Pelican Bay - Dorchester

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

Dorchester is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.

It is 86 residences in a single high-rise at 6075 Pelican Bay Blvd, Naples 34108, about 0.8 road miles and 2 minutes by car from Artis Naples and 1.0 road mile from Waterside Shops. The Declaration of Condominium is dated March 12, 1980 and was recorded in the county’s Official Records on June 10, 1981, and the county’s tax roll dates the building to 1981 to 1982. This is not Dorchester of Palm Beach, an unrelated condominium elsewhere in Florida, and it is not any of the other Dorchester entities in the state’s business records. This page covers the 86 condominiums at 6075 Pelican Bay Blvd, and nothing else.

McGreevy and Comisar are the team Dorchester owners call when they are ready to sell, and the team its buyers call when they want the building’s real record: what each floor plan has actually sold for, what the recorded Declaration lets an owner do with a home, why a Dorchester closing runs through a board approval before the deed works, and which numbers nobody has published. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and they wrote this page the way they would brief a client at the kitchen table.

This page goes deeper on Dorchester than any other source we know of. It is built from the instruments recorded in the Collier County Clerk’s Official Records (the original 1980 Declaration and condominium exhibits, the Amended and Restated Declaration and Bylaws recorded in 1995, the 1995 affidavit on guest occupancy, the 2010 bylaw amendment, the 2016 Certificate of Amendment and the 2023 amendment), the Pelican Bay Foundation’s FY2027 estoppel form and budget, Collier County’s milestone building list and milestone map, Pelican Bay Services Division page and school-zone lookup, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Dorchester’s association does not publish a public website that we could find, so there is no public budget, reserve study, rules sheet or financial statement to cite, and where the public record stops we say so and name the document that would answer the question.

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

Why McGreevy and Comisar Are the Best Realtor for Dorchester

McGreevy and Comisar are the best realtor for Dorchester because the record shows it: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Dorchester read built on five years of MLS closings, the recorded Declaration and the county’s milestone list.

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

If you’re searching for the best realtor for Dorchester in Pelican Bay, Naples, whether you’re ready to sell your Dorchester 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 Dorchester for a specific reason. The 86 condominiums share one building, one set of recorded documents and one quarterly bill, yet the last five years of closings run from $865,000 to $2,350,000, and two homes of exactly the same 2,333 square feet sold for $1,100,000 on December 10, 2024 and $2,150,000 on December 9, 2025, one year and one day apart. Floor, view, renovation and timing explain that spread, and an agent who prices Dorchester from a Pelican Bay average, or from a generic Naples condominium index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Dorchester home against the sales of its own floor plan and floor band; we do that below.

Recent Dorchester track record (last 12 months): In the last 12 months Dorchester has seen 3 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), at a median sold price of $1,500,000 and a median sale-to-list ratio of 92.7 percent. Three is a small sample, and the highest-priced Dorchester sale of those twelve months was $2,150,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

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

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

Living in Dorchester as a Homebuyer

Living in Dorchester means owning a two- or three-bedroom condominium in one high-rise at 6075 Pelican Bay Blvd, with an underground garage, a pool with a terrace bar, saunas, exercise rooms and a card room named in the recorded Declaration, and the Pelican Bay Foundation’s beaches, tram and tennis. The rules are strict.

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

Most Dorchester buyers are weighing three things at once: a high-rise address two minutes from Artis Naples and three from Waterside Shops, a monthly cost that the association does not publish and that you must request in writing before you contract, and a board that must approve every buyer and every tenant under the recorded Declaration before a deed or a lease works. The building has 86 residences, each with the same one-86th share of the common expenses.

What Does a Day at Dorchester Look Like?

A typical day starts in the underground garage or at the pool, and a drive of two minutes to Artis Naples, the cultural campus about 0.8 road miles away. Waterside Shops is 1.0 road mile and 3 minutes by car on our routing, Sea Gate Elementary is 3 minutes and Naples Grande Beach Resort is 4 minutes. The beach is the Foundation’s, open daily from 9 am to sunset, and the Foundation’s open-air electric tram connects eight stations.

What Does Dorchester’s Ownership Structure Allow?

The recorded Amended and Restated Declaration allows single-family residential use and limits a leased home to two overnight occupants per bedroom. It lets an owner lease an entire unit only, in writing, for no more than one year at a time, and it says a unit may be leased only once each year. Pets of any kind are prohibited except caged birds and fish, and no signs of any kind, including For Sale signs, may be displayed. We explain each of these in its own section below.

What Should a Buyer Look at First?

Look first at the floor plan and the floor. The 1,741 square foot two-bedroom homes, the 2,068 to 2,264 square foot three-bedrooms and the 2,333 to 2,338 square foot three-bedrooms are three different purchases, and the penthouse level is a fourth. Then read the pet and leasing rules, because they rule a building out faster than any price. Then read the approval timeline, because the Declaration asks for 20 days’ written notice before a sale and gives the board 15 days to decide, and a sale the board has not approved is void unless it later approves.

If you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you want the Pelican Bay-wide view before you narrow to Dorchester, start with our Pelican Bay buyer guide. If you own at Dorchester, get a free Dorchester home valuation or call Jesse direct at (239) 898-6072.

Dorchester Market Snapshot: What the Condominiums Actually Sell For

In the last 36 months Dorchester recorded 12 Southwest Florida MLS closings at a $1,325,000 median, from $865,000 to $2,350,000, for $17,709,000 in volume. Thirty-six months is the first window with ten or more closings, so it leads here. The latest 12 months hold only three closings, a small sample.

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

Three medians in the table are the mean of the middle pair, because the number of closings is even: the 36-month median of $1,325,000 is the mean of $1,150,000 and $1,500,000, the prior-12-month median of $1,125,000 is the mean of $1,100,000 and $1,150,000, and the 60-month days-on-market median of 20 days rounds the mean of the two middle sales. One sale in the 60-month window, a $1,575,000 closing on November 2, 2021, was entered after closing and was not marketed through the MLS. It counts in the closings, medians, ranges, volume and price per square foot above, and it is excluded only from days on market and sale-to-list, which is why the 60-month row shows 24 sales in those two columns.

The windows tell a story that no single median can. The 36-month median is $1,325,000, the 60-month median is $1,500,000, the 24-month median is $1,150,000 and the latest 12-month median is back up at $1,500,000 on only three closings. Days on market tell it more clearly: the 60-month median is 20 days, the 36-month median is 70, the 24-month median is 128 and the last 12 months are at 158. The building sold quickly in 2022 and 2023 and has taken months since.

Every Dorchester Closing in the Last 24 Months

The seven closings below are listed by street only, newest first. All seven are on Pelican Bay Blvd, and we never publish unit numbers, house numbers or owner names.

The list shows what the median hides. Two of the seven closed at $1,885,000 or more, three closed at $1,100,000 or less, and the other two sit between at $1,150,000 and $1,500,000. The price per square foot runs from $464 to $922, and the highest figure belongs to a home of the same 2,333 square feet as the $471 sale of exactly one year earlier.

Timing tells the same story. Of the seven sales marketed through the MLS in the 24-month window, only one closed at or above its final list price, the December 10, 2024 sale at $1,100,000 against $1,099,000 after 3 days. The other six took 64 to 236 days and closed at 80.2 to 97.1 percent of their final list prices. The newest closing, on March 20, 2026, took 158 days at $1,060,000 against a final list price of $1,144,000, or 92.7 percent.

What Do the Last Five Years Show by Floor Plan?

Dorchester’s homes come in three floor-plan families in the MLS: 1,741 to 1,742 square feet with two bedrooms and two and a half baths, 2,068 to 2,264 square feet with three bedrooms, and 2,333 to 2,338 square feet with three bedrooms. The county’s tax roll runs from 1,741 to 3,728 square feet with a median of 2,264, and the largest roll entry is larger than any single home in the MLS data, a gap we did not investigate.

Four medians here are the mean of the middle pair: the 60-month 2,068 to 2,264 median of $1,562,000 is the mean of $1,549,000 and $1,575,000, the 60-month 2,333 to 2,338 median of $1,660,000 is the mean of $1,600,000 and $1,720,000, the 24-month 2,333 to 2,338 median of $1,692,500 is the mean of $1,500,000 and $1,885,000, and the 24-month 1,741 to 1,742 median of $1,105,000 is the mean of $1,060,000 and $1,150,000. The 24-month rows are small samples, so read them as the record of individual sales, not as medians to price from. The 2,068 to 2,264 band includes one penthouse-level sale at 2,187 square feet, and the 2,333 to 2,338 band includes one penthouse-level sale at 2,338 square feet.

The 2,333 to 2,338 band is the building’s deepest market, with 10 of the 25 closings, and its 60-month median of $1,660,000 is 51 percent above the $1,100,000 median of the 1,741 to 1,742 band ($1,660,000 against $1,100,000). The smaller two-bedroom band has been steadier at the median and tighter at the extremes, from $865,000 to $1,425,000 in five years, while the larger band has swung from $1,099,000 to $2,350,000.

Why Do Two Homes of the Same Size Sell for Such Different Prices?

Two 2,333 square foot three-bedroom homes closed one year and a day apart at $1,100,000 on December 10, 2024 and $2,150,000 on December 9, 2025, or $471 and $922 per square foot. Earlier in 2024 the same size closed at $2,350,000 on February 5 and at $1,099,000 on July 30, less than six months apart. The MLS does not record condition, finish level or view, and neither does the county roll, so we cannot say from the public record which of those differences did the work. We can say that a median alone cannot price either home, which is why we pull the comparable sales one by one and ask for interior photographs of each.

Which Dorchester Homes Have Sold More Than Once?

Two Dorchester homes sold twice in the five-year MLS record, four sales in all. We print the size and the dates and no unit numbers.

The two pairs point in opposite directions, and the record cannot tell us what each owner spent. The 2,333 square foot home gained 50.2 percent in 20 months, the largest gain in the building’s record, and the 1,742 square foot home lost 19.3 percent over a longer span, with a May 2022 MLS final list price of $1,175,000 that is lower than its $1,425,000 sale price, a pairing we cannot explain from the file.

How Do the Floors Compare?

We grouped each closing by the floor shown in its MLS address, and we print the bands only. The building has no floor numbered 13, and there was no closing in the five-year record on floor 8 or floor 15.

Price does not simply rise with height at Dorchester. The 60-month median climbs from $1,099,500 on floors 1 to 4 to $1,570,000 on floors 5 to 7, a 42.8 percent step ($1,570,000 against $1,099,500), and then falls back to $1,175,000 on floors 9 to 14. The reason is mix, not view: three of the seven sales on floors 9 to 14 were of the 1,741 square foot two-bedroom, against two of ten on floors 5 to 7. The price per square foot, which removes most of the size effect, runs $564, $693 and $675, so the lowest floors are the cheapest per foot and the middle and upper floors are close to each other. Five medians in the table are the mean of the middle pair, because those groups hold an even number of sales: floors 1 to 4, floors 5 to 7, the penthouse level and the two 24-month groups of two and four. Several rows are small samples.

How Have the Last Five Years Moved, Year by Year?

The calendar-year view, using every MLS closing by year of sale:

The median closing price peaked in 2023 at $1,750,000 across six sales and has not returned to that level in any year since, though the 2025 median of $1,517,500 across four sales is close to the 2022 level. The larger movement is in the clock. Median days on market was 8 in 2023 and 12 in 2024, then 102 in 2025 and 197 in 2026. Every calendar year holds fewer than ten closings, so each median is a small sample and the sequence is indicative.

Rolling 12-month windows ending October give a cleaner comparison, because each holds a full year:

Only the first window, ending October 2022, holds ten closings. The ordering of the medians, $1,487,000, then $2,000,000, then $1,600,000, then $1,125,000, then $1,500,000, is the ordering of the mix as much as the ordering of the market: the year to October 2023 contained only three sales, all of the larger floor plans. We do not claim to know how much of the swing is mix and how much is price.

Every Dorchester Closing From 25 to 60 Months Ago

The eighteen earlier closings in the five-year MLS record, newest first, are below. The county’s file differs from the MLS on a few prices, so where the two files disagree on a sale, the deed figure is the one to rely on.

Across all 25 closings, five closed at or above their final list price, thirteen closed at 95 percent or more of it and seven closed below 90 percent, counting the 24 sales marketed through the MLS. Fourteen sold within 30 days, five took more than 90 days and four took 150 days or longer. Nine of the 25 closed at $1,600,000 or more and nine closed below $1,200,000. The two quick-sale years, 2022 and 2023, account for eleven of the fourteen sales that closed in 30 days or less.

What Is for Sale in Dorchester Today?

On October 7, 2026 Dorchester had seven active listings and no pending sales. By size, they were four 1,741 square foot two-bedrooms (one with a den) asking $775,000, $850,000, $1,000,000 and $1,250,000, two 2,333 square foot three-bedrooms asking $1,149,900 and $1,395,000, and one 2,264 square foot three-bedroom asking $1,249,000.

The median active list price is $1,149,900. Seven active listings are 28.0 months of supply at the 12-month pace of three closings, 24.0 months at the 24-month pace of seven, and 21.0 months at the 36-month pace of twelve. Two of the seven are listed below the lowest closing of the last 60 months, $865,000, and the two 2,333 square foot homes have been listed 135 and 170 days. The three listings of 5, 4 and 6 days are new.

A seller reading that table should note the pattern. The two listings that have sat longest are the two 2,333 square foot homes, and the fresh two-bedrooms are priced against recent closings of the same plan: the $1,250,000 two-bedroom is $100,000 above the $1,150,000 closing of February 2025 for the same floor plan and $190,000 above the March 2026 closing. A buyer should note that six of the last seven closings took 64 days or more, so the asking price is an opening position.

