are searching one of those two ranges, and the MLS files every sale under the single subdivision name Cocobay. The Census geocoder placed the low end of the range at about 26.2439 north, 81.8130 west, which puts the neighborhood on the north side of Pelican Bay, close to the Community Center.
The declaration lists a gatehouse among the Common Elements, together with the roadways and the lake bottom, and the Pelican Bay roster marks Coco Bay as a gated neighborhood. A 1997 amendment to Articles 9 and 12 of the declaration deals with use of the gatehouse for storage, and a notice of commencement for a gatehouse re-roof was recorded in 2021. We found no public statement of the gate’s staffing hours, so ask the association what a guest and a contractor must do to enter.
The declaration describes the land at 8.37 acres. With 33 units on 8.37 acres, the density is 3.94 units per acre (33 / 8.37 = 3.94). The plat is recorded at Plat Book 21, pages 70 to 71, and the recorded survey shows 33 separate envelopes rather than a single building footprint, which is why this page calls the product a detached villa.
These are straight-line miles from the low end of the Cocobay address range, computed from Census geocoded coordinates with the haversine formula. They are not drive distances, and Pelican Bay’s roads and tram routes add to every one.
| From Coco Bay to | Straight-line miles |
|---|---|
| Pelican Bay Community Center | 0.59 |
| Pelican Bay Foundation office | 1.42 |
| Artis-Naples | 1.93 |
| Sea Gate Elementary | 2.31 |
| Naples office of the association’s management company | 2.46 |
| Naples Municipal Airport | 6.86 |
Coco Bay is in the northern half of Pelican Bay, inside the Pelican Bay Planned Unit Development, which the county records as ordinance 04-59, and the county’s future land use layer places it in the Urban Residential Subdistrict. The fire district of record is North Collier Fire. The Foundation’s tram runs eight stations along a raised berm, but no primary source we could cite places Coco Bay at a particular station, so we do not say which one is nearest; ask the Foundation.
Living in Coco Bay as a homebuyer means owning a three-dimensional condominium unit that holds a primary dwelling and a cabana bedroom suite, paying three bills to the association, the Pelican Bay Foundation and the Pelican Bay Services Division, and buying into a neighborhood where the sale record is thin enough that every closing matters.
You own a unit, which the declaration defines as the three-dimensional condominium envelope containing one primary dwelling, garage included, and one cabana bedroom suite, with a covered entry that is not air conditioned between them, a covered loggia and an uncovered area. The land under the envelopes is a Common Element, and each of the 33 units carries a one thirty-third share of the Common Elements and Common Expenses.
Three recurring bills sit on top of your mortgage and insurance. The Pelican Bay Foundation’s fiscal 2027 assessment for a condominium unit is $3,435 a year, billed to the condominium association rather than to you. The Pelican Bay Services Division’s fiscal 2027 assessment is $1,250.00. The association’s own assessment is set by its board and is not published, so ask for the current budget. The two published bills alone are $4,685 a year ($3,435 + $1,250 = $4,685).
It suits a buyer who wants a detached home with a separate cabana suite inside a gated Pelican Bay pocket and who is comfortable reading a 1993 condominium declaration. It suits less well a buyer who wants to control the exterior color, shutters and landscaping outside the envelope, because the declaration gives the board the approval power over all of them.
Coco Bay at Pelican Bay sold 3 homes in the last 12 months at a median of $2,500,000, and 8 in the last 60 months at a median of $2,825,000, according to the Southwest Florida MLS pull of October 7, 2026. No window reaches 10 closings, so every figure below is a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Each window counts a closing only if it is after the same calendar date in the earlier year, so the 12-month window runs from October 8, 2025 to October 7, 2026. Medians with an even number of sales are the mean of the middle pair.
| Window | Closings | Median sold | Range | Dollar volume | Median $/sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|---|
| 12 months | 3 | $2,500,000 | $2,500,000 to $3,450,000 | $8,450,000 | $928 | 55 | 86.4% |
| 24 months | 4 | $2,875,000 | $2,500,000 to $3,450,000 | $11,700,000 | $943 | 44 | 88.4% |
| 36 months | 4 | $2,875,000 | $2,500,000 to $3,450,000 | $11,700,000 | $943 | 44 | 88.4% |
| 60 months | 8 | $2,825,000 | $2,499,000 to $4,950,000 | $24,799,000 | $939 | 22 | 95.5% |
The 24-month and 36-month windows hold the same four sales, because Coco Bay recorded no closing between April 2023 and January 2025. All four windows are small samples, and a single sale moves a median by hundreds of thousands of dollars.
Because no window reaches 10 sales, here is every closing in the 60-month file, newest first. We list the street, month, price, bedrooms and baths, size and days on market, and nothing that identifies a home or an owner.
| Closed | Street | Beds and baths | Sq ft | Sold | Final list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| July 2026 | Cocobay Dr | 2 + den, 3 baths | 2,695 | $2,500,000 | $2,750,000 | $928 | 23 |
| March 2026 | Cocobay Dr | 3 + den, 3 baths | 3,001 | $3,450,000 | $3,995,000 | $1,150 | 83 |
| January 2026 | Cocobay Dr | 3 + den, 3 baths | 3,103 | $2,500,000 | $2,900,000 | $806 | 55 |
| January 2025 | Cocobay Ct | 4 + den, 4 baths | 3,394 | $3,250,000 | $3,595,000 | $958 | 33 |
| April 2023 | Cocobay Dr | 4 beds, 4 baths | 3,059 | $4,950,000 | $4,950,000 | $1,618 | 21 |
| April 2022 | Cocobay Dr | 4 + den, 4 baths | 3,208 | $3,050,000 | $2,895,000 | $951 | 12 |
| December 2021 | Cocobay Dr | 3 + den, 4 baths | 2,932 | $2,600,000 | $2,475,000 | $887 | 3 |
| December 2021 | Cocobay Dr | 4 beds, 4 baths | 2,853 | $2,499,000 | $2,499,000 | $876 | 9 |
Four of the eight closed below the final list price, two closed at it and two closed above it.
The 12-month median is the middle of three prices, $2,500,000, $2,500,000 and $3,450,000. The 24-month median is the mean of the middle pair of four, $2,500,000 and $3,250,000, which is $2,875,000. The 60-month median is the mean of the fourth and fifth of eight, $2,600,000 and $3,050,000, which is $2,825,000. We publish the x.5 values as they fall and do not round them to a convenient number.
The 12-month median is $928 per square foot on three sales, the 24-month median is $943 and the 60-month median is $939 ($939.2 before rounding). The spread inside the file is wide: $806 at the low end in January 2026 and $1,618 for the April 2023 sale at its full list price. The spread suggests that size, design and condition carry much of the price here.
The 12-month median is 55 days on market on three sales and the 60-month median is 22 days on eight. The sale-to-list median is 86.4 percent over 12 months and 95.5 percent over 60. The two recent windows sit well below the five-year figure, which is the clearest sign in the data that sellers in 2026 negotiated more than the 2021 to 2023 sellers did. All three sales in 2021 and 2022 closed at or above the final list price, and all three in 2026 closed below it.
The 60-month file splits into four bedroom groups, all small. The one 2-plus-den home sold at $2,500,000. The three 3-plus-den homes have a median of $2,600,000. The two 4-plus-den homes have a median of $3,150,000, the mean of $3,050,000 and $3,250,000. The two plain 4-bedroom homes have a median of $3,724,500, the mean of $2,499,000 and $4,950,000, and the $4,950,000 sale is the outlier that pulls that group up.
By calendar year the MLS shows 2021 with 2 sales at a median of $2,549,500, 2022 with one sale at $3,050,000, 2023 with one at $4,950,000, 2025 with one at $3,250,000 and 2026 with 3 at a median of $2,500,000. There were no MLS closings in 2024. The 2026 median is $49,500 under the 2021 median ($2,549,500 minus $2,500,000), which is a useful reminder that the 2023 sale was an exception and not a trend.
There were 0 active Coco Bay listings in the MLS on October 7, 2026, and no closing in the file carries a special-sale flag. With no active listing, months of supply cannot be computed, and the honest reading is that a Coco Bay buyer today waits for a listing and a Coco Bay seller lists into an empty field.
At 3 sales a year, the price of a Coco Bay home depends on three things at once: the design and size, the condition of the roof and mechanicals the owner is responsible for, and what the last two sales showed. We read a Coco Bay valuation as a range built from the nearest sales in size, adjusted by hand, and we label it a range because a single number would claim more precision than the data has.
Coco Bay’s county record holds 92 qualified recorded sales across 28 calendar years from 1994 to 2026, with a yearly median that rose from $612,000 in 1994 to $3,450,000 in 2026. The county file is the long view that the MLS’s 8 closings in 60 months cannot give a buyer.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The Collier County Property Appraiser’s recorded-sales file keeps the sales that the Florida Department of Revenue treats as qualified arm’s-length transactions. The table lists every calendar year with at least one qualified sale. There were none in 2001, 2009, 2019, 2022 or 2024.
| Year | Qualified sales | Median price |
|---|---|---|
| 1994 | 15 | $612,000 |
| 1995 | 16 | $639,150 |
| 1996 | 4 | $734,300 |
| 1997 | 2 | $657,500 |
| 1998 | 2 | $688,750 |
| 1999 | 3 | $735,000 |
| 2000 | 2 | $807,300 |
| 2002 | 3 | $1,125,000 |
| 2003 | 3 | $1,200,000 |
| 2004 | 2 | $1,337,500 |
| 2005 | 3 | $1,539,000 |
| 2006 | 3 | $1,925,000 |
| 2007 | 3 | $1,525,000 |
| 2008 | 1 | $1,700,000 |
| 2010 | 2 | $1,497,500 |
| 2011 | 2 | $1,405,000 |
| 2012 | 4 | $1,550,000 |
| 2013 | 1 | $1,675,000 |
| 2014 | 3 | $1,510,000 |
| 2015 | 3 | $1,712,500 |
| 2016 | 1 | $1,850,000 |
| 2017 | 1 | $1,975,000 |
| 2018 | 3 | $2,150,000 |
| 2020 | 6 | $1,875,000 |
| 2021 | 1 | $2,600,000 |
| 2023 | 1 | $4,950,000 |
| 2025 | 1 | $3,250,000 |
| 2026 | 1 | $3,450,000 |
The 28 rows sum to 92 qualified sales.
