Pelican Bay - Crescent

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

Crescent is a mid-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. The Crescent at Pelican Bay is 148 condominium residences on Abbington Circle, addressed 8410 to 8495 Abbington Cir, Naples, FL 34108: four three-story buildings and twelve two-story coach-home buildings that make up the 116-unit Crescent condominium, plus the 32-unit Covington Row at the Crescent next door, built from 1992 to 1997. This page covers all 148 because the market, the street and the buyers are the same.

This page is about Crescent in Pelican Bay, Collier County. It is not Crescent at Reunion Condominium Association, a different Florida corporation (document number N26000006116) in Osceola County. Two points make the Pelican Bay Crescent unusual: a single Southwest Florida MLS name, CRESCENT, covers two separate condominium associations with separate rules, and a third entity, the Crescent Recreation Association, owns the lake, pool and private road they share.

This guide is built from the recorded declarations and amendments at the Collier County Clerk, Florida Division of Corporations filings, the Collier County Property Appraiser’s 2026 tax roll, Collier County’s Milestone Map and its flood, zoning and evacuation layers, FEMA’s flood map, the Pelican Bay Foundation’s published budget, estoppel form and rules, Florida’s condominium statutes as they read in 2026, and a Southwest Florida MLS pull dated October 7, 2026. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.

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

Why McGreevy and Comisar Are the Best Realtor for Crescent at Pelican Bay

McGreevy and Comisar are the best realtor for Crescent at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Crescent read built from every recorded Crescent instrument and the county’s own milestone file.

If you’re searching for the best realtor for Crescent in Pelican Bay, Naples, whether you’re ready to sell your Crescent home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Crescent for a specific reason. One MLS label hides three different products: the three-story buildings, the two-story coach homes and Covington Row, and in the last 12 months the three-story residences closed at a median of $1,442,500 while the coach homes closed at $1,150,000. A listing agent who prices Crescent off a Pelican Bay average, or off one set of rules, will misprice a residence by hundreds of thousands of dollars. We price each product against its own sales and its own documents.

Recent Crescent track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, the Southwest Florida MLS shows 17 Crescent closings (pulled October 7, 2026) at a median sold price of $1,420,000, from $865,000 to $1,851,250, for a total of $22,501,250. The median days on market was 41 days, counted on the 15 sales that were marketed through the MLS. 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 Crescent sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Crescent we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days to cancel after receiving it, and because a Crescent sale needs the Board’s approval and a Pelican Bay Foundation estoppel. We assemble it early so the seven days start on day one.

For Crescent buyers: the first question at Crescent is which of the three products you are buying, because the rules differ: Crescent’s leasing minimum is 90 days, Covington Row’s is 30. The second is the building’s place in the county’s milestone file. The third is the stack of charges, which at Crescent runs through four bills: the condominium, the Recreation Association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Crescent address; we do.

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 Crescent home? Get a free home valuation priced against the sales of your own building type, or call Jesse direct at (239) 898-6072.

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

Where Is Crescent at Pelican Bay? Addresses, Streets and the Map

Crescent sits on Abbington Circle in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. The residences are addressed from 8410 to 8495 Abbington Cir, and the Crescent condominium association keeps its office at 8400 Abbington Circle. Abbington Circle is the private road system the Crescent Recreation Association owns or maintains.

What Is the Street Address of Crescent at Pelican Bay?

The street address range is 8410 to 8495 Abbington Cir, Naples, FL 34108. The four three-story buildings are Buildings A through D at 8410, 8420, 8430 and 8440 Abbington Cir, according to Collier County’s milestone layer. The even-numbered addresses from 8444 to 8472 are Covington Row at the Crescent, and the coach-home buildings fill the rest of the circle.

Is Crescent on a Golf Course, a Lake or the Gulf?

The recorded documents describe a lake, not a course or the Gulf. The Recreation Association’s declaration lists a lake, pool, spa, cabana and deck on Parcel 3 of Pelican Bay Unit 12, and the 2002 grant of easement to Club Pelican Bay, Inc. covers an underground cable run, not a course boundary. If a view matters, we walk the specific residence and the plat with you, because no recorded instrument we found promises a view.

How Far Is Crescent From The Pointe?

Crescent’s nearest rival condominium, The Pointe at Pelican Bay, sits on Via Mezner and Via Veneto about 300 meters, a little under a fifth of a mile, north of Abbington Circle by the geocoded points we checked. Both are condominium neighborhoods inside Pelican Bay, and buyers cross-shop them often. The comparison section below sets them side by side.

Which Pelican Bay Sections Are Close to Crescent?

Collier County’s zoning and future land use layers place Crescent inside the Pelican Bay planned unit development, with Pavilion and Pavilion Lake planned developments within roughly 300 meters and a mixed-use activity center within roughly 500 meters. The community-wide amenities run through the Pelican Bay Foundation, which owns the beach parks and the community center for all of Pelican Bay.

Living in Crescent at Pelican Bay as a Homebuyer

Living in Crescent at Pelican Bay means a condominium residence from 1,863 to 4,480 square feet on the county roll, in a mid-rise and garden setting on Abbington Circle, with the exterior, roof and grounds handled by your condominium association and the beach, community center and tram handled by the Pelican Bay Foundation.

Crescent is one of the larger condominium neighborhoods in Pelican Bay, 148 residences on the county’s 2026 roll, with a median heated area of 2,160 square feet. What follows is what daily life at Crescent looks like, drawn from the recorded documents, the county’s records and the Foundation’s own pages.

What Is Crescent at Pelican Bay?

Crescent at Pelican Bay is a 116-unit condominium declared in December 1991 and built in phases from 1992 to 1995, plus Covington Row at the Crescent, a 32-unit condominium declared in November 1996 and completed in 1997. The Crescent Recreation Association, formed in 1996, ties the two together through the lake, pool, spa and private road on Parcel 3.

Three Products Under One MLS Name

A Crescent buyer is choosing among three products. Four three-story buildings hold 17 residences each, 68 in all. Twelve two-story buildings of four residences each hold 48 coach homes. Covington Row holds 32 more. Together that is 148 parcels, and the Southwest Florida MLS lists all 148 under the single name CRESCENT, which is why a raw MLS search blends them.

The Three-Story Buildings

Each of the four three-story buildings holds 17 residences by the county’s roll: six at 2,160 square feet, four at 2,299, six at 2,800 and one penthouse-scale residence at 4,480. The recorded declaration puts a storage locker in the 17-unit buildings. These are the buildings that sit inside Florida’s milestone inspection and structural reserve study rules.

The Coach Homes

The 48 two-story coach homes are the entry point at Crescent. The MLS shows living areas of 1,863 to 2,203 square feet, and the last 12 months of MLS sales ran from $865,000 to $1,575,000. They are not three stories, so the three-story safety statutes do not apply to them in the same way.

Covington Row at the Crescent

Covington Row is 32 residences, 16 at 1,869 square feet and 16 at 2,400 by the county roll, governed by its own association, its own 1996 declaration and its own vote. It is the same street and the same lake, but not the same rulebook, and the next sections show where they differ.

Who Manages Crescent?

Florida’s corporation records show the Crescent condominium association’s principal address and registered agent as Advanced Property Management Services, Inc., 1035 Collier Center Way, Unit 7, Naples, FL 34110, updated April 18, 2026. The Recreation Association is listed in care of the same company. Covington Row’s registered agent is the law firm Becker and Poliakoff, P.A., with a principal address on Abbington Circle.

What Crescent Does Not Have

Crescent has no private yard, no private pool and no beach of its own: the beach parks are run by the Pelican Bay Foundation. It is also not a place for a large dog, since Crescent’s pet rule caps pets at 25 pounds. Buyers who need any of those should look at other Pelican Bay neighborhoods such as Breakwater or at a single-family street instead.

Crescent at Pelican Bay Market Snapshot: What the Condos Actually Sell For

Crescent at Pelican Bay residences closed 17 times in the last 12 months, at a median of $1,420,000 from $865,000 to $1,851,250 (Southwest Florida MLS, October 8, 2025 to October 7, 2026). Twelve months is the first window with ten or more Crescent closings; the 60-month window holds 60 closings at a median of $1,400,000.

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

Crescent is a mixed market: three-story residences, coach homes and Covington Row trade at different prices, so a single median hides more than it shows. We lead with the widest window that holds ten or more sales, name the window and the number of sales beside every figure, and then split by building type. Two of the sales were entered after closing and were not marketed through the MLS; they count in every price figure below and are left out only of days on market and sale-to-list, where we state the smaller number.

The Last 12 Months, Three Building Types

The Southwest Florida MLS pull dated October 7, 2026 counts 17 Crescent closings in the 12 months from October 8, 2025, at a median of $1,420,000 (the 9th of 17 prices in order), a low of $865,000, a high of $1,851,250, and total volume of $22,501,250. The median sold price per square foot was $585 on 16 sales (one sale has no recorded living area), the median days on market 41 on 15 sales, and the median sale price was 96.2 percent of the final list price on 15 sales.

The three-story median is the mean of the two middle prices of eight, $1,435,000 and $1,450,000. The Covington Row median is the mean of its two prices, $1,095,000 and $1,825,000; with only two sales it is a small sample and we do not read a trend from it. The three types add to the whole: 8 plus 7 plus 2 is 17, and $11,611,250 plus $7,970,000 plus $2,920,000 is $22,501,250.

Every Crescent Closing in the Last 12 Months

Here is every closing in the 12 months to October 7, 2026, newest first, by month and building type, with no unit numbers or owner names. The MLS filed one coach-home sale without a living area, so its per-square-foot figure is blank.

Four Windows, One Market

Because a 12-month median can move on one sale, here are all four standard windows, each ending October 7, 2026.

The 24-month median is the mean of its two middle prices, $1,244,000 and $1,420,000, which is $1,332,000. The 60-month median is the mean of the 30th and 31st prices, both $1,400,000. The MLS code CRESCENT also contained 2 entered-after-closing sales in the 12-, 24- and 36-month windows and 3 in the 60-month window.

