Georgetown is a 35-home single-family neighborhood inside Pelican Bay in Naples: 2 sales in 12 months at a $6,675,000 median, a $3,435 Foundation assessment, a $15,000 resale fee and a leasing ban. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Georgetown is a single-family neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.
It is 35 detached homes on three streets, George Washington Way, Thomas Jefferson Court and Nathan Hale Drive, in the 34108 ZIP code, with a Chapter 720 property owners’ association, Georgetown of Pelican Bay Property Owners Association, Inc. (Sunbiz N15896), that was incorporated on July 16, 1986. The oldest homes on the county’s 2026 tax roll date from 1987, and the newest from 2025. The neighborhood’s 2001 Declaration describes it as a gated community with Pelican Bay, and its 2017 restated Declaration bars leasing outright and puts every sale under the Board’s prior written approval.
Three similar names are not this neighborhood. Georgetown in Washington, D.C., and the other Georgetowns in Texas, South Carolina and Kentucky are unrelated places. The county’s tax roll also lists 70 condominium parcels with Georgetown Boulevard addresses; they sit in different legal subdivisions, with different owners and values, and they are not part of Pelican Bay’s Georgetown. Only the 35 detached homes on George Washington Way, Thomas Jefferson Court and Nathan Hale Drive are covered here.
McGreevy and Comisar are the team Georgetown owners call when they want a sale priced against the neighborhood’s own record, and the team its buyers call when they want to know what a 35-home enclave with large lots, a leasing ban and a Board that approves every sale really requires. This page goes further on Georgetown than any other source we know of. It is built from the association’s own recorded Declarations, which we read page by page from the Collier County Clerk’s images, the Pelican Bay Foundation’s FY2027 budget and estoppel form, the county’s Pelican Bay Services Division page, FEMA’s flood map queried at seven points in the neighborhood, Collier County Public Schools’ zone lookup, 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. Where the public record stops, we say so, and we name the document that would answer the question.
If you own in Georgetown and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee-by-fee, rule-by-rule and sale-by-sale detail below will tell you whether Georgetown fits before you tour.
McGreevy and Comisar are the best realtor for Georgetown because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Georgetown read built on every county-recorded sale since 1986 and every recorded governing document the association has filed.
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 Georgetown in Pelican Bay, Naples, whether you’re ready to sell your Georgetown 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 in Georgetown for a specific reason. The 35 homes trade rarely and at very different prices: the four Southwest Florida MLS closings of the last five years run from $4,200,000 to $8,962,000, and the county’s qualified-sales file shows a yearly median that moved from $748,750 in 1992 to $3,225,000 for the 2016 to 2023 era. Size, age, rebuild status, lot and timing explain that spread, and an agent who prices Georgetown from a Pelican Bay average, or from a generic Naples single-family index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Georgetown home against the sales of homes of its own size and age; we do that below.
Recent Georgetown track record (last 12 months): In the last 12 months Georgetown has seen 2 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), at a median sold price of $6,675,000, from $4,750,000 to $8,600,000, and a median sale-to-list ratio of 91.0 percent. Two closings is a very small sample. 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.
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Selling your Georgetown home? Get a free Georgetown home valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Georgetown? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Georgetown means owning one of 35 detached single-family homes on lots of about 0.45 acre at the median, in a neighborhood whose recorded rules prohibit leasing, require the Board’s approval of every sale and set a 3,000 square foot minimum home, with the Foundation’s beaches, trams and tennis available on top.
Most Georgetown buyers are choosing among three things at once: a large lot and a large house, with a median of 4,591 square feet of heated area on the county roll; a stack of charges that includes the association’s own equal-share dues, the Pelican Bay Foundation’s assessment and the county’s Pelican Bay Services Division assessment; and a set of recorded rules, from a total leasing ban to Board approval of paint colors, that are stricter than the Foundation’s. The homes run from houses finished in 1987 to new construction finished in 2025, and the association maintains only the roads, common landscaping, water management and utilities.
A day starts on a quiet residential street with no through traffic. Club Pelican Bay is 2.5 to 3.6 minutes away by car and Waterside Shops 2.5 to 3.5 minutes, Pelican Bay Community Center is 5.2 to 6.3 minutes, and the beach is a tram ride: the Foundation operates eight tram stations and almost three miles of private beach. Every home on the county roll has a pool, and 31 of the 35 have a spa.
Georgetown’s recorded documents allow full-time and seasonal occupancy by the owner and the owner’s family. They prohibit leasing of any portion of the property, including the lot, bar loaning a lot to anyone other than a parent, sibling or child, and rule out timeshare and fractional use. Georgetown is not an age-restricted community, and its Declaration sets no minimum age.
Look first at the Board’s sale approval, because every sale and gift needs the Board’s prior written approval under Article IX of the 2017 Declaration, with notice at least 20 days before closing. Then read the leasing ban against your plans, then the home’s age and exterior approvals, and then confirm in writing how the Foundation’s assessment is billed.
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 Georgetown, start with our Pelican Bay buyer guide. If you own in Georgetown, get a free Georgetown home valuation or call Jesse direct at (239) 898-6072.
In the last 12 months Georgetown recorded 2 Southwest Florida MLS closings at a $6,675,000 median, from $4,750,000 to $8,600,000, for $13,350,000 in volume. No window reaches ten closings, so this section lists every sale, and the county’s recorded-sales history below supplies the long view. All figures are a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table below shows four windows ending October 7, 2026. Every one of them is a small sample, since four closings in five years is the whole neighborhood record. All four sales were marketed through the MLS, so days on market and sale-to-list use every sale in each window.
| Window ending October 7, 2026 | Closings (n) | Median sold price | Low to high | Volume | Median per sq ft | Median days on market (n) | Median sale-to-list (n) |
|---|---|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $6,675,000 | $4,750,000 to $8,600,000 | $13,350,000 | $1,339 | 162 (n=2) | 91.0% (n=2) |
| 24 months | 3 (small sample) | $4,750,000 | $4,200,000 to $8,600,000 | $17,550,000 | $1,189 | 144 (n=3) | 96.0% (n=3) |
| 36 months | 3 (small sample) | $4,750,000 | $4,200,000 to $8,600,000 | $17,550,000 | $1,189 | 144 (n=3) | 96.0% (n=3) |
| 60 months | 4 (small sample) | $6,675,000 | $4,200,000 to $8,962,000 | $26,512,000 | $1,408 | 138 (n=4) | 96.8% (n=4) |
For the 12-month window the median of 2 sales is the mean of the two prices, $4,750,000 and $8,600,000, which is $6,675,000. For the 24- and 36-month windows the median of 3 sales is the middle price, $4,750,000. For the 60-month window the median of 4 sales is again the mean of the middle pair, $4,750,000 and $8,600,000. The per-square-foot medians are $1,339, $1,189, $1,189 and $1,408 across the four windows.
House numbers are withheld. The MLS lists all four as single-family or villa detached homes. The list column is the final list price entered in the MLS.
| Closed | Street | Beds and baths | Living area (sq ft) | Sold | Final list | Per sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|---|
| September 2026 | George Washington Way | 4 bed, 4 full + 2 half | 5,286 | $8,600,000 | $9,995,000 | $1,627 | 144 | 86.0% |
| August 2026 | Nathan Hale Drive | 3 bed + den, 3 full + 1 half | 4,517 | $4,750,000 | $4,950,000 | $1,052 | 181 | 96.0% |
| May 2025 | George Washington Way | 4 bed, 5 full | 3,532 | $4,200,000 | $4,300,000 | $1,189 | 9 | 97.7% |
| November 2022 | Thomas Jefferson Court | 4 bed + den, 4 full + 2 half | 5,400 | $8,962,000 | $8,750,000 | $1,660 | 133 | 102.4% |
Two closings in 12 months say that Georgetown is a market where each sale is an event. The two were a $4,750,000 sale in August 2026 of a 4,517 square foot three-bedroom-plus-den home that took 181 days, and an $8,600,000 sale in September 2026 of a 5,286 square foot four-bedroom home that took 144 days and closed 14.0 percent under its final list price. Neither one is a forecast for the next house on the street.
The median sale-to-list ratio is 91.0 percent for the 12-month window (n=2), 96.0 percent for 24 and 36 months (n=3) and 96.8 percent for 60 months (n=4). By sale the ratios are 86.0, 96.0, 97.7 and 102.4 percent, so the only sale above its list price was the 2022 one. The 2026 sellers accepted less than the 2022 and 2025 sellers did.
None, in the October 7, 2026 MLS pull: there were no active or pending Georgetown listings. With 35 homes and 4 closings in five years, about one home in nine has traded in that time, 11.4 percent. If you are a buyer who wants Georgetown, a standing search matters more here than in any larger Pelican Bay neighborhood; call Marc at (239) 287-5873.
The MLS shows no closing between May 13, 2025 and August 28, 2026, a gap of more than 15 months. During that stretch the county’s recorded-sales file ends on June 30, 2026 without a qualified improved-property sale in 2024, 2025 or 2026, which fits the same quiet. A thin record is not a weak market; it means a buyer must wait for a seller and a seller must price against few comparables.
Pointe Verde recorded 1 MLS closing in the same 12 months at $6,300,000, against Georgetown’s two at a $6,675,000 median. Both are very small samples. The full side-by-side is in the Georgetown vs Pointe Verde section.
Selling in Georgetown? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Georgetown? Call Marc at (239) 287-5873 or read how we represent buyers.