The first three years account for 35 of the 92 qualified sales (15 + 16 + 4 = 35), which is 38 percent of everything in the file. That fits the construction record: the last unit completion certificates were recorded in 1996, and the yearly median stayed between $612,000 and $734,300 through those three years.
Between 1997 and 2018 the county recorded 3 or fewer sales in most years, with 2012 at 4. The yearly median climbed from $657,500 in 1997 to $2,150,000 in 2018, which is 3.27 times (2,150,000 / 657,500 = 3.27) over 21 years. Against the 1994 median of $612,000, the 2018 median is 3.51 times. The file also shows a dip from $1,925,000 in 2006 to $1,405,000 in 2011, a drop of 27 percent (1,405,000 / 1,925,000 = 0.73), and the 2011 median is the lowest of any year after 2005.
Six qualified sales in 2020 is the busiest year since 1996, with a median of $1,875,000. After 2020 the county file thins to one sale in each of 2021, 2023, 2025 and 2026. From the 2020 median to the 2026 median is a gain of 84 percent ($3,450,000 / $1,875,000 = 1.84), but both ends of that comparison rest on very few sales, and the 2023 and 2026 prices are single sales.
The MLS shows two closings in 2021 and one in 2022, where the county file shows one in 2021 and none in 2022. We do not know why. The qualified-sales file screens out some transfers, which may explain part of the gap, but we have not matched the individual deeds and we do not guess. Where the two files disagree on a price, we publish the county deed figure and name the MLS figure once. We never average them.
A buyer in 1994 paid $612,000 for a new villa, and a buyer in 2026 paid $3,450,000. The neighborhood has not been cheap since the early 2000s, it has not been a high-volume market since 1996, and its sales have always arrived in small clusters. A seller who expects a quick comparison pool should plan on explaining the design, the size and the roof and mechanical condition to a buyer who has seen few comparable sales.
Coco Bay at Pelican Bay is a condominium under Chapter 718, not a homeowners association under Chapter 720. The 1993 declaration submits the land to condominium ownership, the county roll codes all 33 parcels as condominium, and the association is Cocobay Condominium, Inc., a Florida not-for-profit corporation filed in 1993.
Article 1 of the Declaration of Condominium, recorded at Official Records Book 1865, pages 803 to 882, submits the property to condominium ownership under the Florida Condominium Act, and Article 2 names the condominium “CocoBay, a Condominium.” Article 4 forbids timeshares. That settles the regime: every rule in Chapter 718 on disclosure, estoppels, fines, insurance, termination and association records applies to a Coco Bay purchase.
Florida’s Division of Corporations lists Cocobay Condominium, Inc. as a Florida not-for-profit corporation, document number N93000004115, filed September 13, 1993, status active, with annual reports filed through April 8, 2026. The registered agent is a professional management company, and the principal address changed on December 12, 2025 to that company’s Naples office. We list no officers and no association telephone number, because neither belongs on a public sales page.
Sunbiz also lists Coco Bay Homeowners Association, Coco Bay Owners Association Inc. and a Coco Bay Community Association, each a separate corporation with its own filing number. None of them is the Pelican Bay condominium. A title search, an insurance quote or an estoppel request that names the wrong one goes to the wrong place, so use “Cocobay Condominium, Inc.” and the document number above.
Four statutes do most of the work at a Coco Bay closing. Section 718.503 requires the seller to deliver the association’s governing documents, budget and financials, and a disclosure summary, and gives the buyer a seven-day cancellation right counted without weekends and holidays. Section 718.116 caps the estoppel fee. Section 718.303 caps fines. Section 718.112 sets the structural reserve and inspection rules for buildings of three habitable stories or higher, which do not describe one-story and two-story villas.
A Coco Bay owner lives under four layers at once. The Pelican Bay master covenants, dated May 7, 1979 and recorded at Official Records Book 825, page 1755, come first. The Pelican Bay Foundation’s Second Amended and Restated Declaration governs the community’s shared amenities. The Neighborhood Restrictions for this parcel were recorded March 19, 1992 at Official Records Book 1697, page 2178. The condominium declaration and bylaws sit at the bottom, and Article 9(l) of the declaration says the property is subject to the master and neighborhood layers.
Coco Bay at Pelican Bay was created by PHD Associates of Naples, Ltd., whose declaration of condominium is dated September 8, 1993 and recorded at Official Records Book 1865, pages 803 to 882, with the consent of the land’s mortgagee, Westinghouse Communities of Naples.
The developer recorded the declaration in 1993, the plat at Plat Book 21, pages 70 to 71, and an estimate of 33 units. The mortgagee’s consent refers to a mortgage recorded March 19, 1992 at Official Records Book 1697, page 2189, the same day as the neighborhood restrictions.
The county roll dates the homes from 1994 to 1996, and the recorded paperwork follows that pattern. The Clerk’s index lists a 29th amendment to the declaration at Official Records Book 2108, page 8, and completion certificates recorded between 1995 and August 1996, with the surveyor’s Exhibit B revised March 8, 1996. We read those as the build-out record: the declaration was written for 33 units, and the units were completed and certified one at a time.
Article 16 of the declaration gave the developer a guarantee that capped monthly assessments at $375.00 for the first 12 months after the declaration was recorded and $431.25 for the next 12 months. Those are 1990s figures with no bearing on today’s dues, but they show how the association’s first budgets were framed.
The record after turnover is short and specific. The table lists what we found at the Clerk, in date order.
| Year | Instrument | What it did |
|---|---|---|
| 1994 | Lake View and Landscape Maintenance Easement, OR 2007, page 1912 | 15-foot no-planting rear strip that the association maintains |
| 1997 | Amendments to the declaration and bylaws, OR 2303, pages 1591 and 1589 | Changed Articles 9 and 12 including gatehouse storage use, and staggered director terms |
| 2009 | Bill of Sale of Fire Suppression Facilities, OR 4433, page 3212 | County water and sewer district conveyed backflow, fire line, hydrant and irrigation lines to the association |
| 2017 | Leasing amendment, OR 5430, page 3367 | 90-day minimum lease and two leases a year |
| 2021 | Gatehouse re-roof notice of commencement, OR 5906, page 494 | Recorded the gatehouse roof project |
| 2021 and 2022 | Insurer suit dismissal and settlement orders | Ended the association’s suit against its property insurer |
| 2022 | Opt-out amendment, OR 6087, page 3271 | Moved insurance repair costs under Section 14.5 |
| 2024 and 2025 | Courtyard and light amendment and its rescission, OR 6386, page 2162 and OR 6440, page 3083 | Moved and then restored the original maintenance split |
Coco Bay’s homes date from 1994 to 1996, later than most of the villa neighborhoods in our Pelican Bay roster. The neighborhood restrictions refer to Parcel “D,” Pelican Bay Unit Fourteen, and the master covenants date from 1979, 14 years before the condominium was created. That is why a Coco Bay owner’s rights depend on documents written in 1979, 1992 and 1993 and amended since.
Coco Bay at Pelican Bay recorded 3 closings in the last 12 months at a $2,500,000 median and has no active listing today, so a seller’s price rests on a handful of sales and on the paperwork. Start with a free home valuation priced against the closest Coco Bay sales, or call Jesse direct at (239) 898-6072.
The Coco Bay homes are detached villas built on five residence plans, 1, 1A, 2, 2A and 3, each paired with a cabana bedroom suite and offered in Bermuda and Mediterranean elevations. The county roll puts heated area between 2,623 and 4,353 square feet, with a median of 2,940.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Exhibit C to the declaration shows Residence Plans 1, 1A, 2, 2A and 3 with elevations in the Bermuda and Mediterranean styles. Most owners chose among Plans 1, 1A, 2 and 2A, and the declaration adds that an owner could choose an optional second story or loft over the cabana suite or the primary dwelling.
Every unit pairs a primary dwelling with a cabana bedroom suite, linked by a covered entry that is not air conditioned, plus a covered loggia. The leasing and occupancy rules count the cabana: the 2017 amendment allows two occupants per bedroom plus two for each cabana bedroom suite. For a buyer, the practical question is how the cabana was finished and whether any change to it had board approval.
Four of the 33 units are designated Golf Course Units, and the two-story Residence Plan 3 is built on them. We do not publish which homes those are, and the declaration’s unit numbers do not belong on a sales page. If you are touring a two-story Coco Bay home, ask which plan it is, because the plan determines the home’s layout and height.
The county roll’s heated area runs from 2,623 to 4,353 square feet with a median of 2,940. The 8 closings in the MLS run from 2,695 to 3,394 square feet, with a median of 3,030 (the mean of 3,001 and 3,059) and a mean of 3,030.6. The roll’s median of 2,940 sits 90 square feet under the sold median, so the homes that traded were slightly larger than the typical Coco Bay home.
The declaration allows garages to be extended within the envelope, and the developer placed privacy walls and entry walls at the start. The association maintains entry walls, signage, lighting and landscaping on the Limited Common Elements. Because Article 15 requires board approval of plans before any alteration, a buyer who sees an extended garage, an added loft or a changed window should ask for the approval letter.
A rear patio or lanai that reaches up to 10 feet into the Limited Common Element is permitted, which lets a patio extend past the envelope line. The same declaration gives neighbors easements to reach courtyard walls for screen enclosure support and for windows, storm shutters and roof maintenance, on reasonable notice.
Three of the eight closings, the two in December 2021 and the one in April 2022, carry an attached design tag in the MLS, and the other five carry detached. The recorded survey shows 33 separate envelopes, so our reading is that the tags reflect how the listing was entered and not a different building type. We report both groups so a buyer can see the effect.
| Group (60 months) | Closings | Median sold | Range | Volume | Median $/sq ft | Median days | Median sale-to-list | Median sq ft |
|---|---|---|---|---|---|---|---|---|
| Tagged detached | 5 | $3,250,000 | $2,500,000 to $4,950,000 | $16,650,000 | $958 | 33 | 90.4% | 3,059 |
| Tagged attached | 3 | $2,600,000 | $2,499,000 to $3,050,000 | $8,149,000 | $887 | 9 | 105.1% | 2,932 |
The gap between the two medians is $650,000 ($3,250,000 minus $2,600,000), and the attached-tagged sales are the oldest in the file. Because the attached-tagged sales are the three oldest in the file, the gap mixes the tag with the age of the sale, and we do not try to separate them.
