Pelican Bay - Coronado

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

Coronado is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is one tower of 99 residences at 7225 Pelican Bay Blvd, declared in 1999, with residences from 1,600 to 3,800 square feet on the county roll and a seasonal market of 30 Southwest Florida MLS closings in five years, 4 of them in the last 12 months.

McGreevy and Comisar are the team Coronado owners call to sell and the team Coronado buyers call to read the building before they bid. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they are Top 1% Real Estate Agents Nationally Since 2008.

The Coronado at Pelican Bay is not Villa Coronado at Pelican Bay, the separate 14-unit condominium beside it, and it is not Coronado at Wildwood, a homeowners’ association elsewhere in Florida. The names should not be confused in a search or in a contract. The tower is run by The Coronado at Pelican Bay Condominium Association, Inc., a Florida not-for-profit corporation, Sunbiz document N96000006304, filed December 9, 1996, active today, with its principal office at 7225 Pelican Bay Blvd.

This page goes deeper on Coronado than any other source we know of. It is built from the recorded 2023 Second Amended and Restated Declaration (Official Records Book 6229, Page 2216, 110 pages) and the original 1999 Declaration (Official Records Book 2502, Page 2763), the 2005 first restatement and the amendments between them, the Collier County Clerk’s index of the instruments recorded against the building, the Collier County Property Appraiser, 2026 tax roll, Collier County’s milestone inspection map, FEMA’s flood map queried at five points around the building, and the Southwest Florida MLS, pulled October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.

Why McGreevy and Comisar Are the Best Realtor for Coronado

McGreevy and Comisar are the best realtor for Coronado 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 Coronado market read built on all 30 Southwest Florida MLS closings of five years and the building’s recorded documents.

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

If you’re searching for the best realtor for Coronado in Pelican Bay, Naples, whether you’re ready to sell your Coronado 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.

Recent Coronado track record (last 12 months): In the last 12 months Coronado has seen 4 resales in the Southwest Florida MLS (pulled October 7, 2026, closings dated October 8, 2025 to October 7, 2026), at a median sold price of $1,737,500 and a highest-priced sale of $2,400,000. Four sales is a small sample, so the market section below leads with the 36-month window, the first with ten or more closings: 13 closings at a median of $1,665,000. 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 Coronado sellers: the building rewards exact pricing and patience. Of the 30 marketed sales in five years, 21 closed below final list, 6 at list and 3 above, the last of those in October 2023, and the four sales of the last 12 months closed at a median of 91.9 percent of list after a median of 152 days. A Coronado sale also needs the Board’s approval under Article 17 of the 2023 Declaration, a step the sale calendar has to carry from day one.

For Coronado buyers: the first question is which of the building’s residences you are buying, because Collier County’s roll shows 99 residences from 1,600 to 3,800 square feet and the sales do not follow a single price per square foot. The second is the building’s flood position, its milestone status, the 90-day lease minimum and the Board approval step, all answered below from public records. Buyers comparing the best real estate agents in Naples should ask each one to answer those questions for a specific Coronado residence.

Honors and recognition:

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

Selling your Coronado home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Coronado? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Living in Coronado at Pelican Bay as a Homebuyer

Living in Coronado means a 1999 high-rise of 99 residences at 7225 Pelican Bay Blvd, with a garage space assigned to every residence, a pool deck, social rooms and card rooms, guest suites, a full-time manager and front desk coverage required by the Declaration, and the Pelican Bay Foundation’s card-access beaches and racquets behind it.

Coronado sits on Pelican Bay Boulevard among the community’s towers, and what follows is what daily life looks like, drawn from the recorded 2023 Declaration, the recorded rules, the Pelican Bay Foundation’s published pages and the county’s records.

What Is Coronado at Pelican Bay?

The Coronado at Pelican Bay, A Condominium, is one high-rise of 99 residences at 7225 Pelican Bay Blvd, Naples, FL 34108. The Collier County Property Appraiser, 2026 tax roll lists 99 condominium parcels, all built in 1999, with heated area from 1,600 to 3,800 square feet and a median of 2,000 square feet. The developer, WCI Communities Limited Partnership, recorded the original Declaration on January 15, 1999.

The Address: 7225 Pelican Bay Blvd, Naples, FL 34108

Coronado’s address, 7225 Pelican Bay Blvd, is the one on the Sunbiz record, in the county’s milestone list and in the Collier County Public Schools address service. Pelican Bay Boulevard is a public road, so there is no gate at the street; access is controlled at the building. Heron, the 40-residence boutique tower this page sets beside Coronado, stands at 5555 Heron Point Dr, Claridge at 7515 Pelican Bay Blvd is a neighboring tower on the boulevard, and Marbella at 7425 Pelican Bay Blvd is another tower on the same boulevard.

Not to Be Confused With Villa Coronado

Villa Coronado at Pelican Bay is a separate condominium of 14 residences beside the tower, with its own association (Sunbiz document N97000006352), its own declaration (Official Records Book 2486, Page 2603) and its own sales. It is not part of the Coronado tower, and a search for either name can return the other. The two share an entrance and driveway, a walkway to the preserve and a water main under recorded agreements, described in the Villa Coronado section below. Our Villa Coronado at Pelican Bay page covers the villas.

How the 99 Residences Are Numbered

The district’s address service numbers Coronado’s residences on levels 1 through 22 and skips a 13th level in the numbering. It lists one ground-floor residence, five residences on each of the levels 2 through 21 other than the skipped one, and three penthouse residences on level 22: 1 plus 95 plus 3, which is 99. The Declaration’s Exhibit D matches that count with five unit types (01 to 05) of 19 residences each, three penthouses and one ground-floor residence with its own landscaped terrace.

Orientation and Exposure

The documents describe exposure through the building’s own rules rather than a brochure. Section 9.11 of the 2023 Declaration requires electric shutters on west-facing openings and accordion or roll-down shutters on east-facing ones, which tells a buyer the building has both exposures and treats them differently. Orientation, view and floor are residence-level facts, and we confirm them on site for every residence we show or list.

Balconies, Terraces and Shutters

The Declaration makes terraces limited common elements, meaning the owner uses them but the association holds title, and Section 9.1 gives the association the structural parts of terraces and their railings. The 2023 text bars hot tubs, spas, saunas and tanning beds on terraces or inside residences (Section 9.14), and the 2000 recorded rules require balcony tile and floor coverings to be approved by the Board. Owners should read the exact text before any enclosure, screen or flooring project.

Parking, Garage Spaces and Storage

Section 14.3 of the 2023 Declaration gives each residence other than a penthouse one garage space and each penthouse two. Garage parking and storage lockers are limited common elements, and Section 14.4 lets owners exchange or transfer parking and storage use rights by a recorded Certificate of Transfer. The 2000 rules put the garage entry height limit at 6 feet 10 inches and keep bicycles to the bike storage areas, and Section 9.13 allows electric vehicle charging only next to the assigned space with Board approval.

A Day at Coronado

Section 11.14 of the 2023 Declaration lists services the association must provide: front desk coverage, a full-time manager and enough maintenance and cleaning staff, and it can end them only by amending the Declaration. The pool deck, social rooms and card rooms can be reserved (Section 14.6), the recorded rules describe a fitness center and two guest suites, and the Manager’s Apartment may also serve as guest suites. The 2000 rules limit moves and contractor work to Monday through Saturday, 8:00 a.m. to 5:00 p.m., through the service elevator.

Water Leak Sensors in Every Residence

Section 9.2.19 of the 2023 Declaration requires every owner to operate and maintain a water leak detection and prevention system that alerts both inside the residence and a location the association controls, such as the lobby front desk, or an app the association can reach at all times. Section 9.9 also requires an owner to shut off the main water line when the residence is empty overnight, and failing to do so creates a presumption of negligence. A buyer should ask for the system’s installation date and confirm the sensor is in service.

Coronado Inside Pelican Bay

Coronado is a unit-owner association inside the Pelican Bay Foundation, so owners hold two memberships: the condominium and the Foundation, under the 1979 Pelican Bay declaration recorded in Official Records Book 825, Page 1755, which Article 24 of the Coronado Declaration makes mandatory. The Foundation’s beaches, tram, racquets and fitness pages are described in the amenities section, and its fee layers are laid out in the fee sections below.

Who This Page Is For

This page is for owners deciding whether to sell, buyers deciding whether Coronado is the right tower and their advisers: lenders, insurers and relocation agents who want the documents cited rather than summarized. Every number carries its window and its n, and where the building’s own records are private we say so and never describe them.

Coronado at Pelican Bay Market Snapshot: What the Residences Actually Sell For

Coronado’s market is thin and seasonal. The first Southwest Florida MLS window with ten or more closings is 36 months: 13 closings at a median of $1,665,000, a range of $985,000 to $4,330,000 and a median of 92 days on market (n=13). The latest 12 months, a small sample of 4 sales, show a $1,737,500 median.

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

The tables and sentences below name the window and the number of sales (n) beside every figure. All 30 closings of the five years were marketed through the MLS, so none is an entry made after closing and every statistic below uses all of them. Because the 12-month, 24-month and 60-month counts are even, each of those medians is the mean of a middle pair, and the pair is named in the text.

Four Windows, One Building

The 36-month window leads because it is the first with ten or more closings. The 12-month and 24-month windows hold fewer than ten sales each, and the 60-month window is the longest record the MLS pull covers.

The 12-month median is the mean of the middle pair, $1,575,000 and $1,900,000, so it is $1,737,500, not a sale that happened. The 24-month median is the mean of $1,900,000 and $2,000,000, and the 60-month median is the mean of $1,800,000 and $1,800,250. The 12-month and 24-month windows show the same median days on market (152, the mean of the middle pair 132 and 172) because the two extra sales in the 24-month window, $2,000,000 and $4,330,000, took 112 and 273 days, one on each side of the middle pair. Medians per square foot are the median of each sale’s own price per square foot, never a ratio of totals.

The Last 12 Months: Four Sales

In the last 12 months we tracked all four Coronado closings in the Southwest Florida MLS (n=4, a small sample). They closed between February and September 2026 at $1,575,000, $2,400,000, $1,900,000 and $1,550,000, after 70, 172, 382 and 132 days on market. Three of the four closed within five weeks in February and March, and the fourth in September.

The four sales closed at 98.5, 92.3, 90.7 and 91.4 percent of final list, a median of 91.9 percent (n=4, the mean of the middle pair 91.4 and 92.3) and a mean of 93.2 percent. The median days on market of 152 is the mean of 132 and 172, and the mean is 189 days (756 days across 4 sales).

Coronado Sales, the Last 60 Months

Every one of the 30 Southwest Florida MLS closings from October 2021 to September 2026 is below, newest first. Streets only, no unit numbers. Beds and baths are as the MLS reports them, with half baths in parentheses.

Fast Sales and Slow Sales

Seven of the 30 sales (23 percent) went under contract within ten days of listing: 0, 1, 3, 4, 7, 7 and 9 days, all between January 2022 and October 2023. Five took 150 days or more: 172, 189, 273, 276 and 382 days, the longest in March 2026. The median across all 30 is 63 days (n=30) and the mean is 83.4 days (2,501 days across 30 sales), and the gap between those two numbers is the thin market in one line.

Asking Versus Closing

Of the 30 sales, 21 closed below final list, 6 at list and 3 above (n=30). The three above-list closings were in May 2022, July 2022 and October 2023, and all 12 sales since October 2023 closed below final list. The 60-month median sale to list is 94.2 percent (n=30) and the mean is 93.9 percent, while the 36-month median is 91.2 percent (n=13) and the last 12 months show 91.9 percent (n=4). The range runs from 80.3 to 105.3 percent.

What the Size Class Tells You, and What It Does Not

Coronado’s price tiers follow living area as the MLS reports it, which is wider than a single floor plan: the 30 sales report nine different living-area figures from 1,600 to 3,836 square feet. The table below groups them over 60 months. Treat every band under 10 sales as indicative, not a quote.

The 1,818 square foot class sold four times in the 60 months: $1,495,000 in October 2021, $1,175,000 in April 2023, $1,825,000 in June 2023 and $1,575,000 in February 2026 (n=4). That is a $650,000 spread for one living area, and it is why a seller prices from the exact residence and a buyer reads the condition and the date behind each sale.

Bedroom Labels in the MLS

The MLS labels residences by bedrooms and dens, and the labels do not map one-to-one to the sizes. Over 60 months the medians by label are below (n for each label shown).

The 2+Den label holds 16 of the 30 sales and is the only label with more than ten, so it carries the building’s median. The 3-bedroom, 3+Den and 4+Den labels are small samples, and the 4+Den label is the single $4,330,000 sale of April 2025.

The Same Floor Plan, a Different Year

Coronado’s median by calendar year of closing, from the same 30 sales, moved from $1,495,000 across 1 sale in 2021 (from October 29) to $2,000,000 across 7 in 2022, $1,722,500 across 10 in 2023, $1,530,000 across 6 in 2024, $3,165,000 across 2 in 2025 and $1,737,500 across 4 in 2026 to date (Southwest Florida MLS, calendar-year groupings, small samples in 2021, 2025 and 2026). The 2025 median is the mean of $2,000,000 and $4,330,000. Price moved with the cycle and with which residences happened to sell, not with the building.

Which Months Coronado Sells

Twenty of the 30 closings (67 percent) fall between January and May, none in August, November or December, and three of the last four closed in February and March. Coronado’s buyers are seasonal, so a residence listed in June for a July closing has fewer buyers than one listed in November for a winter closing.

Coronado Against the Prior 12 Months

The latest 12 months (October 8, 2025 to October 7, 2026) hold 4 closings. The 12 months before (October 8, 2024 to October 7, 2025) hold 2, the April 2025 sale at $4,330,000 and the July 2025 sale at $2,000,000 (n=2, a median of $3,165,000, the mean of the two). Turnover is low either way: 4 of 99 residences is 4.0 percent, and the 60-month average of 6 sales a year is 6.1 percent of the building a year.

Coronado Prices Since 1999: The County Record

The Collier County Property Appraiser’s recorded-sales file, through June 30, 2026, lists Department of Revenue qualified improved sales by year. The county records the deed consideration and the MLS records the reported closing price. Where they disagree on a sale, we publish the deed figure and name the MLS figure once with its pull date (October 7, 2026), and we never average them.

The 106 sales of 1999 are the developer’s first sales of the new residences, which is why the 1999 median of $515,000 describes new-construction pricing, not resales. The county counts are lower than the MLS counts in some years, 1 against 2 in 2025 and 3 against 4 in 2026, because the county file keeps only the sales it codes as qualified and records them with a lag.

What Is for Sale at Coronado Right Now

On October 7, 2026 the Southwest Florida MLS showed seven active Coronado listings, all on Pelican Bay Blvd, from $1,175,000 to $1,995,000.

The median active list price is $1,349,000, 22.4 percent below the 12-month sold median ($1,737,500, n=4) and 19.0 percent below the 36-month median ($1,665,000, n=13). The median active list price per square foot is $742 against $817 for the 12-month sold median (n=4), and the median days on market of the seven is 134, with four of the seven at 134 days or more. At the 12-month pace of 4 closings, seven active listings are 21.0 months of supply (7 divided by 0.33 sales a month), at the 36-month pace of 13 closings they are 19.4 months, and at the 60-month pace of 30 closings they are 14.0 months. The three 1,818 square foot listings, $1,175,000, $1,295,000 and $1,349,000, sit at the low end of the $1,175,000 to $1,825,000 range of the four sales of that size, and the single 1,601 square foot listing at $1,725,000 is the highest per square foot of the seven.