The Collier County Property Appraiser’s qualified-sales file records 65 arm’s-length sales of improved Georgetown homes at $100,000 or more between 1986 and 2023. The yearly median climbed from $748,750 in 1992 (2 sales) to $1,740,000 in 2004 (5 sales), $4,200,000 in 2016 (2 sales) and $5,050,000 in 2019 (2 sales), with every year a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The county file is the deed record: it counts only sales the Florida Department of Revenue’s qualification codes accept as arm’s length, and it gives the price on the deed. For the 35 Georgetown parcels it shows 65 qualified sales of improved property and no qualified sale of an improved home in 15 of the 41 years from 1986 to 2026, namely 1987, 1988, 1990, 1991, 1995, 1999, 2001, 2003, 2006, 2017, 2021, 2022, 2024, 2025 and 2026. The table uses the county figure whenever the county and the MLS both show a sale.
| Year | Qualified sales (n) | Median | Low | High |
|---|---|---|---|---|
| 1986 | 1 | $205,000 | $205,000 | $205,000 |
| 1989 | 1 | $1,000,000 | $1,000,000 | $1,000,000 |
| 1992 | 2 | $748,750 | $710,000 | $787,500 |
| 1993 | 3 | $875,000 | $775,000 | $1,200,000 |
| 1994 | 1 | $995,000 | $995,000 | $995,000 |
| 1996 | 5 | $812,500 | $680,000 | $900,000 |
| 1997 | 4 | $1,207,500 | $820,000 | $1,600,000 |
| 1998 | 4 | $1,175,250 | $1,015,000 | $1,875,000 |
| 2000 | 4 | $1,300,000 | $890,000 | $1,600,000 |
| 2002 | 1 | $2,000,000 | $2,000,000 | $2,000,000 |
| 2004 | 5 | $1,740,000 | $1,290,000 | $2,225,000 |
| 2005 | 5 | $1,850,000 | $1,700,000 | $2,275,000 |
| 2007 | 3 | $1,690,000 | $1,450,000 | $1,990,000 |
| 2008 | 2 | $1,737,500 | $1,675,000 | $1,800,000 |
| 2009 | 1 | $1,710,000 | $1,710,000 | $1,710,000 |
| 2010 | 1 | $1,825,000 | $1,825,000 | $1,825,000 |
| 2011 | 5 | $2,175,000 | $1,400,000 | $2,300,000 |
| 2012 | 2 | $2,050,000 | $2,000,000 | $2,100,000 |
| 2013 | 1 | $1,510,000 | $1,510,000 | $1,510,000 |
| 2014 | 1 | $1,679,000 | $1,679,000 | $1,679,000 |
| 2015 | 2 | $1,837,500 | $1,750,000 | $1,925,000 |
| 2016 | 2 | $4,200,000 | $2,900,000 | $5,500,000 |
| 2018 | 3 | $2,550,000 | $2,400,000 | $3,225,000 |
| 2019 | 2 | $5,050,000 | $3,250,000 | $6,850,000 |
| 2020 | 3 | $2,975,000 | $2,200,000 | $7,000,000 |
| 2023 | 1 | $11,000,000 | $11,000,000 | $11,000,000 |
Three things stand out. First, the 19 sales of the 1990s have a $900,000 median, and none of the 21 sales recorded before 2000 reached $2,000,000. Second, the 21 sales of the 2000s have a $1,710,000 median, the 12 sales of 2010 to 2015 a $1,875,000 median, and the 11 sales of 2016 to 2023 a $3,225,000 median. Third, the top of the range moved from $1,875,000 in 1998 to $7,000,000 in 2020 and $11,000,000 in 2023, so the spread widened as new construction replaced older houses.
| Period | Qualified sales (n) | Median |
|---|---|---|
| 1986 to 1989 | 2 | $602,500 |
| 1990 to 1999 | 19 | $900,000 |
| 2000 to 2009 | 21 | $1,710,000 |
| 2010 to 2015 | 12 | $1,875,000 |
| 2016 to 2023 | 11 | $3,225,000 |
The county file shows a qualified $11,000,000 sale on December 21, 2023 on George Washington Way, the highest price in the file. It does not appear in the MLS pull of October 7, 2026, which means it did not close as a listed MLS sale, so any MLS-only view of Georgetown misses the neighborhood’s highest recorded price.
The MLS shows a $8,962,000 closing in November 2022 on Thomas Jefferson Court. We found no deed near that price in the county’s sales file as extracted through June 30, 2026, and the file shows no qualified improved sale in 2022 at all. We show the MLS figure in the MLS tables, labeled with its October 7, 2026 pull date, and we do not add it to the county table.
The county’s file lists a $4,200,000 transfer on May 6, 2025 on George Washington Way as non-qualified, and the MLS shows a $4,200,000 closing on May 13, 2025 for the same street. They are very probably the same sale. An estate transfer preceded it, which is the kind of event the qualification codes exclude, and the price is the same in both records.
The file has 35 qualified sales of vacant Georgetown lots. Twenty-seven were in 1986 to 1989 at a $250,000 median, five were in 1990 to 2000 at a $450,000 median and three were in 2001 to 2021 at a $2,200,000 median, including $2,200,000 in March 2018 on Thomas Jefferson Court and $3,400,000 in January 2021 on George Washington Way. A $4,500,000 vacant-lot transfer in March 2022 on Thomas Jefferson Court is on the non-qualified list.
Every yearly median in the table rests on fewer than ten sales, so every row is a small sample. A single sale moved the 2023 row to $11,000,000 by itself. Read the table as a record of what homes did sell for, not as an index. That is why we price a Georgetown home against specific sales of similar size and age, and why a valuation from us names the sales it relies on.
Georgetown sits in the 34108 ZIP code of Naples, inside Pelican Bay, on three streets: George Washington Way with 14 homes, Thomas Jefferson Court with 13 and Nathan Hale Drive with 8. The three streets together hold 35 detached homes on the 2026 county tax roll, built from 1987 to 2025.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The streets share a name theme and a single association. The roll counts 14, 13 and 8 home parcels, which sum to 35, and the recorded Declarations treat the whole as one property with one set of rules.
George Washington Way has 14 homes built from 1988 to 2024, with a median heated area of 4,731 square feet. Thomas Jefferson Court has 13 homes built from 1988 to 2025, with a median of 4,710 square feet. Nathan Hale Drive has 8 homes built from 1987 to 2024, with a median of 4,237 square feet. The roll spells the first street with a typographical error, so a search for “Washington” can miss it.
The county roll shows 35 home parcels. The 2017 restated Declaration assumes 36 lots in its initial assessment language. We could not reconcile the one-lot difference from the public record, so we count 35 homes and flag the gap; a buyer who needs the exact lot count for a vote or an assessment should ask the association for the current lot list.
Yes. A 3.81-acre parcel carrying the county’s code for streets and rights-of-way, assessed at a land value of $200, was conveyed to the association by a deed recorded July 17, 1991. The recorded Declarations put the roads in the association’s care as common property.
Georgetown homes carry Naples, Florida 34108 addresses on George Washington Way, Thomas Jefferson Court and Nathan Hale Drive, in unincorporated Collier County. We do not print house numbers on this page.
Georgetown is a Chapter 720 property owners’ association of 35 detached fee-simple lots, not a Chapter 718 condominium. The recorded Declarations call it a property owners’ association, speak of Lots and Owners, and the 1986 Declaration states it is not a condominium association. Sunbiz lists the association as an active Florida not-for-profit corporation.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The distinction decides which Florida laws apply to a sale, so we checked it against the recorded documents rather than a listing label. The documents and the county roll all point the same way.
The original Declaration, recorded July 22, 1986 at Official Records Book 1207, page 901, was made by Naples Financial Services, Inc. as declarant and states that the association is not a condominium association. The 2001 and 2017 restatements keep the lot-and-owner structure: each owner holds a lot with a house on it and a membership in the association, and the Association owns and maintains only common property. None of that is condominium language.
The Florida Division of Corporations lists Georgetown of Pelican Bay Property Owners Association, Inc., document number N15896, a Florida not-for-profit corporation filed July 16, 1986, status active, with annual reports filed in 2024, 2025 and 2026, the last on April 15, 2026. We do not print officer names or the registered agent.
The Collier County Property Appraiser’s 2026 tax roll lists 35 single-family home parcels in Georgetown, plus the roadway parcel held by the association. All 35 home parcels have a pool, 31 have a spa and 25 carry a homestead exemption. Of the 35 owners’ mailing addresses, 31 are in Florida and 4 are elsewhere.
Chapter 720 applies: section 720.401 (prospective purchaser disclosure), section 720.30851 (estoppel certificates), section 720.305 (fines), section 720.3085 (liability for assessments) and section 720.303 (records). The condominium milestone inspection and structural integrity reserve study rules do not apply to a community of detached lots; that is covered in its own section below. A Georgetown buyer’s rights come from the Declaration, from Chapter 720 and from the Foundation’s own covenants.
Selling in Georgetown? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Georgetown? Call Marc at (239) 287-5873 or read how we represent buyers.
Georgetown’s original Declaration was recorded on July 22, 1986, six days after the association’s articles were filed, by the developer Naples Financial Services, Inc. Owners restated the governing documents in 2001 and again in 2017, and the association received the roadway parcel by deed in 1991.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The records below are recorded instruments in the Collier County Clerk’s Official Records, each viewable through the clerk’s public portal. They are why this page can describe the neighborhood’s rules by date and not just by present practice.
| Date | Instrument | What it did |
|---|---|---|
| July 16, 1986 | Articles of incorporation, Sunbiz N15896 | Formed Georgetown of Pelican Bay Property Owners Association, Inc. |
| July 22, 1986 | Declaration, Official Records 1207/901, 33 pages | Recorded the original covenants; 2,500 square foot minimum home; no leasing ban |
| February 25, 1987 | Deed, Official Records 1251/1455 | Recorded deed, listed here for completeness; we describe it by its recording data only |
| October 10, 1988 | Easement to the Pelican Bay Improvement District, Official Records 1386/1006, 4 pages | Easement in favor of the Pelican Bay Improvement District; we describe it by its title |
| July 17, 1991 | Deed to the association, Official Records 1632/1517 | Conveyed the 3.81-acre roadway parcel to the association |
| May 8, 2001 | Amended and Restated Declaration, Official Records 2821/218, 35 pages | Signed April 2001 as control turned over to the members |
| February 23, 2015 | Association notice, Official Records 5122/3507, 6 pages | Recorded association notice; we describe it by its recording data only |
| March 6, 2017 | Amended and Restated Declaration, Official Records 5369/455, 36 pages | The governing document owners live under today; approved at the February 23, 2017 annual meeting |
Pelican Bay began in 1972, when Coral Ridge Properties, a Westinghouse division, partnered with the Collier family to develop 2,330 acres seven miles north of downtown Naples. Westinghouse bought out the Collier interest in 1979 and the Pelican Bay Foundation was formed. Georgetown was one of the earlier neighborhoods, with homes built from 1987, and each owner is also a member of the Foundation.
The 1986 Declaration names Naples Financial Services, Inc. as the declarant. The county roll shows 23 of today’s 35 homes were built from 1987 to 1994, 16 of them in 1987 to 1989 alone, which is the developer-era core of the neighborhood.
The Amended and Restated Declaration recorded May 8, 2001, 35 pages, was signed in April 2001 as control passed to the members. It kept the 2,500 square foot minimum home (reducible to 2,000 square feet in stated circumstances) and described the neighborhood as a gated community with Pelican Bay. The Association had the right but not the obligation to install a gatehouse. The 2001 text deemed an architectural request approved if the Board did not answer in 15 days.
Selling a Georgetown home starts with a free Georgetown home valuation or a call to Jesse direct at (239) 898-6072. Buying starts with a call to Marc at (239) 287-5873 or a read of how we represent buyers.
The Amended and Restated Declaration recorded March 6, 2017, 36 pages, was approved at the February 23, 2017 annual meeting by at least two-thirds of the owners. It raised the minimum home to 3,000 square feet, banned leasing of any portion of the property, added the Board’s approval of every sale or gift, and reversed the architectural clock: failure to approve within 30 days is deemed a denial. These are the rules in force today.