Building Type by Window

Splitting the same closings by building type shows why one blended number misleads.

In every window the three-story median sits $292,500 to $445,000 above the coach-home median. The 12-month gap is $1,442,500 minus $1,150,000, or $292,500; the 60-month gap is $1,625,000 minus $1,180,000, or $445,000.

Three-Story Residences, Last 60 Months

Over the 60 months to October 7, 2026, 25 three-story sales (1 entered after closing) ran from $965,000 to $3,300,000 at a median of $1,625,000 and a median of $669 per square foot (25 sales). By the MLS’s living area: 2,160 square feet, 9 sales at a median of $1,515,000; 2,299 square feet, 5 sales at $1,700,000; 2,800 square feet, 7 sales at $1,851,250; and one sale each at 2,414, 2,490, 3,296 ($2,205,500) and 4,480 square feet ($3,300,000), which is the highest Crescent sale in the window.

Coach Homes, Last 60 Months

Over the same 60 months, 22 coach-home sales (2 entered after closing) ran from $865,000 to $1,650,000 at a median of $1,180,000 and $556 per square foot (21 sales). By MLS living area: 2,203 square feet, 9 sales at $1,225,000; 1,863 square feet, 3 sales at $1,130,000; 1,965 square feet, 3 sales at $900,000; 2,117 square feet, 2 sales at $1,343,750; 2,158 square feet, 2 sales at $1,270,000; and one sale each at 1,944 and 1,991 square feet and one with no recorded size.

Covington Row, Last 60 Months

Covington Row recorded 13 CRESCENT-coded sales in the 60 months to October 7, 2026, from $1,095,000 to $1,825,000 at a median of $1,310,000, $626 per square foot and a median 99.3 percent of list price (13 sales). By MLS living area: 1,869 square feet, 6 sales at $1,235,000; 2,548 square feet, 3 sales at $1,650,000; 2,400 square feet, 2 sales; and one each at 2,017 and 2,596.

One further Covington Row sale, $1,250,000 in April 2023 at 1,869 square feet, is filed in the MLS under the separate name COVINGTON ROW and is not in any CRESCENT figure above. It falls only inside the 60-month window; adding it would make Covington Row 14 sales at a median of $1,302,500 (the mean of $1,295,000 and $1,310,000), and all of Crescent 61 sales at a volume of $88,976,250 with the same $1,400,000 median.

Closings by Calendar Year

MLS closings by calendar year, with the year’s building-type mix, show a market that has held between roughly 8 and 15 sales a year.

Repeat Sales: What the Same Building Did Next

We matched the MLS closings by address inside the 60-month window and report the pairs without unit identifiers.

• Three-story pair: $1,526,000 in December 2021, then $1,700,000 in January 2022, a gain of $174,000 or 11.4 percent in 43 days.
• Three-story pair: an entered-after-closing sale at $1,625,000 in February 2022, then $3,042,000 in April 2023, a gain of 87.2 percent in 432 days, which is the outlier in the file.
• Three-story pair: $1,525,000 in June 2025, then $1,550,000 in September 2026, up 1.6 percent in 447 days.
• Three-story pair: $1,425,000 in December 2025, then $1,515,000 in April 2026, up 6.3 percent in 144 days.
• Coach-home chain: $1,185,000 in December 2021, then $1,025,000 in October 2025, down 13.5 percent in 1,406 days, then an entered-after-closing sale at $1,225,000 in May 2026, up 19.5 percent in 210 days.

Five chains in 60 months is a small sample, and condition drives every one of them. The lesson is that a Crescent residence is not a commodity: one address fell 13.5 percent over almost four years and then rose 19.5 percent in seven months.

What the County Recorded: Crescent Sales Since 1992

The Collier County Property Appraiser’s recorded-sales file counts Department of Revenue qualified sales of improved parcels at $100,000 and over across both condominiums. Selected years, with the file running through June 30, 2026:

The county records deed consideration and the MLS records the reported closing price, so the two files differ on a few sales. The county’s 2026 high is the $1,851,300 deed; the MLS table above shows the same sale at $1,851,250, and we use each file’s figure in its own table. The median rose from $255,000 in 1992 to $1,420,000 in 2026, about 5.6 times, and the 2026 county median equals the MLS 12-month median.

Current Listings

On October 7, 2026 the MLS showed three Crescent listings: one pending with a contingency at $1,400,000 (1,869 square feet, 7 days on market), one active at $1,175,000 (2,017 square feet, 5 days) and one active at $1,169,000 (1,863 square feet, 103 days). The median of the two active list prices is $1,172,000, the mean of $1,169,000 and $1,175,000.

Months of Supply

Two active listings against 17 closings in 12 months is 17 divided by 12, or 1.42 closings a month, so 2 divided by 1.42 is about 1.4 months of supply (12-month window, 2 actives, October 7, 2026). That is a seller’s market by the usual six-month benchmark, though three listings are too few to rely on for a trend.

Our Read of the Crescent Market

Our read is that Crescent has two markets and a third, thin one. Three-story residences have held a median between $1.44 million and $1.63 million across every window, coach homes between $1.13 million and $1.18 million, and Covington Row’s few sales sit between them. The days-on-market figures say a priced-right Crescent residence sells in about six weeks, while the 12-month list includes sales that took 127 and 103 days, so time on market varies widely from one residence to the next.

First-Hand: What We Check on Every Crescent Pricing

As Top 1% Real Estate Agents Nationally Since 2008, before we price a Crescent residence we sort the closings by building type and living area, remove any entered-after-closing sale from the days-on-market and sale-to-list figures, and read the building’s milestone status and the association’s approval rules. A seller can ask for that work at no cost.

Selling at Crescent? Start with a free home valuation or call Jesse direct at (239) 898-6072.

Buying at Crescent? Call Marc at (239) 287-5873 or read how we represent buyers.

Why Is Covington Row at the Crescent Part of This Page?

Covington Row at the Crescent is a separate 32-unit condominium with its own association, declaration and vote, but it is sold under the same Southwest Florida MLS name, CRESCENT, on the same street, so this page covers both. Buyers should treat them as two condominiums with one shared lake, pool and road.

The Roster Trap

A search for Crescent in the Southwest Florida MLS returns Crescent condominium residences and Covington Row residences together under the one name CRESCENT, so any figure drawn from the MLS name alone blends 116 and 32 units. We built the figures above from that name, split them by building type, and flagged the one Covington Row sale the MLS files under its own name.

How the Two Condominiums Differ

The recorded documents set the two apart on the questions that matter in a purchase.

Thinking of Selling or Buying at Crescent, Pelican Bay? Start With the Building Type: 17 Sales in 12 Months Ran $865,000 to $1,851,250

The three facts that move a Crescent price are the building type, the building’s milestone and reserve record, and the four-layer fee stack. If you own at Crescent, get a free home valuation priced against the sales of your own building type, or call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers or call Marc at (239) 287-5873, and we will run the numbers on the specific residence before you write an offer.

Why We Merged Them

A buyer who finds a Covington Row listing on a Crescent search will pay the Covington fee schedule and follow Covington’s lease rule, not Crescent’s. Merging the pages lets us show both rulebooks side by side, and the benchmark and decision tables treat Crescent as the 148 parcels the county roll lists.

How Covington Row Shares Crescent’s Land

The 1998 sidewalk and roof-eave easement runs from the Crescent association to Covington Row’s association, so a Covington Row building’s roof eave and walkway sit partly on Crescent common elements. A purchase at Covington Row should include that easement in the document package.

Which Association Do I Pay?

A Crescent owner pays the Crescent association; a Covington Row owner pays the Covington Row association; and each owner is assessed by the Recreation Association and the Pelican Bay Foundation. The condominium association fee is not in the MLS records we hold, so we do not print one; the association’s budget and an estoppel certificate give the exact figure for a specific residence.

How Did Crescent at Pelican Bay Come to Be?

Crescent at Pelican Bay began as a recorded Declaration of Condominium on December 31, 1991 (Official Records Book 1675, page 902), built in phases through 1995, with Covington Row at the Crescent declared separately on November 20, 1996 and completed in 1997. The history below follows the recorded instruments, in order.

1991: The Declaration and Its Two Companions

On December 31, 1991 three instruments were recorded together at the Collier County Clerk: the Declaration of Condominium, 91 pages, Official Records Book 1675, page 902; the Declaration of Covenants and Easements for the Recreation Association, Book 1675, page 891; and an easement over Pelican Bay Unit 12, Parcel 3, Book 1675, page 882. The condominium association itself had been incorporated on December 4, 1991.

1992 to 1995: Phase Amendments

The declaration was built out phase by phase. The Clerk’s index shows nine declaration amendments with eleven plat exhibits from 1992 to 1995, each recording that a phase had been substantially completed and adding its buildings to the condominium. A 1995 amendment, Book 2030, page 952 is among the last.

1996: Phases 7 and 8 Leave, Covington Row Arrives

On November 20, 1996 the developer recorded a notice that Phases 7 and 8 are not part of the Crescent condominium, Book 2252, page 1143. The same day it recorded the Covington Row Declaration, 71 pages, Book 2252, page 1147 and a declaration of covenants and easements for Parcel 3, Book 2252, page 1226. Covington Row’s own association, with its own vote, came from that declaration. The Recreation Association and Covington Row’s association were both incorporated on October 16, 1996.

1997 and 1998: Completion and the Sidewalk Easement

A March 26, 1997 amendment recorded the completion of Covington Row’s building 14, and an October 3, 1997 amendment to the Crescent declaration and bylaws, Book 2352, page 292 followed. On May 5, 1998 the Crescent association granted Covington Row an easement for a sidewalk and a roof-eave overhang, Book 2415, page 3072, which is why the two communities share a boundary in the recorded record, not only on the map.