What Does the County Say About Forty-Five Years of Sales?

The Collier County Property Appraiser’s recorded-sales file runs from 1981 through June 30, 2026 for Dorchester, and it records 15 qualified sales in 1982, which fits a building selling out after its 1981 recording. The county median reached $1,750,000 in 2023 (6 sales, a small sample), about 7.7 times the 1982 median of $226,000.

Selected years only. Source: Collier County Property Appraiser recorded-sales file, qualified sales of $100,000 and up. The year 2021 is the only year since 1982 with ten or more recorded sales, at 13, a count the building has not matched since the 15 of 1982. The county’s 2023, 2024, 2025 and 2026 files match the MLS in count, median and range; the 2022 file holds eight sales in both sources but the county median is $1,412,500 against the MLS’s $1,487,000, so at least one sale carries a different price in the two files. We did not reconcile them sale by sale. The 2009 entry is a single recorded sale at $1,275,000 and says little about the market that year.

The county records the deed consideration and the MLS records the reported closing price, so the two files can differ by sale. Where they disagree on one sale, we use the deed figure and name the MLS figure once.

What Do Taxes Look Like for a Dorchester Owner?

Each Dorchester unit is taxed by Collier County on the Property Appraiser’s value and the millage of each taxing authority, and the Pelican Bay Services Division funds its work through a county assessment and a street-lighting millage, both described in the layered-fees section below. We do not state a Dorchester tax bill, because the assessed value and the adopted millage differ by owner and by year, and a figure we could not trace to a document would not help you. Ask the seller for the most recent tax bill, and ask us how a change of ownership affects the assessed value.

Our Read: What a Buyer and a Seller Should Take From This

For a seller, the evidence says price from your own floor plan and floor band, put the renovation spend in the story, and expect a long clock. Only one of seven marketed sales in the last 24 months closed at or above list, six took 64 days or more, and the median closing was 89.8 percent of the final list price. For a buyer, the evidence says there is room to negotiate on homes that have sat, 135 and 170 days on the two 2,333 square foot listings, and that the best-finished homes at the top of the range have still taken months. Neither reading is a forecast, and the sample is small.

What Should You Do Before You Price or Offer?

1. Pull the closings for your own floor plan and floor band from the tables above, and ask us for the interior photographs of each.
2. Ask the association in writing for its current budget, most recent financial statement, reserve study, milestone summary and the Frequently Asked Questions and Answers sheet that Florida law expects a seller to deliver, because Dorchester publishes none of them on the open web.
3. Confirm which floor, which exposure and which stack the home sits in, because the floor bands move the median by 42.8 percent between floors 1 to 4 and floors 5 to 7.
4. Price the Pelican Bay Foundation’s $15,000 resale capital assessment into any offer on a deed recorded on or after October 1, 2026, since it is a buyer cost.
5. Read the Declaration’s pet, leasing and sign rules against how you plan to use the home, because they are among the first things that rule a building out.

If you are selling, get a free Dorchester home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Did Dorchester at Pelican Bay Come to Be?

Dorchester at Pelican Bay was built in 1981 and 1982 inside the Pelican Bay community that Coral Ridge Properties began in 1972. Its Declaration of Condominium is dated March 12, 1980, the Clerk recorded it on June 10, 1981, and the county’s sales file shows 15 qualified Dorchester sales in 1982, the building’s first full year on the market.

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

How Did Pelican Bay Begin?

The Pelican Bay Foundation’s own history says the community was founded in the 1970s, when Coral Ridge Properties, a division of Westinghouse, partnered with the Collier family in 1972 to develop 2,330 acres of beachfront land seven miles north of downtown Naples. Environmental specialists were brought in, and the plan placed single-family homes and low-rise villas in the habitat, high-rise condominiums back from the beach, and a berm and boardwalk system for Gulf access. In 1979 Westinghouse bought out the Collier family’s interest, the first demonstration home and sales center were built, and the Foundation was formed.

Who Built Dorchester, and When?

The recorded Declaration names the developer as Dorchester Development, Inc., a Florida corporation. The same developer signed a Drainage Easement Modification Agreement with the Pelican Bay Improvement District in March 1980, before the Declaration was dated, and the condominium plans were filed in Condominium Book 18, pages 65 through 82, on June 10, 1981. The county’s milestone building list gives a certificate-of-occupancy date of June 25, 1981, the Foundation’s community map says the building was built in 1981, and the county’s 2026 roll gives 1981 or 1982 by parcel. We write 1981 to 1982 and name the source wherever we use one year. We found no source that names the building’s architect or general contractor, and we will not guess.

Who Is the Legal Entity?

The building is governed by Dorchester of Pelican Bay Condominium Owners Association, Inc., a Florida not-for-profit corporation that Florida’s Division of Corporations lists as active, filed August 29, 1979, with its principal address at 6075 Pelican Bay Blvd and annual reports on file for 2024, 2025 and 2026. There is a name trap here. The state’s business-record search for the word Dorchester returns several unrelated entities, including Dorchester of Palm Beach, a different condominium association elsewhere in Florida. The Declaration calls the condominium “Dorchester, a Condominium,” and one recorded affidavit from 1995 calls the association “The Dorchester Condominium Association,” so a title search on any of the three names can miss the others.

How Did the Declaration Change Over 43 Years?

Dorchester’s governing documents were rewritten once and amended several times, and every instrument below is recorded in the Collier County Clerk’s Official Records, where anyone can open it.

The 1995 restatement is the base document, and the later instruments change it. A buyer or a seller reading only the 1980 text would be reading rules that the restatement replaced, and a reader who stops at the restatement would miss the 2016 construction moratorium and the 2016 grounds for disapproval, which are the two amendments with the most effect on a sale or a renovation today.

Thinking of Selling Your Dorchester Condo? Twelve Sales in 36 Months Give You a Real Record to Price From

Dorchester closed 12 sales in the last 36 months (Southwest Florida MLS, pulled October 7, 2026), so a seller in this Pelican Bay high-rise is pricing against a real record, and the record says floor plan and condition move the price more than the calendar does. Get a free Dorchester home valuation priced against the closings on your own floor plan and floor band, or call Jesse direct at (239) 898-6072.

The Building: 86 Residences in One High-Rise, With Three Floor Plans and an Underground Garage

Dorchester is one high-rise of 86 condominium residences at 6075 Pelican Bay Blvd, with a ground floor of three homes, thirteen typical floors of six, a penthouse floor of five and an underground garage of about 42,240 square feet. Homes run from 1,741 to 2,338 square feet in the MLS and up to 3,728 square feet on the county roll.

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

What Is at 6075 Pelican Bay Blvd?

The address is one building: the Dorchester, 86 residences, with an entrance off Pelican Bay Blvd in Naples 34108. By our routing on October 7, 2026, Artis Naples is 0.8 road miles and 2 minutes by car, and Waterside Shops is 1.0 road mile and 3 minutes. Every figure on this page refers to this address and no other.

How Many Floors and Units Are There, and Why Do the Records Differ?

The Declaration describes 86 units in one building: three on the ground floor, six on each of thirteen typical floors (78 in all) and five on a penthouse floor, which adds up to 86. The Collier County Public Schools address file for the building agrees. It numbers the typical floors 2 through 12 and 14 and 15, with no floor 13, plus the ground floor and the penthouses. The Pelican Bay Foundation’s community map describes the building as having 16 floors, and the roster we use for the Pelican Bay buildings carries it as 16 stories.

The two counts fit together if the Declaration counts levels and the map counts floor numbers. Ground, thirteen typical floors and a penthouse floor are 15 levels, while a building that skips the number 13 and puts its penthouse above floor 15 can be called a 16-floor building. That is our reading, not a statement in any document, and we did not climb the building. We write 15 levels in the Declaration and 16 floors on the Foundation’s map and let the reader choose.

What Are the Floor Plans?

The original Declaration lists 86 units in three types: 27 two-bedroom, two-and-a-half-bath homes, 58 three-bedroom, three-bath homes and one four-bedroom, four-and-a-half-bath penthouse. The MLS shows the market’s side of it. Over five years it recorded 1,741 to 1,742 square foot two-bedroom, two-and-a-half-bath homes, three-bedroom, three-bath homes at 2,068, 2,245, 2,264, 2,333 and 2,338 square feet, and two penthouse-level sales of three bedrooms and three and a half baths at 2,187 and 2,338 square feet. The county roll for the 86 parcels runs from 1,741 to 3,728 square feet with a median of 2,264, so more than half the building is at or below the middle three-bedroom size.

The Declaration’s single four-bedroom penthouse and the roll’s 3,728 square foot maximum are the only places where a home larger than 2,338 square feet appears, and the MLS shows no four-bedroom sale in five years. Penthouse owners should expect their home to be priced from a thin record, two sales in 60 months, and from its own particulars.

What Does the Declaration Say About Parking and Storage?

Section 10.3 assigns each unit one underground parking space and one storage locker on the unit’s floor, both as limited common elements. Balconies are limited common elements too. Section 10.4 lets owners exchange parking-space use rights between units by a recorded Certificate of Transfer, which means a buyer should confirm that the space the seller shows is the space recorded for the unit. The original Declaration describes an underground garage of about 42,240 square feet with at least one space for every unit.

How Is the Structure Built?

We did not find an engineer’s description of the structure, because the milestone inspection report is held by the association and is not published. The county’s milestone map lists the building as a 1981 certificate-of-occupancy building in Commission District 2, and the Foundation’s map describes a high-rise of 16 floors. A buyer who wants the construction type, the slab system and the roof type should ask the association for the Phase 1 milestone report or the structural integrity reserve study, both described in the milestone section below.

What Amenities Come With a Dorchester Condominium?

A Dorchester condominium offers the common elements the recorded Declaration lists: a swimming pool with a terrace bar, men’s and women’s saunas and exercise rooms, a lounge-recreation room with a kitchen, a card room, a billiard room, a guest suite and a manager’s office, plus the Pelican Bay Foundation’s beaches, tram, racquets and Community Center.

What Does the Building Itself Offer?

The original 1980 Declaration lists these common elements, and the later documents do not remove them.

• Pool and terrace: a swimming pool, a bather’s lounge, restrooms and a pool terrace bar.
• Saunas and exercise rooms: separate men’s and women’s saunas and exercise rooms.
• Lounge-recreation room: a room with a kitchen and pantry, which the recorded work history shows had its air conditioning replaced in 2015.
• Card room and billiard room: two separate rooms listed in the Declaration.
• Guest suite: one guest suite, which the Declaration lists as a common element.
• Manager’s suite and office: a resident manager’s suite and office.
• Mail room: a mail room on the ground level.
• Entrance: a notice of commencement recorded in September 2025 covers an entrance renovation and artwork, so the entrance has changed recently.

The list comes from the 1980 Declaration, and an association can repurpose rooms. Ask the association which of these spaces are in use today, what the hours and reservation rules are, and whether the guest suite is still available to owners.

What Does the Garage Offer?

Each unit has an assigned underground space and a storage locker on its floor, both limited common elements under the Declaration. The county’s recorded notices of commencement show recent garage work: replacement of garage fans in February 2025, and a May 2026 notice for reinforcement of an existing concrete masonry wall to install temporary flood barriers, limited to condominium common elements and the garage. The notice does not say which storm or study prompted the work, and we do not guess. Commercial vehicles may not park overnight under section 17.15.

What Does Pelican Bay Add?

Every Dorchester owner is a member of the Pelican Bay Foundation. The Foundation’s pages describe nearly three miles of beach along the community’s western boundary with two beach access areas, open daily from 9 am to sunset; North Beach with Marker 36, South Beach with the Sandbar, and The Nest just south of the Sandbar; an open-air electric tram of eight stations making more than 900,000 trips a year on berms and boardwalks; 18 Har-Tru tennis courts at two locations; a new racquets complex in Pelican Bay Community Park with 8 Har-Tru courts and 20 pickleball courts, of which three tennis and ten pickleball courts are designated for members; a fitness center and wellness studio in the Community Center at 8960 Hammock Oak Dr; and fiber and gigabit internet. The Foundation’s realtor page describes 88 acres of parks, 6,500 residences and 95 associations.

How Does a Guest Reach the Amenities?

The Foundation’s Realtor Guest Card is a one-day pass, the realtor must accompany the clients, and cards are picked up at The Commons lobby Monday to Friday from 8:30 to 5:00 with online pre-ordering. Dorchester’s own Declaration requires every guest to be registered with the association on arrival and lets the association deny unregistered guests the use of the recreational facilities, so a showing needs the owner’s registration as well as the Foundation’s card.

What Are the HOA and Condo Fees at Dorchester?

Dorchester’s condominium assessment is not published anywhere we could find, so we do not state a figure. The recorded Declaration says assessments are billed quarterly in advance in equal shares among the 86 units, and the Pelican Bay Foundation’s FY2027 assessment of $3,435 per unit reaches owners through the association’s budget.

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

Why Can We Not Quote the Condominium Fee?

The Dorchester condominium association has no working public website. The domain dorchesterofpelicanbay.com is a parked page, and we found no association-published budget, financial statement, rules sheet, reserve study or questions-and-answers sheet. Our MLS export for this page carries no association-fee field, so we do not infer a fee from listings, and the Matrix reports we ran do not show one either. A figure taken from an old listing or a third-party site would be a guess, and we do not print guesses.

What Florida law gives a buyer is better than a guess. Section 718.503 requires a unit owner who is selling to give the buyer the current budget, the most recent financial statement, the frequently asked questions and answers document and the other items it lists, and Section 718.116 requires the association to issue an estoppel certificate stating the assessment and any amount owed. A Dorchester buyer should treat the quarterly figure as unknown until those documents are in hand, and we get them for every buyer before the contract is signed.

What Does the Declaration Say About Assessments?