Our Read of the Coronado Market

Coronado is a thin, seasonal market where a handful of sales a year set the tone, and the active list is priced below what closed in the last 12 months but has been on the market a long time. A seller prices from the exact living area, readies the approval file first and plans for the winter buyer; a buyer reads the building’s rules, fees, lease minimum and approval step before the price, and negotiates from the closed record, not the asking prices. Both are answered below, section by section.

The History of Coronado at Pelican Bay: Recorded Instruments From 1996 to 2023

Coronado’s history is a recorded chain: the association was incorporated in December 1996, WCI Communities Limited Partnership recorded the original Declaration on January 15, 1999, the members restated it in 2005, amended it in 2009, 2012 and 2020, and adopted the current Second Amended and Restated Declaration in 2023, recorded as Official Records Book 6229, Page 2216.

1996 and 1997: The Association and the Foundation Restrictions

The Coronado at Pelican Bay Condominium Association, Inc. was filed with the Florida Division of Corporations on December 9, 1996 (Sunbiz document N96000006304), about two years before the building’s January 1999 certificate of occupancy date on Collier County’s milestone list. In September 1997 WCI Communities Limited Partnership recorded a Declaration of Restrictions for the Coronado parcel (Official Records Book 2344, Page 3127) that assigned one Pelican Bay property unit to each dwelling, 99 in all, under the community’s general protective covenants.

1999: The Declaration of Condominium

The Declaration of Condominium recorded January 15, 1999 (Official Records Book 2502, Page 2763, 101 pages) says the developer “has or will construct a total of 99 single family residential units,” and it carries the first set of rules as Exhibit D and the land description as Exhibit E.

The Land: Parcel C of Pelican Bay Unit Fifteen

The 2023 Declaration describes the condominium land as part of Parcel C of Pelican Bay Unit Fifteen (Plat Book 18, Pages 5 to 13), about 4.131 acres, plus an entrance commons parcel of 8,201.30 square feet, and it places the condominium plat in Condominium Plat Book 46, Page 93. The original Declaration’s Exhibit E also describes non-exclusive easements for ingress and egress, utilities, a walkway to the boardwalk and a fountain pump, and Section 25 reserves cross-use easements with Marbella and Villa Coronado, which is why the building shares an entrance and a boardwalk path with its neighbors.

1999: Developer Amendments and the Walkway Easements

In February 1999 the developer substituted pages of the As Built plot plan (Official Records Book 2510, Page 749) and then recorded a Second Amendment (Official Records Book 2513, Page 1193) that replaced Exhibit B with the As Built plot plan and added the surveyor’s certificate, tying the building to Condominium Plat Book 46, Pages 93 to 99. On March 29, 1999 it recorded an amendment submitting a non-exclusive boardwalk walkway easement to the condominium (Official Records Book 2528, Page 713) and two grants of that easement: the developer of the Marbella tower granted the northerly half (Official Records Book 2528, Page 715) and the developer of Coronado granted the southerly half (Official Records Book 2528, Page 721). Both grants run to the owners and associations of Coronado, Marbella and Villa Coronado, on the condition that each bears a share of the walkway’s upkeep.

The 2000 Rules and the Rental Policy

On May 11, 2000 the association recorded its Amended and Restated Rules and Regulations (Official Records Book 2674, Page 2627), adopted by the Board in February and March 2000. They add a rental policy: a residence may be rented only once a year, for three consecutive months or longer, with no subletting. The 2023 Declaration later wrote those two limits into Article 16.

2001: The Water and Sewer Sharing Agreement With Villa Coronado

On January 18, 2001 the association recorded an Agreement for Sharing Utility Expenses with Villa Coronado at Pelican Bay Condominium Association (Official Records Book 2766, Page 2370), signed in December 2000. The tower owns the master water meter and pays the county, then bills Villa Coronado for what two sub-meters record, and shared main costs follow a 14 to 99 split. The agreement is explained in the Villa Coronado section below.

2002: The Utility Easements Agreement

On February 22, 2002 the association recorded a Utility Easements Agreement (Official Records Book 2986, Page 2461) in which WCI Communities, Inc. assigned to the association its reserved rights under Section 24 of the Villa Coronado declaration and granted the association non-exclusive, perpetual utility easements over four parcels. The grant says the association has no duty to build or maintain utilities in those areas and may release them when it no longer needs them, and that it is a private easement, not a public one.

2005: The First Amended and Restated Declaration

The members adopted the First Amended and Restated Declaration at the annual members’ meeting on March 16, 2005, and the association recorded it on August 15, 2005 as Official Records Book 3868, Page 348 (111 pages), together with amended and restated Articles, Bylaws and Rules and Regulations. The association filed amended and restated Articles of Incorporation with the state on August 1, 2005. The recorded package carries the Rules and Regulations as revised March 16, 2005, the last full set of Coronado rules we found recorded. They keep the 90-day minimum lease, bar subletting, keep the pet limits of 2000 (one dog no more than 15 inches tall at the shoulder, or two cats and no more than two birds, with no pets for tenants or guests), set pool and spa hours of dawn to 9 p.m., and describe two guest suites, a social room and west terrace that owners reserve, a sauna and exercise rooms, and a security desk where residents sign in and out. The 2023 bylaws date the Primary Occupant designation for entity and trust owners from August 15, 2005, the date the first restatement carries.

2009 and 2012: Insurance and the Water Leak Amendments

The August 2009 amendment (Official Records Book 4483, Page 2777) added Section 12.8, which required each owner to carry hazard insurance on the residence, liability coverage of at least $300,000 and loss assessment coverage of at least $2,000, and amended Article 17. Two 2012 amendments dealt with water: the March 2012 amendment (Official Records Book 4779, Page 2938) let the association install leak sensors with shut-off in each residence as a common expense, and the October 2012 amendment (Official Records Book 4845, Page 1515) changed that to a requirement that each owner install and maintain a leak detection system at the owner’s expense.

2011 and 2014: Opting Out of the Statute, Then Back In

On March 24, 2011 a majority of the voting interests voted to opt out of a section of Florida’s condominium statute that allocates the cost of certain repairs when insurance does not pay, and to keep the allocation in Articles 12 and 13 of the 2005 restatement instead. The association recorded notice on April 21, 2011 (Official Records Book 4674, Page 558). On May 6, 2014 a majority of the voting interests reversed that vote, and the association recorded the reversal (Official Records Book 5037, Page 1581), which states the 2011 certificate is null and void.

2020: Exterior Walls and Kitchen Vent Covers

The April 2020 amendment (Official Records Book 5750, Page 2245) changed Article 9. It restated Section 9.1.8 so the association maintains the exterior building walls, including painting, waterproofing and caulking, and the dummy kitchen vent covers it installed to keep the exterior uniform, and it restated Section 9.2 so the Board may require owners to replace items such as water heaters, washing machine hoses and ice-maker lines on a schedule.

2023: The Second Amended and Restated Declaration

The members adopted the Second Amended and Restated Declaration at a special members’ meeting on February 16, 2023, and the association recorded it on March 28, 2023 as Official Records Book 6229, Page 2216, 110 pages, with the Articles, Bylaws and Exhibit D share table. The association filed an amendment to its Articles with the state on March 29, 2023. This is the operative document, and the section numbers cited on this page are its own.

What the Chain Tells a Buyer

Three patterns run through the instruments. The owners have repeatedly moved toward more owner responsibility for water, insurance and interior systems, they have kept Board approval of sales since the original 1999 Declaration and tightened leasing from a 30-day minimum and up to four leases a year in 1999 to one lease a year of three months or longer in 2000, and every amendment passed by a recorded owner vote. A buyer’s attorney should read the 2023 restatement first and the earlier instruments only where the restatement points to them.

The Recorded Instrument Chain at a Glance

Every instrument below opens in the Collier County Clerk’s records viewer. We cite them by Official Records book and page, and we do not print unit-level instruments.

Ready to Sell or Buy at Coronado? 99 Residences in Pelican Bay, 30 Sales in Five Years

Coronado is one tower of 99 residences in Pelican Bay with 30 Southwest Florida MLS closings in five years, and the Board’s approval under Article 17 shapes every one of them. If you own here, get a free Coronado home valuation or call Jesse direct at (239) 898-6072. If you want to buy, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

The Coronado Residences: Five Repeating Sizes, Three Single Large Residences and Five Declared Unit Types

Coronado’s 99 residences come in five repeating roll sizes, 1,600, 1,820, 2,000, 2,010 and 2,240 square feet, plus three single residences at 2,800, 3,150 and 3,800, for 195,480 square feet in all and a median of 2,000. Exhibit D of the 2023 Declaration groups them into five unit types, a ground-floor residence and three penthouses.

What the County Roll Shows

The Collier County Property Appraiser, 2026 tax roll lists 99 condominium parcels, all built in 1999, with a mean heated area of about 1,975 square feet and a median of 2,000. Five sizes hold 96 of the 99 residences, and the three largest residences are one-of-a-kind, which is why a Coronado buyer compares like with like easily in the middle of the building and almost never at the top.

Exhibit D: Five Unit Types, a Ground-Floor Residence and Three Penthouses

Exhibit D of the 2023 Declaration says the percentages of the common elements were calculated on the square footage of each unit type in uniform relation to the total square footage, and that unit types 01 through 05 are the last two digits of the unit identification numbers on the plot plan. That is the building’s stack: five residences on each of the levels 2 through 21 (skipping 13), one type per column. The shares add up to 100 percent.

The table gives the group total for types 01 through 03 and divides it by 19 for the average, because the Declaration lists a per-residence figure only for types 04 and 05. We do not map the type numbers to the roll’s square footage, because no document we read maps them.

Voting Interests: One Vote per Residence

Article 6 of the 2023 Declaration sets each residence’s voting right at one ninety-ninth, one voting interest per residence, so the unequal shares in the table decide what an owner pays and owns, not how much the owner votes. A buyer of a penthouse carries a larger share of every common expense than a buyer of a type 04 residence and the same single vote.

Inside the Residence: Where the Unit Ends

Sections 8.1 and 8.2 draw the unit’s upper boundary at the underside of the finished, undecorated ceiling, its lower boundary at the upper side of the finished, undecorated floor surface, and its perimeter at the finished interior surfaces of the perimeter walls and at the interior planes of the windows, doors and other openings. Everything inside those planes, from fixtures to appliances to the air conditioning, is the owner’s to maintain under Section 9.2, while the building’s structure, exterior walls and common systems are the association’s under Section 9.1.

Terraces and the Ground-Floor Landscaped Area

Section 8.4.4 lists the limited common elements: garage parking spaces, storage lockers, screened terraces, open terraces, mechanical rooms serving a single residence and the defined landscaped area around the ground-floor residence’s terrace, which the association maintains under Section 9.1.1. The owner of a terrace maintains its floor coverings, enclosures, screens and fixtures, and the association maintains the terrace railings and the structure.

Floors Above the First: Carpet Unless the Board Approves

Section 9.4 requires every residence above the first floor to keep wall-to-wall carpeting except in kitchens, bathrooms, terraces, foyers and utility or laundry rooms, and it allows hard flooring elsewhere only with the Board’s prior written approval of the product and its sound proofing. Any flooring replacement, even carpet to carpet, needs Board approval, so a buyer who plans wood or tile should ask for the approval history of the residence’s floors.

Storage Lockers and Parking

Each residence has one garage space (two for each penthouse) under Section 14.3, and the garage spaces and storage lockers are limited common elements that pass with the residence. Section 14.4 lets owners exchange or transfer use rights by a recorded Certificate of Transfer, so the paperwork a buyer receives should match the association’s records of who holds which space.

Bedroom Labels Versus the Floor Plan

Listings describe the same floor plan in different ways: the 1,818 square foot residences appear as 2 plus den in every one of their sales, the 2,041 square foot residences appear as 2 plus den (with two or three baths) and as 3 beds, and the 2,240 square foot residences appear as 3 beds. A buyer should compare measured area, the plan and the type, not the label, and ask for the plan of the specific residence.

MLS Living Areas Versus the Roll

The MLS reports nine different living areas for Coronado’s 30 sales: 1,600, 1,601, 1,818, 2,000, 2,018, 2,041, 2,240, 3,150 and 3,836 square feet. The roll’s sizes are 1,600, 1,820, 2,000, 2,010, 2,240, 2,800, 3,150 and 3,800, so 1,818 sits beside 1,820, 2,018 and 2,041 sit beside 2,010 and 3,836 sits beside 3,800. The MLS area is as reported at listing, so we price from the roll’s heated area where the two differ and flag the difference to the buyer’s appraiser.

What Amenities Come With a Coronado at Pelican Bay Residence?

A Coronado residence carries three amenity layers: the building’s own pool and spa deck, social room, card rooms, exercise room, sauna and guest suites; the Pelican Bay Foundation’s card-access Gulf beaches, tram, restaurants, racquets and fitness center, funded by the Foundation assessment; and the separate, optional Club Pelican Bay golf membership.

In the Building

The recorded documents describe the building’s own amenities more than any brochure does. Section 14.6 of the 2023 Declaration names the pool deck, social rooms and card rooms as common facilities owners may reserve for their guests, and the Rules recorded with the 2005 restatement add a pool and spa open from dawn to 9 p.m., a social room and west terrace that owners reserve for private parties of up to 60 persons, a sauna and exercise rooms, two guest suites and a security desk. Recorded work since then, a social room remodel in 2013 and pool and spa resurfacing in 2021, shows the association has kept those spaces current.

The Guest Suites

The 2005 Rules limit a guest suite stay to seven days, limit one owner to two consecutive uses and three uses a year unless demand allows more, and require the host owner to be in residence. Section 14.6 of the 2023 Declaration adds that the Manager’s Apartment may also serve as guest suites, so the number of suites can be the Board’s decision, and a buyer who wants guest space should ask the office what is available and at what fee.

Technology and Safety

Section 9.2.19 requires every residence to carry a water leak detection and prevention system that alerts both inside the residence and at a location the association controls, such as the front desk, and the recorded work includes fire alarm device replacements in 2019 and an emergency panel upgrade for the social room in 2020. The 2005 Rules describe a security desk where residents sign in and out for overnight absences, and Section 11.14 of the 2023 Declaration requires front desk coverage and a full-time manager.

The Foundation Tier: Beaches and Membership

Membership in the Pelican Bay Foundation is mandatory and attaches to the residence, which Article 24 of the 2023 Declaration says in terms. The Foundation’s beaches page describes nearly three miles of white sand beach open daily from 9 a.m. to sunset, with beach attendants, showers, restrooms and beach fitness classes, and the Foundation’s own restaurants, Marker 36 at North Beach and Sandbar at South Beach, sit on the sand.

The Tram and the Boardwalk Easement

The Foundation’s tram page describes an open-air electric tram with eight stations along a raised berm that connect to boardwalks through the mangroves, with more than 900,000 trips a year. Section 7.4.5 of the Coronado Declaration reserves a non-exclusive easement over the preserve behind the building for a walkway from the building to the tram path and boardwalk, so Coronado owners reach the beach by a recorded right, not by courtesy.

Racquets and Fitness

The Foundation’s racquets program offers 18 Har-Tru tennis courts at two locations, plus a racquets center in the adjacent Pelican Bay Community Park with 8 Har-Tru courts and 20 outdoor pickleball courts, of which three tennis courts and 10 pickleball courts are designated for Pelican Bay members and their guests. The Foundation’s fitness center offers cardio and strength equipment, group classes indoors and on the beach, and a wellness studio. These are Foundation amenities funded by the Foundation assessment, so a Coronado owner pays for them whether or not the owner uses them.

The Realtor Guest Card

The Foundation issues a Realtor Guest Card so a licensed agent can bring a buyer onto the beaches and Foundation facilities on a showing day, with the agent accompanying. We use it to show Coronado buyers what the Foundation tier looks like before they decide.