2002 and 2003: The Restatements

Covington Row restated its declaration, articles and bylaws on May 18, 2002 (77 pages, Book 3039, page 3249). Crescent followed on January 30, 2003 with its Amended and Restated Declaration, Articles and Bylaws, 100 pages, Book 3208, page 655. The 2003 restatement, as amended in 2011, 2012 and 2022, is the operative Crescent declaration, and we cite it by section throughout this page.

2002: An Easement to Club Pelican Bay

On August 13, 2002 the Crescent association granted Club Pelican Bay, Inc. an easement, Book 3090, page 1617, for underground cable and conduit from an existing Florida Power and Light transformer on Crescent property to the Club’s property. It is a utility easement, not a membership link.

2005 to 2023: Amendments and the Revived Recreation Association

The Recreation Association restated its covenants on February 7, 2005 (Book 3729, page 1420). Crescent amended its documents on March 11, 2011, April 4, 2011, April 23, 2012 and November 8, 2022. On August 30, 2023 the revived Recreation Association declaration, articles and bylaws, 42 pages, Book 6283, page 1308 was recorded.

The Land Under Crescent

Crescent sits inside the Pelican Bay planned unit development. Collier County’s zoning layer lists the district as the Pelican Bay PUD (petition R-76-31), last amended by Ordinance 04-59 in 2004. The Foundation’s Pelican Bay planned unit development document is the controlling land-use record for the whole community.

The Residences: Three Stories, Coach Homes and Covington Row

The residences at Crescent at Pelican Bay range from 1,863 to 4,480 square feet on the county roll, with a median of 2,160 square feet, in four three-story buildings, twelve two-story coach-home buildings and Covington Row, and each type has its own price band, rules and risks.

Square Footage and Floor Plans

By the 2026 county roll, 148 residences span 1,863 to 4,480 square feet. The three-story buildings hold 2,160, 2,299, 2,800 and 4,480 square foot residences; Covington Row holds 1,869 and 2,400 square foot plans; and the coach homes include plans at about 1,863 and 2,117 square feet. The MLS lists some sizes differently from the roll, which is why we quote each source by name.

Garages and Storage

The Crescent declaration makes each garage a limited common element assigned to the unit with the same number, so a garage conveys with its residence, as the recorded 2003 declaration provides in section 9.5. The 17-unit buildings also carry a storage locker. Covington Row’s declaration has its own garage language, and the association there maintains the garage doors.

Building Age and Year Built

Collier County’s roll gives year built from 1992 through 1997 across the 148 parcels. The older Crescent phases date to 1992, and Covington Row’s completion amendments run from 1996 and 1997. A three-decade-old building is not unusual in Pelican Bay, and the milestone and reserve rules below exist because of it.

Floors, Noise and the Hard-Flooring Rule

Section 9.6 of the Crescent declaration governs floor coverings in units on the second floor and above, and Covington Row’s declaration requires prior approval for second-floor hard flooring with sound ratings of 47 in bathrooms and 52 elsewhere. Anyone planning to replace carpet with tile or wood above the ground floor should get the Board’s written approval first.

Exterior and Interior Responsibility

At Crescent the association maintains exterior painting, roofing and the exposed portions of the buildings; owners maintain interiors, windows, sliding doors, air conditioning and screens. That split matters when a roof or window leaks, and the declaration’s negligence section, 9.11, shows who pays when an owner’s act causes the damage.

Shutters and Windows

Crescent’s bylaws (section 4.18) address hurricane shutters, and the November 2022 amendment says conforming hurricane shutters cannot be refused. Covington Row’s restated declaration is a separate document, so its shutter language has to be read separately. Window and door replacements are owner work that needs a county permit, and the Board’s written approval where the declaration requires it.

What Amenities Come With a Crescent at Pelican Bay Condo?

The amenities at a Crescent at Pelican Bay condo start with a shared lake, pool, spa and cabana on the Recreation Association’s Parcel 3, plus access to the Pelican Bay Foundation’s beach parks, community center, fitness center, tennis, pickleball and tram service, funded through the Foundation assessment every Pelican Bay owner pays.

What the Recreation Association Provides

The Recreation Association’s declaration describes a recreation area on Parcel 3 of Pelican Bay Unit 12 with a lake, pool, spa, cabana and deck, and it owns or maintains Abbington Circle. It was revived in 2023 under Florida’s Chapter 720 Part IV, so its covenants are back in force as recorded in 2023.

The Beach, North and South

The Foundation’s overview sheet describes nearly three miles of beach with two beach parks, Sandbar South Beach and Marker 36 North Beach, reached by the Foundation’s tram service. Foundation rules bar pets from any Foundation or Collier County beach, the trams and any boardwalk.

The Community Center, Fitness and Racquets

The same sheet lists a 25,000 square foot community center, 18 tennis courts and 88 acres of parks. See the Foundation’s pages on the community center, fitness center and racquets program.

Pickleball

Pelican Bay Community Park added 20 pickleball courts, reported by Gulfshore Business as opened in December 2025. The Pelican Bay pickleball group publishes court and play information on its FAQ page.

Dining and Club Pelican Bay

The Foundation’s dining page lists its restaurants, and Club Pelican Bay publishes membership and golf information as a separate decision from the Foundation assessment.

What a Foundation Assessment Does Not Buy

The Foundation assessment is not a Club membership, and it funds Foundation operations, reserves and bulk media, not your building’s insurance, roof or exterior maintenance. Those are separate bills, described in the fee sections below.

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

Buying at Crescent? Call Marc at (239) 287-5873 or read how we represent buyers.

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

Fees at Crescent at Pelican Bay come in layers: your condominium association assessment, set in its own annual budget; the Pelican Bay Foundation assessment of $3,435 a year for fiscal 2027; the Recreation Association’s charges; and the Pelican Bay Services Division levy of $1,250.00 for fiscal 2027 (the county’s published FY 2027 Assessment).

What Does the Pelican Bay Foundation Charge for 2027?

The Foundation’s fiscal 2027 estoppel form, covering October 1, 2026 to September 30, 2027, lists an annual assessment of $3,435, or $858.75 a quarter. That total is $2,180 for operations ($545 a quarter), $497 for reserves ($124.25) and $758 for bulk media ($189.50). The fiscal 2026 total was $3,295, so the increase is $140, or 4.2 percent.

What Is the Condominium Association Fee?

Each Crescent association sets its own assessment in its annual budget, and Florida’s section 718.111(12) makes the budget an official record owners and prospective buyers can request. The Southwest Florida MLS data we hold for Crescent does not carry a condominium fee field, so we do not print a number. Ask the listing agent for the budget and the estoppel certificate before you write an offer.

What Does the Pelican Bay Services Division Charge?

The county’s Pelican Bay Services Division page publishes the FY 2027 Assessment: $789.07 for operations and maintenance plus $460.93 for capital and projects, $1,250.00 in all; the division’s June 10, 2026 meeting packet records the ad valorem millage left at .0857. The division is a Collier County program with its own advisory board, and the county page describes its services. The amount charged to a residence appears on its tax bill.

What Is the Resale Capital Assessment?

For deeds recorded on or after October 1, 2026, the Foundation charges a $15,000 resale capital assessment, paid by the buyer at closing; it was $10,000 before fiscal 2027, and the fiscal 2027 budget adds an annual 3.5 percent adjustment from fiscal 2028. An owner moving from one Pelican Bay residence to another can claim a one-time exemption on the Foundation’s resale capital exemption form, with a $1,000 processing fee.

What Do Estoppel Certificates Cost?

Florida’s section 718.116(8) caps a condominium estoppel certificate at $299, plus $119 if the buyer wants it in 3 business days and $179 more if the owner is delinquent; it is valid for 30 days, or 35 if delivered electronically. The Foundation’s separate estoppel is $250, plus $100 to expedite in 3 business days. Both are normally a seller cost.

What Does a Crescent Buyer Pay at Closing?

A buyer pays the Foundation’s $15,000 resale capital assessment, recording fees for the deed, lender and inspection costs, and, by Collier County custom, the owner’s title insurance policy, though the contract controls. A buyer also reimburses the seller for prepaid property taxes and association dues in the prorations.

What Does a Crescent Seller Pay at Closing?

A seller pays Florida documentary stamps on the deed at $0.70 per $100 of price, the condominium and Foundation estoppel fees, any municipal lien search, the listing and buyer-agent commissions the seller agrees to, and a $500 Foundation fee if the Foundation identification cards are not returned.

Is There a Special Assessment Today?

We found no recorded special assessment against Crescent. Special assessments are levied by board vote under the bylaws (section 8.4) and billed to owners, so the way to know is to ask for the minutes and the current budget in your document package.

Selling at Crescent? Get a free home valuation, read how we sell Pelican Bay homes, or call Jesse direct at (239) 898-6072.

Buying at Crescent? Call Marc at (239) 287-5873, see our Pelican Bay buyer page, or read how we represent buyers.

Crescent at Pelican Bay’s Layered Fees: Condominium, Recreation Association, Foundation and Services Division

Crescent at Pelican Bay owners pay four separate bodies: the condominium association, the Recreation Association that shares the lake, pool and road, the Pelican Bay Foundation, and the Pelican Bay Services Division, which each answer to different governing documents, budgets and boards, and a buyer should ask for all four budgets.

Layer One: The Condominium Association

The Crescent condominium association, incorporated December 4, 1991 as Florida filing N46300, maintains the building exteriors, roofs, insurance and common elements. Covington Row at the Crescent is a different filing, N96000005304, with its own board and budget.

Layer Two: The Recreation Association

The Crescent Recreation Association, filing N96000005306, was incorporated October 16, 1996 and revived by the 2023 declaration. It owns or maintains the lake, pool, spa, cabana and Abbington Circle. Its revived declaration is recorded at Book 6283, page 1308, and sets how its costs reach unit owners.

Layer Three: The Pelican Bay Foundation

The Foundation assessment is $3,435 for fiscal 2027, charged to every residence in Pelican Bay by billable unit. The Foundation’s budget package counts 6,474 billable units. The Foundation does not approve or reject a transfer; its estoppel form says approval, where required, comes from the condominium sub-association.