Article 12 of the Amended and Restated Declaration says each unit pays an equal share of the common expenses, one-86th, billed quarterly in advance. Installments not paid within 15 days bear interest at the highest rate the law allows, and the association may add an administrative late fee of up to the greater of $25 or 3 percent of the delinquent installment. A lien secures unpaid assessments once the association records a claim of lien, and the lien lasts one year unless a suit to enforce it is filed in that time.

A buyer is jointly liable with the seller for the seller’s unpaid assessments, and the association may issue a certificate of assessments within 15 days of a request. The same article limits a first mortgagee that takes title through foreclosure to the lesser of six months of unpaid assessments or one percent of the original mortgage debt, as the 1995 text states; Section 718.116 has been amended since, so the statute’s current limit controls. Water, sewer and trash service and the bulk cable television agreement are common expenses of the association, which means they are inside the assessment and a buyer does not pay them separately.

Why Does a 1,741 Square Foot Home Pay the Same as a 2,338 Square Foot Home?

Because the Declaration splits common expenses equally among the 86 units, not by size. Whatever the quarterly figure turns out to be, a 1,741 square foot two-bedroom pays the same dollar amount as a 2,338 square foot three-bedroom. That makes the smaller homes the more expensive ones per square foot, a point that matters when a $775,000 two-bedroom listing is compared with a $1,149,900 three-bedroom listing. It also means the real monthly cost of owning a smaller home is a larger share of its price. We will run the arithmetic for any home as soon as you have the association’s figure.

How Has the Foundation’s Share Moved?

The Foundation’s annual assessment was $2,944 in FY2024, $2,675 in FY2025, $3,295 for FY2026 and $3,435 for FY2027, per its FY2027 budget package. That is a $760 increase over the two years from FY2025 (28.4 percent) and a 4.2 percent increase this year. Because the Foundation bills a condominium’s association rather than its owners, the FY2027 figure reaches Dorchester owners through the association’s budget. The $3,435 is the one number in the fee stack that anyone can verify today, and it is already about $140 per unit higher than the FY2026 figure.

What Does a Dorchester Owner’s Assessment Pay For?

A Dorchester owner’s assessment pays for the common expenses the Declaration lists: the building’s insurance, structural and exterior maintenance, the Pelican Bay Foundation’s assessment, water, sewer, trash and bulk cable television, and reserves. The association does not publish its budget, so we show the cost lines the recorded documents create, with no dollar figures attached.

Which Costs Does the Declaration Place on the Association?

Article 13 makes the association responsible for the structure of the building and the common elements, and for the maintenance, repair and replacement of whatever the owner is not made to maintain. Article 15 makes it carry property insurance on the building at replacement cost, flood insurance up to replacement cost through the National Flood Insurance Program to the extent available, liability, automobile, workers’ compensation, fidelity bonding and directors and officers coverage. Article 12 puts water, sewer, trash and the bulk cable agreement in the common expenses, and the Bylaws’ fiscal-management article requires the budget to include reserves.

What Does the Recent Building Work Suggest About the Budget?

The work recorded against the building since 2013 is the work of a building that is replacing its core systems. Recorded notices of commencement show a diesel fuel tank replacement in 2013, a day tank for the generator in 2017, generator and transfer switch replacements in 2018 and a temporary generator in 2025. They also show a re-roof with an air-conditioning equipment stand recorded in May 2024, garage fans replaced in February 2025, hurricane shutter installation in April 2025, an entrance renovation in September 2025, switchgear relocation in March 2026, a 300-gallon fuel tank and piping for the fire pump in May 2026, and the relocation of the generator and generator buildings in May 2026.

Those are large items, and the notices do not say how each was paid for, whether from reserves, a special assessment or a loan. That is the right question to put to the association: what was spent, how it was funded, and what is planned next. We do not attribute any of the 2025 and 2026 work to a particular storm, because the notices do not.

What Should a Buyer Ask the Association in Writing?

1. The current year’s budget and the proposed next-year budget, with the quarterly assessment and the per-unit share.
2. The most recent annual financial statement and the year-to-date balance sheet, including reserve balances and any loans.
3. The structural integrity reserve study required by Section 718.112, with the date of the latest update.
4. The milestone inspection summary, which Section 553.899 requires the association to give owners and which a seller must hand a buyer.
5. Any special assessment adopted, proposed or discussed in the last two years, and the minutes that mention it.
6. The insurance declarations: building property, wind, flood and the named-storm deductible.
7. The pet, leasing and construction rules currently in force, and the board’s current application forms.

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

Dorchester’s Layered Fees: Association, Foundation and Services Division

Dorchester owners pay three layers: the condominium association’s quarterly assessment, the Pelican Bay Foundation’s annual assessment, $3,295 in 2026 and $3,435 for FY2027, and the Pelican Bay Services Division’s county assessment. A buyer also owes the Foundation a $15,000 resale capital assessment on deeds recorded on or after October 1, 2026.

What Is the Foundation Assessment Made Of?

The Foundation’s FY2027 estoppel form, version 08/31/2026, itemizes the $3,435 annual assessment ($858.75 a quarter) as $2,180 for operations, $497 for the replacement reserve and $758 for the bulk media agreement. The form states that billing is in the fourth quarter of the Foundation’s fiscal year, which begins October 1, and that when the unit is a condominium the billing is paid by the condominium association. It also states that the Foundation does not require approval of a transfer, that approval may be required by the condominium association, and that the Foundation has no right of first refusal. The Foundation’s FY2027 approved budget books $3,750,000 of resale capital fee income at the $15,000 rate.

What Is the $15,000 Resale Capital Assessment?

The Foundation’s board approved raising the capital resale assessment from $10,000 to $15,000 for fee-eligible transfers recorded in Collier County on or after October 1, 2026, and its realtor page states that the assessment rises 3.5 percent a year starting October 1, 2027. By our arithmetic that makes $15,525 from October 1, 2027. The estoppel form shows it as a buyer cost due at closing, paid by a separate check, with a copy of the deed and settlement statement mailed to the Foundation. The Foundation’s bylaws exempt certain transfers, such as gifts, inheritance and transfers into trust, and offer a limited one-time exemption to a member who owned and lived in a Pelican Bay home within the last 90 days and is buying another Pelican Bay home. That exemption costs a $1,000 fee, can be used once in a lifetime, and the form and purchase contract must reach the Foundation at least seven calendar days before closing.

What Are the Seller-Side Foundation Charges?

The estoppel form lists a $250 estoppel processing fee, an optional $100 expedite for completion within three business days, and a $500 fee to the seller if the Foundation ID cards are not returned. Those are seller costs due at closing. Returning the cards is the simplest way to avoid the $500.

What Is the Pelican Bay Services Division Assessment?

The Pelican Bay Services Division is a Collier County municipal service taxing and benefit unit created by county ordinances in 2002, 2006, 2009, 2013 and 2018 that funds street lighting, water management, beach renourishment, noise and law enforcement, beautification and advice on Clam Pass dredging. Collier County’s page for the division lists the FY 2027 Assessment at $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. The division’s June 10, 2026 board packet records a street-lighting millage of 0.0857. We could not source the division’s FY2026 figure, so we make no year-over-year claim. We do not know how the Dorchester association bills it and found no public budget that shows it, so ask the association and the county how the charge is applied to a Dorchester condominium.

What Does a Buyer or a Tenant Pay at Application?

Dorchester’s Declaration lets the association charge a transfer fee of up to $100 on a sale or gift and up to $100 on a lease, and it lets the board require the buyer’s or tenant’s personal appearance. We found no published application form, so ask for the current one. The Foundation’s lease processing fee for FY2027 is $500 and non-refundable, due with the lease application at least 30 days before the lease period begins. The Foundation allows a lease a maximum of two ID cards.

What Does It Cost to Sell or Buy a Dorchester Condominium?

Selling a Dorchester condominium costs the seller deed stamps of $0.70 per $100, estoppel fees and a negotiated commission, while a buyer pays the Pelican Bay Foundation’s $15,000 resale assessment, a transfer fee of up to $100 and, by Collier County custom, the owner’s title policy. Every figure is an estimate, and the contract controls.

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

What Does a Seller Pay in Collier County?

• Deed documentary stamps: $0.70 per $100 of consideration, rounded up to the next $100, under Section 201.02 of the Florida Statutes.
• Association estoppel certificate: Section 718.116 of the Florida Statutes caps estoppel fees. The statute’s own figures are $250 for a standard certificate, $100 more to expedite and $150 more if the account is delinquent, and as we read the state’s current adjusted caps they are $299, $119 and $179. The Declaration also lets the association certify assessments within 15 days of a request.
• Association transfer fee: the Declaration allows up to $100 on a sale or gift, which the association may charge to the transferee or the seller under its own practice; ask which.
• Foundation estoppel: $250, plus an optional $100 for completion in three business days, and a $500 fee if the Foundation ID cards are not returned, per the Foundation’s FY2027 estoppel form.
• Municipal lien search: customarily a seller cost, about $100 to $250.
• Property tax proration: a credit from seller to buyer for the days the seller owned the home in the tax year.
• Commission: negotiable. Since the National Association of REALTORS settlement took effect on August 17, 2024, buyer-agent compensation is not advertised on the MLS, and any compensation offered to a buyer’s agent is a separate decision for the seller.

In Collier County the buyer customarily chooses the closing agent and pays for the owner’s title policy, so the policy is not a seller cost here, but the contract controls and the parties can agree otherwise.

What Does a Net Sheet Look Like at Dorchester’s Medians?

The table below runs the seller-side costs at the 36-month median of $1,325,000 and the 12-month median of $1,500,000. The commission lines are examples to show the arithmetic, not our rates, and a seller negotiates them. We leave out any mortgage payoff, any tax proration and any renovation credit, which vary by seller, and we leave out the association’s transfer fee because the Declaration allows it to be charged to either side.

What Does a Buyer Pay at Closing?

• Foundation resale capital assessment: $15,000 for a deed recorded on or after October 1, 2026, or the $1,000 exemption fee for an eligible current Pelican Bay owner who is moving to another Pelican Bay home.
• Association transfer fee: up to $100, with the board’s right to require a personal appearance.
• Owner’s title policy and closing agent: customarily the buyer’s choice and cost in Collier County, at the premium the state’s rate rule sets.
• Settlement and title fees: commonly $500 to $1,500 for settlement and $150 to $500 for the title search, set by the title company.
• Deed recording: the buyer records the deed.
• Lender costs: the lender’s title policy and any mortgage taxes and recording fees, if the buyer finances.

Which Closing Costs Are Fixed by the State?

Only two: the deed stamp rate under Section 201.02 and the owner’s title insurance premium set by the Florida Office of Insurance Regulation’s rate rule. Everything else is custom, negotiation or a service fee, which is why we run the arithmetic on each contract.

The Dorchester Declaration, Rules and Documents, Section by Section

Dorchester’s operating rules sit in the Amended and Restated Declaration and Bylaws recorded in 1995 and in the amendments recorded after it, all of which anyone can read free in the Collier County Clerk’s Official Records. The association publishes no separate rules sheet that we could find, so the recorded text is the rulebook.

Where Can You Read Dorchester’s Documents?

Every instrument cited on this page is a public record in the Collier County Clerk’s Official Records, and the Downloadable Documents table at the end of the page links the five that matter most: the 1981 Declaration with its condominium exhibits, the 1995 Amended and Restated Declaration and Bylaws, the 2010 Bylaw amendment, the 2016 Certificate of Amendment and the 2023 amendment. The Clerk’s index also lists more than 800 instruments recorded against the Dorchester legal description, most of them notices of commencement, easements and liens, which is why a title company’s search matters.

What Does Each Article of the Declaration Cover?

The restated Declaration has 28 numbered articles. The ones a buyer or a seller reaches for first are these.

Article 19 also requires mandatory non-binding arbitration under Section 718.1255 of the Florida Statutes before certain disputes can go to court, and the 2010 Bylaw amendment, which moved the board to staggered two-year terms, is the most recent change to how directors are elected. Because the association’s policy covers the building and not the owner’s interior and contents, a buyer should price a unit-owner (HO-6) policy before closing.

What Is Not in the Documents?

We found no recorded amendment that changes the pet ban, the one-lease-a-year limit or the sign ban, and we found no association rules sheet, so the rules the board has adopted under Article 17.1 and under the Bylaws are not visible to us. The hurricane shutter specifications that the Bylaws let the board adopt are not published either. Ask the association for the rules currently in force and the date each was adopted. We reviewed recorded instruments only, and an unrecorded board rule can bind an owner.

How Does Board Approval Work When You Sell or Buy at Dorchester?

At Dorchester, the board must approve every sale, gift and lease before it works. The owner gives 20 days’ written notice, the board decides within 15 days of a complete file, silence is deemed approval, and a transfer the board has not approved is void unless approved later.

What Does the Seller Have to Do?

Section 18.3.1 of the Declaration says the owner gives the association written notice of the intended sale at least 20 days before the proposed transfer date. The notice names and gives the address of the proposed acquirer and attaches a complete copy of the contract and the other documents. The association may ask for more information, may charge a transfer fee of up to $100, and may require the buyer, and the buyer’s spouse if any, to appear in person. It may not approve a sale until every unpaid assessment, court cost and attorney fee for the unit has been paid, which is why a seller with a balance owing needs it settled before the application can be approved.

How Long Does the Board Have to Decide?

Section 18.3.4 gives the board 15 days from the last of three events: receipt of the required notice, receipt of all the information it requested and any appearance it required. If the board neither approves nor disapproves within those 15 days, the failure to act is deemed approval, and the board must issue a Certificate of Approval on demand. An approval is stated in a Certificate of Approval signed by an officer in recordable form. Because the 15 days start only when the file is complete, an incomplete application is the usual reason a Dorchester closing slips.