A unit at Coco Bay is a three-dimensional condominium envelope that holds one primary dwelling and one cabana bedroom suite, and the land beneath it is a Common Element shared one thirty-third by each owner, which is why courtyard walls, easements and encroachments carry real weight here.
Section 5.15 defines the unit as the envelope, and it includes a rule that surprises buyers: the exterior walls of a neighbor’s structure are excluded from your unit even if they encroach on your envelope. Section 5.15 also makes the land under the envelopes a Common Element, so you own the building space and an undivided share of the ground.
Article 6 grants an air-space easement, utility, ingress and egress easements, and an encroachment easement that let the developer encroach up to 10 feet in a courtyard during construction. It adds three courtyard easements: support for screen enclosures on courtyard walls, access for windows, shutters and roof maintenance on reasonable notice, and an exclusive easement over a strip of land for the adjoining owner.
Driveways and open areas are Limited Common Elements assigned to a unit, which means the owner uses them and the association maintains them. The association’s duty to keep up landscaping outside the structures’ front and rear walls inside the envelope comes from that arrangement, and the owner keeps the landscaping inside the envelope.
A Lake View and Landscape Maintenance Easement recorded December 5, 1994 at Official Records Book 2007, page 1912 sets a 15-foot rear strip where planting is not allowed and the association maintains the area. A Coco Bay buyer with a lake-side lot should read it before planning a garden.
Exhibit D assigns each of the 33 units an equal one thirty-third share of the Common Elements and Common Expenses, and Section 7.7 gives each unit one vote, exercised through a voting certificate. As we read Exhibit D, the equal split means a 2,623 square foot home and a 4,353 square foot home pay the same share of the association’s budget.
A Coco Bay home carries Pelican Bay Foundation membership, which brings North Beach and South Beach, a tennis complex, a Community Center of more than 25,000 square feet and a tram system, while the condominium itself adds a gatehouse and roadways owned as Common Elements rather than a clubhouse.
The Foundation describes nearly three miles of beach with North Beach and South Beach, attendants, showers, restrooms, accessible ramps and beach wheelchairs, open daily from 9 a.m. to sunset. The Foundation’s budget package gives longer hours, 8:30 a.m. to 8:00 p.m. in season and 8:30 p.m. off-season, so confirm current hours with the Foundation before you plan around them. The Foundation’s overview lists the Sandbar and The Nest at South Beach and Marker 36 at North Beach.
The Foundation’s tram runs along a raised berm through a conservation area with boardwalks through mangroves, with eight stations and more than 900,000 trips a year. The fiscal 2027 schedule lists stations 1, 4, Express, 5, 6 and 8. We found no primary source that puts Coco Bay at a particular station, and brokerage descriptions that do cannot be cited, so ask the Foundation which stop serves your address.
The Community Center covers more than 25,000 square feet, and the Foundation’s realtor overview also lists a tennis complex. The Pelican Bay Services Division board meets at the Community Center, so it doubles as the place where the community’s tax-funded budget is discussed in public.
The Foundation’s realtor overview names The Marketplace, anchored by Publix and CVS, Waterside Shops with more than 60 stores, and Artis-Naples. Artis-Naples is 1.93 straight-line miles from Coco Bay, and the Community Center is 0.59.
Inside Coco Bay the Common Elements are the roadways, a gatehouse, the lake bottom and the entry walls, signage and landscaping on the Limited Common Elements. Article 9(i) bars swimming and motorboats in any lake or retention area on the property, so the lake is a view, not a recreation area.
The Foundation issues ID cards to owners and a Realtor Guest Card process for showings. The Foundation charges a $500 seller fee when ID cards are not returned at closing, so return them.
The published fees at Coco Bay at Pelican Bay total $4,685 a year before the association’s own assessment: $3,435 to the Pelican Bay Foundation and $1,250.00 to the Pelican Bay Services Division for fiscal 2027. The association’s own assessment is set by its board, billed quarterly and not published.
The Foundation’s estoppel form dated August 31, 2026 shows an annual assessment of $3,435 for fiscal 2027, made up of operating $2,180, replacement reserve $497 and bulk media $758 ($2,180 + $497 + $758 = $3,435). Quarterly that is $858.75, which is $545.00 operating, $124.25 reserve and $189.50 media.
The revised fiscal 2026 form shows $3,295, made up of $2,083, $384 and $828, or $823.75 a quarter. The Foundation’s Assessment Analysis describes fiscal 2027 as a 4.2 percent increase in total, with operating up 4.6 percent, the reserve up 29.4 percent and bulk media down 8.5 percent, across 7,227 units.
The Assessment Analysis in the budget package lists the per-unit totals for the recent past.
| Fiscal year | Foundation assessment |
|---|---|
| 2021 | $2,392 |
| 2022 | $2,420 |
| 2023 | $2,684 |
| 2024 | $2,944 |
| 2025 | $2,675 |
| 2026 | $3,295 |
| 2027 | $3,435 |
The 2026 figure is 23.2 percent above 2025 ($3,295 / $2,675 = 1.232), and the 2027 figure is 43.6 percent above 2021 ($3,435 / $2,392 = 1.436).
The Pelican Bay Municipal Services Taxing and Benefit Unit, which Collier County calls the Pelican Bay Services Division, shows a fiscal 2027 assessment of $1,250.00 on the county’s page, made up of $789.07 for operations and maintenance and $460.93 for capital and projects ($789.07 + $460.93 = $1,250.00). We publish no earlier figure and make no comparison to prior years.
The association’s assessment is the line a buyer cannot read online. Article 8 sets it by an annual budget on the calendar year, billed quarterly on January 1, April 1, July 1 and October 1, with a reserve for capital items above $10,000. The amount is member-only, so the contract’s association-documents review period is where you learn it.
The Foundation charges a resale capital assessment of $15,000 to the buyer for deeds recorded on or after October 1, 2026, up from $10,000 before that date. The Foundation offers a one-time exemption for a Pelican Bay owner-resident moving within the community, with a $1,000 processing fee and the form physically received 7 days before closing, available once per lifetime. The Foundation’s realtor page describes a 3.5 percent annual escalator from October 1, 2027, which would make the charge $15,525 ($15,000 x 1.035 = $15,525).
The Foundation charges the seller $250 for the estoppel, plus $100 if the seller asks for expedited delivery within 3 business days, and $500 for each ID card not returned. Section 718.116(8) caps the association’s own estoppel fee at $250, with $100 more to expedite within 3 business days and $150 more when the account is delinquent. As we read the state’s current adjusted caps, the association may quote a higher indexed figure, so ask which amount applies.
For condominiums, the Foundation’s estoppel text says the Foundation bills the condominium association for condominium units. Article 19.8 of the declaration covers Foundation membership and assessments. How the association spreads that charge across its 33 owners is a budget question, so ask for the budget line.
Coco Bay at Pelican Bay owners pay through three layers: Cocobay Condominium, Inc. for the buildings and common areas, the Pelican Bay Foundation for beaches, tram and the Community Center, and the Pelican Bay Services Division for operations, maintenance and capital projects, each with its own board and budget.
| Layer | What it covers | Fiscal 2027 amount | How billed |
|---|---|---|---|
| Cocobay Condominium, Inc. | Cosmetic exterior, roadways, gatehouse, landscaping on Limited Common Elements, insurance, reserves | Not published | Quarterly under Article 8 |
| Pelican Bay Foundation | Beaches, tram, Community Center, community amenities | $3,435 per unit | Billed to the association |
| Pelican Bay Services Division | Operations and maintenance, capital and projects | $1,250.00 | County assessment |
The last row is the one most buyers overlook, because it comes from the county and not from an association.
Article 19.7 of the declaration refers to the Pelican Bay Improvement District’s special taxing district benefit taxes, and Article 19.8 refers to Foundation membership and assessments. The declaration therefore told the first buyers in 1993 that these obligations existed outside the condominium’s own budget.
The association’s lien rights are in Sections 8.9 and 8.10, and the foreclosure effect is in 8.11. The Foundation and the county have their own collection tools, and we do not summarize them here because we did not read those instruments for that purpose. Treat each layer as a separate creditor and pay them separately at closing.
The two published layers are $4,685 a year ($3,435 + $1,250). Add the association’s budget line to that, and add property tax and insurance, to see your own cost of ownership. Over 12 months of ownership, the Foundation line alone is $286.25 a month ($3,435 / 12 = 286.25).
Coco Bay assessments are levied quarterly under Article 8 of the 1993 declaration, delinquent installments bear 18 percent interest, and the association holds a lien it can foreclose, while fines are capped by Section 718.303 at $100 per violation and $1,000 in the aggregate.
Section 8.2 makes assessments payable quarterly on January 1, April 1, July 1 and October 1, or on other dates the board sets. Section 8.3 requires a detailed annual budget on the calendar year, and Section 8.3.3 requires the board to mail the proposed budget and a meeting notice at least 14 days before the board meeting that considers it, at a meeting that is open to unit owners.
Under Section 8.6, an installment not paid on or before its due date is in default and bears interest at 18 percent a year, or another rate the association sets. Section 8.7 makes owners personally, jointly and severally liable for assessments, interest and collection costs including a reasonable attorney’s fee, and Section 8.8 says an owner cannot avoid an assessment by not using the Common Elements or by abandoning the unit.
Section 8.9 grants the association a lien on each condominium parcel for assessments, interest and enforcement costs, which it may foreclose in the Collier County Circuit Court. In a foreclosure the association may collect rent from the owner and ask for a receiver. Section 8.10 makes the lien effective from recording a claim of lien and subordinates it to mortgages recorded earlier.
Section 8.1 lets the board levy additional assessments in an emergency or when the budget proves insufficient. Section 8.3.3 adds a petition rule: if an adopted budget exceeds 115 percent of the prior year, owners holding 10 percent of the voting interests can ask for a special meeting, and a substitute budget needs a majority of all voting interests under Section 8.3.4.
Section 8.3.1 requires reserves for capital items and deferred maintenance above $10,000, including roof replacement, building painting and pavement resurfacing. Section 8.4 caps the general operating reserve contribution at 10 percent of the annual assessment and stops contributions once the reserve reaches 25 percent. Florida’s reserve statutes changed after the 2021 Surfside collapse, so ask what the current budget actually funds.