Layer Four: The Pelican Bay Services Division

The division is a Collier County program with its own advisory board. Its FY 2027 Assessment of $1,250.00 is published on the county’s Pelican Bay Services Division page, and the .0857 millage for fiscal 2027 appears on the June 10, 2026 agenda, which is a county public record.

The Four-Bill Checklist

Ask for four things on any Crescent purchase: the condominium budget and estoppel; the Recreation Association’s current assessment; the Foundation estoppel, which states the current assessment and any unpaid resale capital; and the property tax bill showing the Services Division line.

How the Layers Compare to Other Pelican Bay Condominiums

The Foundation and Services Division layers are the same for every Pelican Bay residence, so the differences between Crescent and its neighbors sit in the condominium and the Recreation Association layers. That is why a lower-priced building is not automatically a lower-cost building to own.

The Crescent Declaration, Bylaws and Rules, Section by Section

The 2003 Crescent Amended and Restated Declaration, 100 pages at Book 3208, page 655, governs Crescent at Pelican Bay by section: single-family residential use in section 14.1, pets in 14.3, leasing in Article 16 and sales in Article 17, as amended in 2011, 2012 and 2022. The sections below summarize the document and cite it.

Voting and the Common Elements

Each of the 116 Crescent units carries one vote of 116, and each unit’s garage is a limited common element. Section 8.6 grants cross easements for ingress, maintenance and support across the units and common elements.

Maintenance, Section 9

Section 9.5 covers limited common elements, 9.6 unit floor coverings above the first floor, 9.10 enforcement of maintenance, and 9.11 negligence. A 2011 amendment made trash a common expense (section 1.12) and had the association maintain smoke alarms in the coach homes (section 9.1), and a 2022 amendment changed section 9.7 on alterations and hurricane shutters.

Assessments, Default and Liens

Section 10.2 deals with default in payment of assessments and section 10.8 with the association’s lien. Florida’s section 718.116 sets the lien priority and the estoppel caps, and the association’s authority to fine under section 718.303 appears in bylaw 4.15.

Use Restrictions, Article 14

Section 14.1 limits a unit to single-family residential use and allows a home office that involves no customers, signage or stored equipment. Section 14.2 bars nuisances, and 14.7 lets the Board adopt and amend rules. Section 11.5 on regulations works with 14.7.

Signs and Grills

Section 14.4 bars sale or rental signs on the property, including doors and windows, without the Board’s prior written approval. Section 14.5 permits only gas or electric barbecue grills on the common elements. Both rules affect how a Crescent residence is marketed and used.

Satellite Dishes and Antennas

Section 14.6 allows direct-broadcast satellite dishes under one meter in exclusive-use areas such as balconies, painted to blend in, placed where they are not visible from the street if reception allows, and installed by a licensed contractor to code.

Guests, Article 15

Article 15 defines a guest as someone staying under 30 days in a calendar year and sets guest rules separately for owners and tenants. Tenants may not have overnight guests when they are absent, and the Board may adopt rules to carry it out.

Casualty and Insurance, Article 13

Article 13 has the association carry building casualty insurance on the structure, including partitions and fixtures, liability, workers’ compensation, fidelity coverage and flood insurance if a lender requires it. Section 13.6 sends repair funds through the association when the estimated cost is under $75,000, and through an architect’s approval when it exceeds $75,000.

Amending the Declaration

Under section 18.1 an amendment can be proposed by a majority of the directors or by 25 percent of the voting interests. The recorded amendments of 2011, 2012 and 2022 show the process in use.

Budgets and the 115 Percent Rule

Bylaw 8.1 governs the annual budget and 8.4 special assessments. Florida’s section 718.112 adds a notice and owner-meeting step when a proposed budget would raise assessments above 115 percent of the prior year’s.

Is Crescent at Pelican Bay a 55+ Community?

No, Crescent at Pelican Bay is not a 55-plus community. We found no age restriction in the 2003 Crescent declaration or the 2002 Covington Row declaration, and neither document designates the community as housing for older persons. No recorded Crescent document we read limits ownership or occupancy by age.

Does the Foundation Set an Age Rule?

We found no age rule in the Foundation’s published Rules and Regulations. The Foundation’s rules govern conduct, facility use and leasing, which the later sections summarize.

Does a Buyer Need Board Approval?

Yes, approval is a separate question from age. Section 17.2.1 requires the Board’s prior written approval of a sale, and the next sections show how the process runs.

Can You Rent Out a Crescent at Pelican Bay Condo?

Yes, a Crescent at Pelican Bay owner can lease, within limits: the Crescent declaration (Article 16) allows an entire unit to be leased no more than twice in a calendar year for at least 90 days, with Board approval above 180 days, while Covington Row allows 30-day leases, up to three a year, each approved.

Crescent Leasing Rules

Article 16 of the 2003 declaration allows entire units, never rooms, to be leased no more than two times in a calendar year, for a minimum of 90 days, by the lessee and family only. Rent-sharing and subleasing are prohibited. A lease over 180 days needs the Board’s approval except to another unit owner, and the Board has 15 days to approve or disapprove.

Covington Row Leasing Rules

Covington Row’s 2002 restatement allows leases of at least 30 days, up to three a year, and requires approval of every lease and renewal, with a 30-day decision window and deemed approval if the Board does not act.

The Foundation’s Leasing Layer

The Foundation requires a lease application at least 30 days before the lease period, a $500 processing fee, renter identification cards and the condominium association’s approval form, per its 2027 lease application packet. Its 2019 leasing amendment limits leases to two per calendar year, so a Covington Row owner should read both documents and follow the stricter rule.

Who Is Liable for a Tenant?

Section 16.4 keeps the owner responsible for the tenant’s conduct and lets the association act as the owner’s agent, including starting an eviction, if the owner does not bring the tenant into compliance.

Short-Term Rentals

With a 90-day minimum at Crescent and a 30-day minimum at Covington Row, neither declaration allows the nightly or weekly rentals that Florida condominium buyers sometimes expect. A buyer who needs a shorter rental should not rely on either building.

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

Buying at Crescent? Call Marc at (239) 287-5873 or read how we represent buyers.

Pet Rules at Crescent at Pelican Bay

Crescent at Pelican Bay allows up to two household pets of no more than 25 pounds, under section 14.3 of the declaration as amended in 2011, and Covington Row’s declaration sets the same two-pet, 25-pound limit; the Pelican Bay Foundation separately bars pets from beaches, trams, boardwalks and indoor amenity areas.

Crescent’s Pet Rule

Section 14.3 of the 2003 declaration permits only household pets that do not exceed 25 pounds, requires them to be leashed and controlled outside the unit, makes the owner responsible for any damage, and bars guests, lessees and invitees from bringing animals onto the property. The April 2011 amendment, at Book 4668, page 787, amended section 14.3, and we read the result as two pets.

Covington Row’s Pet Rule

Covington Row’s restated declaration permits no more than two pets of up to 25 pounds. A buyer with a larger dog should confirm the rule with the association before an offer, since the rule is a recorded restriction.

The Foundation’s Pet Rules

Under section 3.G of the Foundation’s Rules and Regulations, pets must be vaccinated, not left alone, and leashed on a leash of no more than six feet, with no retractable leashes on the berm. Pets are not allowed in dining, bar or kitchen areas, Community Center meeting rooms, activity rooms, the fitness center, the wellness studio, any Foundation or Collier County beach, the trams or any boardwalk.

Service and Emotional Support Animals

The Foundation handles service and emotional support animals through a reasonable-accommodation application. Federal fair housing guidance on assistance animals is on HUD’s assistance animals page.

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

Florida’s milestone inspection and structural integrity reserve study rules apply to condominium buildings of three stories or more, which at Crescent at Pelican Bay means the four three-story buildings, A through D; Collier County’s milestone map lists all four as milestone completed, with the next inspection due in 2034.

What Is a Milestone Inspection?

Under section 553.899 of the Florida Statutes, a milestone inspection is a structural inspection of a condominium building three stories or more in height, first required when the building reaches 30 years of age, or earlier where a local government sets a shorter interval for coastal buildings, and repeated every 10 years. Collier County’s ordinance sets its own schedule for coastal buildings.

What Does Collier County Require?

Collier County’s ordinance requires buildings within three miles of salt water with a certificate of occupancy before July 1, 1997 to complete a first inspection by December 31, 2024, according to the county’s milestone page. The county’s saltwater-boundary layer places Crescent’s addresses inside the three-mile buffer.

What Does the County’s Milestone Map Show for Crescent?

On October 7, 2026 we queried the county’s Milestone Map layer. It lists four Crescent records, one for each three-story building:

The layer lists the inspection cycle and its status. It does not publish the inspection report, and we have not seen one.

Why Covington Row and the Coach Homes Are Not Listed

The milestone statute and the county layer cover buildings of three stories or more. Covington Row’s buildings and the coach homes are two stories, so the county lists no record for them, and The Pointe, which sits on Via Mezner and Via Veneto, has no entry in the layer either.

What Is a Structural Integrity Reserve Study?

Section 718.112(2)(g) requires the association of a condominium building of three stories or more to complete a structural integrity reserve study of the building, including the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows, and to fund the reserves it identifies. The statute’s deadlines have passed, so a buyer should ask for the completed study or a statement that none is complete.

What Should a Buyer Request?

Under section 718.111(12) the association’s official records are open to owners and, through a seller, to buyers: the milestone inspection summary, the structural integrity reserve study, the budget with its reserve schedule, the year-end financial statement and the minutes. We do not state what any of those documents contain, because they are member records we have not seen. Request them in writing before you rely on a three-story building.

What Must a Seller Disclose?

Section 718.503 requires a unit owner selling to give the buyer the declaration, bylaws, rules, the most recent budget and financial statement, the milestone inspection and reserve study documents, and a governance form, and it gives the buyer seven days to cancel after receiving them. We assemble that package before the first showing.