Can the Board Say No, and On What Grounds?

Under Section 18.3.5 as amended in 2016, approval can be denied only if a majority of the whole board votes to deny. The 2016 amendment lists the grounds that count as Good Cause: an acquirer that is not a natural person (apart from the trust and entity provisions of sections 18.1.3 and 18.1.4), charges or assessments against the unit that remain unpaid, an application that is incomplete, inaccurate or missing a required interview, a credit score below the amendment’s Good Credit range, and a ten-year background screen described in the amendment’s text. Section 18.5 adds that the board must act reasonably, fairly and without discrimination, and may withhold approval only for reasons reasonably related to the protection, preservation and proper operation of the condominium.

What Happens if the Board Disapproves Without Good Cause?

If the board disapproves for a reason other than Good Cause, the association has 60 days from the date of disapproval to find an alternate purchaser or to buy the unit itself, on the same terms as the contract except that the price is paid in cash and the closing takes place within 60 days of disapproval. If the association does not close within the 60 days, other than through the seller’s fault or the seller’s inability to give clear title, the owner is free to sell to the original buyer. This is the one section of the Declaration that gives the association a right to buy at the contract price, and it is rarely used, but a buyer’s contract should account for the 60-day window.

What About Trusts, Entities, Co-Owners and Heirs?

A trust, corporation or partnership may own a unit if approved, and the approval is conditioned on the owner naming one natural person as the Primary Occupant, who may be changed no more than once per calendar year. Co-owners who are not husband and wife must also name one Primary Occupant. A devisee or heir who was the owner’s lawful spouse, or related by blood or adoption within the first degree, cannot be denied approval. An owner may not mortgage the unit without the association’s written approval unless the lender is an institutional mortgagee, and a seller who takes back a purchase-money mortgage needs no approval. Section 18.4 exempts an institutional mortgagee that acquires title by foreclosure, and the mortgagee’s later resale.

How Should a Contract Reflect the Approval?

Write the contract so that the closing date falls at least 35 days after the signing, which covers the 20 days’ notice and the 15-day decision, and so that the buyer’s application goes in with the executed contract. A closing date that falls before approval is a closing the association can treat as unapproved, and an unapproved transfer is void under section 18.9 unless the association approves it later. We write every Dorchester contract with that window built in, and we assemble the application package with the buyer before the contract is signed.

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

Is Dorchester a 55+ Community?

No. Dorchester is not a 55+ community. Section 17.12 of the recorded Declaration says there is no age restriction for owners, occupants or family members who live in a unit permanently, and it requires only that occupants under eighteen be closely supervised by an adult so they do not become a source of annoyance to other residents.

What Does the Minors Rule Actually Say?

The 2016 amendment to section 17.12 keeps the no-age-restriction rule and adds that the board may set a lower age for the use of specified facilities by issuing a rule. In practice that means the pool, the saunas and the exercise rooms may carry their own age rules, and a buyer who expects visiting grandchildren should ask the association for the current facility rules.

Does the Foundation Set an Age Rule?

We found no age restriction in the Foundation documents we read, and the Foundation’s own estoppel form speaks only of membership, assessments and transfers. We state the point as a legal fact about the documents we read, and it is not a statement about who lives in the building.

Can You Rent Out a Dorchester Condominium?

Yes, but narrowly. Dorchester’s Declaration lets an owner lease an entire unit only, in writing, for no more than one year at a time, and only once each year. The lease needs 30 days’ advance notice to the board, board approval, a natural person as lessee and no more than two overnight occupants per bedroom.

What Does the Declaration Say About Leasing?

Section 17.9 says entire units may be leased after the association’s approval for a period of no longer than one year, with extensions of up to one year each if the board approves them. It says no individual rooms may be rented and no transient tenants may be accommodated, and it says units may only be leased once each year. Section 17.3 limits the overnight occupants of a leased unit to two per bedroom. Every lessee is bound by the Declaration, the Bylaws and the rules.

How Does a Lease Get Approved?

Section 18.7 requires the lease to be in writing and a copy to be delivered to the board when it starts. The owner gives the board written notice and a copy of the proposed lease at least 30 days before the proposed start, with the lessee’s name and address. The board may charge a transfer fee of up to $100, may require the lessee’s personal appearance, and may ask for a security deposit of up to one month’s rent to cover damage to the common elements. It must act within 15 days of receiving the complete package, and silence is deemed approval. There is no transfer fee on the renewal of an existing lease.

Why Might the Board Say No to a Lease?

The 2016 amendment to section 18.7.3 lists the grounds: the lease does not name the proposed residents, the number of residents exceeds two per bedroom, the lease contains a provision that conflicts with the Declaration or rules (such as allowing subleases or business activity), no lessee is a natural person, charges against the unit remain unpaid, the application is incomplete or inaccurate, the lessee fails the background screen the amendment describes, or the lessee has a recent history of disruptive behavior in a multi-family residence. The lease must also record guests: a lessee must register guests in writing with the board three days before they arrive.

What Does the Foundation Add to a Lease?

The Foundation’s lease application checklist for FY2027 asks for the application at least 30 days before the lease period, a $500 non-refundable processing fee, a completed condominium association approval-of-tenants form, proof of identity for each tenant and photographs for renter cards, with a maximum of two cards. Membership privileges move from the owner to the renter for the lease term. The Foundation’s own 2019 amendment, recorded May 28, 2019, defines leasing to include Airbnb, VRBO and similar arrangements, bars more than two leases per calendar year for a unit, bars time-share use and bars advertising a unit for more than two leases a year. Dorchester’s Declaration is stricter, at one lease a year, and the stricter rule controls.

What About Guests When the Owner Is Away?

Section 17.10, as changed by the April 1995 affidavit, lets an owner who is away allow related guests (a first-degree relative, that person’s spouse and that person’s first-degree family) to stay up to 30 days in a calendar year, on no more than four occasions and no more than 60 days in all. Unrelated guests may be one family of no more than four persons, for 15 days, once in a calendar year. The board may make limited exceptions on written application to avoid hardship. When the owner is present there is no limit on the number of guests, related or not.

Can an Investor Buy a Dorchester Condominium?

An investor can buy, with board approval, but cannot rent freely. A Dorchester unit can be leased once a year for up to one year, with 30 days’ notice and board approval, so the building does not suit a short-term rental strategy or a plan to turn tenants quickly, and the Foundation’s two-lease cap and advertising ban reinforce that. A trust or an entity owner must name a natural person as Primary Occupant. A buyer who plans to rent should read sections 17.9 and 18.7 before making an offer.

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

Pet Rules at Dorchester

Dorchester does not allow pets. Section 17.13 of the recorded Declaration permits only birds or fish in a cage or aquarium inside a unit, and bars every other pet from the units and the common elements at all times. We found no recorded amendment that changes this rule.

What Does the Pet Ban Cover?

The text reaches the units and the common elements, so the ban applies on the pool terrace and in the garage as well as inside a home. It names cats, dogs, reptiles, amphibians and livestock and then adds other animals. The only carve-out is a bird in a cage and fish in an aquarium inside a unit. There is no weight limit, no breed rule and no guest-pet exception, because the ban is categorical.

What About Service Animals and Emotional Support Animals?

Federal and Florida fair housing law treat a certified service animal, and an assistance animal that a person with a disability needs, separately from a pet. A recorded pet ban does not override that law, and a request for an assistance animal is handled as a request for a reasonable accommodation. Section 760.27 of the Florida Statutes sets the rules for documentation of a need for an emotional support animal. We describe the legal framework only, and we are not advising on any request. The association’s counsel and HUD’s published guidance are the places to start, and an owner who has such a request should put it in writing to the board.

Is the Ban a Dealbreaker, and Does It Affect Resale?

It rules out the building for a buyer who keeps a dog or a cat, and it narrows the pool of buyers a seller can reach, so we raise it at the start of every Dorchester conversation. Each Pelican Bay building sets its own pet rules, and we point buyers to each building’s own page, including Grosvenor at Pelican Bay and Stratford at Pelican Bay, rather than assume the rules match.

Renovating a Dorchester Condominium: Approvals, Contractors and Seasons

Renovating a Dorchester condominium starts with the board. Section 17.6 requires plans and board approval before certain alterations, and the 2016 amendment limits Major Construction, which includes new tile and hurricane shutters, to June 1 through November 30, with work stopping from December 1 until the following May 31 unless the board grants an exception.

What Counts as Major Construction?

The 2016 amendment defines Major Construction as extensive remodeling or heavy construction that creates prolonged and substantial noise audible outside the unit, whether or not power equipment is used. It names projects that make the unit uninhabitable, that store materials, equipment or debris outside the unit, that bring work crews or a significant number of workers, that involve demolition, electric saws, jackhammers, drills or tile cutters, or that need scaffolding or booms. Installation of tile and installation of hurricane shutters are both Major Construction. Emergency repairs are not. Major Construction needs the board’s or its designee’s prior approval and must comply with the Dorchester building standards and procedures and government codes.

What Is the Construction Moratorium?

Section 17.6.2 says Major Construction takes place only between June 1 and November 30 of the same year and must cease on December 1 until the following May 31, whether or not the work is finished, unless the board grants an exception under section 17.6.3. June 1 to November 30 is also the Atlantic hurricane season, so a Dorchester buyer who wants new floors in a home they close on in January has to wait until June. A seller who has a renovation half-finished at the start of December has to stop. We plan every renovation-related sale around the calendar.

Can the Board Grant an Exception?

The 2016 text let the board approve an exception allowing up to ten business days of work into the moratorium period when the delay was beyond the owner’s and contractor’s control, such as lost or delayed materials or inspection delays, but not delays from unapproved change orders. A November 29, 2022 amendment, recorded November 9, 2023, changed section 17.6.3 and the recorded copy shows a strike-through of language that appears to include the ten-business-day limit. We read that as removing the ten-day cap, but the strike-through in the recorded scan is hard to read, and a buyer or a contractor should ask the association which version is in force.

What Else Needs Approval?

Section 17.6 requires board approval of plans before any change that affects a column, bearing wall, partition, pipe, duct, wire or conduit, that changes the style, material, texture or outside color of an exterior door, window, screen or fixture, that covers or tints exterior glass, that installs a storm or hurricane shutter, awning or enclosure, or that otherwise makes a unit look different from the others. Section 13.2.2 makes exterior appearance a matter for the association. Section 17.7 requires every floor area except kitchen, baths and balcony to be fully carpeted or to have at least 60 percent covered with a flooring of equal acoustical quality, which is why rugs matter in a hard-surface home.

What Stop-Work Authority Does the Board Have?

The 2016 amendment lets the board, or the manager it delegates, issue a Stop Work Order when work violates the approved plan, the condominium documents or government codes. The order takes effect when the notice is posted on the unit’s front door, is confirmed by certified mail, and halts all work until the owner’s plan is approved. A contractor should never start before approval.

What Does the Owner Maintain?

Section 13.2.1 makes the owner responsible for the windows, glass, shutters, doors, screens, appliances, fixtures, cabinets, air handlers, wiring and piping that serve only the unit, and for the balcony and other limited common elements, with exceptions for parking spaces, exterior painting and structural work. That allocation shapes how a buyer should read an inspection, because an air handler or a window is the owner’s, and the building’s structure and exterior walls are the association’s. The 2016 amendment deleted Article 26, the appliance maintenance contract article, so appliance upkeep is the owner’s to arrange.

What Should a Buyer or Seller Do About Permits?

Association approval comes first, and Collier County’s permit then applies to structural, electrical, plumbing, mechanical, window and door work. We describe the county’s permit search in the permits section below. A contractor who starts before every approval can leave an owner with an unpermitted improvement at the next sale.

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

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

Dorchester has finished its first milestone inspection cycle on the county’s record. Collier County’s milestone map shows the 1981 building as cycle completed with the next inspection due in 2034, but the association does not publish the engineer’s report, so the findings are not public and a buyer has to ask for the summary.

Florida’s milestone inspection law, Section 553.899 of the Florida Statutes, applies to condominium buildings of three or more habitable stories. A licensed engineer or architect performs a Phase 1 visual examination, and a Phase 2 inspection is required only if the first phase finds substantial structural deterioration. Under Section 553.899, a building that reached 30 years of age before July 1, 2022 had to complete its initial inspection before December 31, 2024, and Dorchester, whose county certificate of occupancy date is June 25, 1981, was in that group.

What Does Collier County’s Record Say Today?

Collier County’s milestone building list, as of January 2026, shows the Dorchester at 6075 Pelican Bay Blvd with a certificate of occupancy date of June 25, 1981 and a next milestone date of January 1, 2034. The county’s interactive milestone map lists the building as Milestone Completed and Cycle Completed, in Commission District 2, with the next inspection in 2034. We do not print the county’s case reference number.

The county list shows only each building’s next date, and it does not say what any building’s inspection found. Here is how the other Pelican Bay buildings we compare on this page appear on the same list.

A 2034 date is a calendar fact, not a clean bill of health. It tells a buyer that the county has recorded the first inspection cycle as complete and that the next one is a decade away. It does not tell a buyer whether the engineers found repairs, what they cost or whether they are finished.

What Did the Dorchester Inspection Find?

We do not know. The association’s Phase 1 and Phase 2 reports are not posted anywhere we could read them, and the county’s records show completion, not findings. We will not guess at conditions from the age of the building or from what other Pelican Bay buildings found. The recorded work history in this page’s permits section shows major mechanical, electrical and roof projects since 2024, but no notice of commencement names concrete restoration, and a buyer should not read that as either a finding or an absence of one.

What Does Florida Law Require the Association to Do With the Reports?