Section 718.303(3) caps a fine at $100 per violation and $1,000 in the aggregate, says a fine cannot become a lien, and requires 14 days’ notice and a hearing before a committee of neighbors. Sections 10.2 and 10.3 of the declaration add that the prevailing party in a compliance dispute recovers costs and reasonable attorney’s fees, and that a failure to enforce is not a waiver.
Section 8.12 says that when an owner proposes to sell, the association, on written request, gives the purchaser a statement of assessments due, signed by an officer or agent, and the association is bound by it. In a voluntary conveyance the grantee is jointly and severally liable with the grantor for unpaid assessments, so the estoppel is the buyer’s protection and the seller’s first task.
The Coco Bay declaration is a 19-article document with six exhibits, recorded in 1993, and its articles run from submission of the property in Article 1 to miscellaneous provisions in Article 19. This section walks through each article in plain English so a Coco Bay buyer can find the one that matters.
Article 1 submits the property to condominium ownership. Article 2 gives the name and the community’s street address on Pelican Bay Boulevard, where the gatehouse stands. Article 3 describes the land, 8.37 acres, in Exhibit A. Article 4 bars timeshares and refers to the improvements shown on the exhibits.
Article 5 defines the terms the rest of the declaration uses, and Section 5.15 defines the unit as the three-dimensional envelope. A neighbor’s exterior wall is excluded from your unit even if it encroaches, and the land beneath the envelopes is a Common Element.
Section 6.1 gives each of the 33 units a one thirty-third share. Sections 6.3 to 6.8 set the air-space easement, the utility, ingress and egress easements, the developer’s construction encroachment easement, the courtyard-wall support easement, the courtyard access easement and the strip-of-land easement for an adjoining owner.
Article 7 creates the association and gives each unit one vote. Section 7.3 limits the association’s liability, and Section 7.9 gives the association a right of access to units.
Article 8 covers the budget, quarterly payments, the operating reserve, interest, personal liability, the lien, foreclosure and the estoppel statement. The detail is in the assessments section above.
Article 9 limits each unit to residential use, bars division of a unit, covers nuisances and lawful use, sets the original leasing rule, supervises minors under 12, regulates pets, signs, antennas and lakes, and ties the property to the master and neighborhood restrictions. The leasing rule has since been amended.
Article 10 makes owners comply with the documents, makes an owner liable for repairs caused by his own negligence to the extent insurance does not cover it, lets the prevailing party recover costs and fees, and says non-enforcement is not a waiver. Article 11 reads “intentionally omitted.” We found no sale-approval clause and no right of first refusal in the articles we read.
Article 12 splits maintenance between the association and the owner, and it is the article that decides most day-to-day questions. It is covered in its own section below.
Article 13 requires the association to carry casualty, liability, workers’ compensation, flood if lenders require it, and directors and officers coverage. Article 14 covers damage and destruction, and Sections 14.1 and 14.5 were amended by the 2022 opt-out.
Article 15 requires board approval of plans before any alteration, names the contractor and insurance requirements, and restricts changes to exterior doors, windows, screens, shutters and color.
Article 16 reserves rights for the developer during the sales period and sets the early assessment guarantee. Those rights matter now only as history.
Article 17 allows amendment on a 75 percent vote and protects each unit’s configuration and share. Article 18 sets termination on unanimous approval or on an 80 percent plan with a buy-out.
Article 19 makes the owner pay electric, telephone, cable, water and sewer for the unit and propane including tank maintenance. It makes the association pay water, sewer and electric for the Common Elements and Limited Common Elements. It adds a severability clause, says the Condominium Act prevails over the declaration in a conflict, and refers to the improvement district’s taxes and to the Foundation.
Exhibit A is the legal description, Exhibit B the survey by A. Trigo and Associates revised March 8, 1996, Exhibit C the residence plans, Exhibit D the one thirty-third shares, Exhibit E the articles of incorporation and Exhibit F the bylaws.
At Coco Bay the association keeps up the cosmetic appearance of the roofs and exterior surfaces of the residence and cabana suite, the covered entry and wall, and the landscaping outside the structures, while the owner is responsible for structure, roof integrity, doors, windows, HVAC and plumbing.
Under Article 12, the association maintains the following at its expense.
The owner maintains the air conditioning, plumbing, fixtures, doors, windows and glass, floor coverings, screens and shutters, the structural integrity and functionality of the home including the roof and mechanicals, and the landscaping inside the envelope. The owner also pays the utilities that serve the unit under Article 19.1.
The declaration divides the roof between cosmetic appearance, which belongs to the association, and structural integrity and function, which belongs to the owner. As we read Article 12, painting and surface appearance are the association’s job and a structural roof repair or replacement is the owner’s, but the line between the two is a question for the association in writing before a buyer makes an offer, because the same roof can raise both.
A 2024 amendment, recorded at Official Records Book 6386, page 2162, changed who maintains courtyard landscaping and the outside garage lights and chandeliers. A 2025 instrument, recorded at Official Records Book 6440, page 3083, rescinded that change, so the original Sections 12.1(a)(4), 12.1(b)(6) and 12.3 apply. The episode shows how the maintenance split can move, and why a buyer should read the current recorded instruments.
A Bill of Sale recorded in 2009 at Official Records Book 4433, page 3212 conveys the backflow device, potable fire line, hydrants and irrigation lines from the water and sewer district’s property line to Cocobay Condominium, Inc. A buyer should ask the association who services those lines and how the reserve funds them.
Under Article 19.1 the owner pays electric, telephone, cable, water and sewer service for the unit and propane, including maintenance of the tank. Article 19.2 has the association pay water, sewer and electric for the Common Elements and Limited Common Elements. If a home uses propane, ask where the tank sits and who has been servicing it.
Coco Bay’s association carries casualty insurance on the buildings and units at maximum insurable replacement value, and owners insure their own improvements and contents, but a 2022 amendment opted the condominium out of the default repair-cost rule in Section 718.111(11)(j), so each owner bears repair costs for owner-maintained parts.
Article 13 requires the association to carry casualty insurance on the buildings and units at maximum insurable replacement value, plus liability, workers’ compensation, flood coverage if lenders require it, and directors and officers coverage. The association is the Insurance Trustee unless a lender or owners holding 30 percent demand another, and the association adjusts claims under $10,000.
Owners insure their improvements and contents. A Coco Bay buyer should ask an agent to quote a unit owner policy with loss assessment coverage, because Section 627.714 is the statute that governs those policies and the opt-out below changes how a loss gets divided. We do not quote premiums, because they depend on the home.
At a special members’ meeting on January 20, 2022 the association recorded 28 voting interests, and the Certificate of Amendment recorded February 22, 2022 at Official Records Book 6087, page 3271 amended Sections 14.1 and 14.5. A notice of the amendment followed on March 13, 2022 at Official Records Book 6096, page 3725. Sections 718.111(11)(j) to (m) allow a condominium to opt out of the statutory default, require notice and permit reversal.
Under the amended Section 14.5, damage to owner-maintained parts is the owner’s cost, and damage to association-maintained parts is a Common Expense shared equally. The rule applies to deductibles, policy limits, exclusions, denial of a claim and carrier failure. For a buyer, the practical effect is that a high deductible after a hurricane lands on whoever is responsible for the damaged part.
Coco Bay requires board approval before any alteration under Article 15 of the declaration: the board must approve plans, the contractor’s name and insurance come first, and exterior doors, windows, screens, shutters and color cannot change without approval, so a buyer planning a project should ask before closing.
Article 15 requires an owner to submit plans for board approval and to give the contractor’s name and proof of insurance before work begins. Work done without approval can be a compliance matter under Article 10, with the prevailing party recovering fees.
No change to exterior doors, windows, screens, shutters or color is allowed without approval, and Article 12 adds that no exterior paint or change is allowed without approval. Shutters must be the board’s standard model, and the board regulates the periods in which they may be closed.
Chapter 718 deals with hurricane protection in Section 718.113, and Coco Bay’s declaration gives the board the standard-model rule. If a home has shutters, a buyer should ask for the approval record and for the board’s use-period rule.
A change to the Common Elements needs the approval of a majority of the undivided shares. Because the land beneath the envelopes is a Common Element, a project that reaches past the envelope line, other than the 10-foot patio allowance, is a Common Element question and not just an architectural one.
The declaration permits a rear patio or lanai to reach up to 10 feet into the Limited Common Element. A buyer who wants to enlarge an existing lanai should ask for the original survey and the board’s approval, and should confirm how far the structure now extends.
The Coco Bay declaration contains no expiration date that we found, so it runs until the condominium is terminated; Article 17 allows amendment by a 75 percent vote, and Article 18 allows termination by unanimous approval or an 80 percent plan with a buy-out.
Article 17 allows the declaration to be amended by 75 percent of the voting interests. The recorded amendments show the process in use: the 1997 changes to Articles 9 and 12, the 2017 leasing amendment, the 2022 insurance opt-out and the 2024 amendment that a 2025 instrument rescinded.
Section 17.3 says no amendment may change a unit’s configuration, appurtenances or share without the consent of the affected owner, and an amendment to the insurance or casualty provisions needs mortgagee joinder. Those protections matter for a lender and for an owner whose cabana or loft is nonstandard.
The bylaws in Exhibit F need a two-thirds vote to amend. The 1997 bylaw amendment, recorded at Official Records Book 2303, page 1589, introduced staggered director terms.
Article 18 allows termination by unanimous approval or under an 80 percent plan that includes a buy-out. Section 718.117 sets Florida’s termination rules, and we did not compare the two line by line, so a buyer who cares about termination should read both.
Since 1997 the record shows four amendments and one rescission in 28 years, a quiet record, and each instrument has a specific subject: use and maintenance, leasing, insurance and maintenance again. Nothing in the record we read changes the 1/33 shares or the unit boundaries.
Coco Bay at Pelican Bay is not a 55-plus community: nothing in the 1993 declaration, the 2017 leasing amendment or the other Coco Bay instruments we read restricts occupancy by age, and Article 9(f) addresses only the supervision of minors under the age of 12.
Article 9(f) says minors under the age of 12 must be closely supervised and care taken so they do not become a nuisance to other residents. A rule that supervises children presumes that children live in the community.
We read the use restrictions, the leasing amendment and the amendments recorded since 1993 and found no clause setting a minimum age for owners or occupants. The Foundation materials we read describe the community without an age restriction, and a buyer who needs certainty should ask the Foundation.