A six-page association notice was recorded on February 23, 2015 at Official Records Book 5122, page 3507. We list it for completeness; we do not state what it says, and the 2017 restatement replaced the text owners live under.
A recording date fixes when a rule became enforceable against a buyer. Every rule discussed on this page comes from the 2017 restatement unless the page says otherwise, and a buyer can check any of them against the clerk’s copy linked in the sources.
Georgetown has 35 detached homes of 3,388 to 6,800 square feet of heated area on the 2026 tax roll, with a median of 4,591 square feet, built from 1987 to 2025. The 2017 Declaration requires at least 3,000 square feet of enclosed living area under air, and the median year built is 2012.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The roll’s heated area is the county’s measure of the building, and the Declaration’s minimum is measured as enclosed living area under air, so the two numbers are close cousins and not twins. No home on the roll is under 3,000 square feet; the smallest heated area is 3,388.
The roll’s heated area has a mean of 4,658 square feet. One home is under 3,500 square feet, and nine are 5,000 or more.
| Heated area on the roll | Homes |
|---|---|
| Under 3,500 sq ft | 1 |
| 3,500 to 3,999 | 8 |
| 4,000 to 4,499 | 7 |
| 4,500 to 4,999 | 10 |
| 5,000 and up | 9 |
| Total | 35 |
Ten of the 35 homes carry a roll year of 1987 to 1994, one 2000, and 24 carry 2001 or later. By year, 1987 has 1 home, 1988 has 2, 1989 has 3, 1990 has 1, 1992 has 1, 1994 has 2, 2000 has 1, 2001 has 1, 2005 has 1, 2006 has 1, 2007 has 1, 2010 has 2, 2012 has 1, 2014 has 1, 2016 has 1, 2018 has 2, 2019 has 4, 2021 has 1, 2022 has 3, 2023 has 1, 2024 has 3 and 2025 has 1.
| Years built | Homes | Median heated area |
|---|---|---|
| 1987 to 1989 | 6 | 4,632 sq ft |
| 1990 to 1999 | 4 | 4,624.5 sq ft |
| 2000 to 2009 | 5 | 3,839 sq ft |
| 2010 to 2019 | 11 | 4,221 sq ft |
| 2020 to 2025 | 9 | 4,916 sq ft |
The nine homes with a roll year of 2020 to 2025 have a median of 4,916 square feet, against 4,632 for the 6 with a roll year of 1987 to 1989. That is the pattern behind the price spread in the sales above: the neighborhood is a mix of original houses and rebuilt or new ones.
The roll’s lot sizes run from 0.39 to 0.82 acre, with a median of 0.45 acre and a mean of 0.465. Seventeen lots are under 0.45 acre, sixteen are 0.45 to 0.549 acre, one is 0.55 to 0.649 and one is 0.65 acre or more. Some marketing describes Georgetown as acre sites; the county roll does not support that, and we use the roll’s figures.
The county publishes a just value and a land value for every parcel on its 2026 roll. Roll values are the county’s assessments for tax purposes, not appraisals or sale prices.
Every home on the roll has a pool and 31 of 35 have a spa. Twenty-five of the 35 parcels carry a homestead exemption, and 31 of the 35 owners’ mailing addresses are in Florida; the other ten parcels do not carry a homestead exemption.
The recorded Declaration requires Board approval of all exterior work, including colors and materials, but the text we read does not prescribe one architectural style. The roll’s range of 3,388 to 6,800 square feet of heated area and its 38-year span of construction years show a neighborhood built over time, not from one plan.
A Georgetown home comes with private roads maintained by the association, common-area landscaping, water management, and the Pelican Bay Foundation’s beaches, trams, community center, fitness center and racquets courts. Club Pelican Bay’s golf and dining are separate memberships. The neighborhood has no clubhouse of its own that we found.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The association is a small, owner-maintained neighborhood. Its recorded documents describe no neighborhood clubhouse, pool or tennis court, so the shared elements are the roads, common landscaping, water management and utilities. Everything on a lot, including the house, roof, pool and yard, is the owner’s.
The 2001 restated Declaration says the neighborhood “shall be a gated community with Pelican Bay” and gives the Association the right, but not the obligation, to install a gatehouse. The 2017 text does not repeat the sentence. We found no published gate hours or staffing for Georgetown, so we do not state any; ask the association what access controls operate today.
The Foundation operates nearly three miles of private beach open from 9 a.m. to sunset, eight tram stations that carry more than 900,000 trips a year, a community center with an art studio, card rooms and areas for bridge and mahjong, a fitness center with indoor, outdoor and beach classes and a wellness studio, 18 Har-Tru tennis courts at two locations and a Racquets Center in Pelican Bay Community Park with Har-Tru and pickleball courts. Marker 36 (North Beach) and the Sandbar (South Beach) are its two coastal kitchens, and Pelican Bay protects more than 500 acres of estuary. These are Foundation amenities, funded by the FY2027 assessment of $3,435.
Club Pelican Bay opened in 1980 as a private, member-owned club with 27 holes (the Club, Pelican and Bay nines) on nearly 240 acres, an Arthur Hills design renovated in 2019 by Ron Forse, with a 50,000 square foot clubhouse completed in 2017. Owning in Georgetown does not by itself carry a membership; the club has its own application and fees, which you should confirm with it. The club is 0.9 to 1.1 road miles from the neighborhood.
Waterside Shops is 2.5 to 3.5 minutes by car, Artis-Naples 2.1 to 3.0 minutes, Pelican Bay Community Center 5.2 to 6.3 minutes, Mercato 5.9 to 7.0 minutes and Vanderbilt Beach by road 7.8 to 8.9 minutes. The logistics section has the full table of drive times.
Georgetown’s association assesses an equal share to each lot on a calendar fiscal year, and the dollar amount is not published in its recorded documents or on any public page we could find. The Foundation’s $3,435 assessment and the county’s $1,250.00 Pelican Bay Services Division assessment are separate, published charges.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We will not guess at a dollar figure. The association’s budget, financial statements and owner roster are not public, and we do not state what they contain. A buyer gets the number from the statutory estoppel certificate and the section 720.401 disclosure summary; a seller already has it on the last invoice.
Under the 2017 Declaration the Association maintains only the Common Property: the roads and paved surfaces, the landscaping of common areas, the water management system and the utilities that serve the common property. Owners maintain their own lots and homes. If an owner neglects a lot, the Association may do the work after 15 days’ notice and charge the owner.
Assessments are an equal share per lot. The Board adopts a budget at least 60 days before the year begins, and the fiscal year is the calendar year. The 2017 text assumes thirty-six lots in its initial assessment language, while the roll shows 35 home parcels; with the lot count in doubt, ask the association which share applies to your lot.
Special assessments above $25,000 in one assessment year need the approval of a majority of the members, with a 50 percent quorum at the first meeting and 25 percent at a second. The text we read sets no member-vote requirement for smaller special assessments. A buyer should ask whether any special assessment is open or proposed.
Interest runs at 18 percent a year beginning 10 days after the due date, and a 30-day delinquency can trigger acceleration of the balance of the year’s assessments. The lien is subordinate to a first mortgage and a mortgagee’s foreclosure extinguishes the lien for installments due before the sale. A new owner is jointly and severally liable with the previous owner for unpaid assessments to the time of transfer under section 720.3085(2)(b), which is why the estoppel certificate matters.
The 2017 Declaration caps a lien release fee at $150 and requires the association to issue a certificate of assessments within 15 days of a request, for a reasonable charge. Section 720.30851’s estoppel caps are discussed under closing costs below.
We could not find a published Georgetown reserve schedule, capital contribution or resale fee. The 2017 Declaration allows the Board to charge a preset processing fee on a sale, up to the maximum the law allows, but the amount is not published. The statutory estoppel certificate lists any other transfer-related charge, so ask for it before you write an offer.
A Georgetown owner pays four layers: the neighborhood association’s equal-share dues, the Pelican Bay Foundation’s FY2027 assessment of $3,435, the county’s Pelican Bay Services Division FY 2027 assessment of $1,250.00, and the county property tax bill. The first is unpublished; the Foundation and Services Division figures are published and stated below.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Layer | Amount | Billing | Source |
|---|---|---|---|
| Georgetown of Pelican Bay Property Owners Association dues | Not published | Equal share per lot; calendar fiscal year | 2017 restated Declaration |
| Pelican Bay Foundation assessment, FY2027 | $3,435 ($858.75 per quarter) | For a single-family owner, the estoppel says billed directly to the owner | Foundation FY2027 budget package and estoppel form |
| Pelican Bay Services Division assessment, FY 2027 | $1,250.00 ($789.07 operations and maintenance + $460.93 capital and projects) | Collier County | County Pelican Bay Services Division page |
| Collier County property tax | Per the tax bill | Annual, discounts for early payment | Collier County Tax Collector; section 197.162 |
| Owner’s insurance including hurricane and flood | Varies by home | Owner pays; Declaration requires full replacement cost | 2017 restated Declaration |
The Pelican Bay Foundation’s FY2027 approved budget sets an annual assessment of $3,435 per unit, made up of $2,180 operating, $497 replacement reserve and $758 for the bulk media agreement. The quarterly installment is $858.75. The budget package counts 6,474 billable units.
| FY2027 Foundation assessment line | Annual | Per quarter |
|---|---|---|
| Operating assessment | $2,180.00 | $545.00 |
| Replacement reserve fund | $497.00 | $124.25 |
| Bulk media agreement | $758.00 | $189.50 |
| Total | $3,435.00 | $858.75 |
The Foundation’s fiscal year begins October 1, and its estoppel form says billing is in the fourth quarter of each year. The assessment rose from $3,295 in FY2026 to $3,435 in FY2027, an increase of $140, or 4.2 percent. The Foundation’s earlier years were $2,944 for FY2024 and $2,675 for FY2025, per its budget and audited financial statements.
The Foundation’s FY2027 estoppel form says condominium billing is paid by the condominium association and that “in the event a unit is a single family or commercial property, the billing is paid directly by the owner.” Georgetown is a single-family neighborhood, and we found no Georgetown document that routes the Foundation bill through the association, so a Georgetown owner should expect to receive the Foundation’s bill directly. Confirm it with the Foundation’s account record before closing.
The Collier County Pelican Bay Services Division page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, a total of $1,250.00, or $104.17 a month. The division is the Collier County body that serves Pelican Bay. How the assessment lands on a single-family parcel is shown on the county tax bill, so check the bill for the line item.