Section 718.112 of the Florida Statutes requires an association to notify owners within 14 days after the county tells it a milestone inspection is required, and within 45 days after it receives a Phase 1 or Phase 2 report it must send the inspector’s summary to every owner, post it in a conspicuous place on the property and publish the full report and the summary on its website if it is required to have one. We found no Dorchester association website, so the summary should be in the hands of every owner and posted at the property, and a buyer can ask to see it.

What Does a Seller Hand a Buyer Under Section 718.503?

Section 718.503 of the Florida Statutes entitles a buyer under contract to a current copy, at the seller’s expense, of the declaration, the Articles of Incorporation, the bylaws and rules, the annual financial statement and budget, the inspector-prepared milestone summary if one applies, the association’s most recent structural integrity reserve study and the Frequently Asked Questions and Answers document. The statute’s required contract clause gives the buyer seven days, excluding Saturdays, Sundays and legal holidays, to cancel after signing and receiving the documents.

A Dorchester seller should assemble that file before listing, because the association does not post it. Starting the buyer’s seven-day clock on the first day of a contract, rather than after a request for documents, protects the closing date. We prepare the request for every Dorchester seller before the first showing.

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

What Do We Know About Dorchester’s Structural Integrity Reserve Study?

We have not seen Dorchester’s structural integrity reserve study, and the association does not publish it. Section 718.112(2)(g) requires one for every condominium building of three or more habitable stories, the Florida Department of Business and Professional Regulation keeps a reporting page for them, and a Dorchester buyer is entitled to the most recent study through the seller.

What Does the Law Require a Study to Cover?

Section 718.112(2)(g) of the Florida Statutes requires a residential condominium association to have a structural integrity reserve study completed at least every 10 years for each building that is three habitable stories or higher. The study is based on a visual inspection and covers, at a minimum, the roof, the structure including load-bearing walls and primary structural members, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors. It must state the estimated remaining useful life and replacement cost of each item and the annual reserve contribution needed.

Can We Look Up Dorchester’s Study in the State’s Database?

No. The Department of Business and Professional Regulation publishes a structural integrity reserve study reporting page that links to the state’s database of submitted studies, and we fetched the page, but the database is not queryable in a way that returns a single building by name through the pages we could reach. We therefore make no statement about whether or when Dorchester filed its study. Ask the association for the study and the date it was submitted to the state.

What Does the Law Say About Funding?

Since budgets adopted on or after December 31, 2024, Section 718.112 does not let owners vote to provide no reserves or less reserves than required for the structural items it lists. That matters for a buyer because a building that has put off reserves has less room to avoid special assessments later. We do not know how Dorchester funds its reserves, and the documents we read do not say, so the right question to put to the association is the funding method, the balance at year-end and the date of the next study update.

Which Questions Should a Buyer Ask About the Study?

1. The date of the latest study and whether an update is scheduled.
2. Whether the study’s recommended structural contribution is fully funded in the current budget, or by how much it is short.
3. The structural and general reserve balances at the latest year-end and today.
4. Whether any special assessment has been adopted or proposed for structural items, including the 2025 and 2026 projects recorded in the permits section.
5. Whether the milestone engineers recommended repairs, and whether those repairs are finished and closed out with the county.

Hurricanes, Flood Zone and Insurance at Dorchester

FEMA’s current map puts five points around Dorchester’s county building location in Zone X, while 10 of 13 points across the parcel the Foundation maps fall in coastal Zone AE with a base flood elevation of 10 or 11 feet. A map query cannot show where the building itself stands, so ask for its elevation certificate.

We queried FEMA’s National Flood Hazard Layer on October 7, 2026, at five points around the county’s building point for 6075 Pelican Bay Blvd and at 13 points across the parcel outlined on the Pelican Bay Foundation’s community map, and we recorded every response in the fetch log for this page.

Zone X is lower risk, not no risk, and a map zone is drawn on a parcel or a point, not on a building’s shell. The county’s building point sits in Zone X, but the parcel outline reaches into Zone AE on its western and street sides. We cannot tell from a map query alone whether the building itself stands in Zone X, in Zone AE or across the line, which is why an elevation certificate for the specific unit’s building is the document to ask for.

What Is the Difference Between Zone X and Zone AE for an Owner?

Zone AE is a Special Flood Hazard Area, where a federally backed or regulated mortgage lender requires flood insurance on a building, and the base flood elevation is the level the map says floodwater has a 1 percent chance of reaching in any year. Zone X is outside the Special Flood Hazard Area, so lenders do not require flood insurance on that basis, though Zone X buildings flood too. Where the association’s policy covers the building, an individual owner’s flood decision is about contents and interior improvements, and a lender’s requirement for a unit mortgage turns on how the building is rated.

What Did Hurricane Ian Do Near Dorchester?

The National Hurricane Center’s Tropical Cyclone Report for Ian says the storm made landfall in southwestern Florida at Category 4 intensity on September 28, 2022. It records maximum inundation of 6 to 9 feet above ground level in Naples and 8 to 12 feet in Estero, Bonita Beach, Bonita Springs and North Naples, with the most severe impacts in North Naples contained to the immediate coastline and inland high water marks of 5 to 7 feet above ground level. Pelican Bay is in North Naples, so that report describes the surrounding area, not the building.

No public record we could read describes what Ian did to Dorchester itself. We found no association hurricane plan, insurance claim summary or damage report, and we do not repeat anecdotes that we cannot document. Ask the association what flooded, what was repaired, how it was paid for and whether any insurance claim remains open.

What Do the Recorded Notices Say About Storm Preparation?

They say nothing about a storm in so many words, and we do not attribute any project to a storm. They do show a building that has spent heavily on resilience-type work since 2024: hurricane shutters installed in April 2025, a temporary generator in 2025, switchgear relocation in March 2026, the relocation of the generator and its buildings in May 2026, and in the same month the reinforcement of an existing concrete masonry wall to install temporary flood barriers, limited to the condominium common elements and the garage. A buyer can read the pattern, equipment moving and barriers going in, but the notices do not give the reason and we do not supply one.

How Is Dorchester Insured?

Article 15 of the recorded Declaration requires the association to insure the building against all risks at replacement cost, to carry flood insurance up to replacement cost through the National Flood Insurance Program to the extent it is available, and to carry liability, automobile, workers’ compensation, fidelity and directors and officers insurance. We have not seen the association’s declarations pages, premiums, deductibles or carriers, so we state no figure. A buyer should ask for the current windstorm and property declarations, the named-storm deductible, the National Flood Insurance Program declarations and the date each policy renews.

What Must a Seller Disclose About Flooding?

Section 689.302 of the Florida Statutes requires a seller of residential real property to complete and provide a flood disclosure to the purchaser at or before the time the sales contract is signed. The form asks whether the seller knows of any flooding that damaged the property during the seller’s ownership, whether the seller filed a flood-damage insurance claim, including a claim with the National Flood Insurance Program, and whether the seller received assistance such as FEMA aid. We prepare that form with every Dorchester seller before the first showing.

What Should a Buyer Do Before Closing?

Run the building through FEMA’s Map Service Center and floodsmart.gov by address, ask the association for the elevation certificate, get a flood quote and a wind quote for the specific unit from your own agent, ask for the current windstorm declarations, ask what the garage and the electrical rooms did in Ian and in later storms, and ask whether the association’s flood policy premium has risen. Those six steps cost an afternoon and remove most surprises.

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

Which Schools Serve Dorchester?

Dorchester’s address, 6075 Pelican Bay Blvd, is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High in Collier County Public Schools for the 2027 school year, according to the district’s attendance-zone lookup. Each school earned an A in each year from 2021 to 2025 on the district’s 2024 to 2025 grades report.

The district’s zone tool returns the zoned school for any street address, and the district’s own note says the maps give general information and do not guarantee placement at any school. We ran the street address through the lookup on October 7, 2026, and it returned the same three schools for all 87 address records it holds for the building, and we recorded the result in the fetch log for this page.

How Far Are the Zoned Schools?

Driving from Dorchester, we computed free-flow times with an open-source routing engine on October 7, 2026. Sea Gate Elementary is 1.1 miles and about 3 minutes, Pine Ridge Middle 2.7 miles and about 8 minutes, and Barron Collier High 4.2 miles and about 11 minutes. District transportation rules, not distance alone, decide bus eligibility, so ask the district’s transportation office.

How Should a Buyer Confirm the Zoning?

Run the address through the district’s zone tool, then call the district’s Department of Student Assignment, whose number the tool lists, before you contract. Zoning boundaries can change from year to year, and a school’s grade is a state rating of one year’s results, not a promise about the next.

What About Private Schools?

We do not rank private schools, and no private school is part of Dorchester’s zoning. A buyer who wants a private school should choose the campus first, ask about enrollment and then measure the drive from the unit rather than from the neighborhood.

County Permits and Recorded Work at Dorchester

Permitted work at Dorchester starts with the association’s written approval, then a Collier County permit, and the public record of it is the notices of commencement recorded in the Clerk’s Official Records. Since 1999 the Clerk shows 272 notices of commencement recorded against the Dorchester legal description, 14 of them in 2026 through our pull.

We did not pull a permit-by-permit history for the building or for individual units, and we do not assert one. Collier County explains on its permit history page that a Historical Permit Review may be done when a property is sold, to check for open permits that could affect the sale.

What Does the Clerk’s Record Show About Recorded Work?

A notice of commencement is recorded before most permitted construction starts, so the count by year is a rough map of how much work the building has seen. The record mixes the association’s own projects with individual owners’ projects, and we do not print owner names or permit numbers. Florida does not require a recorded notice for every small job, so the count is a floor.

The busiest year was 2006, with 29 notices, which followed the 2005 hurricane season, and 2020 and 2021 each had 22 or more, which fits the post-2020 renovation wave in Naples condominiums. We read both as pattern, not cause, because the notices do not give reasons.

Which Association Projects Are on Record?

The notices that name the condominium association as owner show the building’s capital program in the last decade.

The pattern is a building replacing its emergency power and fire-protection systems and its roof, then relocating its electrical gear and building flood barriers. Those are the kinds of projects that cost the most and that a buyer should ask how the association paid for. We name no storm as the reason, because none of the notices does.

What Does the Clerk’s Record Show About Liens and Foreclosures?

One association assessment-lien sequence appears in the Clerk’s record for the Dorchester legal description in the last three years: a claim of lien in January 2024, a lis pendens in June 2024, a final judgment in May 2025 and a clerk’s certificate of title in May 2025. We do not name the parties or the unit. One sequence in a building of 86 residences over this period is a small number, and it shows the lien and foreclosure process in the Declaration working as written.

How Can a Buyer Search the Permit History?

Collier County’s View Permit History and Permit Search page explains three layers. Permits from 2011 to the present are searched by address in the county’s CityView public portal with “Search for a Property”. Permits from 1989 to 2011 sit in an older reference search that the county warns is for reference only and that large portions of its permit data are not current. Permits before 1989 are listed on the Property Appraiser’s property record, which we mention in words only.

What Counts as an Open Permit?

The county’s page says permits in a status of COED, Finaled, Abandoned, Denied or Cancelled are closed and need no further action, and that a permit in any other status is open and requires further action. An open permit on a unit or building can complicate a sale, so a buyer’s inspector or title company should check the address before closing.

What Should a Seller Do About Permits?

Search the CityView portal by address before listing, ask the contractor of any past renovation for the closed permit, and close any open permit before a buyer’s inspector finds it. We do this check with every Dorchester seller, because a clean permit record is easier to explain in a counteroffer than an open one.

What Is Being Built Near Dorchester?

Near Dorchester, Waterside Shops is adding Eddie V’s, Dior and an RH campus, Artis Naples is carrying out a campus master plan, the Carnelian hotel and Sterling’s club are under construction across U.S. 41, Vanderbilt Beach Road is being widened, and a water park proposed at Naples Grande is under appeal by the Pelican Bay Foundation.

Dorchester sits at the southern end of Pelican Bay, so its neighbors are Artis Naples, Waterside Shops and Naples Grande, and most of what is changing is cultural, retail or hospitality rather than residential. The drive times below come from our October 7, 2026 routing, and Naples Grande Beach Resort is 1.4 road miles and about 4 minutes from the building.

What Is Changing at Waterside Shops?

Waterside Shops, 1.0 road mile from Dorchester, is in the middle of a redevelopment. Gulfshore Business reported on June 30, 2026 that Eddie V’s Prime Seafood opened June 7, that Dior opened a standalone boutique on June 11, and that a nearly 30,000 square foot Restoration Hardware campus is being built, with RH expected to open near the end of 2026.

The same article reports Buck and Rider, a seafood restaurant, targeted for early 2027, and fall 2026 arrivals including Vuori, Anthropologie, Peter Millar, Piranesi and Love Shack Fancy. Waterside’s own redevelopment page lists the same names. Retail openings affect traffic and character more than condominium values, and we do not tie them to a price.

What Is Happening at Artis Naples?

Artis Naples, 0.8 road miles from Dorchester, describes a campus master plan by the architecture and urbanism firm Weiss/Manfredi for its 8.5-acre cultural campus. The first project repaired The Baker Museum, which reopened in December 2019, and expanded it by 18,000 square feet. The page reports more than $95 million committed to its Future Forward campaign.

We read the master plan as a long-term investment in the neighbor rather than a dated construction schedule. Artis Naples’ own page does not give a start date for later phases, and we do not guess one.

What Are the Carnelian and Sterling’s Club?

Gulfshore Business reported on January 23, 2026 that construction began on The Carnelian, a six-story, 70-key hotel with an attached private members club called Sterling’s, at 5400 Trail Blvd. across U.S. 41 from Waterside Shops. The article describes a development of more than $100 million expected to open in late 2027, with a ground-floor restaurant open to the public and the rest reserved for guests and members.