Club Pelican Bay Golf Is a Separate Membership

Club Pelican Bay is a private, member-owned club opened in 1980 with 27 holes on three nine-hole courses, the Club, Pelican and Bay nines, and a clubhouse completed in 2017. Membership is optional and is not part of the Foundation assessment or the Coronado condominium assessment, so a Coronado buyer who does not golf pays nothing to the club.

What Coronado Owners Do Not Get

Coronado owners do not get a private yard, a private dock, hot tubs or saunas of their own (Section 9.14 bars them on terraces and inside residences) or a golf membership paid for by their assessment. A buyer who wants a yard or a larger pet allowance should look at Pelican Bay’s single-family streets or at a different tower.

What Are the HOA and Condo Fees at Coronado at Pelican Bay?

Coronado’s condominium assessment is set by the association’s annual budget, and no public record we found publishes a dues figure, so this page states none. The record does show the structure: Bylaws Article 7 on budgets and reserves, a Foundation assessment of $3,435 for FY2027 billed to the association, and a $15,000 resale capital assessment.

Why This Page States No Dues Figure

The association’s budget and any residence’s current assessment are not in the public records we read, which were the Clerk’s Official Records, the Foundation’s published documents and the county’s records, and Coronado has no public association website we could find. A dues figure printed from a listing or a portal would be unsourced, so we give the sources that do exist and tell buyers to request the association’s budget and estoppel certificate before an offer.

How the Assessment Is Set

The fiscal year is the calendar year, and the Board adopts the annual budget at least 14 days before the year ends (Bylaws Section 7.1), after mailing the proposed budget to every member at least 14 days before the Board meeting that adopts it (Section 7.2). Exhibit D of the Declaration sets each residence’s share of the common expenses, the same percentages as its share of the common elements, and Section 7.3 lets the Board bill monthly or quarterly.

What the Budget May Include

Section 7.1 of the Bylaws says the proposed budget may include security, in-house communications, directors and officers insurance, transportation services, communication services, recreational services and amenities, and interior pest control, all declared to be common expenses. Which of those Coronado actually funds is a budget question, answered in the association’s budget and estoppel certificate, not on this page.

Reserves and the Law That Now Governs Them

Bylaws Section 7.1 says the budget includes reserves under the Act and allows owners to waive or reduce them by a majority vote, but Florida Statute 718.112(2)(g) now requires condominium buildings of three or more habitable stories to complete a structural integrity reserve study and fund those reserves, and where a bylaw and the statute conflict, the statute controls. We do not describe Coronado’s own reserve study because it is not a public document; ask for it.

The 115 Percent Rule

If an adopted budget raises assessments above 115 percent of the prior year’s, owners holding at least 10 percent of the voting interests can demand a special meeting within 21 days of adoption, and a majority of all voting interests can enact a substitute budget (Bylaws Section 7.1). The computation excludes reserves, expenses that do not recur annually and betterments, so the rule is a check on operating increases and not a cap.

Special Assessments

Bylaws Section 7.4 lets the Board levy special assessments for expenses that were not budgeted or arise from unforeseen or non-recurring circumstances, on notice of the Board meeting, with the money used only for the purpose stated in the notice and any excess treated as common surplus. Section 9.8 of the Declaration separately requires approval by two-thirds of the voting interests present and voting for a material alteration or substantial addition that costs more than 10 percent of the year’s budget including reserves. A buyer should ask whether an assessment is levied or pending.

Late Payment, Liens and the Approval Hold

Section 7.9 charges no interest on an assessment paid within 10 days of its due date, then interest at the highest lawful rate and a late fee of the greater of $25 or 5 percent of the installment. Section 7.10 lets the association withhold approval of a sale, lease or other transfer until past-due assessments, interest, late fees and costs are paid, so a seller with an open balance has a closing problem as well as a money problem.

Fines, Suspensions and Hearings

Bylaws Section 4.15 allows fines up to the lawful maximum, currently $100 per violation and $1,000 in the aggregate, and suspension of the right to use common facilities, after notice of at least 14 days and a hearing before a committee of owners who are not officers, directors or employees. If the committee does not approve the fine or suspension, it cannot be imposed.

Bids, Contracts and Who Decides

Bylaws Section 4.14 requires competitive bids for any contract above 5 percent of the gross budget including reserves, with stated exceptions, and the Board need not take the lowest bid. The Board is five directors on staggered terms (Section 3.1 of the Bylaws), so an owner who wants a different budget runs for the Board or petitions under the Bylaws.

What the Fee Stack Pays For

At a high-rise like Coronado the condominium assessment pays for the common elements, the insurance, the front desk and manager the Declaration requires (Section 11.14), the pool and garage, the exterior maintenance the Declaration assigns to the association (Section 9.1) and the reserves the statute requires. The association’s budget answers what each residence pays, and we ask for it in every Coronado listing and every offer.

Coronado at Pelican Bay’s Layered Fees: Condominium, Foundation, Services Division and Resale

Coronado owners pay five layers: the association’s condominium assessment, the Pelican Bay Foundation assessment of $3,435 for FY2027 that the Foundation bills to the association, the Pelican Bay Services Division line on the tax bill at $1,250.00 for FY2027, a one-time $15,000 resale capital assessment paid by the buyer, and the estoppel fees that come with a sale.

Layer 1: The Coronado Condominium Assessment

The association bills the assessment under its budget, Article 10 of the Declaration and Article 7 of the Bylaws, in the shares Exhibit D sets for each residence. No public record we read states the figure, so the number for a residence comes from its estoppel certificate and the association’s current budget, which a buyer should request before making an offer.

Layer 2: The Pelican Bay Foundation Assessment

The Foundation’s FY2027 estoppel certificate (form version 08/31/2026) lists the annual assessment at $3,435 and $858.75 a quarter, built from an operating assessment of $2,180, a replacement reserve of $497 and a bulk media agreement of $758. The same form says that billing happens in the fourth quarter of each year and that, when the unit is a condominium, the billing is paid by the condominium association, so the association pays the Foundation, and how that cost appears in a Coronado owner’s own assessment is a question for the association’s budget.

Layer 3: The Pelican Bay Services Division Line

The Pelican Bay Services Division is a Collier County unit that handles water management, street lighting, beautification and other services for Pelican Bay. The county’s Services Division page lists the FY2027 assessment at $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. The amount for a Coronado residence is the line on its own tax bill.

Layer 4: The One-Time Resale Capital Assessment

The Foundation’s FY2027 estoppel certificate lists a resale fee of $15,000 as a buyer cost due at closing, by a separate check, and says it applies if a deed or other instrument transferring title is recorded in the Official Records of Collier County on or after October 1, 2026. On the 36-month median sale price of $1,665,000 (n=13) it is 0.9 percent of the price ($15,000 divided by $1,665,000). The Foundation’s realtor page says the assessment rises 3.5 percent a year beginning October 1, 2027.

Which Date Sets the Amount

The Foundation’s realtor page says only the date the deed is recorded in the Official Records decides whether the current or the new assessment applies, and that the contract date, the agreement date and the closing documents do not. A closing that slips across an October 1 therefore changes the buyer’s cost, and we calendar the recording date, not the closing date.

The One-Time Exemption for Current Owners Moving Within Pelican Bay

The estoppel says the Foundation offers a one-time resale capital assessment exemption for current property owners who are moving from one property to another, that a member who used it before is not eligible, and that an approved buyer pays a $1,000 processing fee with a copy of the deed. Section 7.04 of the Foundation Bylaws also lists exemptions for certain transfers by gift, inheritance or into trust. A buyer who thinks one applies should contact the Foundation before the contract’s inspection period ends, because requirements and deadlines apply.

Layer 5: Estoppel Certificates and the Statutory Caps

Florida Statute 718.116(8) caps what a condominium association may charge for an estoppel certificate: the statute’s base figures are $250, with $100 more to rush it and $150 more if the account is delinquent, and as we read the state’s current adjusted caps they are $299, $119 and $179. Section 17.5 of the Declaration lets the Board charge a transfer fee up to the lawful maximum and sets a separate estoppel fee by Board resolution. The Foundation’s own estoppel carries a $250 processing fee and an optional $100 expedite with a three-business-day turnaround, both seller costs at closing.

The Foundation ID Card Fee

The Foundation’s estoppel lists a $500 seller fee at closing if the seller does not return all Foundation ID cards. A seller should collect the cards from the residence, from tenants and from family members before the closing date.

Who Approves a Sale, and Who Does Not

The Foundation’s estoppel states that the Foundation does not require approval for transfer of a unit, that approval may be required by the condominium sub-association, and that the Foundation holds no right of first refusal. For Coronado, the sub-association approval is Article 17 of the 2023 Declaration, described in the sale approval section below.

What a Seller Pays at Closing

In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100 of price (Florida Statute 201.02), which is $11,655 on a $1,665,000 sale and $12,600 on a $1,800,000 sale, plus the condominium estoppel certificate fee, the Foundation’s $250 estoppel fee and the municipal lien search. The buyer customarily selects the closing agent and pays the owner’s title policy in Collier County, and the contract controls.

What a Buyer Pays at Closing

A Coronado buyer plans for the Foundation’s $15,000 resale capital assessment (or the $1,000 processing fee for a buyer with an approved exemption), the association’s transfer fee, the lender’s title policy if financing, recording fees, and in Collier County customarily the owner’s title policy. As an estimate only, the promulgated premium on a $1,665,000 owner’s policy is $6,738 ($575 on the first $100,000 at $5.75 per $1,000, $4,500 on the next $900,000 at $5.00 per $1,000, and $1,663 on the last $665,000 at $2.50 per $1,000), under Florida Administrative Code Rule 69O-186.003.

Collier County Taxes

Coronado residences are taxed on the Property Appraiser’s assessed value, and a buyer’s first bill after a sale reflects the sale price, not the seller’s capped value, so a new owner’s tax can be well above the seller’s. The Collier County Tax Collector’s tax search shows the bill for any residence.

What the Stack Looks Like for a Buyer

At Coronado a buyer plans for the condominium assessment (figure from the budget), the Foundation’s $3,435 a year inside it, the Services Division line of $1,250.00 on the tax bill, property tax, homeowner’s insurance with leakage, wind-driven rain and loss assessment endorsements, and a one-time $15,000 to the Foundation at closing.

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

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

The Coronado at Pelican Bay Declaration, Bylaws and Rules, Section by Section

Coronado’s governing document is the 2023 Second Amended and Restated Declaration of Condominium, with its Articles, Bylaws and Exhibit D (Official Records Book 6229, Page 2216, 110 pages). It sets who may buy, lease and keep pets, how the Board is elected and what an owner must maintain, and its section numbers are cited throughout this page.

The Documents a Coronado Owner Lives Under

A Coronado owner is bound by four layers of paper: the 2023 Declaration, Articles and Bylaws, the Board’s Rules and Regulations (which Section 14.7 says may be amended without recording), the Pelican Bay Foundation’s covenants and bylaws, and Florida’s condominium statutes. Where a rule conflicts with the statute, the statute controls, and a buyer’s attorney reads them in that order. The Declaration puts itself first among the Coronado documents, then the Articles, the Bylaws and the Rules.

Use of the Residence (Article 14)

Section 14.1 limits a residence to single-family use, with no more than five persons permanently in a two-bedroom residence and seven in a three-bedroom one, bars business use, and allows a home office that brings no customers, signs or storage. No person may occupy a residence overnight for more than 30 days in a calendar year unless the Board approves, and Section 14.2 bars nuisances and requires the property to be kept neat and orderly.

Guests (Article 15)

Section 15.2 allows related or unrelated overnight guests while the owner is in residence, with no more than six persons sleeping overnight in a two-bedroom residence and a higher cap in a three-bedroom one. Under Section 15.4, an owner who is away may host unrelated guests on two occasions a year of up to 14 days each, no more than one in any 30-day period, and may host related guests (spouse, parent, grandparent, child, grandchild or sibling) with 10 days’ notice to the association. Tenants may not have overnight guests when they are not in residence (Section 15.4).

Owner Maintenance in Article 9

Article 9 divides the work between the association and the owner, and it is the document a buyer’s inspector should have in hand. The table below lists the sections we read.

Alterations and Remodeling Windows

Section 9.5 lets the Board condition approval on uniform appearance, a licensed and insured contractor, working hours and days, time limits and prohibitions on major renovations during certain times of year. The 2005 Rules recorded with the first restatement required a $500 deposit for a move in or out, and a buyer who plans a renovation should request the current contractor rules and approval forms before closing.

Shutters and Hurricane Protection

Section 9.11 requires electric hurricane shutters on terraces and balconies that face west and folding accordion or roll-down shutters on those that face east, all to the Board’s specifications and with prior Board approval. The owner maintains the shutters under Sections 9.2.8 and 9.3, and a buyer should ask which shutter model the residence has and the date of the approval.

Electric Vehicle Charging and Installations

Section 9.13 lets the Board approve electric vehicle charging stations and sets the conditions, and recorded notices of commencement from 2019 and 2022 show the association wiring for and replacing car charging panels. Section 9.14 bars hot tubs, spas, saunas, tanning beds and similar apparatus on terraces or inside residences.

Selling: The Article 17 Approval Process

A Coronado sale needs the Board’s prior written approval under Article 17. The steps, in order:

1. The owner gives the Board notice of the intended sale with the name and address of the buyer, an executed copy of the contract and its exhibits and the other information the Board reasonably requires (Section 17.3.1.1). The Board may require a credit history, residency or employment verification, personal references and a personal interview.
2. The Board must approve or disapprove within 30 days after it receives the notice and the information, including any interview it requests (Section 17.3.2.1). Review may be delegated, but a disapproval needs a majority of the Board (Section 17.2.1).
3. If the Board disapproves without good cause, the association must within 30 days deliver an agreement to buy the residence itself or through an approved purchaser, at the contract price or at fair market value set by two appraisers, in cash, closing within 30 days (or 10 days after the price is set). If it fails to, the sale is deemed approved and the association must furnish a certificate of approval (Section 17.4.1).
4. If the Board disapproves for good cause, it has no duty to buy or to find another purchaser, and the transaction does not close (Section 17.4.3).
5. A transfer to a mortgagee, a tax deed sale, a judicial sale or a governmental levy is excepted, though the next owner is approved (Section 17.6), and an unapproved sale, lease or transfer is void unless later approved (Section 17.7).

Florida and federal fair housing law apply to any approval decision.

The Grounds for Disapproval

Section 17.4.3 lists the grounds on which the Board may deem good cause: an intended use inconsistent with the documents, a record of financial irresponsibility, a history of disruptive behavior, a failure to provide the information, fees or appearance required, material misstatements, and unpaid assessments unless the closing proceeds will pay them. The Declaration also sets occupant-eligibility conditions, which we do not summarize here; read them in the recorded document, and the Board must act within the grounds it lists.

What Article 17 Does Not Say

Article 17 contains no days-before-closing deadline for notice of a sale (a gift needs 30 days’ notice before the closing or transfer date, Section 17.2.2), no loan-to-value limit and no statement that silence approves a sale. Because the Board must decide within 30 days of a complete package, we deliver the package in the first week of the contract and put the Board’s date on the closing calendar.

Entities, Trusts and the Primary Occupant

If the buyer is a corporation, partnership, trust, limited liability company or more than one person who are not spouses, approval of ownership is conditioned on approval of one natural person as the Primary Occupant (Sections 17.1.3 and 17.3.3), so that the residence is not used as a timeshare, a fractional ownership or guest housing for a business. Approval may not be denied to a person who receives occupancy rights from a trust whose grantor is an owner and who is the owner’s lawful spouse or a relative by blood or adoption (Section 17.2.5).