What About Reserve Waivers and Loans?

Florida’s section 718.112 does not let an association waive reserves for the items a structural integrity reserve study covers, so those costs belong in the budget. A lender’s condominium review looks at the same documents.

Where Does This Leave a Crescent Buyer?

A Crescent buyer is not choosing between safe and unsafe; the buyer is choosing between known and unknown. The county’s file tells you a milestone cycle is complete on four buildings. The reserve study and association minutes tell you what it costs. Ask for both.

Hurricanes, Flood Zone and Insurance at Crescent at Pelican Bay

Crescent at Pelican Bay sits in FEMA flood Zone X, shaded, the 0.2 percent annual chance flood hazard in a coastal zone, at every address we checked on FIRM panel 12021C0381J effective February 8, 2024, and in Collier County’s hurricane evacuation Zone A, so wind coverage is the larger variable.

What Flood Zone Is Crescent In?

We checked 8410, 8430, 8444, 8445, 8456, 8471, 8472 and 8495 Abbington Cir. FEMA’s National Flood Hazard Layer and Collier County’s FEMA24 layer return Zone X with the subtype 0.2 percent annual chance flood hazard in a coastal zone, no base flood elevation, and not a Special Flood Hazard Area, on panel 12021C0381J. A buyer should confirm a specific address on FEMA’s map service center.

What Does Zone X Mean for Insurance?

A mortgage lender does not require flood insurance for a Zone X residence outside the Special Flood Hazard Area, though the policy is available and the condominium master policy may carry it. The coastal subtype means storm surge, not river flooding, is the exposure to ask about.

What Is the Hurricane Evacuation Zone?

Collier County’s evacuation layer puts the addresses we checked in Zone A, the first zone ordered to leave for a surge threat. Look up your address on the state’s Know Your Zone tool.

What Do Ian, Irma and Milton Mean for Crescent?

Hurricane Ian in September 2022 produced the surge the National Hurricane Center documents in its Ian report; Irma and Milton are in the center’s reports too. We do not state a Crescent damage history, because we found no recorded one. Ask the association for the post-storm repair record.

What Insurance Does the Association Carry?

Section 13 of the Crescent declaration has the association carry building casualty insurance including partitions and fixtures, plus liability, workers’ compensation and fidelity coverage, and flood insurance if a lender requires it. An owner needs an HO-6 policy for contents, interior improvements and loss assessment. Florida’s insurance regulator publishes wind-mitigation resources.

What Is Collier County’s Flood Rating?

Collier County holds a Community Rating System Class 5 rating, according to its floodplain page; the discount is smaller outside the Special Flood Hazard Area, so ask your agent what it is on a specific policy. FEMA’s Community Rating System page explains the classes.

What About the Coastal High Hazard Area?

The county’s Coastal High Hazard Area layer does not include the addresses we checked, which affects how the county treats rebuilding, not what the condominium’s documents require after a loss.

What Does Wind Mitigation Do?

A wind mitigation inspection documents the roof deck, the roof-to-wall connections, the opening protection and the roof covering, and Florida insurers discount premiums for them. At Crescent the association owns the roof decision, and an owner controls windows, sliding doors and shutters, so the discount depends on both.

Which Schools Serve Crescent at Pelican Bay?

Crescent at Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High School, according to the Collier County Public Schools zone lookup for the addresses we checked, and all three received an A in the Florida Department of Education’s school grades for 2024, 2025 and 2026.

How Do I Confirm the School Zone?

Collier County Public Schools publishes an attendance zone map and a live zone lookup. Zones can change, so confirm the zone for a specific address before an offer that depends on it. The district’s attendance boundaries page explains the process.

What Are the School Grades?

The Florida Department of Education’s school grades page and the 2026 spreadsheet list an A for each of the three schools in 2026, 2025 and 2024. Grades describe school performance, not any child or family.

Where Are the Schools?

Sea Gate Elementary is at 650 Seagate Drive, Pine Ridge Middle at 1515 Pine Ridge Road and Barron Collier High at 5600 Cougar Drive, all in the Naples area.

County Permits and Recorded Work at Crescent at Pelican Bay

Collier County and the Clerk’s Official Records show recurring maintenance at Crescent at Pelican Bay: notices of commencement for pool-fence work in 2014, rail caps in 2015, air conditioning and fire work in 2017, and county milestone permit records for the four three-story buildings, each cited below so a buyer can read them.

Recorded Notices of Commencement

The Clerk holds a 2014 notice for pool fence work, a 2015 notice for rail caps, a 2017 notice for air conditioning and a 2017 notice for fire-related work. Two roofing notices exist, but their scope lines are illegible in the recorded images, so we do not state what roof work they cover.

County Milestone Permit Records

The county’s milestone layer records one permit file for each three-story building, PL20230005876, PL20230005877, PL20230005878 and PL20230005880, each showing a completed cycle.

How to Pull Permits for a Specific Residence

Collier County’s CityView portal lists permits by address. Ask for the air conditioning age, water heater, window and door permits and any roof work before you write an offer.

What Is Being Built Near Crescent at Pelican Bay?

Collier County’s zoning and land-use layers show a mixed-use activity center and the Vanderbilt Beach Road mixed-use subdistrict within about 500 meters of Crescent at Pelican Bay, with Pavilion, Mercato and One Naples planned developments nearby, and the county’s Vanderbilt Beach Road widening handout documents the road project.

Planned Developments Within a Short Distance

Within about 600 meters of Crescent’s points, the county’s planned-development layer lists Pelican Bay, Pavilion and Pavilion Lake, Heavenly, Mercato, Miralia, One Naples, Pelican Marsh and the Vanderbilt Beach Commercial Tourist district. Zoning districts include C-3 and C-4 commercial, multifamily and single-family categories.

Future Land Use

The county’s future land use layer shows Crescent in the Urban Residential Subdistrict, with a Mixed Use Activity Center and the Vanderbilt Beach Road Mixed Use Subdistrict within about 500 meters and a Conservation Designation nearby.

Vanderbilt Beach Road

Collier County’s Vanderbilt Beach Road widening handout is the county’s project summary for the road north of Crescent, and a buyer who cares about traffic should read it.

Pelican Bay Community Park and the Community Press

Gulfshore Business reported 20 new pickleball courts at Pelican Bay Community Park, and the Naples Press has reported on the park’s tennis upgrades. Both are community-wide amenities, not Crescent changes.

Clam Bay and the Services Division

The Pelican Bay Services Division publishes its 2025 Clam Bay monitoring report and agenda packets, such as the October 8, 2025 packet.

Daily Logistics at Crescent at Pelican Bay

Daily life at Crescent at Pelican Bay runs through Pelican Bay’s Foundation roads, a private Abbington Circle maintained by the Recreation Association, the Foundation’s beach tram and the Vanderbilt Beach Road corridor, with NCH healthcare services and the county’s fire district close enough to plan around.

Getting to the Beach

The Foundation operates tram service to its two beach parks and publishes the beach facilities on its beaches page. Collier County’s beach parking sticker is sold through the Collier tax collector.

Gates, Visitors and Contractors

The Foundation publishes a design review and covenants application for exterior work. Crescent’s own association adds the Board approval described in the declaration.

Healthcare and Emergency Services

NCH publishes its North Collier services and its 2025 community health needs assessment. The county’s fire district layer places Crescent in the North Collier fire district.

Property Taxes and Homestead

Property taxes are billed by the Collier County Tax Collector, and the Property Appraiser’s 2026 roll lists each parcel; use the tax search for a specific residence. Florida’s Department of Revenue publishes homestead and exemption information.

Other Pelican Bay Neighborhoods Nearby

Buyers who tour Crescent often also tour The Pointe, Pebble Creek and Avalon, and the benchmark table below compares them.

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

Buying at Crescent? Call Marc at (239) 287-5873 or read how we represent buyers.

How Does Crescent at Pelican Bay Compare to The Pointe and the Rest of Pelican Bay?

Crescent at Pelican Bay leads the benchmark below with 17 closings and a $1,420,000 median in the last 12 months, ahead of Pebble Creek’s 8 closings at $1,130,000 and far above Avalon’s $589,500; The Pointe, its closest rival, recorded only 2 sales in the same window.

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

The table compares Crescent with seven Pelican Bay condominium neighborhoods that buyers cross-shop. Every figure is from the Southwest Florida MLS for closings from October 8, 2025 to October 7, 2026, and any median built on fewer than 10 sales is labeled a small sample.

The Benchmark Table

The Pointe’s median is the mean of its two prices, $1,087,500 and $1,300,000. The even-count medians for the other small samples are the means of their middle pairs.

What the Table Says About Crescent

Crescent is the only neighborhood in the table with more than 10 closings, and Avalon is the only other one with 10. Avalon, built in the same years, has a median about 58 percent lower at $589,500, which is $1,420,000 minus $589,500, divided by $1,420,000, because it is a different, garden-style product. Year built alone does not set a Pelican Bay price; product and size do.

Other Pelican Bay Neighborhoods

Three other Pelican Bay neighborhoods in the same MLS pull posted ten or more closings in the same 12 months: Breakwater with 17 closings at a $1,188,000 median, Oakmont with 11 at $2,350,000 and Marbella with 11 at $2,800,000.

Where Crescent Sits in the Price Ladder

In the 12 months to October 7, 2026, Crescent’s three-story median of $1,442,500 sits above every other neighborhood in the table, while its coach-home median of $1,150,000 is close to Pebble Creek’s $1,130,000 and Calais’s $1,100,000. A buyer comparing prices should compare the building type, not the neighborhood name.

Crescent vs The Pointe: Which Pelican Bay Condominium Fits You?

Crescent suits a buyer who wants a larger, more active condominium neighborhood of 148 residences with three building types, 17 closings in 12 months and a 60-month median of $1,400,000; The Pointe suits a buyer who wants a smaller 87-unit neighborhood of larger residences, with fewer sales and a 60-month median of $1,500,000.