Georgetown parcels are taxed as ordinary single-family parcels by Collier County. A homestead-exempt owner’s assessed value growth is limited by section 193.155 to the lesser of 3 percent or the change in the consumer price index, and the cap resets after a change of ownership, so a buyer should not assume the seller’s tax bill. Section 197.162 gives discounts for early payment, from 4 percent in November. The Collier County Tax Collector publishes the bills.
The Foundation’s FY2024 audited financial statements, Note 8, report that the Board approved a Hurricane Ian assessment of $2,195 per residential unit in August 2023, based on estimated storm costs of about $16.4 million, less an estimated $2.0 million reduction. That is a Foundation charge, separate from anything the Georgetown association may have levied. A buyer should ask both bodies whether any special assessment is open or proposed.
Selling in Georgetown? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Georgetown? Call Marc at (239) 287-5873 or read how we represent buyers.
A Georgetown buyer pays the Foundation’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, the association’s processing fee on a sale (amount unpublished), the owner’s title policy that Collier County buyers customarily pay, recording fees and lender costs. The seller pays documentary stamps at $0.70 per $100.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Item | Paid by | At $6,675,000 (12-month median) | At $4,750,000 (36-month median) | Basis |
|---|---|---|---|---|
| Documentary stamp tax on the deed | Seller | $46,725 | $33,250 | $0.70 per $100, section 201.02 |
| Foundation resale capital assessment | Buyer | $15,000 | $15,000 | FY2027 estoppel form |
| Resale exemption processing fee, if the buyer qualifies | Buyer | $1,000 | $1,000 | FY2027 estoppel form and exemption form |
| Foundation estoppel processing fee | Seller | $250 | $250 | FY2027 estoppel form, Section D |
| Optional expedite, completion within 3 business days | Seller | $100 | $100 | FY2027 estoppel form, Section D |
| Foundation ID cards not returned | Seller | $500 | $500 | FY2027 estoppel form |
| Georgetown association sale processing fee | Per contract | Not published | Not published | 2017 restated Declaration, Article IX |
The table uses the 12-month median of $6,675,000 and the 36-month median of $4,750,000 as sample prices. Your contract controls who pays what; the Collier County convention is a starting point.
It is a one-time charge the Foundation collects at resale, which the FY2027 estoppel form lists as a buyer cost for deeds recorded on or after October 1, 2026. The Foundation’s realtors page says it rises from $10,000 to $15,000 on that date, controlled by the recording date, and then increases 3.5 percent automatically each year from October 1, 2027, to $15,525. The Bylaws exempt a gift, an inheritance, a transfer to a trust and a one-time move within Pelican Bay, the last with a $1,000 processing fee. At the 12-month median, $15,000 is 0.22 percent of the price, and at the 36-month median it is 0.32 percent.
Yes. Article IX of the 2017 Declaration requires the Board’s prior written approval of any sale or gift. The section on Board approval below walks through the 20-day notice, the Board’s 20- to 60-day clock, the disapproval paths and the processing fee. Put the approval in your contract as a condition.
The seller pays documentary stamp tax of $0.70 per $100 of consideration on the deed under section 201.02, about $46,725 at $6,675,000 and $33,250 at $4,750,000, the Foundation’s $250 estoppel processing fee (an optional $100 expedite for completion in three business days, and $500 if the Foundation ID cards are not returned), any open liens and the commission as negotiated. Section 720.30851 states base caps of $250, $100 and $150 for the estoppel fee, the expedite fee and a required update; as we read the state’s current adjusted caps, the figures are $299, $119 and $179, so the Foundation’s $250 and $100 sit within either reading.
A seller must give a buyer the section 720.401 disclosure summary before the contract is signed, and if it was not delivered before the contract was signed, the buyer may void the contract within 3 days of receiving it or before closing, whichever comes first. The flood disclosure under section 689.302 is due at or before the time the sales contract is executed. Section 689.261 requires a property tax disclosure, and section 404.056 requires the radon notice. Johnson v. Davis also requires disclosure of known facts materially affecting value that a buyer could not readily observe.
Georgetown requires the Board’s prior written approval of any sale or gift of a lot under Article IX of the 2017 Declaration. The seller gives the Board notice at least 20 days before closing, the Board acts within 20 days of a complete notice and no later than 60 days, and silence is deemed approval.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
This is the single most unusual rule in Georgetown and the one buyers and sellers most often learn about late. Georgetown’s text reaches the sale itself, not only a lease or an occupant. A contract on a Georgetown home should treat the Board’s approval as a condition, and the timeline should leave room for it.
The notice goes to the Board with a copy of the contract, at least 20 days before closing, with the information the Board asks for about the buyer. The Board’s 20-day period runs from its receipt of the notice and that information, so an incomplete package delays the start of the clock. Ask the manager for the current package list the day you list.
The Board acts within 20 days of receiving the notice and the information it needs, and in any case no later than 60 days. If the Board does not act in the time allowed, the sale is deemed approved. The 60-day outside date is a planning number for a contract, not a typical case.
Yes, in two ways. The Board may disapprove for good cause, which takes a majority of the whole Board and a written opinion from the association’s counsel. Or it may disapprove without cause by a majority of the whole Board, but then the Association must furnish an approved alternate purchaser at the same price within 30 days. If it does not, the original buyer is deemed approved.
The Declaration says a sale closed without the required prior approval is itself good cause. That is the reason to calendar the notice date before a closing date is set, and to never close first and ask second.
The Declaration allows a preset processing fee, up to the maximum Florida law allows. We could not find the dollar amount in any public document, so we state none. Ask for it with the application and treat it as a closing cost in your contract.
A gift needs the same approval as a sale. An entity or trust that holds a lot must name a permitted occupant who owns at least 50 percent, and a change of the permitted occupant counts as a transfer, limited to one per 12 months. Foreclosure and similar involuntary transfers are excepted.
Add a clause making the Board’s written approval a condition, set the notice date, and give each side a clear right to cancel if the Board disapproves. Section 720.401 separately gives a buyer a 3-day right to cancel if the disclosure summary was not delivered before contract. A contract for a Georgetown home should include both.
Selling in Georgetown? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Georgetown? Call Marc at (239) 287-5873 or read how we represent buyers.
The 2017 Amended and Restated Declaration of Georgetown is a 36-page recorded document, Official Records Book 5369, page 455, and it controls what owners may do with their lots. This section reads it by subject so that an owner or buyer can see what it requires, what it forbids and where it is silent.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The restatement replaced the 2001 text, which replaced the 1986 original. Where an earlier text differs in a way that matters to a buyer, we say so. The page cites the Declaration by article only where we confirmed the article number.
Each lot may hold one detached single-family dwelling. Outbuildings are not allowed, and lots cannot be subdivided or combined without the Board’s consent. Residential use only is permitted, and the Declaration treats public lodging as a business and not a residential use.
At least 3,000 square feet of enclosed living area under air. The 2001 text said 2,500 square feet, reducible to 2,000 in stated circumstances, and the 1986 original said 2,500. The county roll’s smallest heated area is 3,388 square feet, above the 3,000 square foot minimum.
Only the Common Property: roads, paved surfaces, common landscaping, the water management system and utilities. Owners maintain their lots and homes, and the Association may step in after 15 days’ notice and charge the owner if a lot is neglected.
Each owner must carry property insurance at full replacement cost. The Association carries at least $1,000,000 of liability insurance. The owner’s coverage is the owner’s own cost and is separate from the Foundation’s.
The Board has three to five directors serving two-year terms, elected by written ballot with no proxies for director elections. A member quorum is 51 percent of the lots, a special meeting is called on the written request of 30 percent of the lots, and notice of meetings runs 14 to 60 days. Minutes are kept for seven years.
By a 60 percent vote of the members. The term is 25 years from recording, which runs to 2042, and then renews automatically for 20-year periods unless 60 percent of the members record a change. A buyer who wants a rule changed should count the lots, not the opinions.
Each owner is a Foundation member, but the Association casts all of Georgetown’s votes in the manner a majority of owners determines. No owner votes individually. That makes the Georgetown owners’ vote a neighborhood decision, which is why attendance at Georgetown’s own meeting matters.
Section 720.305 governs fines and suspensions for any Chapter 720 association: notice, an opportunity to be heard before a committee of members who are not officers, directors or employees, and limits on the amount unless the governing documents provide otherwise. A buyer should ask for any open violation in the estoppel.
Georgetown requires the Board’s written approval for all exterior work, including painting, colors and materials, and the Board has 30 days to answer; the 2017 Declaration treats a failure to mail approval within 30 days as a denial. The 2001 text deemed a request approved after 15 days, so the clock now runs the other way.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The practical effect is that no change to the outside of a Georgetown home is routine. The rule covers paint, roofs, windows, walls, driveways and landscaping that changes the look, and it is separate from the Pelican Bay Foundation’s design review and from Collier County permits.
All exterior work: painting and color changes, materials, additions, walls, antennas and satellite equipment, exterior lighting and the structures listed below. The Declaration says walls need written approval, antennas need approval, exterior lighting must be low intensity, and obstructing a lake view is not permitted.
A failure to mail approval within 30 days is a denial. Under the 2001 text it was an approval after 15 days. A request should be filed with proof of delivery and re-sent before day 30 if no reply has come.
No. Painting, colors and materials are named in the Declaration as needing Board approval. The association’s color palette, if one exists, is not published, so ask the manager for the approved colors before you pick a paint.
Walls, fences, antennas, screening of trash containers and lighting changes are covered by the same approval process. The Declaration allows one folding laundry pole and requires trash containers to be screened. Lake-bank improvements and any obstruction of lake views are not permitted.
The Foundation runs its own design review for major exterior projects, and its application page explains the process. A Georgetown owner should expect the Board’s approval, the Foundation’s review where it applies, and then a Collier County permit, and should budget the months.
Georgetown sets construction rules for any work on a lot: a security deposit of $5,000 for work up to $30,000 and $10,000 above that, work hours from 7:30 a.m. to 6:00 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on Saturday with no Sunday work, and completion within one year of the building permit.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Twelve of the neighborhood’s 35 homes were built in 2001 or later, and four in 2020 to 2025, so building and rebuilding is part of Georgetown’s recent history. These rules are the practical cost of that.
$5,000 for work of $30,000 or less and $10,000 for work above $30,000. The deposit secures compliance with the rules, and the Declaration allows a $1,000 fine per infraction or suspension of the contractor.
Weekdays from 7:30 a.m. to 6:00 p.m., Saturday from 8:00 a.m. to 6:00 p.m., and no Sunday work. Construction vehicles must be parked on the lot or off-site, so the street stays clear.
A project must be finished within one year of the building permit. If it is not, the Association may step in after 10 days’ notice. That is a firm outside date for a major rebuild, and a buyer planning one should confirm how the clock counts.
After a casualty the owner must begin reconstruction within six months and finish within one year. The Board decides on the plans within 30 days, and reconstruction plans are deemed approved if the Board does not act. This differs from the ordinary exterior rule, where silence is a denial.