The Transfer Fee and the Estoppel Fee

Section 17.5 lets the association charge a processing fee for approving a transfer, up to the lawful maximum per transaction, and a reasonable estoppel certificate fee set by written Board resolution. Florida Statute 718.116(8) caps the estoppel fee, as the fees section above explains.

Amendments (Article 18)

A proposal can come from the President, the Directors or 25 percent of the voting interests (Section 18.1). Adoption needs at least 67 percent of the voting interests present and voting at a meeting with a quorum, or the written agreement of 67 percent of all voting interests (Section 18.4), and the amendment takes effect when recorded (Section 18.5). No amendment can change a residence’s share of the common elements or increase its share of the common expenses without that owner’s and its mortgagee’s joinder (Section 18.7).

Termination (Article 19)

Section 19.1 allows a plan of termination for economic waste or impossibility with 75 percent of all voting interests, and Article 19 sets the other routes and the protections for mortgagees. Termination is rare, but a buyer financing a purchase should know the threshold exists.

The Board and Elections (Bylaws)

The Board is five directors on staggered two-year terms (Bylaws Section 3.1), an election needs ballots from at least 20 percent of the voting interests to be valid, and amending the Bylaws needs two-thirds of the voting interests present and voting (Bylaws Section 9.4). Owners who want to change a rule run for the Board or petition under the Declaration and the Bylaws.

Insurance at Coronado at Pelican Bay: The Master Policy, the Deductible and Your Own Policy

Coronado’s association insures the building for replacement value under Article 12 of the 2023 Declaration, with an independent appraisal at least every 36 months and flood coverage on a best-efforts basis, while each owner insures the interior improvements, contents and the owner’s own liability. Deductible shortfalls fall on all owners by their share of the common elements.

What the Association Insures (Section 12.2)

Section 12.2.1 requires fire, wind, general property and extended coverage on the insurable improvements for replacement value, including coverage for changes in building codes unless the Board finds it not reasonably available, less a commercially reasonable deductible the Board sets. The association also carries public liability, a fidelity bond for people who handle its money, workers’ compensation and other coverage the Board finds necessary, including directors and officers liability (Sections 12.2.3 to 12.2.6).

Flood Coverage Is a Best-Efforts Duty

Section 12.2.2 says the association uses its best efforts to obtain adequate flood insurance for replacement value, and it fulfills that duty if it buys flood insurance up to the limits available through the National Flood Insurance Program or any similar federal program, or private carriers, at premiums generally commensurate with comparable local condominiums. Because FEMA maps Coronado in Zone AE, a buyer should ask what limit the master flood policy carries today.

Who Pays the Deductible

Section 12.3 lets the Board set the deductible at a duly noticed meeting, and Section 12.5.2.2 says that when a covered loss leaves a shortfall, including one caused by the deductible, the shortfall is first applied to common element damage and is apportioned to all owners in proportion to their share of the common elements, not applied first to residence damage. Exhibit D shares therefore decide a Coronado owner’s part of a deductible bill, and loss assessment coverage on the owner’s policy is the line that answers it.

What the Owner Insures

Section 12.2.1 makes each owner responsible for insuring alterations, modifications and additions the owner or a predecessor made, except where the master policy covers them. Section 9.9 goes further: it says a claim by an owner against the association or another owner is reduced by what the owner’s own insurance, obtained to local standards, would have paid, and it names windstorms, hurricanes, floods, rainstorms, bursting pipes, seepage, leakage, and mold as the risks owners and the association are meant to insure.

The Owner Policy to Price

A Coronado owner’s policy, called an HO-6, should address contents, interior improvements, personal liability, leakage and seepage, wind-driven rain and loss assessment. The 2023 Declaration sets no dollar minimums we could read, so a buyer asks an agent for quotes on the specific residence and tells the lender what the policy carries.

The 2009 Amendment, History Only

The August 2009 amendment (Official Records Book 4483, Page 2777) added a Section 12.8 that required owner hazard insurance on the residence, liability coverage of at least $300,000 and loss assessment coverage of at least $2,000. The 2023 restatement replaced the Declaration that amendment changed, so we cite it as history and not as a current minimum.

The 2011 Vote and the 2014 Reversal

On March 24, 2011 a majority of the voting interests voted to opt out of the statute’s rule on who bears the cost of certain repairs when insurance does not pay, as Florida Statute 718.111(11)(j) allowed, and the association recorded the notice on April 21, 2011. On May 6, 2014 a majority voted to reverse that decision, and the reversal states the 2011 certificate is null and void. The pair shows the owners changed the allocation by vote and then reversed it, so the statute’s default is the starting point for a buyer reading the Declaration.

Wind Mitigation and the Insurance Quote

Florida’s wind mitigation resources, published by the Office of Insurance Regulation, explain the inspection that earns credits on a homeowner’s policy. A buyer should ask the association for the building’s installation dates for roofing, windows and shutters, and the 2018 and 2020 roof and exterior restoration notices in the permits section give the recorded starting points.

Questions to Ask Before You Bind a Policy

Ask the association for the master policy’s carrier, limits, wind and flood deductibles and expiration, the date of the last replacement-value appraisal, whether any assessment is levied or pending, and whether the master policy covers any of the residence’s interior items. Then ask your agent whether the owner policy includes loss assessment for a deductible bill.

Is Coronado at Pelican Bay a 55+ Community?

Coronado at Pelican Bay is not a 55+ community. The 2023 Declaration states no age restriction on ownership or occupancy, and Section 14.1 limits occupancy by household size, with no more than five persons permanently in a two-bedroom residence and seven in a three-bedroom one. Pelican Bay itself is a mixed-age master-planned community.

What the Declaration Says About Occupancy

Section 14.1 is the occupancy rule: single-family use, the person limits above, no business use beyond a home office and no overnight occupancy by any person for more than 30 days in a calendar year unless the Board approves. The Declaration contains no age qualification for owners, tenants or guests, and a buyer who needs an age-qualified community should read the covenants of any community that advertises one.

Where the Age Question Does Come Up

The only age figures we found are in the 2005 Rules, which require children under 12 to be accompanied by an adult at the pool and spa, children under 16 to be supervised in the exercise room and sauna, and anyone under 18 in a guest suite to be with a responsible adult. Those are safety rules for facilities, not an age restriction on owning or living in a residence, and Florida and federal fair housing law govern how the Board applies its approval grounds.

Can You Rent Out a Coronado at Pelican Bay Condo?

Coronado allows a lease of at least 90 consecutive days and no more than one lease of a residence in any 12-month period, with the Board’s approval of every lease and renewal. The Pelican Bay Foundation separately limits a dwelling to two leases a calendar year unless neighborhood covenants say otherwise, and Coronado’s rule is the stricter one.

The Leasing Rules in One Table

The Foundation Layer on Top

The Pelican Bay Foundation’s declaration, as amended May 28, 2019 (Official Records Book 5634, Page 1101), says no dwelling unit shall be leased more than two times per calendar year unless neighborhood covenants provide otherwise, and its lease packet for 2027 carries a $500 non-refundable processing fee, a submission at least 30 days before occupancy, a signed Condominium Approval of Tenants form and a limit of two cards per rental. Membership privileges transfer from the owner to the renter for the length of the lease. The association’s rule is narrower, so a Coronado owner plans on one lease a year; where the two documents differ the stricter governs, and the documents control over this summary.

The Lease Approval Policy and Foundation Access

Section 16.1 warns that failure to comply with Coronado’s lease approval policies may also result in a tenant being denied access to Pelican Bay Foundation amenities and facilities. A landlord who skips the association step therefore risks a tenant without beach access as well as a void lease under Section 17.7.

The Association Can Collect the Rent

Under the Declaration’s collection provisions and the Bylaws, an association may collect the rent from the tenant of a delinquent unit and may withhold approval of a lease until past-due assessments and charges are paid (Bylaws Section 7.10). An investor should plan on keeping the account current as a condition of leasing.

What a Coronado Landlord Should Plan For

A Coronado investor plans for one lease a year of at least 90 days, a 30-day application runway, a Board review of the tenant and each resident, the Foundation’s lease packet, a tenant who may not keep a pet and an association that may check whether an advertisement hints at shorter stays. Our guidance for investors is simple: buy at Coronado to own, not to turn over.

Selling a Coronado Residence With a Tenant in Place

A buyer takes a leased residence subject to the terms of the existing lease, and the buyer’s own approval under Article 17 still applies. We tell the buyer’s agent the lease term and end date at the first showing, because any renewal or extension of the lease needs the Board’s approval.

Selling a Coronado home with a tenant in place? Get a free Coronado home valuation, or call Jesse direct at (239) 898-6072.

Buying to lease at Coronado? Call Marc at (239) 287-5873 before you write an offer.

Pet Rules at Coronado at Pelican Bay

Coronado’s Declaration leaves pets to the Rules and Regulations (Section 14.5) and bars them for tenants and guests. The last full Coronado Rules we found, revised March 16, 2005, allowed one dog up to 15 inches at the shoulder or two cats, plus birds and fish, so confirm the current Rules before an offer.

The Last Recorded Pet Rules

Which Rules Control Today

The 2023 Declaration says pets are as allowed and regulated in the Rules and Regulations (Section 14.5) and that the Rules may be amended without recording (Section 14.7). We found no recorded Rules after 2005 and no public association website, so we cannot say whether the 15-inch limit still applies. A buyer with a dog should ask the association for the current Rules in writing before making an offer, and a seller should hand the buyer that document at the first showing.

Selling a Coronado Residence Under the Pet Rule

A one-dog limit measured by height shrinks the buyer pool for large breeds, and we say so on the first call with a seller. We do not state a price effect, because the sales do not isolate it. We tell sellers to disclose the rule at the first showing and to price from the sales, not from a theory.

Assistance Animals

A Coronado buyer with a disability-related need may request a reasonable accommodation. Florida Statute 760.27 and federal fair housing guidance, including HUD’s assistance animal notice, treat a service or support animal as an accommodation rather than a pet, so a size or species limit does not end the conversation.

Tenants, Guests and Visiting Pets

Section 14.5 of the Declaration bars tenants and guests from having pets, so a seasonal tenant or a visiting family cannot bring one.

Smoking and Other Common-Area Rules

Florida law prohibits smoking in elevators and in the interiors of common facilities such as the guest suites, as the 2005 Rules note. Buyers who smoke or keep a dog should read the current Rules in full before they tour.

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

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

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Coronado at Pelican Bay

Coronado is a 1999 high-rise of three or more habitable stories, so Florida Statute 553.899 and Florida Statute 718.112(2)(g) both apply. Collier County’s milestone map, queried October 7, 2026, shows Coronado as Milestone Completed and Cycle Completed, with the next inspection year 2033, and the county’s list gives its certificate-of-occupancy date as January 13, 1999.

What the Two Laws Say

Florida Statute 553.899 requires a milestone structural inspection of a condominium building three stories or higher by December 31 of the year the building reaches 30 years of age, or 25 years where local rules set a shorter period for buildings near salt water, and every 10 years after that. Florida Statute 718.112(2)(g) requires the association of a building of three or more habitable stories to complete a structural integrity reserve study at least every 10 years, with a visual inspection and a minimum list of items, prepared by an engineer, an architect or a certified reserve specialist.

The Reserve Study Deadline

An association that existed on or before July 1, 2022 had to complete its first structural integrity reserve study by December 31, 2025. The statute allows an association to pause reserve funding for the items the study lists only in narrow circumstances, and the Department of Business and Professional Regulation requires the association to submit the study within 45 days of completing it.

Why Coronado Is Within Both

Collier County’s address data places Coronado’s 99 residences on levels 1 through 22 and the county’s list gives a certificate-of-occupancy date of January 13, 1999, so the building passed 25 years in 2024. Collier County’s rule, in effect since May 26, 2022, sets the inspection age at 25 years for coastal buildings within three miles of salt water and 30 years elsewhere, and under the county’s published schedule a coastal building with a certificate of occupancy between July 1, 1997 and December 31, 1999 owed its first inspection by December 31, 2025.

What Collier County’s Record Shows

The county’s Milestone Map, queried October 7, 2026, shows Coronado’s status as “Milestone Completed” and its application status as “Cycle Completed,” with the next milestone inspection year as 2033, in Commissioner District 2. The county’s building-by-year list carries the building as “Coronado at Pelican Bay, A Condo, The” at 7225 Pelican Bay Blvd with a certificate-of-occupancy date of 01/13/1999 and a next date of 01/01/2033.

What the County Record Does Not Tell You

The county’s status fields do not publish the inspector’s findings. The milestone report, the structural integrity reserve study and the association’s response are association records, and we do not describe what they say. We tell buyers and sellers to request them and to read them with an engineer or an attorney.

The State’s Reserve Study Database

The Department of Business and Professional Regulation keeps a structural integrity reserve study reporting program, but its public lists are interactive and could not be queried for this page, so we state no filing status for Coronado. The association can confirm its own filing, and the buyer’s package should include the study.

What a Coronado Buyer Receives by Law

Florida Statute 718.503 requires a seller of a condominium resale to give the buyer the declaration, articles, bylaws and rules, the budget and annual financial statement, the association’s frequently asked questions sheet, a governance form, the summary of any milestone inspection report and the most recent structural integrity reserve study, with seven days to cancel after receipt, excluding weekends and legal holidays.

Questions to Ask the Association

Ask the association whether the milestone inspection report has been delivered to the association and the county, whether the structural integrity reserve study is complete and filed with the state, what reserves are funded for the roof, painting, paving and elevators, whether any assessment is levied or pending, and what the master insurance policy carries for wind, flood and loss assessment.

The Timeline in One Line

Coronado’s timeline runs from the 1999 certificate of occupancy to the county’s 2022 milestone rule, the state’s December 31, 2025 reserve-study deadline for existing associations and the county’s next inspection year of 2033. A buyer closing today should confirm each date in the disclosure package rather than relying on a map field.

Selling your Coronado home? Get a free Coronado home valuation, or call Jesse direct at (239) 898-6072. We assemble the milestone and reserve study paperwork before the first showing.

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

Hurricanes, Flood Zone and Insurance at Coronado at Pelican Bay

Coronado sits in FEMA Flood Zone AE, a Special Flood Hazard Area, at all five points we queried around 7225 Pelican Bay Blvd, with a base flood elevation of 10 feet at three points and 11 feet at two, on panels 12021C0377J and 12021C0381J effective February 8, 2024. Collier County places Coronado in Hurricane Evacuation Zone A.

The Map and the Panel

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at five points: the Census geocoder point for the address, the school district’s address point for the building’s 99 residences, the district’s one other address point at the building, and offsets of 60 meters north and south of the main district point. Every point returned Zone AE, Coastal Floodplain, a Special Flood Hazard Area, under the 2024 countywide study.

What Zone AE Means for a Loan

A mortgage on a residence in a Special Flood Hazard Area requires flood insurance when a federally regulated lender is involved, while a cash buyer decides for themselves. In a condominium the master policy covers the building and the owner’s policy covers contents and interior improvements, and the owner’s coverage and loss assessment are the lines to price.

The Community Rating System Discount

Collier County’s floodplain management page states that unincorporated Collier County is a Community Rating System Class 5 community that saves $9.6 million in flood insurance premiums every year, and FEMA’s program page states that the discount ranges from 5 percent to 45 percent and that a Class 5 community receives 25 percent. FEMA applies the discount to the full-risk premium of all National Flood Insurance Program policies in a participating community, including policies outside the Special Flood Hazard Area.