A family with children can read the school assignments in the schools section below, which come from Collier County’s lookup for three Coco Bay addresses.
Coco Bay owners can lease, subject to a 2017 amendment that sets a 90-day minimum, no more than two leases in a calendar year, a board application filed 20 days ahead and a decision within 15 days, with occupancy limited to two per bedroom plus two per cabana suite.
The 2017 amendment, recorded at Official Records Book 5430, page 3367, requires a minimum of 90 continuous days and allows no more than 2 leases per calendar year. The original 1993 rule was 21 days and three leases a year, and the amendment replaced it. Two leases of 90 days or more can fit most of a year.
The owner applies to the board 20 days in advance, with a copy of the lease and the names of the residents, the number of pets and the number of vehicles. The board decides within 15 days, and the application is deemed approved if the board takes no action.
Occupancy is limited to two persons per bedroom plus two persons for each cabana bedroom suite. Assuming the three bedrooms do not include the cabana suite, a home with three bedrooms and a cabana suite therefore allows eight occupants, which is 3 x 2 + 2 = 8.
The amendment bars transient tenants and bars subleasing and rent-sharing. It requires a written lease and binds the tenant to the governing documents.
The association may act as the owner’s eviction agent, may lien the unit for unpaid sums, and may direct rent to itself when the owner is delinquent. Those remedies stand alongside the lien in Article 8.
Denial grounds include an incomplete application, a lease that does not conform to the amendment, owner arrears and the tenant’s conduct history. We do not detail the screening criteria here.
Where an entity owns a unit, the entity designates the primary occupants. The designation cannot change within 90 days and can change at most twice a year, which prevents an owner from using an entity to avoid the leasing limits.
The Foundation publishes a lease application packet for fiscal 2027 and a 2019 leasing amendment recorded at Official Records Book 5634, page 1101. A landlord should read both, because a lease at Coco Bay has to satisfy the condominium and the Foundation.
A 90-day minimum and a two-lease limit rule out nightly and weekly rentals. Coco Bay is not a vacation-rental investment.
Coco Bay allows small pets, including birds, fish, cats and dogs, with no number limit stated in Article 9(g), leashed and accompanied outside the unit, and a pet that becomes a nuisance in the opinion of a majority of the board can be ordered removed after written notice.
Article 9(g) lets owners keep small pets, including birds such as canaries or parakeets, fish such as goldfish and tropical varieties, cats and dogs. Pets may not be raised for commercial purposes.
No cat or dog may be outside the owner’s unit except when leashed and accompanied by a responsible person. Each owner is responsible for the actions of the pet and for cleaning up after it.
If a majority of the board decides that a pet is a nuisance, the owner, when notified in writing, must immediately remove the pet from the premises. The clause gives the board discretion and gives the owner no stated appeal process.
The declaration does not define “small,” does not state a number of pets, and does not list breeds. A buyer with a large dog or several pets should ask the association for any rule the board has adopted and should get the answer in writing before closing.
The rules that surprise Coco Bay buyers are the ones that look ordinary elsewhere: no For Sale signs even in a window, no exterior antennas or satellite dishes, shutters of the board’s standard model only, neighbors’ rights to enter your courtyard, and a 15-foot no-planting strip behind the lake lots.
Article 9(h) bars For Sale, For Rent and other signs, including signs on doors, windows, sliding glass doors and French doors of units, except signs the developer is permitted to maintain. A Coco Bay seller markets the home without a sign, which is one reason the MLS and a direct buyer database matter here.
Article 9(h) also bars exterior antennas, aerials and satellite receivers on the Condominium Property. The 1993 text predates the federal rules on over-the-air reception devices, so a buyer who needs a dish should ask the association how it applies the clause today.
Article 15 requires shutters of the board’s standard model and lets the board regulate the periods when they may be used. A buyer who likes a different shutter style cannot install one without a board decision.
Section 6.7 lets a neighbor enter a courtyard with reasonable notice to reach windows, storm shutters and roof areas, and Section 6.6 lets a neighbor rely on a courtyard wall to support a screen enclosure. A buyer who values privacy should read both before buying.
The 1994 Lake View and Landscape Maintenance Easement keeps a 15-foot rear strip free of planting, and the association maintains it. A buyer cannot plant a hedge there.
Article 9(i) bars swimming and motor boats in any lake or water retention area. A buyer expecting to launch a boat from the back yard should not.
Article 9(f) requires close supervision of minors under 12, and Article 9(c) bars nuisances, requires a clean and sanitary property and bars any use that would raise the association’s insurance rate.
Because Article 19.1 makes the owner responsible for propane, including the tank’s maintenance, a home with an underground or visible tank carries a maintenance duty that a buyer might expect the association to handle.
Coco Bay’s association is run by a board of at least three directors elected by plurality ballot, each of the 33 units has one vote, board meetings are open on seven days’ notice, minutes are kept seven years, and disputes go to mandatory non-binding arbitration with the state before a lawsuit.
The articles of incorporation in Exhibit E call for a board of at least three directors, one vote per unit, and an annual meeting on the second Tuesday of March under the bylaws. Quorum is a majority of the voting interests, and the 1997 bylaw amendment staggers director terms.
The bylaws require a notice of intent to run 40 days before the election and a second notice 30 days before. Directors are elected by plurality, at least 20 percent of the ballots must be cast, there is no quorum for the election, and proxies are not allowed.
Board meetings are open to unit owners, with 7 days’ notice and posting 48 hours before the meeting. An owner who wants to know what the board is discussing can attend.
A special meeting can be called on a petition of 10 percent of the voting interests, and Section 8.3.3 uses the same 10 percent petition to challenge a budget that exceeds 115 percent of the prior year.
The association keeps minutes for 7 years and has its financial statements reviewed by a certified public accountant within 60 days of year end. The budget is mailed 14 days before the meeting that considers it.
Article X of the bylaws requires mandatory non-binding arbitration with the state’s Division of Florida Condominiums, Timeshares, and Mobile Homes before certain disputes go to court. Section 718.1255 is the statute for those disputes, and Section 718.5011 creates the condominium ombudsman.
Bylaw amendments need a two-thirds vote. The bylaws are Exhibit F to the declaration and were recorded with it in 1993.
Coco Bay’s association, Cocobay Condominium, Inc., sued its property insurer in Collier County in 2021 under case number 11-2021-CA-000348, and the recorded orders show a final order of dismissal with prejudice in June 2021 and a settlement order approved in May 2022.
The suit is Collier County Circuit Court case 11-2021-CA-000348. We describe the public docket and the recorded orders only, and we name neither counsel nor individuals.
A final order of dismissal with prejudice was recorded on June 28, 2021 at Official Records Book 5972, page 195. The court retained jurisdiction over counsel’s charging lien, which concerns counsel’s fee.
An order approving the settlement and dismissing without prejudice was recorded on May 13, 2022 at Official Records Book 6126, page 2836. The two orders are separate records, so a buyer’s attorney should read both and not rely on a summary.
An insurer dispute is a reason to ask three questions: what the association’s insurance claims history is, how the association funded any repairs, and what the 2022 insurance opt-out means for a future claim. We do not state the settlement terms, because the public record we read does not give them.
Florida’s milestone inspection law, Section 553.899, is aimed at condominium buildings of three stories or more, and Coco Bay’s one-story and two-story villas do not appear on Collier County’s January 2026 milestone list, which has no Cocobay row, even though the neighborhood sits inside the county’s three-mile salt-water buffer.
As we read Section 553.899, a covered condominium building needs a milestone inspection by December 31 of the year it reaches 30 years of age, or 25 years where salt-water proximity applies, with later inspections at 10-year intervals. The statute is aimed at condominium and cooperative buildings three stories or more in height.
Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three habitable stories or higher, and paragraph 5 of the same subsection says the requirement does not apply to buildings of fewer than three stories. A Coco Bay buyer should ask the association for the written statement that Section 718.503 contemplates when no study has been done.
The declaration describes one primary dwelling and one cabana suite per unit, with an optional second story or loft over either, and a two-story Residence Plan 3 on four golf course units. We found no three-story building in the documents. If a home you are considering has three habitable stories, ask the association whether it has been treated as covered.
Collier County’s milestone buildings list, as of January 2026, has no Cocobay entry. The county’s milestone buffer layer places Coco Bay inside the three-mile salt-water buffer, which is the zone where the shorter 25-year clock would apply to a covered building. Both facts are in the county’s own files and are logged in the sources below.
For scale only, a building completed in 1994 would reach 25 years in 2019 and one completed in 1996 would reach 25 years in 2021 (1994 + 25 = 2019, 1996 + 25 = 2021), and the 30-year dates would be 2024 and 2026. Because the law does not appear to reach one-story and two-story buildings, those dates are not deadlines for Coco Bay.
Four of the five Coco Bay points we checked sit in FEMA zone AE with base flood elevations of 9 or 10 feet, one sits in zone X, the neighborhood is in hurricane evacuation Zone A, and Collier County’s proposed new flood map is still in its appeal period.
We queried FEMA’s National Flood Hazard Layer and Collier County’s FEMA24 layer on October 7, 2026 at five points spread along the two streets, using the effective map dated February 8, 2024.
| Point on the two streets | Zone | Base flood elevation | Panel |
|---|---|---|---|
| Cocobay Ct, low end of the address range | AE, coastal floodplain | 10 feet | 12021C0377J |
| Cocobay Ct, high end of the range | AE | 9 feet | 12021C0377J |
| Cocobay Dr, low end of the range | AE | 10 feet | 12021C0377J |
| Cocobay Dr, middle of the range | AE | 9 feet | 12021C0381J |
| Cocobay Dr, high end of the range | X, 0.2 percent annual chance, coastal, not a special flood hazard area | none | 12021C0381J |
Zone AE is a special flood hazard area, and a federally backed mortgage on a home inside one requires flood insurance. Zone X with a 0.2 percent annual chance is not a special flood hazard area, but a flood can still happen there. Because the zone changes along the street, a buyer should look up the individual address and not assume the neighborhood answer.
A base flood elevation of 9 or 10 feet is the height the flood is expected to reach in a 1 percent annual chance event. Ask the seller for an elevation certificate, which shows how the home’s lowest floor and garage compare with that height and is the main input to a flood insurance quote.
Collier County’s evacuation layer places Coco Bay in Zone A, the first zone called to evacuate. A buyer should know that before choosing a hurricane plan. Section 718.1265 gives a condominium association emergency powers during a declared emergency, which can include closing the property and limiting access.