No. The Declaration allows one detached single-family dwelling per lot and does not allow outbuildings. A pool, spa or enclosure attached to or serving the house still needs approval.
No. Georgetown is not an age-restricted community, and its recorded Declaration sets no minimum age for owners or occupants. The county roll shows 25 of the 35 parcels with homestead exemptions, and the neighborhood’s rules are about use, not age.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Florida’s section 760.23 prohibits discrimination in the sale or rental of housing, including on the basis of familial status. We found no age restriction in Georgetown’s recorded Declarations.
Yes. The recorded Declaration sets no minimum age, and the school zones are covered later on this page.
No. The 2017 Declaration, Article VIII, Section 3, prohibits leasing of any portion of the property, including lots. It also bars loaning a lot for use while the owner is absent by anyone other than a parent, sibling or child, and rules out timeshare and fractional use. We found no grandfather clause.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
This is the strictest use rule in the neighborhood and the one that most changes who buys. Georgetown is for owners who live in the home, or whose family does. An investor who plans rental income should look elsewhere in Pelican Bay.
None that we found. The Declaration treats public lodging as a business and bars it, and it prohibits leasing of any portion of the property, so a seasonal or short-term rental is not allowed.
Family may use a lot, and the Declaration allows a parent, sibling or child to use it while the owner is absent. Guests of a present owner are not leasing. A friend using the home while the owner is away is the case the loaning rule is written to stop.
The Pelican Bay Foundation has its own leasing rules and a 2027 lease application packet, listed in the sources. Georgetown’s outright ban is stricter than any rule that allows leasing, so the Foundation’s process does not open a door the neighborhood closes.
It narrows the buyer pool to people who will live in the home, which is one reason the market is thin, and it removes rental income from every buyer’s math. A seller should price for that pool.
Georgetown allows normal household pets and forbids keeping or breeding them commercially, bars commercial vehicles, boats, trailers, RVs and campers from overnight parking unless in an enclosed garage, and limits signs to what the Foundation’s General Covenants permit. Business use of a home is not allowed.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Normal household pets are allowed. No pet may be kept or bred for commercial purposes, and all other animals are prohibited.
Not outdoors overnight. A commercial vehicle, boat, trailer, recreational vehicle or camper may be parked overnight only in an enclosed garage. Construction vehicles during a project must stay on the lot or off-site.
Signs are not allowed except as the Pelican Bay General Covenants permit. The Foundation publishes sign regulations for open houses, linked in the sources, and a sign on a Georgetown lot should be checked against them.
Only residential use is allowed, with no business, and the Declaration counts public lodging as a business. A quiet home office with no customers is a question for the Board.
No boats and no swimming in the lakes, and no improvements to lake banks. Owners may not obstruct lake views.
Trash containers must be screened from view. We found no Georgetown-specific collection schedule, so confirm the pickup days with the Foundation and the association.
Florida’s milestone inspection law, section 553.899, and its structural integrity reserve study law, section 718.112, apply to condominium and cooperative buildings of three or more habitable stories. Georgetown is a Chapter 720 association of detached single-family lots, so neither applies, and we state no milestone or SIRS status for the neighborhood.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The condominium safety laws that followed the 2021 Surfside collapse have changed the market for condominium buyers across Pelican Bay. Georgetown’s buyers are not subject to those statutes, though they remain subject to the association’s own budget and any assessment its documents allow.
It requires milestone structural inspections of condominium and cooperative buildings of three or more habitable stories once a building reaches 30 years, or 25 years where a local agency finds salt-water proximity requires it, counted to December 31 of the year the building reaches that age. It does not reach detached single-family homes on platted lots.
Section 718.112 requires condominium associations to complete a structural integrity reserve study and to fund the reserves it identifies. A Chapter 720 homeowners’ association has no equivalent statutory structural reserve requirement, though its documents may provide for reserves. We could not find a published Georgetown reserve schedule, so a buyer should ask for the budget and any reserve study the association has.
Section 720.401 requires a disclosure summary before contract, section 720.30851 governs the estoppel certificate, and section 720.303 gives members access to official records. A Georgetown buyer should read the budget, the minutes and any reserve information, which are not public, and we do not state what they contain.
Section 718.503’s seven-day cancellation right is for condominium buyers and excludes weekends and holidays. It does not apply here. Section 720.401’s right is 3 days, as explained under closing costs.
FEMA’s flood map places the Georgetown points we queried in Zone X, with the 0.2 percent annual chance flood hazard in a coastal zone, outside the Special Flood Hazard Area, on panel 12021C0381J effective February 8, 2024. Collier County’s evacuation map places them in Evacuation Zone A, and the Declaration requires full replacement-cost insurance.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We queried FEMA’s National Flood Hazard Layer at seven points across Georgetown’s three streets, and all seven returned the same result: Zone X, 0.2 percent annual chance flood hazard in a coastal zone, special flood hazard area false, no base flood elevation, on FIRM panel 12021C0381J. A lender’s flood determination for a specific parcel controls.
Hurricane Ian made landfall as a Category 4 hurricane at Cayo Costa on September 28, 2022, at 1905 UTC with winds of 130 knots. The National Hurricane Center’s report puts maximum inundation at 6 to 9 feet above ground level in Naples, with the Naples Pier gauge at 6.18 feet above mean higher high water before it was destroyed, and attributes more than 150 deaths and more than $112 billion in damage to the storm. The report is not specific to Georgetown, and we state no Georgetown damage figure because none is in the public record.
The 2017 Declaration requires every owner to carry property insurance at full replacement cost, and the Association carries at least $1,000,000 of liability coverage. The text we read speaks of replacement-cost property coverage; it is the owner’s job to confirm that the policy includes windstorm and flood where the lender or the owner’s risk calls for it. Price the carrying cost before you offer.
Collier County is reviewing a preliminary FEMA flood insurance rate map. The county’s August 19, 2026 release says the preliminary map was released March 20, 2025, an open house was held June 17, 2025, a 90-day appeal period began August 19, 2026, and the target effective date is summer 2027, subject to change. We have not compared the preliminary map to Georgetown and do not claim a new zone. Until the map takes effect, the February 8, 2024 map governs.
Section 627.0629 and the Florida Office of Insurance Regulation’s wind mitigation resources describe the discounts available for roof shape, roof covering, opening protection and tie-downs. Ask the seller for the most recent wind mitigation inspection and the insurance declarations page. We do not publish premium estimates, because premiums depend on the individual home.
Collier County’s evacuation layer returned Zone A at all seven points. Evacuation zones are about storm-surge risk, not flood zones, and the county issues the orders. Read the county’s current guidance before each season.
Selling in Georgetown? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Georgetown? Call Marc at (239) 287-5873 or read how we represent buyers.
Collier County Public Schools’ zone lookup assigns the Georgetown addresses we checked to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. The district rated each school an A for every school year from 2021 to 2025, and the schools are 1.2 to 1.5, 2.5 to 2.8 and 3.9 to 4.1 road miles from the neighborhood.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Level | School | Grade, school years 2021 to 2025 | Drive from Georgetown (free-flow) | Road miles |
|---|---|---|---|---|
| Elementary | Sea Gate Elementary | A, A, A, A, A | 3.3 to 4.2 minutes | 1.2 to 1.5 |
| Middle | Pine Ridge Middle | A, A, A, A, A | 7.1 to 8.1 minutes | 2.5 to 2.8 |
| High | Barron Collier High | A, A, A, A, A | 8.6 to 9.6 minutes | 3.9 to 4.1 |
School zones change, and the district’s lookup tool controls. We checked the 2027 school year zone at three Georgetown addresses. A buyer for whom schools matter should confirm the zone at the specific address with the district before contract and again before closing.
Sea Gate Elementary is at 650 Seagate Drive, Pine Ridge Middle at 1515 Pine Ridge Road and Barron Collier High at 5600 Cougar Drive. Drive times are free-flow estimates without live traffic, and school-day traffic is slower.
Work at Georgetown passes through up to four gates: the association’s Board, the Pelican Bay Foundation’s design review for major exterior projects, Collier County’s permit office, and the state license check on the contractor. We did not pull parcel-level permit histories and publish no permit count for the neighborhood.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The purchase decision here is practical. A buyer who plans a new pool, enclosure, roof or addition should expect approvals to run through each body in turn and should budget the time, including the 30-day Board clock and the construction deposit.
Ask for the permits and final inspections for any roof, pool, enclosure, impact window or addition, and for the Board approvals that match. Collier County’s permit portal publishes permit records, and the county can supply a permit history for an address. A seller who cannot produce approvals for exterior work should expect the buyer to ask for a credit or a closing condition.
The Florida Department of Business and Professional Regulation’s licensee search shows whether a contractor’s license is active. The Declaration’s hours, parking and deposit rules bind the contractor too, and a contractor who breaks them can be suspended from the neighborhood.
The Foundation reviews major exterior projects, and its design review application page explains the process. The Foundation also sets its own sign and contractor rules. A Georgetown owner should expect to satisfy both the Board and the Foundation before a permit application.
Near Georgetown the news is about restoration and dispute, not new neighborhoods. Waterside Shops is in redevelopment, Artis-Naples gained national accreditation in 2025, and the Pelican Bay Foundation filed an administrative appeal in April 2026 against Collier County’s Official Interpretation permitting a waterpark at Naples Grande.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We report only what the public record states, and we do not predict outcomes.
Waterside Shops, 0.9 to 1.1 road miles from the neighborhood, has a redevelopment page that lists new tenants as the center renews.
Artis-Naples, 0.8 to 1.0 road miles away, is the performing arts and museum campus. It was accredited by the American Alliance of Museums in 2025, and the Baker Museum expansion fully opened in 2020.
An April 22, 2026 article from the Gulf Shore Association of Condominiums reports that the Pelican Bay Foundation filed an administrative appeal on April 17, 2026 against the county’s Official Interpretation concerning a waterpark at Naples Grande, and that the Bay Villas Association also appealed. Hearing dates were not published when we read it. We state no outcome.
The roll shows 12 homes with a year built of 2001 or later, including one each finished in 2022, 2023, 2024 and 2025. Whether any home is under construction now is a question for the Board and the Collier County permit portal.