Data updated: October 2026 (Collier County Property Appraiser roll and sales files through June 30, 2026; Southwest Florida MLS, pulled October 7, 2026; FEMA effective map, February 8, 2024)

Both are condominium neighborhoods in Pelican Bay with the same Foundation and Services Division layers, about a fifth of a mile apart, and the differences below are the ones that decide a purchase.

Side by Side

Choose Crescent If

You want the widest choice: three building types across a price band from $865,000 to $1,851,250 in the last 12 months, a larger pool of sales to price against, and a clear county milestone record on the three-story buildings. You also accept a 90-day minimum lease at Crescent and a 25-pound pet limit.

Choose The Pointe If

You want larger residences, a median roll size of 2,443 square feet against Crescent’s 2,160, and a smaller neighborhood, and you accept thin sales: only 2 closings in the last 12 months and 5 in 24, so price evidence is hard to find. Read The Pointe at Pelican Bay for its own detail.

The Rules Differ Too

Crescent’s lease, pet and approval rules are summarized above from its recorded declarations. The Pointe’s rules are in its own recorded declarations, which this page does not summarize, so request them before you compare lease and pet terms.

How We Would Choose

For a buyer who rents out the residence for a season, neither building’s rules suit nightly stays. For a buyer who wants the most comparable sales to lean on when pricing an offer, Crescent offers 17 in a year against two. We would tour both on the same afternoon.

Selling at Either Building

A Crescent owner and a Pointe owner sell into the same buyer pool at different volumes. The Pointe at Pelican Bay is the comparison page, and if you own at either, call Jesse direct at (239) 898-6072 for a priced comparison.

Honest Pros and Cons of Owning at Crescent at Pelican Bay

Owning at Crescent at Pelican Bay gives you a large pool of comparable sales, three building types across a $865,000 to $1,851,250 range, and Pelican Bay’s beach and amenities, and it costs a $15,000 resale capital assessment, four layers of fees, a Board approval on every sale and recorded rules that differ between the two condominiums.

Pros

• Choice within one address: three building types and sizes from 1,863 to 4,480 square feet on the county roll.
• A liquid market for a condominium: 17 closings in 12 months and 60 in 60 months.
• Pelican Bay’s amenities: nearly three miles of beach, a 25,000 square foot community center and 18 tennis courts, per the Foundation’s overview.
• A documented milestone file: the county lists all four three-story buildings as milestone completed.
• Maintenance handled: the association maintains the exterior, roof and exposed portions.

Cons

• Fee layers: the Foundation’s $3,435 a year, the Services Division levy and the condominium assessment, plus a buyer’s $15,000 resale capital assessment at closing.
• Two rulebooks: Crescent and Covington Row differ on leases, approvals and maintenance.
• Approval on every sale: the Board decides within 30 days, which lengthens a closing.
• Pet and lease limits: 25 pounds and a 90-day minimum at Crescent.
• Member-only records: the reserve study, milestone report and minutes are available to members only on request.

Who Crescent Fits

Crescent fits a buyer who wants a Pelican Bay condominium with a documented market and can live with the rules; it does not fit a buyer who needs a large dog, a short-term rental or a private pool.

Who Should Look Elsewhere

A buyer who wants only a low entry price will find lower medians at Avalon, Valencia and Hyde Park in the benchmark table, and a buyer who wants no approval step should look at single-family streets inside Pelican Bay.

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

If you’re searching for a Crescent listing agent, or thinking, ‘I need someone to sell my Crescent home…’ you are selling into about 17 sales a year, a buyer who reads the milestone file and four fee disclosures before touring, and a closing that needs Board approval. McGreevy and Comisar sell Crescent on its recorded facts.

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

Crescent is a condominium where building type, condition and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Crescent listing along with the document file a Crescent 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 Crescent Homes Sold For

In the last 12 months Crescent has seen 17 resales in the Southwest Florida MLS (pulled October 7, 2026).

• Closings, last 12 months (MLS): 17, median $1,420,000, from $865,000 to $1,851,250.
• Dollar volume, last 12 months: $22,501,250.
• Days on market, last 12 months: a median of 41 days on 15 sales.
• Sale-to-list, last 12 months: a median of 96.2 percent of the final list price on 15 sales.
• Widened window, last 60 months (MLS): 60 closings, median $1,400,000, range $865,000 to $3,300,000, total $87,726,250.
• Today: 3 listings on October 7, 2026, at $1,400,000 (pending), $1,175,000 and $1,169,000.

Selling Into a Market of 17 Sales a Year

With 17 Crescent closings in 12 months and two active listings, a buyer compares your residence with a handful of others and with the last few recorded sales. The sales split by building type, so McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a three-story residence against the three-story sales, a coach home against the coach homes, and a Covington Row residence against Covington Row. Our goal is to list at a price that wins the first 30 days, because the 103-day and 127-day sales are what the alternative looks like.

The Documents a Crescent Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the year-end financial statement and budget, the milestone inspection summary, the structural integrity reserve study or a statement that none is complete, and the governance form. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the condominium’s and the Pelican Bay Foundation’s.
• The Board approvals: the Board’s approval of the sale under Article 17, and any flooring approval for hard floors above the ground floor.
• The residence’s own permits: windows, sliding doors, shutters, water heater and air conditioning.
• Flood and insurance: the flood zone on the map, wind mitigation information and the master policy’s coverage.

Board Approval, Estoppels and the Signs Rule

Every Crescent sale needs the Board’s prior written approval under section 17.2.1, and the Board has 30 days after receiving the notice and information to approve or disapprove. If the Board disapproves a sale, the declaration lets the owner demand a purchaser, and disapproval can be withheld only for good cause by a majority of the whole Board. Section 14.4 bars sale signs without the Board’s written approval, so a Crescent listing is sold through photography, video, the MLS and scheduled showings.

Seller Conversion Module: A Crescent-Specific Seller Page

A dedicated seller page for this building, titled sell my home in Crescent at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by building type, the document file before the first showing, and the approval timeline built into the contract.

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

Start with a free home valuation. It takes about a minute, and Jesse follows up with the Crescent sales that fit your residence: the same building type, the same size, adjusted for condition and whether it is sold furnished. An automated estimate cannot tell a 2,160 square foot three-story residence from a 2,203 square foot coach home; 12-month sales of the two types differ by $292,500 at the median. We price to the difference.

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

Is now a good time to sell a Crescent condo?

For a well-prepared residence priced to its building type’s recent sales, yes. Two active listings against 17 closings in 12 months is about 1.4 months of supply, and a fall listing meets the winter buyer pool.

How do I price a coach home at Crescent?

Against the coach-home sales. In the last 12 months coach homes closed at a median of $1,150,000 on 7 sales, from $865,000 to $1,575,000, while three-story residences closed at $1,442,500. Condition can close that gap; a list price that ignores it usually sits.

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

Yes. Section 17.2.1 of the 2003 declaration requires the Board’s prior written approval of every sale, and Covington Row’s declaration requires it too. Give the association the contract and application as early as the contract allows.

What will a Crescent buyer ask about first?

The milestone and reserve-study record, the fee layers and the approval timeline. Have the statutory package, the estoppels and the Foundation’s current schedule ready before the first showing.

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

Yes, subject to the lease and to the declaration’s lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.

Who pays the resale capital assessment when I sell?

The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.

Your Local Real Estate Experts

Crescent owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Crescent’s recorded declarations, the county’s milestone records and every recorded Crescent sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Crescent guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples condominium market that Crescent sits in.

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Crescent page the credential that matters more is narrower than any award: we tracked every Crescent closing in the Southwest Florida MLS back to October 2021, 60 in all, and in the last 12 months we tracked all 17 Crescent closings against the recorded instruments for the buildings before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Crescent 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.

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

★★★★★ “Marc 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

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, 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 Crescent home? Get a free home valuation, or call Jesse direct at (239) 898-6072.

Buying at Crescent? 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 Crescent, see our Pelican Bay guide, our guide to Pebble Creek, our guide to Calais and our Naples guide.

Frequently Asked Questions: Crescent Buyer Edition

These are the questions buyers ask most about Crescent at Pelican Bay, the 148-residence condominium neighborhood on Abbington Circle in Naples, answered from the recorded declarations, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.

What is Crescent at Pelican Bay?

Crescent at Pelican Bay is a 116-unit condominium on Abbington Circle declared in 1991 and built from 1992 to 1995, plus the 32-unit Covington Row at the Crescent declared in 1996, together 148 residences sold under the MLS name CRESCENT.

Where is Crescent at Pelican Bay, and what are the addresses?

On Abbington Circle inside Pelican Bay, at 8410 to 8495 Abbington Cir, Naples, FL 34108, in unincorporated Collier County. The association office is at 8400 Abbington Circle.

How many condos are in Crescent?

The Crescent condominium has 116 units and Covington Row has 32, so 148 residences on the county’s 2026 roll.

How big are the Crescent condos?

The county roll records 1,863 to 4,480 square feet, with a median of 2,160. The three-story buildings hold 2,160, 2,299, 2,800 and 4,480 square foot residences, and Covington Row holds 1,869 and 2,400.

Are the Crescent buildings three stories?

Four of them are: Buildings A through D at 8410, 8420, 8430 and 8440 Abbington Cir. The other 12 Crescent buildings are two-story coach homes, and Covington Row’s buildings are two stories as well.

When was Crescent built?

Collier County’s roll gives years built from 1992 to 1997. The condominium was declared in 1991 and built in phases through 1995, and Covington Row was completed in 1997.

What do Crescent condos sell for?

In the last 12 months, 17 closings ran from $865,000 to $1,851,250 at a median of $1,420,000 (Southwest Florida MLS, October 7, 2026). The 60-month median is $1,400,000 on 60 closings.

What do three-story Crescent residences sell for?

In the last 12 months, 8 three-story closings ran from $965,000 to $1,851,250 at a median of $1,442,500. Over 60 months, 25 sales had a median of $1,625,000.

