Grand Bay at Pelican Bay is 33 gated detached villas on Grand Bay Drive in Naples, a Chapter 718 condominium with cabana suites built from 1991 to 1993, where the association approves each sale. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Grand Bay is a 33-unit gated detached-villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Grand Bay at Pelican Bay is a small pocket of detached villas addressed 7900-7992 Grand Bay Dr, Naples, FL 34108, built from 1991 to 1993 and recorded as a condominium under Chapter 718, where the association looks after the cosmetic exterior, roof included, and the Pelican Bay Foundation supplies the beach, tram and Community Center.
The first thing a buyer should know is that the name is a trap. This page is about Grand Bay at Pelican Bay, and it is not Grand Bay Plaza, not St. Maarten at Grand Bay, and not the Grand Bay condominium on Marco Island, which is a different corporation (Grand Bay Condominium Association, Inc., Florida document N33965) with a declaration recorded at Official Records Book 1562, page 101. Our building is Grand Bay Condominium, Inc., Florida document N45611, filed in 1991, and everything below is read against that association’s recorded documents.
Grand Bay is a Chapter 718 condominium of 33 units, each a unit that holds one detached dwelling and one cabana bedroom suite joined by a covered entry, and it is not Coco Bay, the 33-unit gated neighborhood about a tenth of a mile away that we compare it with later. This guide is built from the declaration and instruments recorded at the Collier County Clerk, the Florida Division of Corporations filing, the Pelican Bay Foundation’s published documents and map, Florida’s statutes as they read in 2026, Collier County’s flood, zoning, school and evacuation layers, FEMA’s flood map, and a Southwest Florida MLS pull dated October 7, 2026.
If you own at Grand Bay and are thinking about a sale, start with the market snapshot and the section on the association’s approval of sales, then call Jesse. If you are buying, the section-by-section detail below will tell you whether this neighborhood fits before you tour. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
McGreevy and Comisar are the best realtor for Grand Bay at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Grand Bay read built from the recorded declaration and every closing in the MLS file.
If you’re searching for the best realtor for Grand Bay in Pelican Bay, Naples, whether you’re ready to sell your Grand Bay home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Grand Bay for a specific reason. The MLS shows eight sales in five years and none in the last 16 months, so a listing agent who prices Grand Bay off a Pelican Bay average, off the 12-month number alone, or off a stale comparable will misprice a villa by hundreds of thousands of dollars. Unlike Coco Bay next door, Grand Bay has a declaration that requires the association to approve a sale, and a buyer who learns that after signing a contract has learned it late. We price against the sales and the documents that belong to this one street.
Recent Grand Bay track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, Grand Bay has seen 0 closings in the Southwest Florida MLS (pulled October 7, 2026), so there is no 12-month median or range to report, and the newest sale in the file closed in May 2025. Over the last 24 months the MLS shows 3 closings (a small sample) at a median sold price of $4,300,000, from $3,725,000 to $4,500,000, for a total of $12,525,000. The highest-priced Grand Bay sale in five years was $4,500,000. Two homes are for sale today, listed at $3,500,000 and $5,850,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Grand Bay sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Grand Bay we also build the paperwork file before the first showing: the declaration asks the buyer to apply for the association’s approval, the buyer’s lender and insurer will ask for the association’s estoppel certificate, the Pelican Bay Foundation needs its own estoppel and collects its resale capital assessment at closing, and the declaration makes the buyer jointly liable for unpaid assessments, which is why we ask for the association’s statement on day one.
For Grand Bay buyers: the first question is what you are actually buying, because a unit here is a detached dwelling and a cabana suite with a lanai, not a lot. The second is the maintenance split: the association keeps up the cosmetic exterior and the roof’s appearance, and you own the structure, the windows, the doors and the mechanicals. The third is the stack of charges, which here runs through three bills: the association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Grand Bay address; we do.
Honors and recognition:
Selling your Grand Bay home? Get a free home valuation priced against the sales of your own design, or call Jesse direct at (239) 898-6072.