A day in Georgetown runs on a short list of errands. Club Pelican Bay and Waterside Shops are 2.5 to 3.6 minutes by car, Publix on Tamiami Trail North 4.5 to 5.6 minutes, Pelican Bay Community Center 5.2 to 6.3 minutes and Vanderbilt Beach 7.8 to 8.9 minutes. Southwest Florida International Airport is about 43 minutes away.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Destination | Minutes by car | Road miles |
|---|---|---|
| Club Pelican Bay | 2.5 to 3.6 | 0.9 to 1.1 |
| Waterside Shops | 2.5 to 3.5 | 0.9 to 1.1 |
| Artis-Naples | 2.1 to 3.0 | 0.8 to 1.0 |
| Sea Gate Elementary | 3.3 to 4.2 | 1.2 to 1.5 |
| Publix, 8833 Tamiami Trail North | 4.5 to 5.6 | 2.4 to 2.7 |
| Pelican Bay Community Center | 5.2 to 6.3 | 2.5 to 2.8 |
| Mercato | 5.9 to 7.0 | 2.7 to 3.0 |
| Trader Joe’s | 6.6 to 7.7 | 3.5 to 3.8 |
| Pine Ridge Middle | 7.1 to 8.1 | 2.5 to 2.8 |
| Vanderbilt Beach | 7.8 to 8.9 | 3.7 to 4.0 |
| Barron Collier High | 8.6 to 9.6 | 3.9 to 4.1 |
| NCH North Naples Hospital | 9.1 to 10.2 | 4.7 to 4.9 |
| NCH Baker Hospital | 12.0 to 13.0 | 5.7 to 5.9 |
| Fifth Avenue South | 13.4 to 14.3 | 6.8 to 7.1 |
| Naples Municipal Airport | 14.0 to 15.0 | 7.3 to 7.5 |
| Southwest Florida International Airport | 42.5 to 43.6 | 30.2 to 30.5 |
Drive times are free-flow estimates from the OSRM public router for five geocoded points across Georgetown, shown as the minimum to maximum, without live traffic. Season, time of day and bridge or train closures change them.
We found no public management company or contact for the association. The association’s former website is no longer active, and we do not cite it. Ask the seller for the current manager’s name when you receive the disclosure summary, and request the estoppel in writing.
The Association maintains the roads, common landscaping, water management and utilities of the common property, and nothing else. Lawn, pool, roof, exterior and home maintenance are the owner’s, as is trash container screening.
Naples Municipal Airport is 14.0 to 15.0 minutes away, Southwest Florida International Airport 42.5 to 43.6 minutes and Vanderbilt Beach by road 7.8 to 8.9 minutes, free-flow. The Foundation’s own beaches are a tram ride from the community.
Georgetown has 35 homes and 2 MLS closings in the last 12 months at a $6,675,000 median. That is more homes than Pointe Verde, Jamestown, Cambridge or Waterford and fewer than Isle Verde, Oakmont or Pelican Bay Woods, so the comparison needs care about scale, sample size and price level.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Neighborhood | Product | Homes on the roster | Year built | MLS closings, 12 months | Median sold price, 12 months |
|---|---|---|---|---|---|
| Georgetown | Single-family, detached, three streets | 35 | 1987 to 2025 | 2 | $6,675,000 (small sample) |
| Pointe Verde | Single-family | 13 | 1998 to 2025 | 1 | $6,300,000 (small sample) |
| Isle Verde | Single-family, one private street | 36 | 1993 to 2025 | 3 | $3,350,000 (small sample) |
| Jamestown | Single-family, gated | 10 | 1992 to 2022 | 0 | No closing |
| Cambridge | Single-family | 6 | 1990 to 2018 | 1 | $2,100,000 (small sample) |
| Waterford | Single-family | 23 | 1989 to 2024 | 0 | No closing |
| Oakmont | Single-family | 118 | 1987 to 2025 | 11 | $2,350,000 |
| Pelican Bay Woods | Single-family | 125 | 1980 to 2025 | 3 | $6,000,000 (small sample) |
Closings are from the Southwest Florida MLS. Georgetown’s and Isle Verde’s rows use the October 7, 2026 pull; the other rows use the Pelican Bay roster’s window ending September 30, 2026.
The comparison is a map of scale and price, not a ranking. Every neighborhood in the table except Oakmont has fewer than ten closings in 12 months, so its median is a small sample, and a median from one or two sales says only what those sales were.
Pointe Verde is 13 homes on one street, built 1998 to 2025, with its own association. The county roll’s heated area for Pointe Verde runs 5,637 to 10,651 square feet against Georgetown’s 3,388 to 6,800, and Pointe Verde’s four MLS closings in the last 60 months run from $6,300,000 to $19,600,000 against Georgetown’s $4,200,000 to $8,962,000. They are different products inside the same community.
Isle Verde is 36 homes on one private street with 3 MLS closings in the last 12 months at a $3,350,000 median. Its home count is nearly identical to Georgetown’s 35, and its 12-month median is about half of Georgetown’s on two sales. Isle Verde’s association paints and landscapes; Georgetown’s maintains only the roads and common property.
Jamestown is 10 gated single-family homes built 1992 to 2022 with no MLS closing in the 12-month window. It is the only other roster neighborhood described as gated, and the two share the quiet-market pattern.
Cambridge is 6 single-family homes built 1990 to 2018 with 1 closing at $2,100,000. Waterford is 23 homes built 1989 to 2024 with no closing in the window. Each is a one-sale or no-sale sample.
Oakmont is 118 single-family homes built 1987 to 2025 with 11 MLS closings in the last 12 months at a $2,350,000 median, the only neighborhood in the table with ten or more. Oakmont is the volume market; Georgetown is the quiet one with a median nearly three times as high.
Pelican Bay Woods is 125 single-family homes built 1980 to 2025 with 3 MLS closings in 12 months at a $6,000,000 median per the roster, a small sample. It is a much larger neighborhood trading at a similar median to Georgetown’s in the same period.
Barrington is 68 homes with 3 closings at a $2,790,000 median, Pinecrest is 69 homes with 1 closing at $2,575,000 and The Village is 16 homes with 1 closing at $2,675,000. Each is a small sample on the roster’s window ending September 30, 2026.
Georgetown fits buyers who want a 35-home neighborhood of large lots with a leasing ban and Board-approved sales, in a price range of roughly $4.2 million to $9 million, while Pointe Verde fits buyers who want a 13-home enclave of larger houses at a higher price level. Both carry the Foundation’s $3,435 assessment and $15,000 resale fee.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Yardstick | Georgetown | Pointe Verde |
|---|---|---|
| Homes | 35 (2026 tax roll) | 13 (2026 tax roll) |
| Streets | 3 (George Washington Way, Thomas Jefferson Court, Nathan Hale Drive) | 1 (Verde Way) |
| Years built on the roll | 1987 to 2025 | 1998 to 2025 |
| Heated area on the roll, median and range | 4,591 sq ft; 3,388 to 6,800 | 6,337 sq ft; 5,637 to 10,651 |
| MLS closings and median, 12 months | 2; $6,675,000 (small sample) | 1; $6,300,000 (small sample) |
| MLS closings and median, 24 months | 3; $4,750,000 | 3; $8,300,000 |
| MLS closings and median, 60 months | 4; $6,675,000 | 4; $11,650,000 |
| Low to high, 60 months | $4,200,000 to $8,962,000 | $6,300,000 to $19,600,000 |
| Median per sq ft, 60 months | $1,408 (n=4) | $1,585 (n=4) |
| Median days on market, 60 months | 138 (n=4) | 124 (n=4) |
| Median sale-to-list, 60 months | 96.8% (n=4) | 95.4% (n=4) |
| Leasing | Prohibited (2017 Declaration) | Read the Pointe Verde guide |
| Sale approval | Board’s prior written approval, Article IX | Read the Pointe Verde guide |
| Foundation assessment, FY2027 | $3,435 | $3,435 |
| Resale capital assessment, buyer | $15,000 | $15,000 |
The table is built from the two neighborhoods’ own research files, pulled the same day. Every number is a small sample, since neither neighborhood has ten closings in any window. Pointe Verde’s governance is outside this page; its own guide covers its documents.
Choose Georgetown if you want a 35-home neighborhood with lots of about 0.45 acre at the median, a price range that starts near $4.2 million, and recorded rules that keep the neighborhood owner-occupied: no leasing, no commercial vehicles, and Board approval of every sale. It suits buyers who plan to live in the home and who value a stable neighbor list.
Choose Pointe Verde if you want a 13-home enclave with homes of 5,637 to 10,651 square feet on the roll and are comfortable at a higher price level: its four MLS sales in five years ran from $6,300,000 to $19,600,000.
Scale and size. Georgetown is 35 homes with a median of 4,591 square feet of heated area, and Pointe Verde is 13 homes with a median of 6,337. The county’s yearly medians show the same gap in the latest years: Pointe Verde’s 2025 county median was $11,650,000 on two sales, while Georgetown’s last qualified yearly median in the county file is $11,000,000 on one sale in 2023.
Over 60 months Georgetown’s MLS median is $6,675,000 (n=4) and Pointe Verde’s is $11,650,000 (n=4). Over 12 months Georgetown’s is $6,675,000 (n=2) and Pointe Verde’s is $6,300,000 (n=1). The ordering flips depending on the window, which is the signature of small samples, so neither figure says one neighborhood is worth more.
Both sit inside Pelican Bay and receive the same Foundation amenities, the same $3,435 FY2027 assessment and the same $15,000 resale capital assessment for deeds recorded on or after October 1, 2026. Each buyer should read each association’s own documents. See our Pointe Verde guide for the other side of this comparison.
Selling in Georgetown? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Georgetown? Call Marc at (239) 287-5873 or read how we represent buyers.
Owning in Georgetown means a 35-home neighborhood of large lots with a leasing ban, a Board that approves every sale and a thin resale market. The strengths are lot size, owner-occupancy and an owner-controlled rulebook; the costs are layered fees, a resale capital assessment, limited choice and rules that bind how the home may be used.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Full-time and seasonal owners who plan to occupy the home, who want a large lot and a large house, who accept a rulebook that controls sales and exteriors, and who value a short list of neighbors. The format suits buyers who want a house and a lot on a quiet street inside Pelican Bay’s amenities.
Investors who want rental income, buyers who want a large listing choice, owners who want to park a work truck or boat in the driveway, and anyone who needs a sale to close on a fixed date without a Board notice period.
If you’re searching for a Georgetown listing agent, or thinking, ‘I need someone to sell my Georgetown home…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every Georgetown listing against the sales of homes of its own size and age, 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 Georgetown listing agent:
Recent Georgetown sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 2 resales (n=2, a small sample), $13,350,000 in total volume, a $6,675,000 median price, 162 median days on market and a 91.0 percent median sale-to-list ratio. In the last 12 months Georgetown has seen 2 resales; 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 neighborhood when you call.
What makes selling in Georgetown different from selling a generic Naples home is that the sale has a small buyer pool, a Board and several documents. The Board must approve the sale in writing after a notice at least 20 days before closing. The buyer must receive the section 720.401 disclosure summary before the contract, the Foundation’s estoppel certificate and the association’s, and pays the Foundation’s $15,000 resale capital assessment, a cost they weigh against your price. Because the Declaration bans leasing, the buyer pool is owner-occupants, and your price should be set for them.