What do Crescent coach homes sell for?

In the last 12 months, 7 coach-home closings ran from $865,000 to $1,575,000 at a median of $1,150,000. Over 60 months, 22 sales had a median of $1,180,000.

What do Covington Row residences sell for?

Covington Row recorded 2 closings in the last 12 months, a small sample, at a median of $1,460,000. Over 60 months its 13 CRESCENT-coded sales had a median of $1,310,000.

How long do Crescent condos take to sell?

The median was 41 days on market in the last 12 months, on the 15 sales marketed through the MLS, and the median sold price was 96.2 percent of the final list price.

How does Crescent compare to The Pointe?

The Pointe at Pelican Bay has 87 residences, a larger median roll size of 2,443 square feet and only 2 closings in the last 12 months. Crescent had 17. The comparison section above sets them side by side.

What are the HOA and condo fees at Crescent?

There are four layers: the condominium assessment, the Recreation Association, the Pelican Bay Foundation at $3,435 a year for fiscal 2027, and the Services Division levy of $1,250.00 for fiscal 2027. Ask for the condominium budget and estoppel for the exact figure.

What does the Pelican Bay Foundation charge?

The fiscal 2027 assessment is $3,435 a year, or $858.75 a quarter: $2,180 for operations, $497 for reserves and $758 for bulk media.

What is the resale capital assessment?

A $15,000 charge paid by the buyer at closing for deeds recorded on or after October 1, 2026. It was $10,000 before, and an owner moving within Pelican Bay can claim a one-time exemption.

Does the Foundation approve buyers?

No. The Foundation’s estoppel form says it does not require approval of a transfer, and that approval may be required by the condominium sub-association.

Does the Crescent Board approve buyers?

Yes. Section 17.2.1 requires the Board’s prior written approval of a sale, and the Board has 30 days after receiving the notice and information to approve or disapprove. Covington Row’s Board also has 30 days.

Can I rent out my Crescent condo?

Yes, within limits: Crescent allows two leases a calendar year of at least 90 days, with Board approval for leases over 180 days. Covington Row allows leases of at least 30 days, up to three a year, with approval of each.

What are the pet rules at Crescent?

Up to two household pets of 25 pounds or less, leashed and controlled outside the unit, under section 14.3 as amended in 2011. The Foundation also bars pets from beaches, trams, boardwalks and indoor amenity areas.

Is Crescent at Pelican Bay a 55+ community?

No. We found no age restriction in the 2003 Crescent declaration or the 2002 Covington Row declaration.

What flood zone is Crescent in?

At every address we checked, FEMA’s map shows Zone X, shaded, the 0.2 percent annual chance flood hazard in a coastal zone, on panel 12021C0381J effective February 8, 2024, outside the Special Flood Hazard Area.

What hurricane evacuation zone is Crescent in?

Collier County’s layer puts the addresses we checked in Zone A. Confirm your address on the state’s Know Your Zone tool.

Has Crescent had its milestone inspection?

Collier County’s milestone map lists all four three-story buildings as milestone completed, with the next inspection in 2034. We have not seen the reports, which are member records.

Does Crescent have a structural integrity reserve study?

Florida requires one for buildings of three stories or more. Whether Crescent’s is complete is a member record, so ask for the study or a statement that none is complete.

What documents should I request before buying?

The declaration and amendments, the budget with its reserve schedule, the year-end financial statement, the milestone inspection summary, the reserve study, the minutes, the estoppel certificates and the Foundation’s estoppel.

How long do I have to cancel after receiving the documents?

Florida’s section 718.503 gives the buyer seven days to cancel after receiving the statutory package from the seller.

Which schools serve Crescent?

Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, which each earned an A in 2024, 2025 and 2026. Confirm the zone for your address with the district.

Is flood insurance required at Crescent?

The map does not require it for Zone X outside the Special Flood Hazard Area, though a lender or the association may. The master policy carries flood insurance if a lender requires it.

Who manages Crescent?

Florida’s corporate records list Advanced Property Management Services, Inc. as the Crescent association’s principal and registered agent, updated April 18, 2026.

Can I put hard flooring in a Crescent condo?

Above the ground floor you need the Board’s written approval first under section 9.6. Covington Row requires approval with sound ratings of 47 in bathrooms and 52 elsewhere.

Can I have a gas grill at Crescent?

Section 14.5 permits only gas or electric barbecue grills on the common elements and prohibits all others.

What is the Crescent Recreation Association?

A separate Florida corporation formed in 1996 that owns or maintains the lake, pool, spa, cabana and Abbington Circle, revived by a declaration recorded in 2023.

What does a Crescent buyer pay at closing?

The Foundation’s $15,000 resale capital assessment, deed recording fees, lender and inspection costs and, by Collier County custom, the owner’s title policy, though the contract controls.

Is there beach access?

Yes, through the Pelican Bay Foundation’s two beach parks, reached by its tram service. The Foundation’s overview describes nearly three miles of beach.

Does Crescent have golf course views?

We found no recorded document that promises a golf course or water view. The Recreation Association’s declaration documents a lake, so walk the specific residence.

Who is the best realtor for a Crescent buyer?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873 or see how we represent buyers.

Frequently Asked Questions: Crescent Seller Edition

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

How much is my Crescent condo worth?

The last 12 months of Crescent closings ran from $865,000 to $1,851,250 at a median of $1,420,000, and the building type matters: three-story residences closed at a median of $1,442,500 and coach homes at $1,150,000. A free home valuation starts the conversation.

Why do Crescent residences sell so far apart?

Because Crescent is three products under one MLS name, and size, floor, condition and timing add to the difference. The 12-month range from $865,000 to $1,851,250 spans all three.

Does the building type matter when I sell?

Yes. In every window we measured, the three-story median sat $292,500 to $445,000 above the coach-home median, and Covington Row’s few sales sit between them.

How many Crescent condos sold in the last year?

17 closings from October 8, 2025 to October 7, 2026 in the Southwest Florida MLS, of which 8 were three-story residences, 7 coach homes and 2 Covington Row.

How long will it take to sell my Crescent condo?

The median was 41 days on market over the last 12 months on 15 sales, and the 60-month median was 40 days on 57 sales. Individual sales ran from 10 to 127 days in the 12-month window.

Do Crescent condos sell for the asking price?

The median sale price was 96.2 percent of the final list price over 12 months on 15 sales, and 96.0 percent over 60 months on 57 sales.

What will I pay at closing when I sell?

Documentary stamps on the deed, the condominium and Foundation estoppel fees, any municipal lien search, the commissions in your listing agreement and prorations. The buyer pays the Foundation’s resale capital assessment.

How much are documentary stamps on a Crescent sale?

Florida charges $0.70 per $100 of price, rounded up. On a $1,420,000 sale that is 14,200 times $0.70, or $9,940; on $1,172,000 it is $8,204.

Who pays the owner’s title policy in Collier County?

By Collier County custom the buyer pays the owner’s title policy, and the contract controls, so a Crescent contract can say otherwise.

What does a condominium estoppel certificate cost?

Florida’s section 718.116(8) caps it at $299, plus $119 to expedite in 3 business days and $179 more if the owner is delinquent. It is valid for 30 days, or 35 if delivered electronically.

What does the Foundation’s estoppel cost?

$250, plus $100 to expedite in 3 business days, according to the Foundation’s fiscal 2027 estoppel form.

Do I need the Board’s approval to sell?

Yes. Section 17.2.1 requires the Board’s prior written approval of every sale, and an unauthorized transfer is voidable under section 17.6.

How long does Board approval take?

The Board has 30 days after receiving the notice and the information it requires, including an interview if it asks for one, to approve or disapprove.

What if the Board disapproves my buyer?

Under section 17.4 the owner can demand that the association supply a purchaser, and disapproval can be withheld only for good cause by a majority of the whole Board.

Can I put a For Sale sign on my Crescent condo?

Not without the Board’s prior written approval, which section 14.4 requires for any sale or rental sign, including doors and windows.

What documents must I give a Crescent buyer?

The declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection and reserve study documents and a governance form, under section 718.503. The buyer then has seven days to cancel.

When does the buyer’s seven-day cancellation window start?

When the buyer receives the statutory package, which is why we assemble it before the first showing.

Must I disclose the milestone inspection and reserve study?

Florida’s statutes put the milestone inspection and structural integrity reserve study among the documents a seller provides. We do not state what Crescent’s contain; request them from the association.

Who pays the $15,000 resale capital assessment?

The buyer, at closing, for deeds recorded on or after October 1, 2026. The contract can allocate it differently.

Can I avoid the resale capital assessment?

An owner moving from one Pelican Bay residence to another can claim a one-time exemption on the Foundation’s form, with a $1,000 processing fee.

What if I do not return the Foundation ID cards?

The Foundation charges the seller a $500 fee for cards not returned.

Can I sell with a tenant in place?

Yes, subject to the lease and the declaration’s lease rules. Crescent leases need a 90-day minimum and Covington Row leases a 30-day minimum, so tell buyers the terms early.

Does a short rental history hurt resale value?

Neither Crescent nor Covington Row allows nightly rentals, so rental history is not a pricing driver here; a buyer cares more about whether the lease terms transfer.

Should I replace my floors before listing?

Only after you check the rules. Above the ground floor, hard flooring needs the Board’s written approval under section 9.6, and Covington Row adds sound ratings of 47 in bathrooms and 52 elsewhere.

Do hurricane shutters matter to buyers?

They matter to insurers and lenders. Crescent’s 2022 amendment says conforming hurricane shutters cannot be refused, so a buyer will ask what you have installed.

Which buildings do Crescent buyers compare mine to?

Often The Pointe, Pebble Creek and Avalon. The benchmark table above shows their prices.

How does selling at Covington Row differ?

Covington Row has its own association, a 30-day minimum lease, up to three leases a year, approval of every lease and renewal, and an association that maintains garage doors and unit front doors.

When is the best time to list a Crescent condo?