Collier County announced a proposed Flood Insurance Rate Map on August 19, 2026, and the 90-day appeal period begins on that date and ends about November 17, 2026 (August 19 + 90 days), with the date subject to change. The county’s floodplain page said, as of August 1, 2026, that no Letter of Final Determination or effective date had been issued for the project, and the current effective map is the one dated February 8, 2024. We do not state what zone the proposed map assigns to Coco Bay, and a buyer should look it up on the county’s page.
Section 689.302 requires the seller to give the buyer a flood disclosure at or before the time the sales contract is executed. A Coco Bay seller should have it ready before the first showing, and a buyer should read it before signing and not after.
A Coco Bay owner relies on four layers: the association’s casualty policy on buildings and units, the owner’s own policy for improvements and contents, flood coverage, and wind coverage. The 2022 opt-out described above decides who pays for repairs to which parts after a loss, so insurance questions here are also documents questions.
Collier County’s school lookup assigns Coco Bay addresses to Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School in its lookup year 2027. Assignments can change, and the district publishes letter grades separately, which we do not state.
The lookup returns Sea Gate Elementary for three Coco Bay addresses we queried, and the school is 2.31 straight-line miles from the low end of the address range.
The lookup returns Pine Ridge Middle School for the same three addresses.
The lookup returns Barron Collier High School for the same three addresses.
The district’s school grades page is the authority for letter grades, and the county’s lookup is the authority for assignment. We do not state a grade because the district’s published grades change each year and are not part of the property record.
Daily life at Coco Bay runs through a gatehouse, a tram and short drives: the Community Center is 0.59 straight-line miles away, the Foundation office 1.42, Artis-Naples 1.93 and Naples Municipal Airport 6.86. Utilities are the owner’s bills, and the association keeps the gatehouse and roads up as Common Elements.
The declaration lists a gatehouse among the Common Elements and a 2021 notice of commencement covers its re-roof. A buyer should ask the association how guests, contractors and delivery drivers are admitted and who pays for the gatehouse in the budget.
The Foundation’s tram serves eight stations along a raised berm and logs more than 900,000 trips a year. We found no primary source that places Coco Bay at a station, so confirm the nearest stop with the Foundation. Beach access is by the Foundation’s beaches, which are nearly three miles long and open daily from 9 a.m. to sunset.
The owner pays electric, telephone, cable, water, sewer and propane under Article 19.1. The Foundation’s bulk media charge of $758 for fiscal 2027 sits inside the Foundation assessment.
The county’s fire district layer places Coco Bay in North Collier Fire. The 2009 bill of sale conveyed the backflow, fire line and hydrants to the association, so the association owns that equipment.
The Foundation’s overview lists The Marketplace with Publix and CVS, and Waterside Shops with more than 60 stores. Artis-Naples is 1.93 straight-line miles from Coco Bay.
Naples Municipal Airport is 6.86 straight-line miles from the low end of the Cocobay range. Actual drive distance is longer.
The association’s registered agent is a management company whose Naples office is 2.46 straight-line miles from Coco Bay. We list no telephone number, because a public sales page is not the place for one.
A Coco Bay sale needs the association’s estoppel statement, the Section 718.503 document package, the Foundation’s estoppel and resale capital assessment, and a flood disclosure at or before contract signing, and we found no approval requirement in the declaration and no right of first refusal in the declaration or the Foundation’s documents.
Section 8.12 of the declaration says the association, on the owner’s written request, gives the purchaser a statement of assessments due, signed by an officer or agent, and the association is bound by it. Section 718.116(8) caps the fee at $250, $100 more to expedite within 3 business days and $150 more if the account is delinquent, and as we read the state’s current adjusted caps the association may quote an indexed figure.
At the seller’s expense, Section 718.503(2) requires delivery of the declaration, articles, bylaws and rules, the budget and financials, a milestone inspection summary if one applies, the structural integrity reserve study or a statement that none has been done, a frequently asked questions document and a governance form. Section 718.503(2) also gives the buyer a 7-day cancellation right tied to delivery of those documents, counted without weekends and holidays.
The Foundation charges the seller $250 for its estoppel and $100 more for expedited delivery within 3 business days. The buyer pays the $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, unless the one-time owner-resident exemption applies and the form is physically received 7 days before closing.
The Foundation requires no approval of a buyer and holds no right of first refusal. In the Coco Bay declaration, Article 11 is marked intentionally omitted and we found no clause requiring association approval of a sale. A buyer’s attorney should confirm that reading.
Section 689.302 requires the flood disclosure at or before the time the sales contract is executed, and in a market with three sales a year, a seller who hands it over with the listing removes a reason for a buyer to hesitate.
Florida charges $0.70 per $100 of the price in documentary stamp tax under Section 201.02, which the seller customarily pays, and in Collier County the buyer customarily pays for the owner’s title policy, though the contract controls. At the prices in the Coco Bay file the stamp tax works out as follows.
| Sale price | Documentary stamps at $0.70 per $100 |
|---|---|
| $2,500,000 | $17,500 |
| $2,825,000 | $19,775 |
| $3,250,000 | $22,750 |
| $3,450,000 | $24,150 |
| $4,950,000 | $34,650 |
Under Section 8.12 the grantee is jointly and severally liable with the grantor for assessments unpaid at the time of a voluntary conveyance. The buyer’s protection is the estoppel, so we calendar its request on the first day of the contract.
Coco Bay’s $2,500,000 12-month median sits above Sand Pointe’s $2,450,000 and Bridgeway Villas’ $2,062,000 and below Las Brisas’ $2,950,000, and every one of those medians rests on five or fewer sales, so the table below is a map and not a ranking.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table uses our Pelican Bay roster, with each building’s 12-month window as of the roster pull.
| Building | Units | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| Coco Bay | 33 | Detached villa (gated) | 1994 to 1996 | 3 | $2,500,000 |
| Sand Pointe | 21 | Detached villa | 1984 to 1986 | 1 | $2,450,000 |
| Grand Bay | 33 | Detached villa (gated) | 1991 to 1993 | 0 | None |
| Oak Lake Sanctuary | 22 | Detached villa | 1991 to 1996 | 1 | $1,825,000 |
| Las Brisas | 50 | Villa | 1982 to 1988 | 3 | $2,950,000 |
| Beauville | 36 | Attached and detached villa | 1988 to 1990 | 4 | $1,900,000 |
| Bridgeway Villas | 59 | Villa | 1983 to 1987 | 5 | $2,062,000 |
| Carlton Place | 28 | Attached and detached villa (gated) | 1991 to 2007 | 1 | $2,000,000 |
Against Coco Bay’s $2,500,000, Las Brisas is $450,000 higher ($2,950,000 minus $2,500,000), Sand Pointe is $50,000 lower, Bridgeway Villas is $438,000 lower, Carlton Place is $500,000 lower, Beauville is $600,000 lower and Oak Lake Sanctuary is $675,000 lower. Three of those buildings have a 12-month sample of one, so the gap tells you where the data sits and not what a specific home is worth.
Coco Bay and Grand Bay are both 33-unit gated detached-villa neighborhoods in the roster, built in different years, 1994 to 1996 and 1991 to 1993. Grand Bay had no closing in its 12-month window, which is why it shows no median. A buyer cross-shopping the two should compare the documents and the roofs, not the unit counts.
Coco Bay is newer than Las Brisas, Bridgeway Villas, Beauville and Sand Pointe in the roster, with homes completed between 1994 and 1996. A newer building changes the roof and mechanical clock, and it does not change the fact that the owner is responsible for structure.
Pelican Bay’s other neighborhoods, including Tierra Mar, each have their own product and rules, and we do not benchmark them in this table. For the wider picture, read our Pelican Bay guide.
Coco Bay is a 33-unit gated condominium of detached villas built from 1994 to 1996 with larger homes, while Sand Pointe is a 21-villa neighborhood built from 1984 to 1986 with smaller ones, and the choice comes down to size, age, gate and how much a thin sales record worries you.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Measure | Coco Bay | Sand Pointe |
|---|---|---|
| Units | 33 | 21 |
| Year built | 1994 to 1996 | 1984 to 1986 |
| Product | Detached villa (gated) | Detached villa |
| Streets | Cocobay Ct and Cocobay Dr | Sand Pointe Cir and Sand Pointe Dr |
| Roll heated area | 2,623 to 4,353 sq ft, median 2,940 | 1,672 to 2,497 sq ft, median 2,187 |
| 12-month closings and median | 3 at $2,500,000 | 1 at $2,450,000 |
| 24-month closings and median | 4 at $2,875,000 | 3 at $2,450,000 |
| 60-month closings and median | 8 at $2,825,000 | 9 at $2,450,000, one with a special-sale flag in the MLS |
| 60-month median $/sq ft | $940 | $1,170 |
| 60-month median days on market | 22 on 8 sales | 11 on 8 sales |
| 60-month median sale-to-list | 95.5% on 8 sales | 98.1% on 8 sales |
| Active listings, October 7, 2026 | 0 | 0 |
| Association | Cocobay Condominium, Inc. | Two name matches on Sunbiz, not verified |
Coco Bay’s roll median of 2,940 square feet is 753 square feet larger than Sand Pointe’s 2,187 (2,940 minus 2,187), about 34 percent. The 60-month price medians are $375,000 apart ($2,825,000 minus $2,450,000), about 15 percent, so Sand Pointe’s higher price per square foot, $1,170 against $939, reflects smaller homes at a similar price and not a more expensive neighborhood.
Sand Pointe’s homes are about ten years older (1984 against 1994 at the start of each range). A buyer comparing the two should ask for roof ages, air conditioning ages and any renovation permits, because a decade of age shows up in the mechanical systems the owner is responsible for.
The roster marks Coco Bay as gated and does not mark Sand Pointe as gated. A buyer who wants a gate should confirm each neighborhood’s entry in person.
Sand Pointe recorded 9 sales in 60 months and Coco Bay 8, but Coco Bay had 3 in the last 12 months and Sand Pointe 1. Both neighborhoods are thin, and both had no active listing on October 7, 2026.
Coco Bay’s regime is verified: a Chapter 718 condominium. We did not verify Sand Pointe’s regime here, and its county roll subdivision name is Pelican Bay Unit 5, with two Sunbiz entities that match the name. A buyer should read Sand Pointe’s declaration before assuming it works the way Coco Bay’s does.