Get a free Georgetown home valuation priced against sales of homes of your size and age, 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 Georgetown at Pelican Bay seller page, and until it is live our Pelican Bay seller page covers the community-wide process.
Start by requesting the association’s current documents and the Foundation estoppel, confirm any open assessment, then list at a price set against sales of your own size and age. Once a contract is signed, give the buyer the disclosure summary, send the Board its 20-day notice with the contract, and order the estoppels.
Use the whole record, not the last quarter. The four MLS sales run from $4,200,000 to $8,962,000 for homes of 3,532 to 5,400 square feet at $1,052 to $1,660 per square foot, and the county’s file adds 65 sales back to 1986. We pick the sales closest to your home and show the arithmetic.
The 60-month median is 138 days on market (n=4) and the 12-month median is 162 (n=2), with a range from 9 to 181 days, so timing depends on the home. A well-priced home can sell within weeks, and a high-priced one can take months. Add the Board’s notice period to the plan.
Gather your Declaration package and last assessment invoice, check the roof and pool equipment records and the Board approvals for your exterior work, and request the Foundation estoppel early. Then call Jesse direct at (239) 898-6072 and we will walk the home against the closest sales.
A buyer will ask for the roof age, the pool equipment’s age, the insurance declarations page, wind mitigation inspection, the association’s budget and estoppel, the Foundation estoppel, the Board’s approval process and any open assessment. Having them ready speeds the contract and protects your price.
Georgetown 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 Georgetown’s recorded Declarations, the Pelican Bay Foundation’s FY2027 budget and every recorded Georgetown sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Georgetown 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 Georgetown 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 Georgetown page the credential that matters more is narrower than any award: we tracked every qualified Georgetown sale in the county’s recorded-sales file back to 1986, and in the last 12 months we tracked both Georgetown closings in the Southwest Florida MLS one by one before this guide was written.
McGreevy and Comisar is a top-reviewed Georgetown realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Dennis Overton, verified Google review
★★★★★ “If you’re looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Ali Poklepovic, verified Google review
Selling a Georgetown home? Get a free Georgetown home valuation, or call Jesse direct at (239) 898-6072.
Buying in Georgetown? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
As Top 1% Real Estate Agents Nationally Since 2008, we publish our work where owners can check it.
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 Georgetown, see our guide to Pelican Bay, our guide to Oakmont, our guide to Pelican Bay Woods and our Naples guide.
These are the questions buyers ask most about Georgetown at Pelican Bay, the 35-home single-family neighborhood on George Washington Way, Thomas Jefferson Court and Nathan Hale Drive in Naples, answered from the recorded Declarations, the Pelican Bay Foundation’s published documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the source of each figure named.
Georgetown at Pelican Bay is a neighborhood of 35 detached single-family homes inside Pelican Bay in Naples, built from 1987 to 2025 and governed by Georgetown of Pelican Bay Property Owners Association, Inc., a Chapter 720 association incorporated on July 16, 1986. Its 2017 Declaration bans leasing and requires Board approval of sales.
Georgetown is in the 34108 ZIP code in unincorporated Collier County, in Pelican Bay, on George Washington Way (14 homes), Thomas Jefferson Court (13) and Nathan Hale Drive (8). The Collier County Property Appraiser’s 2026 tax roll places the 35 home parcels on those three streets. We do not print house numbers.
There are 35 home parcels on the county’s 2026 tax roll. The 2017 restated Declaration assumes 36 lots in its initial assessment language, and we could not reconcile the one-lot difference from the public record. Ask the association for its current lot list if the exact count matters for your purchase.
It is a Chapter 720 property owners’ association of detached fee-simple lots, not a condominium. The 1986 Declaration states that it is not a condominium association, Sunbiz lists the association as an active Florida not-for-profit, and the county roll codes 35 single-family parcels. Condominium milestone and reserve-study laws do not apply.
County roll years run from 1987 to 2025. Ten of the 35 homes carry a roll year of 1987 to 1994, with 3 in 1989, and 24 carry 2001 or later. The median year built is 2012. We have not matched the later years to permits.
The county roll shows 3,388 to 6,800 square feet of heated area, with a median of 4,591 and 10 of the 35 homes between 4,500 and 4,999. The 2017 Declaration sets a 3,000 square foot minimum of enclosed living area under air, a different yardstick from the roll.
The roll shows 0.39 to 0.82 acre, with a median of 0.45 acre. Seventeen lots are under 0.45 acre and sixteen are 0.45 to 0.549 acre. Marketing that calls Georgetown acre sites overstates what the roll shows, so check the survey for the specific lot you are considering.
The Southwest Florida MLS shows four closings from November 2022 to September 2026, from $4,200,000 to $8,962,000. The latest was $8,600,000 in September 2026 for a 5,286 square foot four-bedroom home. The full list with sizes, final list prices and days on market is in the market snapshot above.
$6,675,000 across 2 closings between October 7, 2025 and October 7, 2026, from $4,750,000 to $8,600,000, at $1,339 per square foot. That is a very small sample. Over 60 months the median is also $6,675,000 across 4 closings, and over 24 and 36 months it is $4,750,000 across 3.
Not in the October 7, 2026 MLS pull, which showed no active or pending Georgetown listings. With only four closings in five years, a standing search is the practical way to find one. Call Marc at (239) 287-5873 and read how we represent buyers.
The dollar amount is not published. Assessments are an equal share per lot on a calendar fiscal year, and the budget is adopted at least 60 days before the year. Ask for the section 720.401 disclosure summary and the statutory estoppel, which state the assessment, and for the last year’s invoice.
Under the 2017 Declaration, only the Common Property: the roads and paved surfaces, common landscaping, the water management system and the utilities serving the common property. The owner maintains the lot, house, roof, pool and yard, and the Association may step in after 15 days’ notice to fix a neglected lot and charge the owner.
$3,435 for FY2027, made up of $2,180 operating, $497 replacement reserve and $758 for the bulk media agreement, or $858.75 a quarter. It rose $140 from $3,295 in FY2026. For a single-family owner, the Foundation’s estoppel says the billing is paid directly by the owner.
The county’s FY 2027 assessment is $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00, or $104.17 a month. It is a county charge, and the tax bill shows how it lands on a single-family parcel.
A one-time Foundation charge the FY2027 estoppel form lists as a buyer cost for deeds recorded on or after October 1, 2026. It rises 3.5 percent a year from October 1, 2027, to $15,525. The Bylaws exempt gifts, inheritances, trust transfers and a one-time move within Pelican Bay.
Yes. Article IX of the 2017 Declaration requires the Board’s prior written approval of any sale or gift. The seller sends notice at least 20 days before closing, the Board acts within 20 days of a complete notice and no later than 60 days, and silence is deemed approval.
It can, for good cause by a majority of the whole Board with counsel’s written opinion, or without cause by a majority of the whole Board. In the no-cause case the Association must furnish an approved alternate purchaser at the same price within 30 days, or the original buyer is deemed approved.
A preset fee, up to the maximum Florida law allows. We could not find the amount in any public document, so we state none. Ask for it with the application and write who pays it into your contract.
No. The 2017 Declaration, Article VIII, Section 3, prohibits leasing of any portion of the property, including lots, and bars loaning a lot while the owner is absent to anyone other than a parent, sibling or child. We found no grandfather clause. Timeshare and fractional use are also barred.
Yes, with a condition. An entity or trust must name a permitted occupant who owns at least 50 percent. A change of the permitted occupant counts as a transfer needing Board approval and is limited to one per 12 months. Ask counsel to structure the title before the contract.
The 2001 Declaration says the neighborhood shall be a gated community with Pelican Bay and gives the Association the right, but not the obligation, to install a gatehouse. The 2017 text does not repeat it. We found no published gate hours, so we state none.
No. Georgetown is not age-restricted, and its recorded Declarations set no minimum age for owners or occupants. The rules are about use: owner occupancy, no leasing, Board-approved sales and exteriors.
3,000 square feet of enclosed living area under air under the 2017 Declaration. The 2001 text said 2,500 square feet, reducible to 2,000 in stated circumstances. The roll shows no home under 3,000 square feet; the smallest is 3,388.
Yes, with the Board’s written approval. All exterior work, including painting, colors and materials, needs it. The Board answers within 30 days, and a failure to mail approval within 30 days is a denial. The Foundation’s design review and a county permit may also apply.
A $5,000 security deposit for work up to $30,000 and $10,000 above that, work hours of 7:30 a.m. to 6:00 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on Saturday with no Sunday work, and completion within one year of the building permit. A $1,000 fine per infraction can apply.
No. The Declaration allows one detached single-family dwelling per lot and no outbuildings, and lots cannot be subdivided or combined without Board consent. An addition to the house is exterior work needing approval.
Normal household pets are allowed. None may be kept or bred commercially, and all other animals are prohibited. The Foundation’s rules apply in common areas.
Not overnight outdoors. A commercial vehicle, boat, trailer, recreational vehicle or camper may be parked overnight only in an enclosed garage. Construction vehicles during a project must stay on the lot or off-site.
FEMA’s National Flood Hazard Layer returned Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the Special Flood Hazard Area, on panel 12021C0381J effective February 8, 2024, at all seven points we queried. A lender’s flood determination for your parcel controls.
Collier County released a preliminary map on March 20, 2025, began a 90-day appeal period on August 19, 2026, and targets an effective date in summer 2027, subject to change. We have not compared it to Georgetown and claim no new zone. The February 8, 2024 map governs until then.
Collier County’s evacuation layer returned Zone A at all seven points. Evacuation zones concern storm surge, not flood insurance zones, and the county issues the orders. Read the county’s guidance before each hurricane season.
Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, per Collier County Public Schools’ 2027 zone lookup at three Georgetown addresses. The district rated each school an A for every school year from 2021 to 2025. Confirm the zone for your address before contract.
Vanderbilt Beach is 7.8 to 8.9 minutes by road, Naples Municipal Airport 14.0 to 15.0 minutes and Southwest Florida International Airport 42.5 to 43.6 minutes, free-flow. The Foundation’s private beaches are a tram ride away.
No. Sections 553.899 and 718.112 apply to condominium and cooperative buildings of three or more habitable stories. Georgetown is a Chapter 720 association of detached lots, so neither applies and we state no milestone or reserve-study status.
The section 720.401 disclosure summary before the contract, the association’s and the Foundation’s estoppel certificates, and the section 689.302 flood disclosure at or before contract. If the summary was late, the buyer has a 3-day right to cancel. Section 718.503’s seven-day right is condominium only.
The seller pays documentary stamp tax of $0.70 per $100 on the deed, $46,725 at $6,675,000 and $33,250 at $4,750,000. In Collier County the buyer customarily pays the owner’s title policy, but the contract controls.