The Association’s Policy and the Owner’s Policy

Section 12.2 of the 2023 Declaration requires the association to carry fire, wind and extended coverage for replacement value, to use best efforts to carry flood insurance up to the limits the National Flood Insurance Program or private carriers offer, and to carry liability and directors and officers coverage, with an independent appraisal at least every 36 months. Because FEMA maps Coronado in Zone AE, a buyer should ask what limit the master flood policy carries today. The insurance section above covers the deductible and the owner’s side.

Loss Assessment Coverage, the Line Not to Skip

If a storm loss exceeds the master policy, shortfalls from a deductible are first applied to the common elements and apportioned to all owners by their share of the common elements (Section 12.5.2.2). Loss assessment coverage on an owner’s policy is what answers that bill, so ask the agent for the limit and for whether it covers an assessment for the master policy’s deductible.

The 50 Percent Rule

Collier County’s substantial damage page states that damage costing 50 percent or more of a structure’s pre-event market value in a Special Flood Hazard Area triggers substantial damage rules, which require the repair to meet current floodplain standards. That rule is the reason a building’s elevated design and any agreement restricting enclosed space below it matter to a buyer.

Evacuation Zone A and Preparing the Residence

Collier County’s evacuation layer places Coronado in Zone A. The Declaration does some of the preparation for an owner: Section 9.11 governs shutters, Section 9.9 presumes an owner negligent if the main water line is left open when the residence is empty overnight, and the 2005 Rules ask an absent owner to keep the residence at 78 degrees or lower and the shutters closed when away more than 48 hours from June through November. The Board’s emergency powers come from Florida Statute 718.1265.

Flood Panels and the Elevator Pit

A notice of commencement recorded May 22, 2026 (Official Records Book 6590, Page 3335) describes installation of flood panels, and one recorded July 15, 2025 describes elevator pit waterproofing. A buyer should ask the association what the flood panels protect, where they are stored and who deploys them before a storm.

The Preliminary Flood Map: What Is Proposed and What Is Not Known

Collier County announced on August 19, 2026 that a 90-day appeal and comment period had begun on the preliminary Flood Insurance Rate Map, which FEMA released in preliminary form on March 20, 2025, with a target effective date of summer 2027 that is subject to change pending the appeal review. We state no new flood zone or elevation for Coronado, because the preliminary map is not in force. A buyer who closes in 2027 should look up the address on the preliminary map and on the effective map at FEMA’s Map Service Center, and should ask an insurance agent how a change would affect the quote.

Storms and What We Do Not State

We state no Coronado-specific storm damage, because the association’s claim history is not a public record, and the recorded notices of commencement in the permits section describe work, not its cause. Recorded work on the roof, the exterior, the fountains and the elevator pit shows maintenance of the systems a storm tests, and a buyer should ask which items were storm repairs.

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

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

Which Schools Serve Coronado at Pelican Bay?

Coronado at Pelican Bay, 7225 Pelican Bay Blvd, is zoned for the 2026-27 school year to Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, per Collier County Public Schools’ address lookup run October 7, 2026, which returned the same three schools for all 100 address points at the building.

How We Checked the Zones

The district’s address service returns one record per address point, and the building’s address returned 100 points, every one zoned to the same elementary, middle and high school. The 100 is the district’s count of address points, one more than the 99 residences on the county roll, and we do not infer the reason.

Verify Before You Rely on It

School assignment follows the address and the district’s current boundaries, which can change. The district’s live zone lookup is the authority, and a buyer relocating for schools should confirm the zone in writing before the contract’s inspection period ends. Our Pelican Bay guide lists the other buildings we cover, and the zones differ by address.

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

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

County Permits and Recorded Work at Coronado at Pelican Bay

The Collier County Clerk’s index shows the Coronado association recorded 26 notices of commencement between 2009 and 2026, covering fire pumps, roofing, exterior painting, car charging, pool resurfacing, elevator pit waterproofing, entry doors, flood panels and a corridor renovation. A notice of commencement is the recorded first step of a permitted construction project.

Association Projects Since 2009

The notices below were recorded by or for the Coronado association itself. We state each scope as the notice describes it, never a contractor name and never a contract amount, and we print no notice recorded for an individual residence. Each row links to the Clerk’s public record.

The Roof Projects

Two notices recorded in May and June 2018 describe flat roof replacement, metal roofing repairs and roofing materials and labor, and a notice recorded June 24, 2019 covers replacement of two rooftop package units. A buyer should ask for the roof’s installation date, the warranty and the permit closeout.

Exterior Restoration and Painting

A notice recorded May 13, 2020 (Official Records Book 5762, Page 3000) covers exterior restoration and painting with a payment and performance bond. Section 9.1 of the 2023 Declaration makes exterior painting and waterproofing an association responsibility, so the cost of cycles like this one falls to the association, and a buyer should ask how it was funded.

Elevators, Corridors and Doors

A notice recorded July 15, 2025 covers elevator pit waterproofing, and one recorded September 10, 2026 covers renovation of the elevator lobbies and common corridors on floors 2 through 21, with light fixtures, grilles, door hardware, carpet, baseboard, crown molding and paint. Notices recorded January 2, 2024 and January 14, 2026 cover replacement of entry doors. These are the most recent notices, and a buyer should ask whether any of them led to an assessment.

Fire Pump, Fire Alarm and Life Safety

Notices recorded in 2009 and 2016 cover the fire pump diesel engine and assembly, and notices recorded in January and July 2019 cover like-for-like fire alarm device replacement. Section 9.1 of the Declaration makes life safety equipment other than an owner’s own smoke alarms an association responsibility.

Electrical, Surge Protection and Car Charging

Notices recorded in October 2020 cover surge suppression, a new main service disconnect and a social room panel upgrade, and notices recorded December 18, 2019 and November 9, 2022 cover car charging infrastructure, the first for wiring and raceways and the second for the replacement of 20 charging panels and breakers and the garage GFCI receptacles. Section 9.13 of the Declaration governs charging stations.

Pool, Spa and Social Room

A notice recorded May 4, 2021 covers pool and spa resurfacing with new coping, tile and interior finish, and one recorded July 22, 2013 covers remodeling of the social room. Pool work is association work, and a buyer should ask when the next resurfacing is expected.

Plaza Deck, Planters and Fountains

Notices recorded in 2012 and 2015 cover planter waterproofing and plaza deck waterproofing, and notices recorded in 2020 and 2023 cover fountain controls, a battery backup sump pump and replacement of the fountain panels. A buyer should ask where the waterproofing was done and what warranty came with it.

Flood Panels

A notice recorded May 22, 2026 (Official Records Book 6590, Page 3335) covers installation of flood panels. We state no more than the notice states, and the flood section above lists the questions a buyer should ask.

What We Could Not Read

Three association notices were excluded from the table because their scope could not be confirmed from the Clerk’s record, and we print no unit-level instrument. We state no total count of instruments recorded against Coronado, because we did not tally the Clerk’s full legal-description index for this page.

How to Pull the Permit History

The county’s public permitting portal lets anyone search permits by address, and the Clerk’s official records viewer lets anyone search instruments by legal description. We pull both for every residence we list and give the seller the result before the first showing.

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

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

What Is Being Built Near Coronado at Pelican Bay?

Coronado sits in a planned unit development that is already built out around it: Collier County’s zoning layer shows the building’s point as the Pelican Bay PUD (ordinance 04-59, status active), with a future land use of Urban Residential, and within 600 meters the county returns that PUD, a natural resource protection overlay and a conservation land use designation.

The Building’s Own Zoning

Collier County’s zoning service, queried October 7, 2026 at the building’s address point, returns zoning PUD, the Pelican Bay Planned Unit Development, ordinance 04-59, petition R-76-31, also recorded as DRI-77-1, status active. The county’s notes record amendments in 1986, 1990, 1993 and 2004, and a related development of regional impact order dated September 21, 2004 (ordinance 04-286). The county’s future land use at the same point is the Urban Residential Subdistrict, no overlay applies at the point, and the county’s hurricane evacuation layer returns Zone A.

What Surrounds It, Within 600 Meters

Within 600 meters, the county’s service, queried in its geodesic form, returns the Pelican Bay PUD (nearest vertex about 677 meters), a Natural Resource Protection Area overlay about 95 meters away and a Conservation designation of future land use about 95 meters away. These are vertex distances to district boundaries, not drive times, and no commercial, industrial or agricultural district appears within 600 meters.

What Sits Within a Mile

Within 1,609 meters, nearest-vertex distances show the Heavenly PUD (ordinance 04-41, about 1.31 kilometers), a community facilities PUD (about 1.31 kilometers), RSF-1 single-family zoning (about 1.31), RMF-16 multi-family zoning (about 1.46) and C-4 commercial zoning (about 1.50), and a Mixed Use Activity Center future land use at about 1.31 kilometers. A buyer who wants to know what could change nearby should read those districts on the county’s own map.

The Pelican Bay Build-Out

Pelican Bay is a planned unit development that has been building out for decades, so new construction inside the PUD near Coronado is limited. For a Coronado seller, that means the competition on the market is other resales, and for a buyer it means supply does not arrive in bulk.

Beach Renourishment

Collier County’s renourishment project spread sand over 2.9 miles of Vanderbilt Beach and Pelican Bay Beach starting in late October 2025, and its December 2025 update says the work on Pelican Bay Beach from the north pavilion to the Brighton Condominium was complete. Foundation members reach the beach through the Foundation’s access, so the project concerns every Coronado owner.

What the Services Division Is Working On

The Pelican Bay Services Division, which handles water management, street lighting, beautification and other services, reports to the county board and publishes its agendas and packets. A buyer who wants to track what the Division is doing near Coronado should read the next packet.

Waterside Shops and the Neighborhood Retail Corner

The Waterside Shops redevelopment page lists store and restaurant announcements, and Waterside is a large retail center near the Pelican Bay towers. We do not state opening dates here, because they change, and we send buyers to the center’s own page.

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

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

Villa Coronado and The Coronado: Two Condominiums, One Shared Edge

The Coronado at Pelican Bay is a 99-residence tower, and Villa Coronado at Pelican Bay is a separate 14-unit villa condominium beside it, with its own association (Sunbiz N97000006352) and declaration. The two are tied together by a 2001 utility sharing agreement, 1999 walkway easements and Article 23 of the tower’s 2023 Declaration.

Two Associations, Two Declarations

Villa Coronado’s declaration is recorded at Official Records Book 2486, Page 2603, and its association was filed with the State of Florida under document N97000006352, a year after the tower’s own association (N96000006304). A buyer of either property reads that property’s own documents, pays that property’s own assessment and seeks that association’s approval, and our page on Villa Coronado at Pelican Bay covers the villas.

The 2001 Water and Sewer Agreement

The Agreement for Sharing Utility Expenses (Official Records Book 2766, Page 2370, recorded January 18, 2001) makes the tower’s association the owner of the master water meter. Villa Coronado is billed for what its two sub-meters record, shared main costs follow a split of 14 parts for the villas and 99 parts for the tower out of 113, and the agreement charges a 5 percent late fee and 18 percent interest after 15 days. It treats a payment as in default after 60 days, and it sends disputes to the Collier County court.

What That Means for a Tower Owner

The agreement is between the associations, not between owners, so a tower owner does not receive a bill from Villa Coronado. A buyer should ask the tower’s association whether the villas’ payments are current and how shared main costs appear in the tower’s budget.

The 1999 Walkway Easements

Three instruments recorded March 29, 1999 (Official Records Book 2528, Pages 713, 715 and 721) submit and grant a walkway easement for the boardwalk path, the northerly half from the Marbella developer and the southerly half from the Coronado developer. Together they record a walkway across both developers’ land for the boardwalk path, and a buyer’s attorney should read all three.

The 2002 Utility Easements Agreement

The utility easements agreement recorded February 22, 2002 (Official Records Book 2986, Page 2461) gives the tower’s association non-exclusive, perpetual utility easements over four parcels, as the history section above describes. It is a private easement, so the association has no duty to build or maintain utilities in those areas.

Article 23: The Cross-Use Easements

Article 23 of the 2023 Declaration sets out the easements the tower shares with Marbella and Villa Coronado, and its exact terms are in the Declaration itself. A buyer’s attorney should read Article 23 with the 1999 instruments before closing.

Why the Name Trap Matters

A search for Coronado returns both properties, and a listing, tax record or contract that says only “Coronado” can point to either one. We confirm the association’s Sunbiz number, the street address and the declaration book and page before any Coronado contract is written. The tower is at 7225 Pelican Bay Blvd and has 99 residences, and the villas number 14.

Who Is Marbella

Marbella at Pelican Bay is the neighboring tower whose developer granted the northerly half of the walkway easement. Marbella is a full-service retirement condominium with in-house assisted living, a different product from Coronado, and our compare section below puts the two on one yardstick.

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

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

Daily Logistics at Coronado at Pelican Bay

Coronado’s logistics are tower logistics: one assigned garage space for each residence and two for each penthouse residence under Section 14.3 of the 2023 Declaration, storage lockers whose use rights transfer by a recorded certificate, a security desk, a manager the Declaration requires, and Rules on moving, contractors and absent owners.

Parking and Storage Lockers

Section 14.3 gives each residence except the penthouse level exclusive use of one allocated garage space, and each penthouse residence two. Section 14.4 makes the right to use a parking space or storage locker an appurtenance of the residence, and lets owners exchange or transfer those rights by a Certificate of Transfer in recordable form, effective when recorded in the Collier County Official Records, at the owners’ cost, with a copy to the association.

Garage Rules From the 2005 Rules

The Rules recorded with the 2005 restatement set a garage speed limit of 5 miles per hour, direct bicycles to the bicycle area and bar overnight parking of boats, trailers, trucks, motorcycles and similar vehicles. The Rules may have changed since then, because Section 14.7 lets the Board amend them without recording, so a buyer should ask for the current set.

Access and the Security Desk

The 2005 Rules describe a security desk where residents sign in and out for overnight absences, and Section 11.14 of the Declaration requires front desk coverage. Pelican Bay Boulevard is a public road, so access to the building is controlled at the building, not at a community gate.

Moving In and Out

The 2005 Rules require a $500 deposit for a move, and the 2000 Rules, which that restatement replaced, limited moves to Monday through Saturday between 8 a.m. and 5 p.m. through the service elevator. A seller or buyer scheduling a move should ask the office for the current deposit, hours and elevator reservation process before the closing date.

Renovations and Contractors

Section 9.5 of the Declaration requires prior Board approval before work that needs a permit or a licensed contractor, with limits on hours, days, times of year and contractor insurance, and exterior changes inside Pelican Bay also go through the Foundation’s design review process. A buyer who plans a renovation should request the association’s contractor rules and approval forms before closing.

Leaving the Residence for the Season

The 2005 Rules ask an owner who is away more than 48 hours from June through November to keep the residence at 78 degrees or lower with the shutters closed, and Section 9.9 of the Declaration presumes an owner negligent when the main water line is left open in an empty residence. Seasonal owners should price a home watch service into the budget.

Trash, Recycling and Pets

The Rules recorded in 2005 provide a litter bin on the garage level for cat waste, and Collier County’s solid waste page lists the county’s residential collection services. How the building handles trash and recycling is the association’s arrangement, so ask the office.

Getting to the Beach and the Schools

The Foundation’s beaches are card-access and open from 9 a.m. to sunset, and the three zoned schools, Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, are a short drive from the building along Pelican Bay Boulevard and the roads to US 41. We confirm drive times for each buyer, because traffic changes with the season.

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

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

How Does Coronado at Pelican Bay Compare to Heron and the Other Pelican Bay Towers?

Coronado, with 99 residences and a 12-month Southwest Florida MLS median of $1,737,500 (n=4, a small sample), sits just above Heron, below Claridge, St. Raphael, Marbella and Montenero, and above Grosvenor and St. Kitts on the same yardstick, in the middle of the eight Pelican Bay towers we benchmark by size and by price.