A buyer who wants a larger detached home with a separate cabana suite, a gate and a newer building, and who accepts that a single sale can move the median by hundreds of thousands of dollars, should look at Coco Bay first.
A buyer who wants a smaller home at a lower entry price, a shorter median time on market over five years and a more active recent sale record should look at Sand Pointe first.
Tour both in one afternoon with the same checklist: roof age, air conditioning age, flood zone and elevation certificate, the association’s budget and reserve, the insurance opt-out or its equivalent, the leasing rule and the Foundation’s fees. The differences show up in the answers.
Coco Bay’s strengths are detached homes with cabana suites in a gated Pelican Bay pocket and an association that maintains the exterior’s appearance, and its weaknesses are a thin sales record, sign and shutter restrictions, a roof and mechanical duty that falls to the owner, and an owner-pays insurance opt-out.
Check the flood zone and elevation of the specific address, the association’s reserve and deductible, the leasing rule if you plan to rent, and the roof’s age and repair history before you spend time on finishes.
The documents do not state the association’s dues, the pet count, the tram station that serves Coco Bay or the gate’s staffing hours. Each of those is a question for the association or the Foundation, and we list them under facts we could not source.
If you’re searching for a Coco Bay listing agent, or thinking, ‘I need someone to sell my Coco Bay home…’ you are selling into about 3 sales a year, a buyer who reads the fee layers before touring, and a closing that needs two estoppels. McGreevy and Comisar sell Coco Bay on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Coco Bay is a neighborhood where design, size, roof condition and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Coco Bay listing along with the document file a Coco Bay buyer’s lender, insurer and attorney ask for in week one. Read how we sell Pelican Bay homes.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Coco Bay has seen 3 resales in the Southwest Florida MLS (pulled October 7, 2026).
With 3 Coco Bay closings in 12 months and no active listing, a buyer compares your home with a handful of others and with the last few recorded sales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price by size and design, and we read the MLS design tags with care: over 60 months the detached-tagged median was $3,250,000 on 5 sales and the attached-tagged median $2,600,000 on 3, but the attached-tagged sales are the three oldest. Our goal is to list at a price that wins the first 30 days, because the 83 and 55 days on market in the 2026 sales show what a price above the market costs.
The Foundation requires no approval and holds no right of first refusal, and in the Coco Bay declaration we found no clause requiring association approval of a sale. Article 9(h) bars For Sale signs, including signs in windows and doors, so a Coco Bay listing is marketed without one, through the MLS, video, photography and our qualified-buyer database.
A dedicated seller page for this neighborhood, titled sell my home in Coco Bay at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by size and design, the document file before the first showing, and the transfer paperwork timeline built into the contract.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Coco Bay sales that fit your home: the same size, the same plan, adjusted for roof, mechanicals and cabana suite. An automated estimate cannot read a three-dimensional envelope or tell a 2,695 square foot home from a 3,394 square foot one, and the sold prices in our file run from $2,499,000 to $4,950,000. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared home priced to recent sales, yes, in the sense that no other Coco Bay home is for sale. With 0 active listings and 3 closings in 12 months, months of supply cannot be computed, and a buyer who wants Coco Bay has nowhere else in the neighborhood to go.
Against sales of similar size and design, adjusted for roof and mechanical condition. Over the last 60 months the median was $2,825,000 on 8 sales, and the 12-month median was $2,500,000 on 3. A list price that ignores size and condition usually sits.
We found no clause requiring approval of a sale in the 1993 declaration, and Article 11 is marked intentionally omitted. Section 8.12 requires the association to furnish an assessment statement on written request, so ask for it in writing before you list.
The maintenance split, the fee layers, the flood zone and the insurance opt-out. Have the Section 718.503 package, the estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease and the leasing amendment. Tell the buyer’s agent the lease terms at the first showing, and remember the 90-day minimum and two-lease limit when you talk about a buyer who wants to rent.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Coco Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Coco Bay’s recorded declaration, the Clerk’s index and every recorded Coco Bay sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Coco Bay guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples villa market that Coco Bay 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 Coco Bay page the credential that matters more is narrower than any award: we tracked every Coco Bay closing in the Southwest Florida MLS back to October 2021, 8 in the last 60 months, and in the last 12 months we tracked all 3 Coco Bay closings against the recorded instruments before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn’t know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, 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
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
Selling a Coco Bay home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Coco Bay? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Coco Bay, see our Pelican Bay guide, our guide to Tierra Mar, our guide to Las Brisas and our Naples guide.
These are the questions buyers ask us most about Coco Bay at Pelican Bay, answered from the recorded declaration, the Clerk’s index, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
Coco Bay’s recorded building addresses run 7803 to 7845 on Cocobay Ct and 7849 to 7922 on Cocobay Dr, Naples, FL 34108. The MLS files every sale under the single subdivision name Cocobay, and the county roll lists 33 condominium parcels on those two streets.
Coco Bay has 33 units. Each unit is a three-dimensional envelope holding one primary dwelling and one cabana bedroom suite, and each carries an equal one thirty-third share of the Common Elements and Common Expenses under Exhibit D of the 1993 declaration.
Coco Bay is a Chapter 718 condominium, recorded as “CocoBay, a Condominium,” and the association is Cocobay Condominium, Inc., filed with the state on September 13, 1993. It is not a Chapter 720 homeowners association, and other Coco Bay associations on the state’s record are different corporations.
Our Pelican Bay roster marks Coco Bay as a gated detached-villa neighborhood, and the declaration lists a gatehouse among the Common Elements. We found no public statement of the gate’s staffing hours, so ask the association how guests and contractors are admitted.
The county roll dates the homes from 1994 to 1996. The declaration is dated September 8, 1993 and the Clerk’s index shows unit completion certificates recorded between 1995 and August 1996. The developer was PHD Associates of Naples, Ltd.
You own a unit, defined as the three-dimensional condominium envelope that contains one primary dwelling, including the garage, and one cabana bedroom suite, with a covered entry, a covered loggia and an uncovered area. The land under the envelopes is a Common Element that you own in common.
In the last 12 months the Southwest Florida MLS shows 3 closings, with a median of $2,500,000 and a range of $2,500,000 to $3,450,000. Over 60 months it shows 8 closings at a median of $2,825,000, from $2,499,000 to $4,950,000. Every window is a small sample.
Three closed between October 8, 2025 and October 7, 2026, at $2,500,000 in July 2026, $3,450,000 in March 2026 and $2,500,000 in January 2026. That is roughly one sale every four months, so a buyer should expect to wait for a listing.
On October 7, 2026 the MLS showed 0 active Coco Bay listings. Call Marc at (239) 287-5873 and ask to be notified the day one is listed, because in a neighborhood this small a new listing is rare.
Two bills are published: the Pelican Bay Foundation’s fiscal 2027 assessment of $3,435 and the Pelican Bay Services Division’s $1,250.00, together $4,685 a year. The association’s own assessment is set by its board under Article 8, billed quarterly and not published, so request the current budget.
For fiscal 2027 the Foundation’s estoppel form shows $3,435 a year, made up of $2,180 operating, $497 replacement reserve and $758 bulk media, which is $858.75 a quarter. For a condominium, the Foundation bills the condominium association.
Collier County’s page shows a fiscal 2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. We publish no earlier figure and do not compare it with prior years.
The Foundation charges the buyer $15,000 for deeds recorded on or after October 1, 2026, up from $10,000 before. A one-time exemption exists for a Pelican Bay owner-resident moving within the community, with a $1,000 processing fee and the form physically received 7 days before closing.
Under Article 12 the association maintains utility lines to the meter, the cosmetic appearance of the exterior surfaces and roofs of the residence and cabana suite, the covered entry and wall, landscaping outside the structures and the Common Elements and Limited Common Elements. The owner keeps the structure and the mechanicals.
The declaration splits the roof: the association maintains its cosmetic appearance, and the owner is responsible for structural integrity and function, including the roof. As we read Article 12, a structural repair or replacement is the owner’s, so ask the association in writing before you offer.
A Certificate of Amendment recorded February 22, 2022 amended Sections 14.1 and 14.5 and opted the condominium out of the default repair-cost rule in Section 718.111(11)(j). Damage to owner-maintained parts is now the owner’s cost, and damage to association-maintained parts is a Common Expense shared equally.
Yes, within the 2017 leasing amendment: a 90-day minimum, no more than two leases in a calendar year, an application to the board 20 days ahead, a board decision within 15 days and occupancy of two per bedroom plus two per cabana suite. The Foundation has its own lease application packet.
No. The 90-day minimum, the two-lease annual limit and the bar on transient tenants rule out nightly and weekly rentals. Coco Bay suits an owner, a seasonal resident or a landlord with long leases.
Yes. Article 9(g) allows small pets, including birds, fish, cats and dogs, with no number stated, leashed and accompanied outside the unit. A majority of the board can order a nuisance pet removed after written notice, and “small” is not defined, so ask about large dogs.
No. We found no age restriction in the declaration, the 2017 leasing amendment or the other instruments we read, and Article 9(f) only requires supervision of minors under 12. Confirm with the Foundation if age matters to you.
No. Article 9(h) bars For Sale, For Rent and other signs, including signs in windows and doors, and bars exterior antennas, aerials and satellite receivers on the Condominium Property. Ask the association how it applies the antenna clause today.
Only with board approval. Article 15 requires approval of plans and the contractor’s name and insurance before work starts, bars changes to exterior doors, windows, screens, shutters and color, and requires shutters of the board’s standard model with board-set use periods.
At five points along the two streets we found zone AE at four, with base flood elevations of 9 or 10 feet, and zone X at one, on the effective map dated February 8, 2024. Look up the specific address, because the zone changes along the street.
Collier County’s evacuation layer places Coco Bay in Zone A. Make a plan before you buy, and ask your insurer how the association’s master policy and your own policy would respond to a named storm.
Collier County announced a proposed Flood Insurance Rate Map on August 19, 2026, with a 90-day appeal period that ends about November 17, 2026. We do not state what zone it assigns to Coco Bay. Look the address up on the county’s page and treat the effective 2024 map as current until a final determination.
As we read Section 553.899, it is aimed at condominium buildings three stories or more, and Coco Bay’s buildings are one and two stories with an optional loft. Collier County’s January 2026 milestone list has no Cocobay row. Ask whether any building has three habitable stories.