A fall listing meets the winter buyer pool, and with two active listings against 17 sales in 12 months, supply is thin. Condition and price matter more than the calendar.

How are property taxes handled at closing?

They are prorated: the seller credits the buyer for the days of the tax year the seller owned the residence, based on the bill for the year of closing.

Are real estate commissions negotiable?

Yes. They are set in the listing agreement between you and your brokerage, and buyer-agent compensation is negotiated separately under the rules that took effect in August 2024.

What does it cost to get a valuation from McGreevy and Comisar?

Nothing. A free home valuation lists the Crescent sales that fit your building type.

How will you market my Crescent home?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, market with cinematic video, drone and professional photography, a qualified-buyer database and, when a sale needs to stay quiet, discretion with off-market capability.

Can I sell my Crescent condo off-market?

Yes, when the Board’s approval and the buyer’s documents can be handled quietly. Call Jesse direct at (239) 898-6072 to talk through it.

What if my condo has a special assessment?

Disclose it. Special assessments are levied by Board vote under the bylaws, and a buyer’s estoppel will show a balance, so the contract should say who pays what.

Does my garage or storage locker convey with my condo?

At Crescent the garage is a limited common element assigned to the unit and, under section 9.5 of the recorded 2003 declaration, conveys with it, and the 17-unit buildings carry a storage locker; confirm the assignment in the declaration exhibits.

How do I start?

Call Jesse direct at (239) 898-6072 or get a free home valuation.

Sources and Authoritative References

Every Crescent fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.

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

Recorded Crescent and Covington Row Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, The Crescent at Pelican Bay, 91 pages, OR 1675, Page 902 (December 31, 1991)
2. Declaration of Covenants and Easements, Crescent Recreation Association, OR 1675, Page 891 (December 31, 1991)
3. Easement, Pelican Bay Unit 12 Parcel 3, OR 1675, Page 882 (December 31, 1991)
4. Crescent declaration amendment, OR 2030, Page 952 (1995)
5. Notice that Phases 7 and 8 are not part of the Crescent condominium, OR 2252, Page 1143 (November 20, 1996)
6. Declaration of Condominium, Covington Row at the Crescent, 71 pages, OR 2252, Page 1147 (November 20, 1996)
7. Declaration of Covenants and Easements for Parcel 3, OR 2252, Page 1226 (November 20, 1996)
8. Amendment to the Crescent Declaration of Condominium and Bylaws, OR 2352, Page 292 (October 3, 1997)
9. Easement from the Crescent association to the Covington Row association, OR 2415, Page 3072 (May 5, 1998)
10. Covington Row Amended and Restated Declaration, Articles and Bylaws, 77 pages, OR 3039, Page 3249 (May 18, 2002)
11. Grant of Easement to Club Pelican Bay, Inc., OR 3090, Page 1617 (August 13, 2002)
12. Crescent Amended and Restated Declaration, Articles and Bylaws, 100 pages, OR 3208, Page 655 (January 30, 2003)
13. Corrective Certificate of Amendment, bylaws, OR 4660, Page 2363 (March 11, 2011)
14. Crescent amendment, sections 1.12, 9.1, 9.7, 14.3, OR 4668, Page 787 (April 4, 2011)
15. Crescent amendment, section 9.11, OR 4789, Page 399 (April 23, 2012)
16. Crescent amendment, section 9.7, alterations and hurricane shutters, OR 6189, Page 594 (November 8, 2022)
17. Revived Declaration, Articles and Bylaws, Crescent Recreation Association, 42 pages, OR 6283, Page 1308 (August 30, 2023)
18. Notice of commencement, pool fence (2014)
19. Notice of commencement, rail caps (2015)
20. Notice of commencement, air conditioning (2017)
21. Notice of commencement, fire-related work (2017)
22. Collier County Clerk, official records search

Florida Division of Corporations Records

23. Entity name search results for crescent at pelican bay, including the Osceola County entity The Crescent at Reunion Condominium Association, Inc.
24. The Crescent at Pelican Bay Condominium Association, Inc., document N46300
25. The Crescent at Pelican Bay Recreation Association, Inc., document N96000005306
26. Covington Row at the Crescent at Pelican Bay Condominium Association, Inc., document N96000005304

Pelican Bay Foundation Documents and Pages

27. Fiscal 2027 Approved Budget Package
28. Fiscal 2027 estoppel form (October 1, 2026 to September 30, 2027)
29. Resale capital exemption form
30. Lease Application Packet, fiscal 2027
31. Rules and Regulations (December 12, 2024)
32. Second Amended and Restated Declaration
33. Declaration amendment on leasing (May 28, 2019)
34. Pelican Bay planned unit development document with ordinances
35. Amended and Restated Bylaws
36. Community Overview Sheet
37. Fiscal 2026 Budget
38. Fiscal 2024 Audited Financials
39. Pelican Bay Foundation, realtors page
40. Pelican Bay Foundation, community map
41. Pelican Bay Foundation, where it all started
42. Pelican Bay Foundation, beaches
43. Pelican Bay Foundation, Sandbar South Beach
44. Pelican Bay Foundation, Marker 36 North Beach
45. Pelican Bay Foundation, tram service
46. Pelican Bay Foundation, community center
47. Pelican Bay Foundation, fitness center
48. Pelican Bay Foundation, racquets program
49. Pelican Bay Foundation, exclusive amenities
50. Pelican Bay Foundation, dining
51. Pelican Bay Foundation, design review and covenants application
52. Club Pelican Bay, membership
53. Club Pelican Bay, golf

Collier County Government

54. Collier County, Milestone Inspections page
55. Collier County, three-mile saltwater boundary map for milestone inspections
56. Collier County, milestone buildings by year and reference number
57. Collier County Ordinance 2022-42, milestone inspections
58. Collier County Ordinance 2023-41, milestone inspections
59. Collier County Ordinance 2024-48, milestone inspections
60. Collier County Milestone Map, feature layer 2 (queried October 7, 2026)
61. Collier County milestone buffer layer
62. Collier County FEMA 2024 flood zones layer
63. Collier County hurricane evacuation zone layer
64. Collier County evacuation zone open data
65. Collier County zoning layer
66. Collier County planned unit development layer
67. Collier County future land use layer
68. Collier County fire district layer
69. Collier County planned unit development master list (June 11, 2026)
70. Collier County, Floodplain Management
71. Collier County Flood Insurance Study, combined (2024)
72. Collier County, condominium flood coverage fact sheet
73. Collier County, flood frequently asked questions
74. Collier County, 2026 flood protection newsletter
75. Collier County, Pelican Bay Services Division page
76. Pelican Bay Services Division board agenda packet, June 10, 2026
77. Pelican Bay Services Division board agenda packet, October 8, 2025
78. Pelican Bay Services Division, 2025 Clam Bay monitoring report
79. Collier County, Vanderbilt Beach Road widening handout
80. Collier County CityView planning locator
81. Collier County Code of Ordinances, Chapter 62, Floods
82. Collier County Tax Collector, tax search
83. Collier County Tax Collector, beach parking sticker
84. Collier County Public Schools, attendance boundaries
85. Collier County Public Schools, zone map
86. Collier County Public Schools, live zone lookup
87. Collier County Public Schools, school district grades

State and Federal Records

88. Florida Statutes section 718.103, definitions
89. Florida Statutes section 718.104, creation of condominium
90. Florida Statutes section 718.106, condominium parcels
91. Florida Statutes section 718.110, amendment of declaration
92. Florida Statutes section 718.111, the association
93. Florida Statutes section 718.112, bylaws
94. Florida Statutes section 718.113, maintenance and alteration
95. Florida Statutes section 718.115, common expenses
96. Florida Statutes section 718.116, assessments, liability and lien
97. Florida Statutes section 718.121, liens
98. Florida Statutes section 718.123, unit owner’s use of common elements
99. Florida Statutes section 718.202, sales or reservation deposits
100. Florida Statutes section 718.301, transfer of association control
101. Florida Statutes section 718.303, obligations of owners, fines
102. Florida Statutes section 718.501, Division of Florida Condominiums
103. Florida Statutes section 718.503, developer and unit owner disclosures
104. Florida Statutes section 718.1255, alternative resolution of disputes
105. Florida Statutes section 718.1265, emergency powers
106. Florida Statutes section 553.899, milestone inspections of buildings
107. Florida Statutes section 201.02, tax on deeds
108. Florida Statutes section 689.302, real property transfer disclosures
109. Florida Statutes section 720.30851, assessments and estoppel certificates
110. Florida Statutes section 720.401, revival of declaration, short title
111. Florida Statutes section 720.403, preservation of communities
112. Florida Statutes section 720.404, covenants and restrictions
113. Florida Statutes section 720.405, revitalization procedure
114. Florida Statutes section 720.406, amendment to declaration
115. Florida Statutes section 720.407, notice and filing
116. Florida Statutes chapter 718, the Condominium Act, Florida Senate
117. Florida Senate bill summary, 2025 HB 913
118. Florida Department of Revenue, documentary stamp tax
119. Florida Department of Revenue, property tax information
120. Florida Department of Business and Professional Regulation, condominium structural integrity reserve study reporting
121. Florida Department of Business and Professional Regulation, condominium portal
122. Florida Department of Education, school grades
123. Florida Division of Emergency Management, Know Your Zone
124. Florida Office of Insurance Regulation, wind mitigation resources
125. FEMA National Flood Hazard Layer service
126. FEMA National Flood Hazard Layer, flood zones layer
127. FEMA National Flood Hazard Layer, FIRM panels layer
128. FEMA Map Service Center
129. FEMA Community Rating System
130. National Hurricane Center, Hurricane Ian tropical cyclone report
131. National Hurricane Center, Hurricane Irma tropical cyclone report
132. National Hurricane Center, Hurricane Milton tropical cyclone report
133. U.S. Department of Housing and Urban Development, assistance animals
134. U.S. Census Bureau geocoder

Downloadable Documents

The Crescent documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

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