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

Coronado and Seven Towers on One Yardstick

The yardstick is the 12-month Southwest Florida MLS closing count and median for each building, from the Pelican Bay roster. Six of the eight towers shown have fewer than ten closings, so each median is a small-sample figure and should be read as a position, not a price.

Coronado’s and Heron’s medians are each the mean of a middle pair because each has an even count of four, as are Grosvenor’s and St. Kitts’ with six. Marbella’s 11 closings include 5 entered after closing and not marketed through the MLS, and Claridge’s 7 include 1.

Coronado and Heron

Heron is the building this page sets beside Coronado in the decision section below. It is a boutique high-rise of 40 residences at 5555 Heron Point Dr, built in 1983, sixteen years before Coronado and with fewer than half as many residences. Its 12-month median is $1,705,000 on 4 closings, within 2 percent of Coronado’s $1,737,500 on 4, and its 36-month median is $1,584,500 on 12 closings against Coronado’s $1,665,000 on 13.

Coronado and Claridge

Claridge is smaller, with 81 residences against 99, six years older, with a 12-month median of $2,000,000 against Coronado’s $1,737,500 and a median of 32 days to sell in the last 12 months (n=6) against Coronado’s 152 (n=4). Claridge’s own page makes the comparison from its side, and a buyer choosing between the two should read both.

Coronado and Marbella

Marbella (1999, 115 residences on the roll) is the neighbor whose developer granted half of the 1999 walkway easement. It is a full-service retirement-service condominium with in-house assisted living, a different product from Coronado, and its 12-month median is $2,800,000 on 11 closings, 5 of which were entered after closing and not marketed.

Coronado and Montenero

Montenero (2001, 133 residences, 20 stories) is the larger-residence tower, at a 12-month median of $3,000,000 on 9 closings, the highest of the eight. It is two years newer than Coronado, which has 99 residences, and a buyer comparing the two is comparing a different price tier as well as a different age.

Coronado and St. Raphael

St. Raphael (2000, 178 residences) is the largest building on the list, with a 12-month median of $2,350,000 on 11 closings, the best-sampled median in the table together with Marbella’s. Coronado has 99 residences and 4 closings, so St. Raphael’s market is easier to read and Coronado’s is thinner.

Coronado, Cap Ferrat and St. Kitts

Cap Ferrat is outside the eight-row benchmark table above. Cap Ferrat (2002, 111 residences) and St. Kitts (1992, 97 residences) are both towers behind the Crown Colony gate, Cap Ferrat with 20 living levels under its declaration. Cap Ferrat’s 12-month median is $2,487,500 on 4 closings and St. Kitts’ is $1,092,000 on 6, so the pair brackets Coronado’s $1,737,500 from both sides on very small samples.

Coronado and Grosvenor

Grosvenor (1983, 101 residences, 19 stories) is the oldest tower on the list, with a 12-month median of $1,625,000 on 6 closings. Coronado is 16 years younger, and a buyer comparing the two should compare the milestone and reserve-study paperwork as well as the price.

The Older Towers as a Group

Heron and Grosvenor (both 1983), St. Kitts (1992), Claridge (1993) and Coronado (1999) are the five towers built before 2000 on this list, with 12-month medians of $1,705,000, $1,625,000, $1,092,000, $2,000,000 and $1,737,500. Marbella is also a 1999 building, but it is a retirement-service product and sits in a different comparison.

The Product Coronado Does Not Compete With

Single-family homes and villas are a different market inside Pelican Bay, with their own buyers and their own price per square foot. Villa Coronado, beside the tower, is a 14-unit villa condominium with its own association, and our Villa Coronado page covers it. A buyer still choosing between a tower and a home can start with our Pelican Bay buying guide.

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

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

Coronado vs Heron: Which Pelican Bay Condominium Fits You?

Coronado fits a buyer who wants a 1999 tower of 99 residences with a wide spread of sizes, a recorded 90-day lease minimum and 7 listings to choose from today, while Heron fits a buyer who wants a boutique 1983 tower of 40 residences with a faster recent market and a lower price per square foot.

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

Coronado vs Heron Decision Table

Both towers are inside the Pelican Bay Foundation. Every market figure is from the Southwest Florida MLS pulled October 7, 2026 or the Collier County Property Appraiser, 2026 tax roll, with n beside it, and every Coronado rule is from the building’s own recorded documents. Our Heron records cover its market, its roll and its roster row, so the Heron rule rows say so rather than guess.

Coronado’s 36-month window and Heron’s 36-month window are each the first with ten or more closings, so the 36-month rows are the like-for-like pair: $1,665,000 against $1,584,500, a gap of $80,500 or 4.8 percent of Coronado’s median. The 12-month rows are small samples on both sides. Coronado’s pet row comes from the 2005 Rules recorded with the first restatement, because we could not find a current set.

What the Numbers Say

Coronado’s price per square foot is higher, $816 against $678 over 36 months (n=13 and n=12) and $817 against $690 over 12 months (n=4 each), and Heron sold faster in the last 12 months, at a 52-day median against 152 days, closing at 93.3 percent of list against 91.9 percent. Over 36 months the gap narrows to 84 days against 92 and 90.3 percent against 91.2. With samples this small, none of those gaps is a ranking. The listing side differs more: Heron has 3 active listings at 9.0 months of supply, and Coronado has 7 at 21.0 months.

Leasing, Pets and Approval Side by Side

Coronado’s Article 16 allows leasing for at least 90 consecutive days, one lease in any 12-month period, with a Board decision within 30 days of a complete request and approval deemed given if the Board does not act, and the Foundation separately limits a dwelling to two leases a calendar year. On pets, the 2005 Coronado Rules allow one dog up to 15 inches at the shoulder or two cats. On sales, Coronado’s Article 17 gives the Board 30 days and the association a purchase right if it disapproves without good cause. Heron’s equivalents are in Heron’s own recorded documents, which we have not summarized on this page; ask for them before you compare a rental plan, a dog or a closing date across the two towers.

Who Should Choose Coronado, and Who Should Choose Heron?

Choose Coronado if you want a larger tower with a wider range of residence sizes, from 1,600 to 3,800 square feet, more listings to compare and lease and approval rules you can read in a recorded declaration, and you accept a Board approval step and a thin market of 4 sales in 12 months. Choose Heron if you want a boutique tower of 40 residences, a faster recent market and a lower price per square foot, and you read Heron’s own documents on leasing, pets and approval before you bid. Tour both before deciding.

Selling a Coronado home you also considered selling at Heron? Get a free Coronado home valuation, or call Jesse direct at (239) 898-6072.

Buying and comparing the two towers? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Coronado at Pelican Bay

Coronado’s strengths are a 1999 tower of 99 residences with five repeating floor plans, a pool deck, guest suites, a recorded boardwalk route and a completed milestone cycle on the county’s map. Its limits are Board approval of every sale, a 90-day lease minimum, a $15,000 resale charge, flood Zone AE and 4 sales in 12 months.

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

The Pros

• Five repeating sizes cover 96 of 99 residences. Heated area is 1,600, 1,820, 2,000, 2,010 or 2,240 square feet for all but three residences (Collier County Property Appraiser, 2026 tax roll), so comparable sales are easier to find.
• Building amenities. The 2023 Declaration and the 2005 Rules describe a pool and spa deck, a social room, card rooms, an exercise room, a sauna, guest suites and a security desk.
• The Foundation’s beaches. Nearly three miles of card-access beach, restaurants, 18 Har-Tru courts and a fitness center sit inside the Foundation assessment.
• A recorded route to the boardwalk. Section 7.4.5 of the Declaration reserves an easement for a walkway to the tram path and boardwalk.
• A completed milestone cycle on the county’s map. The county shows Milestone Completed and Cycle Completed, with the next year 2033.
• A small dog was allowed in the last Rules we found. The 2005 Rules permit one dog up to 15 inches at the shoulder, and a buyer should confirm the current rule with the association.
• Choice today. Seven active listings with a median list price of $1,349,000, against a 36-month sold median of $1,665,000 (n=13).

The Cons

• Every sale needs the Board’s approval. Article 17 requires prior written approval within 30 days of a complete package, and the Board may disapprove for good cause on the grounds the Declaration lists.
• Leasing is limited. A 90-day minimum, one lease in any 12-month period and the Foundation’s two-leases-a-year limit (Article 16).
• A layered fee stack. The condominium assessment, the Foundation’s $3,435 a year, the Services Division line and a one-time $15,000 resale capital assessment paid by the buyer.
• Flood Zone AE. All five FEMA query points returned Zone AE with a 10 or 11 foot base flood elevation.
• A thin, seasonal market. Four sales in 12 months and 30 in 60 months, at 21.0 months of supply on the 12-month pace.
• No public dues figure and no current Rules. The association’s budget and current Rules are not public, so a buyer has to ask.
• No private yard or dock. Buyers who want either should look elsewhere in Pelican Bay.

Weigh these against the record, not the brochure. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every pro and con above comes from the recorded documents and the building’s own sales.

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

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

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

If you’re searching for a Coronado listing agent, or thinking, ‘I need someone to sell my Coronado home…’ you are selling into a thin, seasonal market of 4 sales in the last 12 months, to a buyer who will read the Declaration, the fee stack and the flood map first, through a Board approval that has to be in your calendar on the day you sign the listing.

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

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Coronado listing, along with the document file a Coronado buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

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

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

What Coronado Residences Sold For

• Closings, last 36 months (n=13, the first window with ten or more): 13, median $1,665,000, range $985,000 to $4,330,000, volume $24,375,250.
• Closings, last 12 months (n=4, a small sample): 4, median $1,737,500, range $1,550,000 to $2,400,000, volume $7,425,000.
• Closings, last 60 months (n=30): 30, median $1,800,125, volume $56,272,756.
• Days on market: a mean of 126 days across the last 36 months (1,645 days across 13 sales) and a median of 92 (n=13); a mean of 83.4 days across 60 months (2,501 days across 30 sales) and a median of 63 (n=30).
• Sale to list: a median of 91.2 percent over 36 months (n=13) and 94.2 percent over 60 months (n=30).
• Today: seven active listings, median list price $1,349,000, from $1,175,000 to $1,995,000.

The Seasonal Selling Insight

In the last 12 months we tracked each of the four Coronado closings, and three of them closed within five weeks in February and March, at a median of 91.9 percent of list across all four. Over the full five years, 20 of 30 closings fall between January and May and none in August, November or December. The common thread in the fast sales is a list price set against same-size evidence, a package ready on the first day and a listing that meets the winter buyer.

Pricing Against the Exact Residence

Coronado’s residences cluster in five roll sizes, and the 1,818 square foot class alone sold at $1,495,000, $1,175,000, $1,825,000 and $1,575,000 in the 60 months. We price your residence against its own size and condition, then adjust for floor, orientation, renovation and the age of the windows and shutters, and we never start from the building median.

The Approval Starts With the Association

Article 17 of the 2023 Declaration requires the Board’s prior written approval of a sale. The notice goes to the Board with the executed contract, the Board decides within 30 days after it receives a complete package, and the Declaration does not say that silence approves a sale. We put that notice in the first week of the contract.

The Documents a Coronado Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the budget and annual financial statement, the frequently asked questions sheet, the governance form, any milestone inspection summary and the structural integrity reserve study. The buyer’s seven-day cancellation window, which excludes weekends and holidays, starts when they receive it.
• Two estoppel certificates: the condominium’s and the Pelican Bay Foundation’s.
• The Board’s approvals: alterations, hard-surface flooring, shutters and the water leak detection system.
• The residence’s own permits: windows, sliding doors, shutters, water heater and air conditioning.
• Flood: the flood zone, any elevation certificate the association holds and the master policy’s flood coverage.

What a Coronado Seller Pays

In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100 of price (Florida Statute 201.02): $11,655 on a $1,665,000 sale and $12,600 on a $1,800,000 sale. The seller also customarily pays the condominium estoppel certificate, the Foundation’s $250 estoppel fee and the municipal lien search, and the buyer customarily pays the owner’s title policy in Collier County. The contract controls every one of those lines.

What Is Your Coronado Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Coronado home valuation, and see our Pelican Bay home valuation page for the wider community. Jesse follows up with the Coronado sales that fit your residence: the same roll size, adjusted for renovation, floor and the days on market of the closest sales. An automated estimate cannot tell a 1,818 square foot residence that sold for $1,825,000 in 2023 from one that sold for $1,175,000 the same year.

(239) 898-6072, text or call. Confidential conversations welcome. We will publish a dedicated Coronado at Pelican Bay seller page, and until then the Pelican Bay seller guide, how we sell Pelican Bay homes, walks through the Foundation steps.

Is now a good time to sell a Coronado condo?

For a residence priced to its own size’s closed sales, with the Board approval started early, it can be. Seven active listings against 4 closings in 12 months is 21.0 months of supply on that pace, which favors buyers, so price from what closed, not from what is listed.

How do I price a 1,818 square foot Coronado residence?

Against the four sales of that class in 60 months, which ranged from $1,175,000 (April 2023) to $1,825,000 (June 2023). The two 2023 sales two months apart show how much condition and timing move the number.

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

Yes. Article 17 of the 2023 Declaration requires the Board’s prior written approval of a sale, and an unapproved transfer is void unless later approved. Give the Board written notice with the executed contract in the first week.

What will a Coronado buyer ask about first?

The fee stack, the flood zone, the milestone and reserve-study status and the Board approval. Have the statutory package, both estoppels and the Foundation’s current schedule ready before the first showing.

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

Yes, subject to the terms of the existing lease. A Coronado lease runs at least 90 consecutive days and renewals need Board approval, so a buyer’s wait is bounded by the lease the Board approved, and the buyer is approved like any other. Tell the buyer’s agent the lease terms at the first showing.

Who pays the Foundation’s $15,000 charge at a Coronado closing?

The buyer, at closing, according to the Pelican Bay Foundation’s 2026 to 2027 estoppel certificate: $15,000, by a separate check, for a deed recorded on or after October 1, 2026. The contract can allocate it differently, and buyers sometimes ask for a credit.

Your Local Real Estate Experts

Coronado owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have over 45 years of combined direct real estate experience in Southwest Florida and read Coronado’s 1999 Declaration, its 2023 restatement, the recorded amendments and every Coronado sale in the Southwest Florida MLS before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Coronado guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. 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 Coronado page the credential that matters more is narrower than any award: we tracked every Coronado closing in the MLS for five years, 30 sales from October 2021 to September 2026, and in the last 12 months we tracked all four and set the count beside the county’s recorded sales before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Coronado 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.

★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Coronado, see our guide to Pelican Bay and our Naples guide.

Frequently Asked Questions: Coronado Buyer Edition

These are the questions Coronado at Pelican Bay buyers ask, answered from the recorded 2023 Declaration, the county’s records and the Southwest Florida MLS pulled October 7, 2026. The association’s disclosure package controls any current fee or rule. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873 to run a residence.

What is Coronado at Pelican Bay?

Coronado at Pelican Bay is a high-rise condominium of 99 residences at 7225 Pelican Bay Blvd in Naples, Florida, inside the Pelican Bay Foundation. Its original Declaration was recorded in 1999 and the Second Amended and Restated Declaration, recorded in 2023, is the operative one. The association is The Coronado at Pelican Bay Condominium Association, Inc., Sunbiz document N96000006304.

What is the address of Coronado at Pelican Bay?

The address is 7225 Pelican Bay Blvd, Naples, Florida, the principal address on the association’s Sunbiz record and the address the school district’s lookup returned. Heron, the tower this page compares it with, is at 5555 Heron Point Dr, and Villa Coronado, the separate 14-unit condominium beside it, sits on the 7200 block of the same boulevard.