What Is Happening on Vanderbilt Beach Road?

Collier County’s Transportation Engineering Projects page lists the Vanderbilt Beach Road widening as in construction. It widens the road from four to six lanes for about 1.8 miles from just east of U.S. 41 to about Fontana Del Sol Way. The county issued its notice to proceed in early June 2026 and estimates a construction period of about two years.

Most work requiring lane closures is planned for daytime hours between 9 am and 3:30 pm, Monday through Saturday. In the spring of 2027, traffic will drop to one lane each way for about two months between Strada Place and Goodlette-Frank Road. The same county page lists a Goodlette-Frank Road widening whose 30 percent design public meeting was held September 30, 2026. Vanderbilt Beach is 3.1 road miles and 8 minutes from Dorchester, so the work is on the way to the beach but not at the door.

What Is the Naples Grande Water Park Dispute?

The Gulf Shore Association of Condominiums reported on April 22, 2026 that Collier County’s Zoning Division determined that a proposed Clam Pass Cove waterpark at Naples Grande Resort was a permissible customary accessory use to the hotel that does not need a Planned Unit Development amendment, and that the Pelican Bay Foundation filed an administrative appeal on April 17, 2026. The Bay Villas Association also filed appeals. The article says both organizations were awaiting hearing dates.

We found no published hearing result after April 2026 and do not know the status today. The resort is 1.4 road miles from Dorchester. A buyer who cares about the outcome should check the county’s hearing calendar and the Foundation’s updates, and we will tell any Dorchester client what we have found when they call.

What Did the Beach Renourishment Do?

Collier County reported on December 24, 2025 that the renourishment project that began in late October on Vanderbilt and Pelican Bay beaches was complete on Pelican Bay Beach from the north pavilion to the Brighton Condominium, and that the county’s contractor would resume on January 5, 2026 for the remaining Vanderbilt Beach section. The county said the Pelican Bay Beach portion is funded by the Pelican Bay Services Division because it is not a public beach, and it put the cost for both beaches at about $7.5 million.

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

Daily Logistics at Dorchester

Daily logistics at Dorchester are built around an underground garage with an assigned space and a storage locker for every unit and short drives: Artis Naples is 2 minutes away, Waterside Shops 3 minutes, Sea Gate Elementary 3 minutes and Naples Municipal Airport 16 minutes on free-flow routing, with Southwest Florida International Airport 44 minutes away.

Routes computed October 7, 2026 with the open-source OSRM routing engine on OpenStreetMap roads, from the school district’s address point for the building, at free-flow speeds with no season traffic, and rounded to the minute. Real drive times run longer in season, and by 5 to 15 minutes on U.S. 41 and I-75 at peak.

How Do Parking and Storage Work?

Each unit has one assigned underground parking space and one storage locker on the unit’s floor, both limited common elements under sections 10.3 and 10.4 of the Declaration. Owners may exchange parking-space use rights between units by a recorded Certificate of Transfer. Commercial vehicles may not park overnight under section 17.15. The original Declaration describes an underground garage of about 42,240 square feet with at least one space for every unit, and the association’s recorded work history shows garage fans replaced in 2025, so ventilation in the garage is recently renewed.

We could not find a published rule on guest parking, garage remotes, move-in procedures or the use of an elevator for deliveries, because the association publishes no rules sheet. Ask the manager’s office for the move-in and delivery rules in writing before you schedule a mover or a contractor.

How Do Guests and Access Work?

Section 17.2 of the Declaration says all guests must be registered with the association on arrival and that unregistered guests may be denied use of the recreational facilities. Section 17.5 gives the association an irrevocable right of access to every unit during reasonable hours for maintenance, repair and emergency work, and requires the association to hold a pass-key to every unit, so an owner may not change a lock without giving the association a key. When an owner is present there is no limit on the number of guests, and when an owner is away the guest rules in section 17.10 apply.

What Do Showings Require?

Dorchester prohibits For Sale, For Rent and Open House signs under section 17.14, noting only that an approved sign is available for use, and the Pelican Bay Foundation publishes its own sign color rules for realtor signage. The Foundation’s Realtor Guest Card is a one-day pass and the realtor must accompany the clients. We schedule every Dorchester showing with the owner’s guest registration, the Foundation card and the manager’s office in mind, and we do not rely on a lockbox or a sign.

Where Is the Nearest Hospital?

NCH North Naples Hospital is about 5.6 miles and 12 minutes from Dorchester on our routing, and NCH Baker Hospital downtown is about 5.8 miles and 13 minutes away. We did not find a published fire and EMS response plan for the building, and a buyer should ask the association what its emergency procedures are, because the elevators and the generator are central to them.

How Does Dorchester Compare With the Other Pelican Bay High-Rises?

Among eight comparable Pelican Bay condominium buildings, Dorchester ranks fourth by 12-month median price, $1,500,000 on three closings, behind Claridge, Heron and Grosvenor and ahead of Stratford, St. Maarten, Chateaumere and St. Lucia, and it ties for fourth by unit count with 86 residences. Every building in the table is a small sample, so the ranking is indicative.

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

The table uses the roster we built from county plats, Sunbiz records and the Southwest Florida MLS, with 12-month MLS closings counted over the window ending September 30, 2026. Any row with fewer than ten closings is a small sample, and all eight are. The October 7 pull used everywhere else on this page gives Dorchester the same 3 closings and $1,500,000 median as the roster. The year built for Dorchester is the county roll’s 1981 to 1982, and the Foundation’s map says 16 floors where the Declaration describes 15 levels.

How Does Dorchester Compare With Grosvenor?

Grosvenor at Pelican Bay is the nearest comparison in price band and the building most often weighed against Dorchester: 101 residences in a 19-story tower at 6001 Pelican Bay Blvd, built in 1983, with county-roll living areas of 1,931 to 5,560 square feet against Dorchester’s 1,741 to 3,728. It recorded 6 closings in 12 months at $1,625,000 (a small sample) and 34 in 60 months at a $1,335,000 median, against Dorchester’s 3 and 25. A full comparison follows in its own section below.

How Does Dorchester Compare With Stratford and Heron?

Stratford at Pelican Bay has 81 residences in a 22-story tower built in 1983 and 1984 and recorded 5 closings (a small sample) at a $1,250,000 median in the roster’s window, $250,000 below Dorchester’s. Heron at Pelican Bay is a boutique high-rise of 40 residences from 1983 that recorded 4 closings (a small sample) at $1,705,000, $205,000 above Dorchester’s.

How Does Dorchester Compare With Claridge?

Claridge at Pelican Bay has 81 high-rise residences from 1993 and recorded 7 closings (a small sample) at $2,000,000, the highest median in the table and $500,000 above Dorchester’s. Claridge is the newest building in the group, built about 12 years after Dorchester, and it carries the highest median, which is consistent with newer towers pricing higher, though every row in the table is a small sample.

How Does Dorchester Compare With Chateaumere, St. Lucia and St. Maarten?

Chateaumere at Pelican Bay is 140 residences in four mid-rise buildings and a 15-story tower, built 1981 to 1986, that recorded 6 closings (a small sample) at $805,000. St. Lucia at Pelican Bay has 86 units, 70 in a high-rise and 16 garden units, built in 1990, and recorded 5 closings (a small sample) at $768,000. St. Maarten at Pelican Bay has 90 residences in a tower of 20 or 21 stories, built in 1989, and recorded 2 closings (a small sample) at $1,050,000. Chateaumere and St. Lucia are priced at 54 and 51 percent of Dorchester’s median, and a buyer comparing them with Dorchester is comparing different products.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price Dorchester against its own floor plan and floor band first and these neighbors second.

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

Dorchester vs Grosvenor: Which Pelican Bay Condominium Fits You?

Dorchester suits a buyer who wants a two- or three-bedroom home of 1,741 to 2,338 square feet in a 1981 building with 25 sales in five years at a $1,500,000 median. Grosvenor suits one who wants a larger home, up to 3,133 square feet, in a 19-story tower with 34 sales at a lower median.

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

The two buildings share a window with ten or more closings at 36 months, and Grosvenor has twice as many closings in it, 23 against 12. Dorchester’s 60-month median is $1,500,000, which is 12.4 percent above Grosvenor’s $1,335,000 ($1,500,000 against $1,335,000), and its median price per square foot is $677 against $605, or 11.9 percent higher. Part of that is the smaller roll median (2,264 against 2,542 square feet), and part is that Dorchester’s closings cluster in the 2,333 to 2,338 square foot plan.

What Sold at Grosvenor in the Last 12 Months?

Grosvenor has six closings in the last 12 months, a small sample, so we list them rather than lean on a median. The 12-month median is $1,625,000, the mean of $1,600,000 and $1,650,000, with $601 per square foot, 62 days on market and 95.3 percent sale-to-list. Its own page lists every closing in five years.

Over the same 12 months Dorchester closed three sales, at $1,060,000, $1,500,000 and $2,150,000, with a median of $1,500,000 and 158 days on market. Grosvenor sold twice as often and, at 62 median days on market against 158, faster, and Dorchester’s three sales were each at or above $1,060,000 against Grosvenor’s two sales below $1,000,000.

What Does the Supply Say?

Dorchester has seven active listings against a 12-month pace of three closings, which is 28.0 months of supply, and Grosvenor has three active listings and one pending sale against a pace of six, 6.0 months. At the 24-month pace the figures are 24.0 and 4.5 months. Dorchester is the slower market today, and a seller there should expect a longer clock, while a buyer there has more listings to choose from and more room to negotiate. Neither number is a forecast, and both rest on small samples.

Which Fits You?

Choose Dorchester if you want a two- or three-bedroom home of 1,741 to 2,338 square feet, can live without pets, can accept a building that publishes none of its documents and will request them in writing, and would like a wider choice of homes on the market today than Grosvenor offers in the smaller sizes. Choose Grosvenor if you want a larger home, a building whose association posts its documents, a faster current market, or a different set of rules, which its own page describes. Do not choose on price alone: Dorchester’s price per square foot is higher, so the two do not price alike.

Both buildings belong to the Pelican Bay Foundation, and both require a board approval before a sale works. Dorchester’s board decides within 15 days of a complete application after 20 days’ written notice, and Grosvenor’s approval process is described on its page. Read the approval clause, the pet rule and the leasing rule of each building before you tour, because they are among the first things that rule a building out.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price both buildings from recorded sales.

Selling at Dorchester? Get a free Dorchester home valuation or call Jesse direct at (239) 898-6072. Choosing between the two? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Dorchester

Owning at Dorchester gives a buyer a high-rise with two- and three-bedroom homes, an underground garage, a pool and short drives to Artis Naples and Waterside Shops. The costs are an unpublished association fee plus the Foundation’s $3,435, a $15,000 Foundation resale charge, board approval of every buyer and tenant, a no-pets rule and a building that publishes no documents.

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

What Are the Pros?

• Homes: living areas of 1,741 to 2,338 square feet in the MLS record and a county-roll median of 2,264, with every floor plan a two- or three-bedroom.
• Location: 0.8 road miles and 2 minutes to Artis Naples and 1.0 road mile and 3 minutes to Waterside Shops, with the Foundation’s beaches, tram and tennis that every owner reaches through Foundation membership.
• Building features: an underground garage with a space and a locker for every unit, a pool with a terrace bar, saunas, exercise rooms, a card room and a billiard room listed in the Declaration.
• A track record of selling quickly in good markets: a 60-month median of 20 days on market and 95.4 percent sale-to-list, with 14 of 25 sales closing in 30 days or less.
• Recorded rules in plain sight: every instrument is in the Clerk’s records, with a 15-day board decision and a deemed-approval clause.
• Capital work on record: a new roof recorded in 2024, hurricane shutters in 2025 and relocated electrical gear in 2026, and a completed first milestone cycle on the county’s record.
• No age restriction: the Declaration has no 55+ rule.

What Are the Cons?

• Fees: the condominium assessment is not published, and the Foundation’s share is $3,435 for FY2027, up 4.2 percent.
• Resale charge: the $15,000 Foundation resale capital assessment, paid by the buyer for deeds recorded on or after October 1, 2026, rising to $15,525 from October 1, 2027.
• Approval: a board decision of up to 15 days after a complete application and 20 days’ notice, with a Certificate of Approval before closing.
• Rentals: one lease a year of no more than a year, with 30 days’ notice and board approval, so no short-term rental.
• Pets: prohibited, apart from caged birds and fish and the assistance animals the law protects.
• Construction season: Major Construction, including new tile and hurricane shutters, is allowed only from June 1 to November 30.
• Opacity: no association website, no public budget, reserve study or milestone report.
• Slow listings and supply: the median closing in the last 24 months took 128 days, and seven active listings are 28.0 months of supply at the 12-month pace.

What Should a Buyer Verify Before Contracting?

Read the Declaration’s articles 17 and 18 against how you plan to live in the home, then ask the association for the current budget, the latest financial statement, the reserve study, the milestone summary, the insurance declarations and the minutes since the last annual meeting. Ask how the 2024 to 2026 roof, generator, shutter and electrical projects were funded, whether another special assessment is planned, and whether the board has adopted any rules that are not recorded.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will walk you through every cost above before you decide.

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

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

If you’re searching for a Dorchester listing agent, or thinking, ‘I need someone to sell my Dorchester home…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every Dorchester listing against the sales of its own floor plan and floor band, never against a Pelican Bay average.

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

Our credentials as a Dorchester listing agent:

• 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

Recent Dorchester sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 3 resales (n=3, a small sample), $4,710,000 in total volume, a $1,500,000 median price, 158 median days on market and a 92.7 percent median sale-to-list ratio. In the last 12 months we tracked all three Dorchester closings in the Southwest Florida MLS one by one. We do not publish a count of how many we represented, because the MLS pull records closings, not our listings, and we will tell you exactly what we have and have not closed in the building when you call.