Georgetown is 35 homes with a 4,591 square foot median and a $6,675,000 60-month median; Pointe Verde is 13 homes with a 6,337 square foot median and an $11,650,000 60-month median. Both are small samples. The decision table above sets them side by side.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, the #1 team in Southwest Florida since 2012. We read the Declarations, price against specific sales and manage the Board approval timeline. Call Marc at (239) 287-5873.
These are the questions Georgetown owners ask most when they think about selling, answered from the recorded Declarations, the Pelican Bay Foundation’s FY2027 forms, Florida statutes, the county’s recorded sales and the Southwest Florida MLS, with the source of each figure named and the exact next step for each.
Call Jesse direct at (239) 898-6072 or request a free Georgetown home valuation. We read the sales closest to your home’s size and age, show the arithmetic, agree a list price and handle the association, Board and Foundation paperwork. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
It depends on size, age, finish, lot and timing, and the four MLS sales of the last five years ran from $4,200,000 to $8,962,000 at $1,052 to $1,660 per square foot. A valuation names the sales it relies on. Request one at our valuation page or call Jesse at (239) 898-6072.
Two, between October 7, 2025 and October 7, 2026, at a $6,675,000 median, from $4,750,000 to $8,600,000. That is a very small sample. In the last five years there were four MLS closings, about one home in nine of the 35.
The median days on market was 162 over 12 months (n=2), 144 over 24 and 36 months (n=3) and 138 over 60 months (n=4). The range is wide, from 9 days to 181. A small sample means one slow listing moves the median, so price with the specific home in mind.
It compares the sold price to the final list price. The median is 91.0 percent over 12 months (n=2) and 96.8 percent over 60 months (n=4). By sale it ran from 86.0 to 102.4 percent, so a seller who lists high should expect either a long listing or a reduction.
The main fixed costs are documentary stamp tax of $0.70 per $100 (about $46,725 at $6,675,000), the Foundation’s $250 estoppel fee and optional $100 expedite, any association charge for its estoppel, any open liens and the commission, which is negotiable. The buyer customarily pays the owner’s title policy in Collier County.
The FY2027 estoppel form sets a $250 processing fee paid by the seller and an optional $100 expedite for completion in three business days. If the Foundation ID cards are not returned, a $500 fee applies. Section 720.30851 caps the base fee at $250; as we read the state’s current adjusted caps it is $299.
Section 720.30851 lets the association charge a capped fee for the estoppel certificate. The 2017 Declaration also requires a certificate of assessments within 15 days of a request for a reasonable charge, and caps a lien release fee at $150. Ask the association for the current amount and request it as soon as you list.
At least 20 days before closing, with a copy of the contract and the information the Board requires. The Board has 20 days from a complete notice to act and no more than 60, and silence is approval. Send it the day the contract is signed, not the week of closing.
The Board must either have good cause, with counsel’s written opinion, or furnish an approved alternate purchaser at the same price within 30 days. If it does not, your buyer is deemed approved. Talk to us before you accept a no-cause disapproval, because the Declaration puts the burden on the Association.
A sale closed without the Board’s prior approval is itself good cause for disapproval, which gives the Board a ground to act. Never close before the Board’s approval or the deemed-approval date has passed, and put the approval date in the contract.
Yes, if the buyer names a permitted occupant who owns at least 50 percent. A later change of permitted occupant counts as another transfer and is limited to one per 12 months. Tell the buyer’s counsel before contract, because it affects both the Board approval and the title.
A gift needs the Board’s prior written approval, the same as a sale. The Foundation’s Bylaws exempt a gift from the $15,000 resale capital assessment, but that exemption is separate from the Board’s approval. Ask counsel about the title and tax side.
No, it is a buyer cost for deeds recorded on or after October 1, 2026, per the Foundation’s FY2027 estoppel form. It matters to your price because the buyer weighs it against your number. It rises 3.5 percent a year from October 1, 2027, to $15,525.
Yes. The Foundation’s Bylaws exempt a one-time move within Pelican Bay, along with gifts, inheritances and trust transfers, and the exemption form lists a $1,000 processing fee. A Pelican Bay owner trading up into Georgetown may qualify, so ask the buyer.
Give the buyer the section 720.401 disclosure summary before the contract, or the buyer has a 3-day right to cancel. The flood disclosure under section 689.302 is due at or before the contract, section 689.261 requires a property tax disclosure, and section 404.056 requires the radon notice.
The map is not final, the county targets summer 2027, and we claim no new zone for Georgetown. Section 689.302 requires a flood disclosure at or before contract. Ask us and your attorney for the current wording, and ask your insurance agent how the preliminary map could affect the home.
Only if the numbers work. Exterior work needs the Board’s approval, and silence for 30 days is a denial, so plan ahead. Four sales cannot prove a return on a renovation, so ask us to compare your plan with specific sales.
Buyers will ask for the Board approvals and county permits for any roof, pool, enclosure, window or addition. A change that was never approved can hold up the estoppel or the Board’s review. Gather the approvals and final inspections before you list.
The Declaration allows signs only as the Pelican Bay General Covenants permit, and the Foundation publishes sign regulations for open houses, linked in the sources. Check them before you place a sign, and let us handle marketing through the MLS and our channels.
Yes. The county’s file shows an $11,000,000 qualified sale on December 21, 2023 that does not appear in the October 7, 2026 MLS pull. Whether an off-market sale suits you depends on price, privacy and timing; we will talk through the trade-offs with you before you decide.
The August 2026 sale took 181 days and the September 2026 sale 144, against 9 days for the May 2025 sale and 133 for the 2022 sale. The longer listings closed 14.0 percent and 4.0 percent under their final list prices, so price discipline from day one mattered more than the calendar.
Price off the sales closest to your home’s size, age and finish, not the highest numbers. The $8,962,000 MLS sale was a 5,400 square foot home and the $11,000,000 county sale is a single deed. We show the arithmetic for your home against all the sales.
It narrows the buyer pool to owner-occupants, which is one reason the market is thin, but the pool that remains pays Georgetown prices. We price for that pool and avoid pitching the home to investors who cannot lease it.
A new owner is jointly and severally liable with the seller for unpaid assessments under section 720.3085, so the title company collects them from your proceeds through the estoppel. The Declaration’s lien is subordinate to a first mortgage. Get the payoff figure early.
Yes. A homestead-exempt owner’s assessed value growth is capped under section 193.155, and the cap resets after a change of ownership, so the buyer should not assume your tax bill. The Collier County Tax Collector publishes the bill, and section 197.162 gives early-payment discounts.
That depends on your basis, residency and exclusions, so speak to your CPA. If you are a foreign seller, FIRPTA withholding rules apply, and the IRS page is linked in the sources. We coordinate with your tax advisor and the title company on the closing statement.
Our four MLS closings fell in November, May, August and September, so four sales cannot prove a seasonal pattern. Southwest Florida’s seasonal buyers are in town in the winter, and the Board’s notice period adds weeks, so list early enough that the 20-day notice and a possible 60-day decision still fit your target closing date.
The signed contract, the buyer’s information the Board requests, proof of identity and ownership for any entity or trust buyer and the name of its permitted occupant. Ask the association for its current package list the day you list, because we did not find the package list in a public document.
Not by that name in the text we read. If the Board disapproves without cause, the Association must furnish an approved alternate purchaser at the same price within 30 days, or your original buyer is deemed approved. That is the closest equivalent, so plan the timeline around it.
No, not without the Board’s consent. The 2017 Declaration forbids subdividing or combining lots without it, and allows one detached single-family dwelling per lot. A buyer who wants two lots should expect a separate Board process, and we would ask counsel to review it.
The roll shows no Georgetown home under the 3,000 square foot minimum that the 2017 Declaration set; the smallest heated area is 3,388 square feet. A buyer who wants to rebuild or expand should confirm with the Board what a new project must meet.
Search the names on the Florida Department of Business and Professional Regulation’s licensee search: Jesse McGreevy, license SL3101296, and Marc Comisar, license BK3060671. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will show you the sales we relied on.
Call Jesse direct at (239) 898-6072 or request a free Georgetown home valuation. We walk the home, pick the closest sales, calendar the Board’s notice period and set the list price. McGreevy and Comisar have been the #1 team in Southwest Florida since 2012.
Every Georgetown fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s published documents, the Collier County Property Appraiser’s 2026 tax roll or the Southwest Florida MLS. The sources are grouped below by who issued them and numbered continuously.
The Georgetown documents below are official records, linked at the issuing clerk, foundation or legislature so you always open the current, unaltered copy: the association’s recorded Declarations, the Pelican Bay Foundation’s Declaration, bylaws, rules, FY2027 budget package and estoppel form, and the Florida statutes that govern Georgetown closings. Documents that are not public are not linked.
| Document | Issued by | Open it |
|---|---|---|
| Amended and Restated Declaration of Georgetown, 2017 (Official Records 5369/455) | Collier County Clerk, Official Records | Open the 2017 Georgetown Declaration |
| Amended and Restated Declaration of Georgetown, 2001 (Official Records 2821/218) | Collier County Clerk, Official Records | Open the 2001 Georgetown Declaration |
| Declaration of Georgetown, 1986 (Official Records 1207/901) | Collier County Clerk, Official Records | Open the 1986 Georgetown Declaration |
| Deed conveying the roadway parcel to the association, 1991 (Official Records 1632/1517) | Collier County Clerk, Official Records | Open the 1991 deed |
| Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay | Pelican Bay Foundation | Open the Foundation Declaration |
| Declaration amendment on leasing, May 28, 2019 | Pelican Bay Foundation | Open the leasing amendment |
| Amended and Restated Bylaws | Pelican Bay Foundation | Open the Foundation Bylaws |
| Rules and Regulations, December 12, 2024 | Pelican Bay Foundation | Open the Rules and Regulations |
| FY2027 Approved Budget Package | Pelican Bay Foundation | Open the FY2027 budget package |
| Estoppel Certificate, fiscal year 2027 | Pelican Bay Foundation | Open the FY2027 estoppel form |
| Resale capital assessment exemption form | Pelican Bay Foundation | Open the exemption form |
| Lease Application Packet, 2027 | Pelican Bay Foundation | Open the 2027 lease packet |
| Sign Regulations for open houses | Pelican Bay Foundation | Open the sign regulations |
| Pelican Bay PUD with ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD |
| Section 720.30851, estoppel certificates | Florida Legislature | Open section 720.30851 |
| Section 720.401, disclosure to prospective purchasers | Florida Legislature | Open section 720.401 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Georgetown. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Georgetown, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Georgetown, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
| Name | Category | Distance | Reviews |
Ratings by
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|---|---|---|---|---|
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Georgetown has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Georgetown do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Georgetown home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
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Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