How many condos are in Coronado?

Coronado has 99 residences, per the Collier County Property Appraiser’s 2026 tax roll and the 2023 Declaration’s voting interests, which are one ninety-ninth per residence. They are 95 residences on levels 2 through 21 (five a level, skipping 13), one ground-floor residence and three penthouses.

How tall is Coronado and when was it built?

The Declaration states no story count, so we do not state one. Collier County’s address data places the residences on levels 1 through 22, a 2026 notice of commencement describes work on floors 2 through 21, and the county’s certificate-of-occupancy date is January 13, 1999. All 99 parcels on the roll show a 1999 build year.

How big are the Coronado condos?

Heated area on the county roll runs from 1,600 to 3,800 square feet with a median of 2,000. Five repeating sizes, 1,600, 1,820, 2,000, 2,010 and 2,240, cover 96 residences, and three single residences are 2,800, 3,150 and 3,800 square feet. The roll totals 195,480 square feet.

What is the price range at Coronado?

Over the last 36 months (n=13) Coronado closings ranged from $985,000 to $4,330,000, and over the last 12 months (n=4, a small sample) from $1,550,000 to $2,400,000. The seven active listings range from $1,175,000 to $1,995,000. The size and condition of the residence explain most of the spread.

What is the median sale price at Coronado?

The 36-month median is $1,665,000 (n=13, the first window with ten or more closings), the 60-month median is $1,800,125 (n=30) and the 12-month median is $1,737,500 (n=4, a small sample). Even-count medians are the mean of the middle pair, so they are not the price of any one sale.

How many Coronado condos sold in the last 12 months?

Four Coronado condos closed in the Southwest Florida MLS in the last 12 months, between February and September 2026, for $7,425,000 in volume. Over 36 months 13 closed, and over 60 months 30, all marketed through the MLS. A thin count like this is why we read the 36-month window first.

How fast do Coronado condos sell?

The median is 92 days on market over 36 months (n=13) and 63 days over 60 months (n=30), but the last 12 months show a median of 152 days (n=4). Sold-to-list medians are 91.2 percent over 36 months and 94.2 percent over 60. The fastest sales are priced against same-size evidence from day one.

What is for sale at Coronado right now?

On October 7, 2026 the Southwest Florida MLS showed seven active Coronado listings at a median list price of $1,349,000, from $1,175,000 to $1,995,000, in sizes from 1,601 to 2,240 square feet. At the 12-month pace that is 21.0 months of supply, which favors buyers.

What are the condo fees at Coronado?

No public record we found states Coronado’s condominium assessment, so we state none. The record shows the structure: Bylaws Article 7 on budgets and reserves, a Foundation assessment of $3,435 for FY2027 that the Foundation bills to the association, and a $15,000 resale capital assessment. Ask for the budget and estoppel before an offer.

What is the Pelican Bay Foundation assessment?

The Foundation’s FY2027 estoppel form lists $3,435 a year, or $858.75 a quarter: $2,180 operating, $497 reserve and $758 bulk media. For a condominium, the form says the billing is paid by the condominium association, so how that cost appears in a Coronado owner’s own assessment is a question for the association’s budget.

What is the $15,000 resale capital assessment?

A one-time Foundation charge the buyer pays at closing, by a separate check, when the deed is recorded in the Collier County Official Records on or after October 1, 2026. It rises 3.5 percent a year from October 1, 2027. The recording date sets the amount, not the contract date.

Does Coronado require Board approval to buy?

Yes. Article 17 of the 2023 Declaration requires the Board’s prior written approval of a sale, with notice and the executed contract delivered to the Board. The Board may require a credit history, references and an interview, and an unapproved sale is void unless later approved (Section 17.7).

How long does Coronado approval take?

The Board must approve or disapprove within 30 days after it receives the notice and the information it requires, including any interview (Section 17.3.2.1). The Declaration does not say that silence approves a sale, so we deliver a complete package in the first week of the contract and put the Board’s date on the closing calendar.

Can I finance a Coronado condo?

Yes, though lenders set their own condominium rules and we do not state them. The Declaration sets no loan-to-value limit for a buyer. Because Coronado is in FEMA Zone AE, a federally regulated lender will require flood insurance, and the lender will want the owner’s policy and the master policy limits.

Can I rent out my Coronado condo?

Yes, with limits. Article 16 allows a lease of at least 90 consecutive days, one lease in any 12-month period, with Board approval of each lease and renewal, no advertising and no more than two occupants per bedroom. The Foundation separately allows no more than two leases a calendar year unless neighborhood covenants say otherwise.

Are pets allowed at Coronado?

The Declaration (Section 14.5) leaves pets to the Rules and bars them for tenants and guests. The last full Rules we found, revised March 16, 2005, allowed one dog up to 15 inches at the shoulder at maturity or two cats, plus up to two birds and fish. Confirm the current Rules before an offer.

Can I use a Coronado condo as a short-term rental?

No. Article 16 sets a 90-consecutive-day minimum for any lease and bars advertising a residence for rent, so a stay shorter than 90 days is not a lease the Declaration allows. Section 15.4 separately limits guest occupancy to stated stays without consideration.

Is Coronado a 55+ community?

No. The 2023 Declaration states no age restriction on ownership or occupancy, and Section 14.1 limits occupancy by household size instead, at no more than five persons permanently in a two-bedroom residence and seven in a three-bedroom one. Pelican Bay itself is a mixed-age master-planned community.

What amenities does Coronado have?

The Declaration and the 2005 Rules describe a pool and spa deck, social rooms and card rooms owners may reserve, an exercise room, a sauna, guest suites and a security desk. The Foundation adds card-access beaches, a tram, restaurants, 18 Har-Tru courts and a fitness center, funded by the Foundation assessment.

Does Coronado have a pool?

Yes. The building has a pool and spa deck, and the 2005 Rules set it open from dawn to 9 p.m. with no lifeguard, with children under 12 requiring an adult. A notice of commencement recorded May 4, 2021 describes pool and spa resurfacing with new coping, tile and interior finish.

How much parking does Coronado have?

Section 14.3 gives each residence except the penthouse level exclusive use of one allocated garage space, and each penthouse residence two. Use rights to parking spaces and storage lockers can be exchanged or transferred by a Certificate of Transfer recorded in the Official Records (Section 14.4).

Is Coronado in a flood zone?

Yes. FEMA’s National Flood Hazard Layer returned Zone AE, a Special Flood Hazard Area, at all five points we queried on October 7, 2026, with a base flood elevation of 10 or 11 feet on panels 12021C0377J and 12021C0381J, effective February 8, 2024. A lender will treat the residence as in a flood zone.

What hurricane evacuation zone is Coronado in?

Collier County’s evacuation layer places Coronado in Zone A, queried October 7, 2026. A seasonal owner should know the shutter, water shutoff and absence rules in the Declaration and the Rules before the first storm of the year.

Do I need flood insurance at Coronado?

A federally regulated lender will require it, and a cash buyer decides alone. The master policy covers the building and the owner’s policy covers contents, interior improvements, leakage and loss assessment. Ask the association for the master flood policy’s limit, then price your own policy for the specific residence.

What insurance does the Coronado association carry?

Section 12.2 requires replacement-value fire, wind and extended coverage with an independent appraisal at least every 36 months, flood coverage on a best-efforts basis up to the limits available, liability, a fidelity bond, workers’ compensation and directors and officers coverage. Ask for the carrier, limits and deductibles.

Has Coronado had its milestone inspection?

Collier County’s milestone map, queried October 7, 2026, shows Coronado as Milestone Completed and Cycle Completed, with the next inspection year 2033. We state nothing about what the inspection found, because the report is a member record. The county’s schedule had a first inspection due for this building by December 31, 2025.

What is a structural integrity reserve study?

It is the study Florida Statute 718.112(2)(g) requires for condominium buildings of three or more habitable stories, listing the structural items an association must fund reserves for. An association in existence on July 1, 2022 had to complete its first one by December 31, 2025. We do not describe Coronado’s study, because it is not public.

What schools serve Coronado?

For 2026-27, Collier County Public Schools’ address lookup returned Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for all 100 address points at 7225 Pelican Bay Blvd. Boundaries can change, so confirm the zone in writing before the inspection period ends.

Is Coronado gated?

Not at the street. Pelican Bay Boulevard is a public road, so access is controlled at the building, where the Rules describe a security desk and the Declaration requires front desk coverage. The Foundation’s beaches and tram are card-access.

Do Coronado owners have access to the beach?

Yes, through the Foundation. Membership attaches to every residence under Article 24 of the Declaration, and the Foundation’s beaches are open daily from 9 a.m. to sunset. Section 7.4.5 also reserves a walkway easement from the building to the tram path and boardwalk.

Is Coronado at Pelican Bay the same as Villa Coronado?

No. Villa Coronado at Pelican Bay is a separate 14-unit condominium beside the tower, with its own association (Sunbiz N97000006352) and its own declaration. The two share a 2001 water and sewer agreement and 1999 walkway easements, and a contract should name the association, address and declaration.

How does Coronado compare to Heron?

Coronado has 99 residences against Heron’s 40, was built in 1999 against 1983, and has a 12-month median of $1,737,500 (n=4) against $1,705,000 (n=4). Over 36 months, the first window with ten closings for both, the medians are $1,665,000 (n=13) and $1,584,500 (n=12). Heron sold faster in the last 12 months, 52 days against 152, and Coronado’s recorded rules are the ones this page can state: a 90-day lease minimum and Board approval of sales.

What is the preliminary FEMA flood map and does it change Coronado?

Collier County announced on August 19, 2026 a 90-day appeal period for FEMA’s preliminary Flood Insurance Rate Map, with a target effective date of summer 2027 that is subject to change. We state no new zone for Coronado, because the preliminary map is not in force. Check the address on both maps and ask an insurance agent.

Who runs the Coronado association?

The association is governed by a five-member Board of Directors on staggered two-year terms (Bylaws Section 3.1), elected by the owners, with one voting interest per residence. The Declaration requires a full-time manager and front desk coverage (Section 11.14). Owners who want a change run for the Board or petition under the Bylaws.

Is there a right of first refusal at Coronado?

We did not find one in Article 17, and the Foundation’s estoppel says it holds no right of first refusal. Article 17 does give the association a duty to buy or find a purchaser at the contract price or appraised value if the Board disapproves a sale without good cause (Section 17.4.1).

Can I leave a Coronado condo empty for the season?

Yes, with precautions. The 2005 Rules ask an owner away more than 48 hours from June through November to keep the residence at 78 degrees or lower with the shutters closed, and Section 9.9 presumes an owner negligent if the main water line is left open in an empty residence. Use a home watch service.

What closing costs does a Coronado buyer pay?

A buyer plans for the Foundation’s $15,000 resale capital assessment (or the $1,000 processing fee with an approved exemption), the association’s transfer fee, recording fees, the lender’s title policy and, in Collier County customarily, the owner’s title policy, estimated at $6,738 on a $1,665,000 price. The contract controls.

Frequently Asked Questions: Coronado Seller Edition

The questions below are the ones Coronado at Pelican Bay owners ask us before they list, answered from the recorded 2023 Declaration, the Pelican Bay Foundation’s published documents, the county’s records and the Southwest Florida MLS pulled October 7, 2026. To talk through your residence, call Jesse direct at (239) 898-6072.

How much is my Coronado condo worth?

It depends on the exact residence. Over 36 months (n=13) Coronado closings ranged from $985,000 to $4,330,000 at a $1,665,000 median, and the 12-month median is $1,737,500 (n=4, a small sample). We price from the closed sales of the same roll size, adjusted for condition, floor and orientation.

What is the median sale price at Coronado for a seller to use?

Use the 36-month median of $1,665,000 (n=13) as the anchor, because it is the first window with ten or more closings, and the 60-month median of $1,800,125 (n=30) as a cross-check. The 12-month median of $1,737,500 rests on four sales, so we treat it as a position, not a price.

How long will it take to sell my Coronado condo?

The median is 92 days over 36 months (n=13) and 152 days over the last 12 months (n=4). The mean is 126 days over 36 months, which long sales pull up. The slowest sale in the five years took 382 days, so a seller should plan for a season, not a month.

When is the best time to sell a Coronado condo?

Winter and early spring. Of the 30 closings in five years, 20 fall between January and May and none in August, November or December, and three of the last four closed in February and March. List in the fall with the Board package ready, so the first winter buyer can move.

Do I need Board approval to sell my Coronado condo?

Yes. Article 17 of the 2023 Declaration requires the Board’s prior written approval of a sale, with notice, the buyer’s name and address and the executed contract delivered to the Board. A sale made without approval is void unless later approved (Section 17.7), so the approval is a condition of closing.

How early should the Board be notified of a sale?

With the executed contract. Section 17.3.1.1 requires the notice to accompany the contract and its exhibits, and Article 17 sets no days-before-closing deadline for a sale, though a gift needs 30 days’ notice. We deliver the package in the first week and calendar the Board’s 30-day decision date.

Can the Board refuse my buyer?

Only on the grounds in Section 17.4.3, which include a record of financial irresponsibility, a history of disruptive behavior, intended use inconsistent with the documents, missing information or fees, material misstatements and unpaid assessments; the Declaration also sets occupant-eligibility conditions that we do not summarize. If the Board refuses without good cause, the association must buy or find a purchaser (Section 17.4.1).

What if the Board does not answer?

The Board must decide within 30 days after it receives a complete package (Section 17.3.2.1), but the Declaration does not say that silence approves a sale. Deemed approval arises in one case: when the Board disapproves without good cause and the association then fails to deliver its purchase agreement within 30 days.

What does a seller pay at closing in Collier County?

Customarily the seller pays the deed’s documentary stamps at $0.70 per $100 of price, the condominium estoppel certificate, the Foundation’s $250 estoppel fee, any lien payoff and the municipal lien search, plus the brokerage fee. The buyer customarily selects the closing agent and pays the owner’s title policy, and the contract controls every line.

How much are documentary stamps on a Coronado sale?

Florida Statute 201.02 sets the deed’s tax at $0.70 per $100 of price: $11,655 on a $1,665,000 sale, the 36-month median, and $12,600 on a $1,800,000 sale, near the 60-month median. The tax is customarily the seller’s cost in Collier County, though the contract can allocate it otherwise.

Who pays for title insurance on a Coronado sale?

In Collier County the buyer customarily pays the owner’s title policy and selects the closing agent. As an estimate only, the promulgated premium on a $1,665,000 owner’s policy is $6,738 under Florida Administrative Code Rule 69O-186.003. A seller who pays it by contract should price that into the net sheet.

How much does the association charge for an estoppel certificate?

Florida Statute 718.116(8) caps the fee: the statute’s base figures are $250, $100 more to rush it and $150 more for a delinquent account, and as we read the state’s current adjusted caps they are $299, $119 and $179. Section 17.5 lets the Board set its fee by resolution. The Foundation separately charges $250.

Who pays the Foundation’s resale capital assessment?

The buyer, at closing, by a separate check of $15,000 for a deed recorded on or after October 1, 2026, per the Foundation’s estoppel form. The seller pays the Foundation’s $250 estoppel fee and an optional $100 to expedite it in three business days. The contract can shift any of these amounts.

Can my buyer avoid the $15,000 assessment?

Only by an exemption. The Foundation offers a one-time exemption for current property owners moving from one property to another, with a $1,000 processing fee, and Bylaws Section 7.04 lists gift, inheritance and trust exemptions. A buyer who used the exemption before is not eligible, and the buyer should ask the Foundation early.

What documents must I give a Coronado buyer?