What makes selling at Dorchester different from selling a generic Naples condominium is that the sale has a board approval, a recorded certificate and a document file the association does not publish. The Declaration asks for 20 days’ written notice and gives the board 15 days to decide, so the contract needs a closing date at least 35 days out, and the association issues a Certificate of Approval before the deed works. The Pelican Bay Foundation’s FY2027 fee schedule charges the buyer a $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, a cost your buyer weighs against your price. And two homes of the same 2,333 square feet closed at $1,100,000 and at $2,150,000 one year and one day apart, and the public record does not show condition, finish or view. We price the home from its own floor plan and floor band, and we put your renovation file in the listing.

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

Get a free Dorchester home valuation priced against the sales on your own floor plan and floor band, or see our Pelican Bay home valuation page for the community-wide picture. Call Jesse direct at (239) 898-6072, text or call.

We are building a dedicated seller page, sell my home in Dorchester at Pelican Bay, and until it is live our Pelican Bay seller page covers the community-wide process.

How Do I Sell My Condo at Dorchester?

Start by requesting the association’s current document package and estoppel certificate, then list at a price set against your floor plan and floor band. Once a contract is signed, the buyer submits the application with the executed contract and the board decides under section 18.3 of the Declaration within 15 days of receiving the notice and every document it asked for, or the sale is deemed approved.

How Long Does Dorchester Take to Approve a Buyer?

The Declaration asks the owner for at least 20 days’ written notice before the transfer, and the board has 15 days from the last of the notice, the requested information and any required appearance to decide. If it does not decide in that time the failure to act is deemed approval. We write a closing date at least 35 days after signing.

What Does a Dorchester Buyer Pay to Apply?

The Declaration lets the association charge a transfer fee of up to $100 and ask the buyer, and the buyer’s spouse if any, to appear in person. We found no published application form, so we ask the manager for the current form and fee before a contract is signed. The Foundation’s resale assessment is separate.

Can I Put a For Sale Sign in My Window?

No. Section 17.14 of the Declaration says no owner may post or display a For Sale, For Rent or Open House sign anywhere on the condominium property, and it notes that an approved sign is available for use. Ask the manager’s office for the current showing procedure before you schedule an open house.

Can an Investor Buy My Dorchester Condominium?

An investor can buy, with board approval, but cannot rent freely. Section 17.9 allows entire units to be leased for no more than one year and only once each year, with board approval, and the Foundation’s 2019 amendment also caps leases at two a year and bars advertising a unit for short terms.

What Documents Must I Give a Dorchester Buyer?

Section 718.503(2) of the Florida Statutes entitles the buyer, at the seller’s expense, to the declaration, the Articles of Incorporation, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, the “Frequently Asked Questions and Answers” document and the state’s governance form. The resale contract must also carry the statute’s conspicuous legend, and a contract without it is voidable by the buyer before closing, so we assemble the file before listing.

What Does the Foundation Charge a Seller?

The Foundation’s estoppel form lists a $250 processing fee, an optional $100 expedite and a $500 fee if the ID cards are not returned, all seller costs due at closing. The $15,000 resale capital assessment is the buyer’s cost under the same form.

Your Local Real Estate Experts

Dorchester 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 they read Dorchester’s recorded Declaration and every amendment, the Pelican Bay Foundation’s FY2027 budget and every recorded Dorchester sale before writing this guide.

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

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 Dorchester page the credential that matters more is narrower than any award: we tracked every qualified Dorchester sale in the county’s recorded-sales file back to 1981, and in the last 12 months we tracked all three Dorchester closings in the Southwest Florida MLS one by one before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Dorchester 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’s attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Katie Whalen Polewski, verified Google review

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

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

★★★★★ “Marc 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 Dorchester home? Get a free Dorchester home valuation, or call Jesse direct at (239) 898-6072.

Buying at Dorchester? 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 Dorchester, see our guide to Pelican Bay, our guide to Grosvenor, our guide to Stratford and our Naples guide.

Frequently Asked Questions: Dorchester Buyer Edition

Buyers ask the same questions about Dorchester at Pelican Bay, the 86-residence high-rise at 6075 Pelican Bay Blvd in Naples, and each answer below comes from the recorded Declaration and its amendments, the Pelican Bay Foundation’s published forms, Collier County records, FEMA’s map and the Southwest Florida MLS, with the source named.

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

What is Dorchester at Pelican Bay?

Dorchester at Pelican Bay is a single high-rise condominium building of 86 residences inside Pelican Bay in Naples, Florida. The Declaration is dated March 12, 1980 and was recorded in Collier County’s Official Records on June 10, 1981, and the Florida Division of Corporations lists the association as active.

Where is Dorchester, and what is the address?

The building is at 6075 Pelican Bay Blvd, Naples, FL 34108. By our routing calculation on October 7, 2026 it is 0.8 road miles and about 2 minutes from Artis Naples and 1.0 road mile and about 3 minutes from Waterside Shops.

Is this the same Dorchester as the one in Palm Beach?

No. This page covers the 86 condominiums at 6075 Pelican Bay Blvd in Naples, Collier County, and nothing in Palm Beach County. Another Florida corporation carries a similar name in Palm Beach, and a buyer searching public records should check the county and the street address before relying on any filing.

How many floors does Dorchester have?

The recorded Declaration describes three homes on the ground floor, thirteen typical floors of six homes, and a penthouse floor of five homes, which is 15 levels and 86 homes. The Pelican Bay Foundation’s community map and our roster describe 16 floors, and the county’s address file skips floor 13, so our reading is that the numbering skips 13 and the penthouse level sits above floor 15.

When was Dorchester built?

The county tax roll dates the building to 1981 and 1982, and the Declaration was recorded in June 1981. The developer named in the Declaration is Dorchester Development, Inc.

What sizes and floor plans does Dorchester have?

The original Declaration describes 27 two-bedroom, two-and-a-half-bath homes, 58 three-bedroom, three-bath homes and one four-bedroom penthouse. In the five-year MLS record, living areas run from 1,741 square feet for the two-bedroom plan to 2,338 square feet, and the county roll’s range is 1,741 to 3,728 square feet with a median of 2,264.

What do Dorchester condominiums sell for?

In the last 36 months (n=12, Southwest Florida MLS, pulled October 7, 2026) Dorchester closed from $865,000 to $2,350,000 at a $1,325,000 median and $651 per square foot. Over 12 months the median is $1,500,000 on three closings, which is a small sample.

How many Dorchester homes sold recently?

Three closed in the last 12 months, seven in the last 24 months and twelve in the last 36 months, and 25 in the last 60 months. We lead with the 36-month window because it is the first window with 10 or more closings.

What is for sale at Dorchester today?

On October 7, 2026 the MLS showed seven active listings from $775,000 to $1,395,000, with a median list price of $1,149,900. At the 12-month pace of three closings that is 28.0 months of supply, a slow market.

How long do Dorchester homes take to sell?

Over 60 months the median was 20 days on market (n=24, with one sale not marketed through the MLS excluded), and 14 of the 25 closings took 30 days or less. The last 12 months were slower, at a median of 158 days (n=3, a small sample), so recent buyers have had time to negotiate.

Do Dorchester buyers pay full price?

Not usually. The median closing was 94.7 percent of the final list price over 36 months and 89.8 percent over 24 months, and only one of seven marketed sales in the last 24 months closed at or above list. Those are medians on small samples, and each home negotiates on its own condition.

What is the condominium fee at Dorchester?

The association does not publish it, so we do not state a figure. The Declaration bills assessments quarterly in advance, in equal shares of one-86th per unit, and the estoppel certificate Florida law requires states the current amount.

What does the Pelican Bay Foundation charge?

The Foundation’s FY2027 assessment is $3,435 per unit ($858.75 a quarter), made up of $2,180 for operations, $497 for the replacement reserve and $758 for the bulk media agreement. For a condominium the Foundation bills the association, so the amount reaches owners through the association’s budget.

What is the $15,000 resale capital assessment?

It is a Foundation charge that a buyer pays at closing on a deed recorded on or after October 1, 2026, or $1,000 for an eligible current Pelican Bay owner who is moving within the community. The Foundation’s realtor page says it rises 3.5 percent a year from October 1, 2027, which by our arithmetic is $15,525.

What is the Pelican Bay Services Division assessment?

Collier County’s page lists the division’s FY 2027 Assessment as $1,250.00, $789.07 for operations and maintenance and $460.93 for capital and projects. A street-lighting millage of 0.0857 is separate, and your tax bill shows both.

Does the board approve every buyer?

Yes. Section 18.3 of the Declaration requires 20 days’ written notice, gives the board 15 days from a complete file to decide, and deems approval if the board does not act. The Foundation does not require approval of a transfer and has no right of first refusal.

What is the association’s right to buy a unit?

If the board disapproves a sale without Good Cause, the association has 60 days to find an alternate purchaser or buy the unit itself on the contract’s terms, paid in cash. If it does not close in that window, the owner may sell to the original buyer.

Does Dorchester allow pets?

No. Section 17.13 allows only birds or fish in a cage or aquarium inside a unit. Federal and Florida fair housing law treat assistance animals separately from pets, and a request for one goes to the board in writing.

Can I rent out my Dorchester condominium?

Yes, narrowly. Section 17.9 allows a lease of an entire unit for no more than a year, once each year, with 30 days’ notice and board approval, and the Foundation’s lease processing fee for FY2027 is $500, non-refundable. Short-term rental is not permitted.

Is Dorchester a 55+ community?

No. Section 17.12 of the recorded Declaration says there is no age restriction for owners, occupants or family members who live in a unit. The board may set a lower age for use of specified facilities by minors.

What do the Declaration’s rules say about renovations?

Section 17.6 requires board approval of plans before certain alterations, and the 2016 amendment confines Major Construction to June 1 through November 30. Major Construction includes new tile and hurricane shutters, and a change to a column, bearing wall, partition, pipe, duct, wire or conduit needs the board’s approval of plans first.

What amenities does Dorchester have?

The Declaration lists a swimming pool with a terrace bar, men’s and women’s saunas and exercise rooms, a lounge-recreation room with a kitchen, a card room, a billiard room, a guest suite and a manager’s office. Ask the association which are in use today, because an association can repurpose rooms.

What does a Foundation membership include?

The Foundation’s pages describe nearly three miles of beach with two access areas, an open-air electric tram of eight stations, 18 Har-Tru tennis courts at two locations, a racquets complex in Pelican Bay Community Park, the Community Center and fitness center, and dining. Every Dorchester owner is a member.

Where do I park at Dorchester?

Each unit has one assigned underground space and a storage locker on its floor, both limited common elements under section 10.3 of the Declaration. Owners may exchange parking-space use rights by recorded Certificate of Transfer, so confirm which space the home you are buying has.

What is the flood zone at Dorchester?

FEMA’s current map puts the county’s building point in Zone X on panel 12021C0381J, effective February 8, 2024. Ten of 13 points we sampled across the parcel the Foundation maps fell in Zone AE, with a base flood elevation of 10 or 11 feet, so ask for the building’s elevation certificate.

What insurance does the association carry?

Article 15 of the Declaration requires property insurance at replacement cost, flood insurance through the National Flood Insurance Program to the extent available, liability, workers’ compensation, fidelity and directors and officers coverage. We have not seen the association’s declarations pages, so we state no premium or deductible.

Has Dorchester completed its milestone inspection?

The county’s milestone map shows Milestone Completed and Cycle Completed for the building, with a next date of January 1, 2034 on the county’s list. The county’s records show completion, not findings, and the inspector’s summary is a document the seller must give a buyer under section 718.503.

What about the structural integrity reserve study?

We could not read Dorchester’s study, and the state’s database is not searchable by address through a public query. Florida requires a study at least every 10 years for covered buildings, and a seller must give a buyer the latest study or a statement that none has been completed.

What recent building work has Dorchester done?

Recorded notices of commencement show a new roof in May 2024, garage fan replacement in February 2025, hurricane shutters in April 2025, switchgear relocation in March 2026 and generator relocation in May 2026. The notices do not state the reason, and we do not guess.

Which schools serve Dorchester?

The Collier County Public Schools zone lookup returned Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 6075 Pelican Bay Blvd for 2027, and each earned an A from 2021 to 2025. Confirm with the district before you contract.

How far is Dorchester from the airport and the hospital?

Naples Municipal Airport is about 7.7 miles and 16 minutes away, and Southwest Florida International Airport is about 30.8 miles and 44 minutes. NCH North Naples Hospital is 5.6 miles and about 12 minutes.

What documents will I get before closing?

Section 718.503 entitles you, at the seller’s expense, to the declaration, Articles, bylaws and rules, the annual budget and financial statement, the milestone summary where one applies, the structural integrity reserve study or a statement that none exists, the Frequently Asked Questions and Answers document and the state’s governance form. We request them at the start of every Dorchester contract.

How do Dorchester and Grosvenor compare?

Grosvenor has 101 residences in a 19-story tower and 34 closings in 60 months at a $1,335,000 median, against Dorchester’s 25 at $1,500,000. Read the comparison section above, and see Grosvenor at Pelican Bay for its own rules.

Can I put a For Sale sign on a Dorchester unit I own?

No. Section 17.14 prohibits For Sale, For Rent and Open House signs anywhere on the condominium property and notes that an approved sign is available for use. The Foundation’s realtor signage guidance sets the approved colors.

Who is the best realtor for Dorchester?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Call Marc at (239) 287-5873 for a Dorchester search, or read how we represent buyers in Southwest Florida.