The declaration lets the board levy additional assessments in an emergency or when the budget proves insufficient under Section 8.1, and a budget over 115 percent of the prior year can be challenged by a 10 percent petition. We did not find a special assessment in the recorded instruments we read, and the association’s budget is member-only, so ask.
Delinquent installments bear 18 percent interest under Section 8.6, the owner is personally liable for assessments and collection costs under Section 8.7, and the association holds a lien it can foreclose in Collier County Circuit Court under Section 8.9. Fines are capped at $100 per violation and $1,000 in total by Section 718.303.
Collier County’s lookup assigns the Coco Bay addresses we queried to Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School. Confirm assignments with the district before you rely on them, because boundaries can change.
Coco Bay has 33 gated detached villas built from 1994 to 1996 with a roll median of 2,940 square feet, and Sand Pointe has 21 detached villas built from 1984 to 1986 with a roll median of 2,187. The 60-month price medians are $2,825,000 and $2,450,000.
Ask for the Section 718.503 package, the current budget and reserve schedule, the master policy deductible, the roof and air conditioning ages, the elevation certificate, the permit history for any cabana or loft work, and the association’s written answer on the cosmetic and structural roof line.
The Foundation requires no approval of a buyer and holds no right of first refusal. In the Coco Bay declaration we found no clause requiring association approval of a sale, and Article 11 is marked intentionally omitted. Have your attorney confirm that reading.
We could not source that. The Foundation’s tram has eight stations, and no primary source we could cite places Coco Bay at a particular one. Ask the Foundation, and treat any brokerage description as unverified.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, are the best realtor for Coco Bay at Pelican Bay because we read the declaration, the fee layers and every recorded sale before we show a home. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Tell him whether you want a larger plan or a lower price, and he will send the Coco Bay sales and documents that fit before you tour.
It depends on size, age, gate and the maintenance split. Coco Bay offers newer, larger detached homes with cabana suites in a gated pocket, while older neighborhoods can offer lower entry prices. Compare the same checklist at each one, starting with our Pelican Bay buyer page.
The association’s registered agent on the state’s record is a management company whose Naples office is the principal address of record since December 12, 2025. We cannot say more about its duties, because the management contract is a member-only record.
The MLS shows two closings in 2021 and one in 2022, where the county’s qualified file shows one and none. We do not know why and have not matched the deeds. Where they differ on a price we publish the county deed figure and name the MLS figure once.
These are the questions sellers ask us most about listing at Coco Bay at Pelican Bay, answered from the same recorded documents, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
A Coco Bay home sells in a wide band: the 8 closings in 60 months range from $2,499,000 to $4,950,000, with a median of $2,825,000. Your number depends on size, plan, roof and mechanicals, and cabana finish. A free valuation from Jesse prices your home against the nearest sales.
As a range built from the closest sales in size and design, adjusted by hand for condition, not as a single automated number. The 12-month median is $2,500,000 on 3 sales and the 60-month median is $2,825,000 on 8, so we show both and explain which fits your home.
The 12-month median is 55 days on market on 3 sales, with 23, 55 and 83 days, and the 60-month median is 22 days on 8 sales. A home priced to the market in the first 30 days has done better than one priced above it.
Recently, yes. All three 2026 sales closed below the final list price, at 90.9, 86.4 and 86.2 percent, and the 12-month median is 86.4 percent. Over 60 months the median is 95.5 percent, because the 2021 and 2022 sales closed at or above list.
There are 0 active Coco Bay listings, so a well-priced home is the only one on offer. The 2026 sales show buyers negotiating, so price to recent sales and not to the 2023 peak of $4,950,000. Call Jesse at (239) 898-6072 for a pricing read.
Under Section 718.503(2), at your expense: the declaration, articles, bylaws and rules, the budget and financials, the structural reserve study or a statement that none was done, a frequently asked questions document and the governance form, plus a milestone summary if one applies.
Section 8.12 of the declaration has the association furnish, on your written request, a signed statement of assessments due. Section 718.116(8) caps the fee at $250, $100 more to expedite within 3 business days and $150 more if the account is delinquent, and the association may quote an indexed figure.
The Foundation charges the seller $250 for its estoppel, $100 more to expedite within 3 business days, and $500 for each ID card not returned. The buyer pays the $15,000 resale capital assessment, so your fees are modest next to the buyer’s.
The Foundation charges the buyer $15,000 for deeds recorded on or after October 1, 2026. The contract can shift it, but most do not. A buyer who is a Pelican Bay owner-resident moving within the community may qualify for the one-time exemption.
We found no clause requiring approval of a sale in the 1993 declaration, and Article 11 is marked intentionally omitted. Ask the association in writing what it requires, and have your attorney confirm our reading before you list.
No. The Foundation requires no approval of a buyer and holds no right of first refusal. It does require its own estoppel and collects the resale capital assessment from the buyer at closing.
No. Article 9(h) bars For Sale signs, including signs in windows, doors and sliding glass doors. We market through the MLS, professional photography, video and drone, and our qualified-buyer database instead.
The same way we market every Pelican Bay home: cinematic video, drone, professional photography, the MLS and a qualified-buyer database, with off-market capability when a sale needs to stay quiet. Buyers find Coco Bay through the neighborhood name, the street and the price.
Florida charges $0.70 per $100 of the price under Section 201.02, which the seller customarily pays. On a $2,500,000 sale that is $17,500 and on $3,450,000 it is $24,150. The contract controls who pays, and the buyer customarily pays the owner’s title policy in Collier County.
Yes. Section 689.302 requires the seller to give the buyer a flood disclosure at or before the time the sales contract is executed. Four of the five points we checked on the two streets are in zone AE, so expect questions.
If you do not already have one, yes. Base flood elevations of 9 and 10 feet apply along the two streets, and an elevation certificate is the main input to a buyer’s flood insurance quote. It removes a reason to hesitate.
Yes, subject to the lease and the 2017 leasing amendment. Give the buyer’s agent the lease terms at the first showing. A buyer who wants to rent the home later needs to know about the 90-day minimum and the two-lease annual limit.
Section 718.503(2) gives a buyer a 7-day cancellation right tied to delivery of the required documents, counted without weekends and holidays. Delivering the whole package at contract starts the clock early and ends the question.
The estoppel will show it, Section 718.116(8) allows an extra $150 estoppel fee on a delinquent account, and the association’s lien under Section 8.9 attaches to the unit. Pay the account before you list, because delinquent installments bear 18 percent interest.
It affects what a buyer asks. Under the amended Section 14.5, damage to owner-maintained parts is the owner’s cost, so a buyer’s insurance agent will ask about the deductible and the roof. Have the answers ready.
Ask us first. Structural roof integrity is the owner’s duty under Article 12, and a buyer’s inspector and insurer will look at its age. A documented repair or a roof age on paper is usually worth more in negotiation than a promise to credit.
Every Coco Bay unit has one, so buyers expect it. What they check is whether any change to it had board approval under Article 15 and whether permits exist. Gather the approval letters and permits before the first showing.
They can mislead. The three oldest sales in our file carry an attached tag and the recorded survey shows 33 separate envelopes, so list the home accurately as a detached villa and let us explain the comparison.
List the heated area you can document, and be ready for the county roll to differ. The roll’s heated area runs from 2,623 to 4,353 square feet with a median of 2,940, and sold homes ran from 2,695 to 3,394.
Return them to the Foundation, because the Foundation charges the seller $500 for each card not returned. Ask the Foundation for its current return procedure.
Only if the buyer is a Pelican Bay owner-resident moving within the community, has not used the exemption before, pays the $1,000 processing fee and the Foundation physically receives the form 7 days before closing.
Ask the association for a written statement of any pending or approved assessment, and include it with the Section 718.503 package. The association’s records are member-only, so we do not state what they contain.
Jesse can run a discreet listing with off-market capability, showing only to qualified buyers. Privacy limits exposure, so we weigh it against price, and with a thin market the trade is worth discussing.
We price against the closest Coco Bay sales, gather the Section 718.503 package, request both estoppels, confirm the flood disclosure and elevation certificate, document the roof and approvals, and prepare the marketing. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, build the file first.
Jesse McGreevy leads sellers, with Marc Comisar and the Domain Realty Group team behind the marketing and the paperwork. Call Jesse direct at (239) 898-6072 to start.
No. Article 9(a) says no unit may be divided or subdivided into a smaller unit, and no portion may be sold or otherwise transferred. The primary dwelling and the cabana suite sell together as one unit.
Raise it before you list. Article 15 requires board approval of plans, and Article 10 lets the association and the prevailing party recover costs and fees in a compliance dispute. A buyer’s attorney will ask for approval letters, so cure any gap early.
The four recurring questions in this neighborhood are the flood zone and elevation, the 2022 insurance opt-out, the owner’s roof and mechanical duty, and how thin the sales record is. Answer all four in writing and a buyer has fewer reasons to negotiate.
The easements are recorded in Article 6 and run with the unit, so they are part of what a buyer receives in the declaration package. We point buyers to Sections 6.6, 6.7 and 6.8 early, because a buyer who learns about courtyard access at the inspection reacts worse than one who read it first.
Request a free home valuation, or call Jesse at (239) 898-6072. The first conversation covers your timeline, your home’s size and plan, the roof and mechanicals, and the price range the recent sales support.
Every Coco Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.
The Coco Bay documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Declaration of Condominium, CocoBay (1993), OR 1865, Page 803 | Collier County Clerk | Open the 1993 Coco Bay declaration |
| Leasing amendment (2017), OR 5430, Page 3367 | Collier County Clerk | Open the 2017 leasing amendment |
| Certificate of Amendment, insurance opt-out (2022), OR 6087, Page 3271 | Collier County Clerk | Open the 2022 certificate of amendment |
| Rescission of the 2024 amendment (2025), OR 6440, Page 3083 | Collier County Clerk | Open the 2025 rescission |
| Lake View and Landscape Maintenance Easement (1994), OR 2007, Page 1912 | Collier County Clerk | Open the 1994 lake view easement |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Leasing amendment (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Coco Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Coco Bay, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Coco Bay, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
| Name | Category | Distance | Reviews |
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|---|---|---|---|---|
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Coco Bay has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Coco Bay do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Coco Bay home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
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Total Households
Average Household Size
Average individual Income
Households with Children
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Blue vs White Collar Workers
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