The declaration, articles, bylaws and rules, the budget and financial statement, the frequently asked questions sheet, the governance form and any milestone summary and reserve study the statute requires, plus both estoppels. Florida Statute 718.503 gives a resale buyer a seven-day cancellation right, and the buyer should also receive the flood disclosure.

How long does a buyer have to cancel?

Seven days under Florida Statute 718.503, excluding weekends and holidays, and the window starts when the buyer receives the statutory package. Delivering the full package with the contract starts the clock on day one, which is why we assemble it before the first showing, not after, and confirm the date of receipt in writing.

Do I have to disclose the milestone report or the reserve study?

The statute puts the milestone summary and the structural integrity reserve study in the buyer’s package, and we help a seller assemble both from the association. We do not describe what either contains, because they are association records, and the buyer’s attorney reads them. Read the flood disclosure rule in Florida Statute 689.302 with your closing agent.

Can I sell my Coronado condo with a tenant in it?

Yes, subject to the lease. A Coronado lease runs at least 90 consecutive days with renewals needing Board approval, so the buyer’s wait is bounded, and the buyer is approved like any other under Article 17. Give the buyer’s agent the lease and the Board’s approval at the first showing.

Should I renovate before I sell?

Only with Board approval and a plan to recover the cost. Section 9.5 requires prior approval for permitted work and Section 9.4 requires carpet above the first floor unless the Board approves hard flooring. We compare the same-size sales before and after renovation, and often advise a refresh, not a remodel.

Does the pet rule hurt my sale?

It narrows the buyer pool at the margin. The last Rules we found allowed one dog up to 15 inches at the shoulder or two cats, which is more flexible than a cats-and-birds rule but excludes larger dogs. Confirm the current Rules with the association and tell buyers early.

How do I price against the active listings?

Price from what closed, not from what is listed. The seven active listings have a median list price of $1,349,000 against a 36-month sold median of $1,665,000 (n=13), but they are mostly 1,600 to 2,041 square feet, so we compare each listing with closed sales of its own size and note its days on market.

Why do some Coronado condos sit for 150 days or more?

The four sales of the last 12 months took 70, 132, 172 and 382 days, and the 12-month median is 152 (n=4). Slow sales usually start with a list price above the closed evidence for the size, a package that is not ready and a listing that misses the winter buyers.

Do Coronado condos sell above list price?

Rarely. Of 30 sales in five years, 21 closed below final list, 6 at list and 3 above, the last of those in October 2023. The 36-month median sold-to-list is 91.2 percent (n=13), so a seller should plan for a negotiation, not a bidding contest.

What will an appraiser use for my Coronado condo?

An appraiser compares recent closed sales of similar residences, adjusting for size, floor, condition and date. At Coronado that means same-size sales, which is why we give your buyer’s appraiser the 36-month closings and the improvements you made, with the permits.

What if the association has an assessment pending?

Tell the buyer, because the estoppel will show it and a surprise can cost the sale. Bylaws Section 7.4 lets the Board levy special assessments on notice, and Section 7.10 lets the association withhold approval of a sale until past-due amounts are paid, so settle any balance first.

Does the leak detection system matter to a sale?

Yes. Section 9.2.19 of the 2023 Declaration calls for a water leak detection and prevention system in every residence that alerts inside the residence and at an association-controlled location or by an app. A buyer’s inspector will ask for its installation date and the association’s record of it.

Does the flood zone affect my sale?

It affects the buyer’s loan and insurance quote, not the contract. Coronado is in FEMA Zone AE at all five points we queried, so the buyer’s lender will require flood insurance. Florida Statute 689.302 requires the flood disclosure at or before the time the sales contract is executed.

Does the parking space sell with my condo?

Yes. Under Section 14.4 the exclusive right to use an assigned parking space or storage locker is an appurtenance of the residence and passes with it, unless owners exchange rights by a Certificate of Transfer recorded in the Official Records. Check which space and locker are assigned to your residence.

Can I sell my Coronado condo if I live out of state?

Yes. We handle the Board package, the estoppels, the Foundation ID cards and the showings, and the closing can be done by mail or remote notary where the contract and the closing agent allow. Return every Foundation ID card or the Foundation charges $500 to the seller at closing.

How do I get a free valuation of my Coronado condo?

Request one at our home valuation page or call Jesse direct at (239) 898-6072. We match your residence to closed Coronado sales of its size, adjust for floor, condition and renovation, and show you the active listings and the days on market of the closest sales.

Who should I call to sell my Coronado condo?

Call Jesse direct at (239) 898-6072. McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008. We read every Coronado closing in the MLS and the building’s recorded documents before pricing a listing.

What is the Foundation ID card fee at closing?

The Foundation’s estoppel form lists a $500 seller fee at closing if the seller does not return all Foundation ID cards. Collect the cards from the residence, from tenants and from family members before the closing date, and return them as the form directs.

What happens if my buyer is a trust or an LLC?

Approval of ownership is conditioned on approval of one natural person as the Primary Occupant (Sections 17.1.3 and 17.3.3), so the residence is not used as a timeshare or guest housing for a business. Approval may not be denied to a person receiving occupancy through a trust whose grantor is an owner and is a spouse or relative (Section 17.2.5).

Can I give my Coronado condo to a family member?

A gift needs the Board’s approval too, with notice at least 30 days before the closing or transfer date (Section 17.2.2). The Foundation’s Bylaws Section 7.04 lists gifts among the transfers that can be exempt from the resale capital assessment, so ask the Foundation before the transfer date.

Sources and Authoritative References

Every Coronado at Pelican 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 Southwest Florida MLS or the Collier County Property Appraiser’s 2026 tax roll. The links below open the issuing authority’s own copy, numbered continuously by issuer.

Association records that are not public, including the structural integrity reserve study and the milestone inspection report, are not cited and are not described. Collier County Property Appraiser figures come from the county’s bulk roll and recorded-sales files, not from any third-party site.

Recorded Coronado Instruments, Collier County Clerk Official Records

1. Declaration of Restrictions for the Coronado parcel (Foundation covenants, 99 property units), OR 2344/3127 (September 9, 1997)
2. Declaration of Condominium of The Coronado at Pelican Bay (original), OR 2502/2763 (January 15, 1999)
3. Developer amendment, substituted plot plan pages, OR 2510/749 (February 5, 1999)
4. Second Amendment, As Built plot plan and surveyor certificate, OR 2513/1193 (February 1999)
5. Amendment submitting the boardwalk walkway easement, OR 2528/713 (March 29, 1999)
6. Grant of the northerly half of the walkway easement, OR 2528/715 (March 29, 1999)
7. Grant of the southerly half of the walkway easement, OR 2528/721 (March 29, 1999)
8. Amended and Restated Rules and Regulations, OR 2674/2627 (May 11, 2000)
9. Agreement for Sharing Utility Expenses with Villa Coronado, OR 2766/2370 (January 18, 2001)
10. Utility Easements Agreement, OR 2986/2461 (February 22, 2002)
11. First Amended and Restated Declaration, Articles, Bylaws and Rules, OR 3868/348 (August 15, 2005)
12. Amendment adding Section 12.8 and amending Article 17, OR 4483/2777 (August 19, 2009)
13. Notice of opt-out vote (March 24, 2011), OR 4674/558 (April 21, 2011)
14. Amendment on association-installed leak sensors, OR 4779/2938 (March 29, 2012)
15. Amendment on owner-installed leak detection, OR 4845/1515 (October 12, 2012)
16. Certificate reversing the 2011 opt-out (May 6, 2014 vote), OR 5037/1581 (May 14, 2014)
17. Amendment restating Sections 9.1.8 and 9.2, OR 5750/2245 (April 13, 2020)
18. Second Amended and Restated Declaration, Articles, Bylaws and Exhibit D, OR 6229/2216 (March 28, 2023)
19. Notice of Commencement, association project, OR 4424/2529 (February 3, 2009)
20. Notice of Commencement, association project, OR 4808/1154 (June 18, 2012)
21. Notice of Commencement, association project, OR 4946/3706 (July 22, 2013)
22. Notice of Commencement, association project, OR 5151/1871 (May 13, 2015)
23. Notice of Commencement, association project, OR 5235/3264 (January 25, 2016)
24. Notice of Commencement, association project, OR 5407/93 (June 20, 2017)
25. Notice of Commencement, association project, OR 5510/3754 (May 17, 2018)
26. Notice of Commencement, association project, OR 5518/530 (June 6, 2018)
27. Notice of Commencement, association project, OR 5520/2992 (June 12, 2018)
28. Notice of Commencement, association project, OR 5592/1914 (January 24, 2019)
29. Notice of Commencement, association project, OR 5645/5 (June 24, 2019)
30. Notice of Commencement, association project, OR 5647/1260 (July 1, 2019)
31. Notice of Commencement, association project, OR 5707/3189 (December 18, 2019)
32. Notice of Commencement, association project, OR 5762/3000 (May 13, 2020)
33. Notice of Commencement, association project, OR 5806/2078 (August 25, 2020)
34. Notice of Commencement, association project, OR 5833/3335 (October 22, 2020)
35. Notice of Commencement, association project, OR 5833/3386 (October 22, 2020)
36. Notice of Commencement, association project, OR 5939/1362 (May 4, 2021)
37. Notice of Commencement, association project, OR 6016/899 (September 23, 2021)
38. Notice of Commencement, association project, OR 6189/1534 (November 9, 2022)
39. Notice of Commencement, association project, OR 6234/2572 (April 11, 2023)
40. Notice of Commencement, association project, OR 6318/2872 (January 2, 2024)
41. Notice of Commencement, association project, OR 6488/2813 (July 15, 2025)
42. Notice of Commencement, association project, OR 6545/560 (January 14, 2026)
43. Notice of Commencement, association project, OR 6590/3335 (May 22, 2026)
44. Notice of Commencement, association project, OR 6628/81 (September 10, 2026)
45. Collier County Clerk, Official Records public access portal

State of Florida

46. The Coronado at Pelican Bay Condominium Association, Inc., Sunbiz entity record, document N96000006304, Florida Division of Corporations
47. Villa Coronado at Pelican Bay Condominium Association, Inc., Sunbiz entity record, document N97000006352, Florida Division of Corporations
48. Florida Division of Corporations, entity name search results for Coronado at Pelican Bay
49. Florida Statutes s. 553.899, mandatory structural inspections of condominium and cooperative buildings
50. Florida Statutes s. 718.104, creation of condominium
51. Florida Statutes s. 718.110, amendment of declaration
52. Florida Statutes s. 718.111, the association
53. Florida Statutes s. 718.112, bylaws and structural integrity reserve studies
54. Florida Statutes s. 718.113, maintenance and alterations
55. Florida Statutes s. 718.115, common expenses and ownership of common surplus
56. Florida Statutes s. 718.116, assessments and estoppel certificates
57. Florida Statutes s. 718.1255, alternative resolution of disputes
58. Florida Statutes s. 718.1265, association emergency powers
59. Florida Statutes s. 718.303, obligations of owners and fines
60. Florida Statutes s. 718.503, developer and resale disclosure, 7-day cancellation
61. Florida Statutes s. 760.27, discrimination related to assistance animals
62. Florida Statutes s. 201.02, tax on deeds and other instruments relating to real property
63. Florida Statutes s. 689.302, flood disclosure on residential sales
64. Florida Department of Business and Professional Regulation, structural integrity reserve study reporting
65. Florida DBPR, Division of Condominiums, Timeshares and Mobile Homes
66. Florida DBPR, condominium and cooperative public records search
67. Florida Department of Revenue, documentary stamp tax
68. Florida Department of Revenue, property tax information for taxpayers
69. Florida Office of Insurance Regulation, wind mitigation resources
70. Florida Division of Emergency Management, Know Your Zone
71. Florida Chief Financial Officer, title insurance overview
72. Florida Administrative Code, Title Insurance Rules, Rule 69O-186.003

Collier County

73. Collier County Growth Management, Milestone Inspections requirements
74. Collier County, milestone inspection saltwater distance map
75. Collier County, milestone buildings by year and reference number
76. Collier County GIS, MilestoneMap feature service (queried October 7, 2026)
77. Collier County, milestone inspection dashboard
78. Collier County, Floodplain Management and Community Rating System
79. Collier County, Substantial Damage Determinations
80. FEMA, condominium flood insurance coverage fact sheet (f029), via Collier County
81. Collier County, Hurricane Evacuation Zone dataset
82. Collier County GIS, Pelican Bay Planned Unit Development layer (queried October 7, 2026)
83. Collier County GIS, general zoning layer (queried October 7, 2026)
84. Collier County GIS, zoning overlay layer (queried October 7, 2026)
85. Collier County, planned unit development master list (June 11, 2026)
86. Collier County, Pelican Bay Services Division
87. Collier County, beach renourishment project scheduled to begin (October 2025)
88. Collier County, beach renourishment project update (December 2025)
89. Collier County, residential solid waste collection services
90. Collier County Code of Ordinances, Chapter 62, Floods (Municode)
91. Collier County Tax Collector, property tax search
92. Collier County Tax Collector, property taxes
93. Collier County, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
94. Collier County GIS, Hurricane Evacuation Zone feature service (queried October 7, 2026)
95. Collier County GIS, Future Land Use feature service (queried October 7, 2026)

Federal Agencies

96. FEMA, National Flood Hazard Layer map service (queried October 7, 2026)
97. FEMA, preliminary and pending National Flood Hazard Layer map service
98. FEMA Map Service Center, flood map search
99. FEMA Map Service Center, home
100. FEMA, Community Rating System
101. FloodSmart, the National Flood Insurance Program’s official site
102. U.S. Census Bureau, geocoder
103. National Hurricane Center, National Storm Surge Hazard Maps
104. U.S. Department of Housing and Urban Development, assistance animals

Pelican Bay Foundation

105. Pelican Bay Foundation, community map
106. Pelican Bay Foundation, realtor resources
107. Pelican Bay Foundation, Realtor Guest Card request form
108. Pelican Bay Foundation, beaches
109. Pelican Bay Foundation, tram service
110. Pelican Bay Foundation, Marker 36
111. Pelican Bay Foundation, Sandbar
112. Pelican Bay Foundation, racquets program
113. Pelican Bay Foundation, fitness center
114. Pelican Bay Foundation, design review and covenants application
115. Pelican Bay Foundation, FY2027 approved budget package
116. Pelican Bay Foundation, estoppel certificate 2026 to 2027
117. Pelican Bay Foundation, resale capital assessment exemption form
118. Pelican Bay Foundation, lease application packet 2027
119. Pelican Bay Foundation, Rules and Regulations (December 12, 2024)
120. Pelican Bay Foundation, Second Amended and Restated Declaration
121. Pelican Bay Foundation, Declaration amendment on leasing (May 28, 2019)
122. Pelican Bay Foundation, Amended and Restated Bylaws
123. Pelican Bay Planned Unit Development with ordinances
124. Club Pelican Bay, membership
125. Club Pelican Bay, golf

Schools

126. Collier County Public Schools, attendance boundaries
127. Collier County Public Schools, school zone map
128. Collier County Public Schools, live zone lookup
129. Collier County Public Schools, address lookup service for 7225 Pelican Bay Blvd (queried October 7, 2026)
130. Collier County Public Schools, 2024 to 2025 school and district grades
131. Collier County Public Schools, district home
132. Sea Gate Elementary School
133. Pine Ridge Middle School
134. Barron Collier High School

Nearby Redevelopment

135. Waterside Shops, redevelopment

Downloadable Documents

The Coronado at Pelican Bay documents below are official public records, linked at the issuing authority so a buyer or seller opens the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s records viewer, the Pelican Bay Foundation forms open on its own site and the county documents open on Collier County’s site.

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for Coronado. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.