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

Frequently Asked Questions: Dorchester Seller Edition

Owners of Dorchester at Pelican Bay, the 86-residence high-rise at 6075 Pelican Bay Blvd in Naples, ask us the same questions before they list, and each answer below is built from the recorded Declaration, the Pelican Bay Foundation’s FY2027 forms, Florida statutes, Collier County records and the Southwest Florida MLS, with the source named.

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

What is my Dorchester condo worth?

The honest answer is a range set by your floor plan, floor, view and condition. In the last 36 months (n=12, Southwest Florida MLS, pulled October 7, 2026) Dorchester closed from $865,000 to $2,350,000 at a $1,325,000 median. We price against the sales for your own floor plan and floor band, not the building median.

What is the first step to sell my Dorchester condo?

Request a free Dorchester home valuation or call Jesse direct at (239) 898-6072. We walk the home, pull the comparable sales for your floor plan, assemble the document file and give you a price, a plan and a net sheet before you decide whether to list.

How long does it take to sell a Dorchester condo?

Over 60 months the median was 20 days on market (n=24), but the last 12 months ran a median of 158 days (n=3, a small sample). Add 35 days after the contract for the board’s notice period and decision.

Will my Dorchester condo sell for the asking price?

Seldom. The median closing was 94.7 percent of the final list price over 36 months (n=12) and 89.8 percent over 24 months, and only one of seven marketed sales in the last 24 months closed at or above list. Price from the sales, not from hope.

Why did two same-size homes sell for such different prices?

Two 2,333 square foot homes closed at $1,100,000 on December 10, 2024 and at $2,150,000 on December 9, 2025, one year and one day apart. The MLS does not record condition, finish or view, so the public record cannot say which of them did the work, and that is why we pull interior photographs of each comparable instead of pricing from an average.

Does my floor change the price?

Not in a straight line. The 60-month median was $1,099,500 on floors 1 to 4, $1,570,000 on floors 5 to 7, $1,175,000 on floors 9 to 14 (a small sample) and $1,850,000 at the penthouse level (two sales, a small sample), and the middle of that pattern is driven by the mix of floor plans. We compare your home with the sales on its own plan and its own floor band.

Does a renovation pay back at Dorchester?

The public record cannot say, because the MLS and the county roll do not record condition or finish. Two same-size homes sold a year and a day apart at $1,100,000 and $2,150,000, and we cannot tell from the record which differences did the work. We put your renovation file, permits and the board’s approvals in the listing so a buyer can see what was done.

Is it a good time to sell at Dorchester?

The supply is high: seven active listings against three closings in 12 months is 28.0 months of supply, and 24.0 months at the 24-month pace. That favors buyers today, and a seller who prices from the closed sales and presents the home well still sells.

What will it cost me to sell?

At a $1,325,000 sale our net sheet shows $76,249.00 in costs with a 2.5 percent buyer-agent compensation and $43,124.00 without, before any mortgage payoff or proration. At $1,500,000 it is $86,224.00 and $48,724.00. The commission lines are examples, and a seller negotiates them.

How much are deed stamps?

Florida charges documentary stamps on the deed at $0.70 per $100 of consideration under Section 201.02, which is $9,275.00 at $1,325,000 and $10,500.00 at $1,500,000. The seller customarily pays them.

Who pays for title insurance in Collier County?

By Collier County custom the buyer chooses the closing agent and pays for the owner’s title policy. The contract controls, and the parties can agree otherwise.

Do I pay the buyer’s agent?

Only if you offer to. Since the National Association of REALTORS settlement took effect on August 17, 2024, buyer-agent compensation is not advertised on the MLS, and any compensation you offer is a separate, negotiated decision.

How long does the board take to approve my buyer?

The board has 15 days from the last of three events: the notice (given at least 20 days before the transfer), the information it asked for and any appearance it required. We write the closing at least 35 days after signing.

What if the board says no?

Approval can be denied only for Good Cause under the 2016 amendment, by a majority of the whole board, and it must act reasonably and without discrimination. If it denies without Good Cause, the association has 60 days to find another buyer or buy the unit itself.

Does the Foundation have to approve my sale?

No. The Foundation’s FY2027 estoppel form says the Foundation does not require approval of a transfer and has no right of first refusal.

What does the Foundation charge the seller?

The Foundation’s form lists a $250 estoppel processing fee, an optional $100 for completion in three business days, and a $500 fee if the ID cards are not returned. The $15,000 resale capital assessment is the buyer’s cost.

What happens to my Foundation ID cards?

Return them at closing. If they are not returned, the Foundation charges the seller $500. Returning the cards is the simplest way to avoid it.

What does the association charge for an estoppel certificate?

Section 718.116 caps the fee at $250 when nothing is owed, plus $100 to expedite within three business days, and $150 more if the unit has delinquent amounts. As we read the state’s adjusted caps the figures are $299, $119 and $179. Ask your manager which applies.

How fast must the association deliver the estoppel?

Within 10 business days of a written or electronic request from the owner or the owner’s designee, and if it is late the association cannot charge a fee. Request it as soon as you have a contract, or earlier.

What documents must I give my buyer?

Section 718.503 entitles the buyer, at your expense, to the declaration, Articles, bylaws and rules, the annual budget and financial statement, the milestone summary where one applies, the structural integrity reserve study or a statement that none has been completed, the Frequently Asked Questions and Answers document and the state’s governance form. We assemble the file before the first showing.

Do I have to disclose flood history?

Yes. Section 689.302 requires a flood disclosure at or before the time the sales contract is signed, covering known flood damage, flood insurance claims and any federal flood assistance during your ownership. We prepare the form with you before the first showing.

Should I disclose building work and assessments?

Disclose what you know, and give the buyer the estoppel, which states any assessments owed. A special assessment is a major item for a buyer, and Dorchester’s recorded notices show a roof, shutters, a generator relocation and flood barriers since 2024, so we ask the association what was funded and what is planned.

Can I put a For Sale sign in my window?

No. Section 17.14 prohibits For Sale, For Rent and Open House signs anywhere on the condominium property. We schedule showings by appointment with the owner’s guest registration, the Foundation’s Realtor Guest Card and the manager’s office in mind.

Can I hold an open house?

The sign ban removes the usual way to advertise one, and every guest must be registered with the association on arrival under section 17.2. We use appointments and agent previews instead of open houses, and confirm any event with the manager first.

Does the pet ban hurt my sale?

It narrows the pool, because a buyer with a dog or cat cannot own at Dorchester. It also tells us who the buyer is: someone who wants a pet-free high-rise, and we market to that buyer. Assistance animals are handled separately under fair housing law.

Can an investor buy my Dorchester condo?

An investor can buy with board approval but cannot rent freely: one lease a year of no more than a year, with 30 days’ notice and board approval, and the Foundation caps leases at two a year. Investors price that limit in.

Is there an age requirement for my buyer?

No. Section 17.12 of the recorded Declaration says there is no age restriction for owners, occupants or family members who live in a unit.

What if I owe assessments when I sell?

The board may not approve a sale until every unpaid assessment, court cost and attorney fee for the unit is paid, and the estoppel certificate states what you owe. Settle the balance before the application goes in, or the board may not approve the sale.

What if I am a foreign seller?

The Foreign Investment in Real Property Tax Act can require the buyer to withhold part of the amount realized and send it to the IRS, generally 15 percent with reduced rates in some residential cases. See the IRS FIRPTA page and talk to your tax adviser before you list.

Will I owe capital gains tax?

We do not give tax advice. Florida has no state personal income tax, and federal capital gains depend on your basis, your holding period and your circumstances, so ask your CPA to run the numbers before you accept an offer.

Can I sell while a tenant lives in the home?

You can, but the lease and the board’s approvals continue to bind the unit, and a buyer who wants to occupy needs the tenant’s lease to end first. Give the buyer a copy of the lease and the board’s approval at the start.

Why list with McGreevy and Comisar?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. We price every Dorchester listing from its own floor plan and floor band, and we publish this record so you can check our work. Call Jesse direct at (239) 898-6072.

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

Sources and Authoritative References

Every Dorchester fact on this page comes from a recorded instrument, a Pelican Bay Foundation document, a Florida statute, a federal, state or Collier County record, the Property Appraiser’s 2026 roll and sales through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026. The association publishes no website we could find.

The links are grouped by who issued them and numbered continuously. The MLS and the Property Appraiser’s bulk files are not linked because they are not public documents with a stable address.

Dorchester Recorded Documents, Collier County Clerk of the Circuit Court

1. Collier County Clerk, Official Records public access portal
2. Declaration of Condominium of Dorchester, with exhibits, dated March 12, 1980 and recorded June 10, 1981
3. Condominium exhibit, Condominium Book 18, recorded June 10, 1981
4. Drainage easement modification agreement with Dorchester Development, Inc.
5. Recorded utility easement, October 1982
6. Certificate of Amendment of Declaration, special meeting of May 2, 1983
7. Certificate of Amendment, resolution recorded with the May 1983 amendments
8. Certificate of Amendment, board resolutions of November 6, 1984
9. Certificate of Amendment, annual meeting of March 8, 1988
10. Certificate of Amendment, annual meeting of March 14, 1989
11. Certificate of Amendment: Amended and Restated Declaration and Bylaws, adopted January 19, 1995
12. Affidavit amending sections 17.10.1 and 17.10.2, April 1995
13. Certificate of Amendment to the Bylaws, November 2010
14. Certificate of Amendment to the Declaration, February 2016
15. Certificate of Amendment to the Amended and Restated Declaration, recorded November 2023

Dorchester Recorded Notices of Commencement, Collier County Clerk

16. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (first of thirteen)
17. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (second of thirteen)
18. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (third of thirteen)
19. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (fourth of thirteen)
20. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (fifth of thirteen)
21. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (sixth of thirteen)
22. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (seventh of thirteen)
23. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (eighth of thirteen)
24. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (ninth of thirteen)
25. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (tenth of thirteen)
26. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (eleventh of thirteen)
27. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (twelfth of thirteen)
28. Notice of commencement, recorded building work at 6075 Pelican Bay Blvd (thirteenth of thirteen)

Pelican Bay Foundation Documents and Pages

29. Pelican Bay Foundation, FY2027 estoppel certificate form
30. Pelican Bay Foundation, FY2027 Approved Budget Package
31. Pelican Bay Foundation, FY2027 Lease Application Packet
32. Pelican Bay Foundation, Declaration amendment on leasing, May 28, 2019
33. Pelican Bay Foundation, FY2027 RCAE document
34. Pelican Bay Foundation, Amended and Restated Bylaws
35. Pelican Bay Foundation, audited financial statements
36. Pelican Bay Foundation, Realtor Community Overview
37. Pelican Bay Foundation, Rules and Regulations, December 12, 2024
38. Pelican Bay Foundation, For Sale signage colors and required information
39. Pelican Bay Foundation, Second Amended and Restated Declaration
40. Pelican Bay Foundation, realtor resources page
41. Pelican Bay Foundation, home page
42. Pelican Bay Foundation, community map
43. Pelican Bay Foundation, our beaches
44. Pelican Bay Foundation, tram service
45. Pelican Bay Foundation, Community Center
46. Pelican Bay Foundation, racquets program
47. Pelican Bay Foundation, dining

Florida Statutes, 2026

48. Section 553.899, milestone inspections of condominium and cooperative buildings
49. Section 718.112, bylaws
50. Section 718.503, developer disclosure and nondeveloper disclosure
51. Section 718.116, assessments and estoppel certificates
52. Section 689.302, flood disclosure
53. Section 718.111, the association
54. Section 718.103, definitions
55. Section 718.115, common expenses
56. Section 718.110, amendment of the declaration
57. Section 718.1255, alternative resolution of disputes
58. Section 718.504, prospectus or offering circular and the Frequently Asked Questions document
59. Section 718.113, maintenance and alteration of common elements
60. Section 718.117, termination of condominium
61. Section 201.02, tax on deeds
62. Section 193.155, homestead assessments
63. Section 196.031, homestead exemption
64. Section 760.27, assistance animal documentation
65. Section 713.13, notices of commencement
66. Section 627.714, residential condominium unit owner coverage
67. Section 83.43, residential tenancies definitions

Collier County, State and Federal Records

68. Collier County milestone inspection buildings by year
69. Collier County salt-water proximity map for milestone inspections
70. Collier County permit history and permit search
71. Collier County Pelican Bay Services Division page
72. Pelican Bay Services Division board agenda packet, June 10, 2026
73. Collier County beach renourishment project update, December 24, 2025
74. Collier County transportation engineering projects
75. Florida Division of Condominiums, structural integrity reserve study reporting
76. Florida Department of Business and Professional Regulation, licensee search
77. FEMA Map Service Center
78. FloodSmart, National Flood Insurance Program
79. Internal Revenue Service, FIRPTA withholding
80. U.S. Department of Housing and Urban Development, assistance animals
81. Collier County Public Schools home page
82. Collier County Public Schools 2024 to 2025 school and district grades

Press, Local Organizations and Tools

83. Reserve Advisors, reserve study provider
84. Project OSRM, open-source routing engine used for drive times
85. Nominatim, OpenStreetMap geocoder used for destinations
86. NCH Healthcare System
87. Waterside Shops redevelopment page
88. Artis Naples, campus reimagining page
89. Gulf Shore Association of Neighbors, Pelican Bay Foundation and the water park, April 22, 2026
90. Gulfshore Business, Waterside Shops adds six new stores
91. Gulfshore Business, groundbreaking for the Carnelian hotel and Sterling’s Club
92. Florida Division of Corporations, name search for DORCHESTER OF PELICAN
93. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian

Downloadable Documents

The Dorchester documents below are official records, linked at the issuing clerk, foundation or legislature so you always open the current, unaltered copy. Collier County’s own pages are listed in the sources above, and the association documents that Dorchester does not publish are available from its management office on request.

Market data from Southwest Florida MLS, pulled October 2026.

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