Buying a home in Grand Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Grand Bay sits on one street, Grand Bay Drive, in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. Every home sits on that street, and the county’s 2026 roll lists 33 condominium parcels on it and nowhere else, behind a single access point on Pelican Bay Boulevard.
The recorded building addresses run 7900-7992 Grand Bay Dr. Buyers searching for a street address in this neighborhood are searching that one range, and the MLS files every sale under the single subdivision name Grand Bay at Pelican Bay. The Census geocoder placed the low end of the range at about 26.2444 north, 81.8115 west and the high end at about 26.2462 north, 81.8103 west, which puts the neighborhood on the north side of Pelican Bay, a short walk from the Foundation’s beach tram.
Three other places carry the Grand Bay name and none of them is this neighborhood. Grand Bay Plaza and St. Maarten at Grand Bay are elsewhere, and neither is part of Pelican Bay. The Grand Bay condominium on Marco Island is a separate corporation with its own declaration. A title search, an insurance quote or an estoppel request that names the wrong one goes to the wrong place, so use “Grand Bay Condominium, Inc.” and the Pelican Bay address range above.
The 1991 declaration lists a guardhouse among the Common Elements, together with the roadways and the lake bottoms, and the Pelican Bay roster marks Grand Bay as gated. The 2019 declaration refers to a security guard who may keep a log of contractor violations. We found no public statement of the gate’s staffing hours or of how a guest is admitted, so ask the association what a guest and a contractor must do to enter.
The 1990 neighborhood restrictions describe the land as two pieces, 10.277 acres and 0.273 acres, for 10.550 acres in all. With 33 units on 10.55 acres, the density is 3.13 units per acre (33 / 10.55 = 3.13). Those same restrictions allowed up to 34 villas, so the neighborhood was built one unit short of its ceiling, and they provide a single access point on Pelican Bay Boulevard, which is why the whole neighborhood has one front door.
These are straight-line miles from the low end of the Grand Bay address range, computed from Census geocoded coordinates with the haversine formula. They are not drive distances, and Pelican Bay’s roads and tram routes add to every one.
| From Grand Bay to | Straight-line miles |
|---|---|
| Coco Bay (low end of its address range) | 0.10 |
| Tram Station 8 | 0.18 |
| Pelican Bay Community Center | 0.50 |
| Marker 36 restaurant | 0.78 |
| Pelican Bay Foundation office | 1.44 |
| Artis-Naples | 1.93 |
| Sea Gate Elementary | 2.32 |
| Naples Municipal Airport | 6.85 |
From the high end of the range, Tram Station 8 is 0.32 miles away and Marker 36 is 0.93.
Grand Bay is in the northern half of Pelican Bay, inside the Pelican Bay Planned Unit Development, which the county records as ordinance 04-59, and the county’s future land use layer places it in the Urban Residential Subdistrict. The fire district of record is North Collier Fire. The Foundation’s own map describes Grand Bay as located directly across the street from Bay Colony, with a short walk or bike ride to Tram Station 8.
Living in Grand Bay as a homebuyer means owning a condominium unit that holds a detached dwelling and a cabana bedroom suite, paying three bills to the association, the Pelican Bay Foundation and the Pelican Bay Services Division, and buying into a neighborhood where the association approves each sale and the sale record is thin enough that every closing matters.
You own a unit, which the declaration defines as a cabana bedroom suite and a dwelling within a perimeter shown on the recorded survey, with their exterior walls, eaves and roof overhang, the covered entry between them, the glass and screens, a trellis and screen wall, and the heating, air conditioning, water heaters, pipes and wiring that serve only that unit. The land is held in common, and each of the 33 units carries an equal one thirty-third share of the Common Elements and Common Expenses.
Three recurring bills sit on top of your mortgage and insurance. The Pelican Bay Foundation’s fiscal 2027 assessment for a condominium unit is $3,435 a year, billed to the condominium association rather than to you. The Pelican Bay Services Division’s fiscal 2027 assessment is $1,250.00. The association’s own assessment is set by its board and is not published, so ask for the current budget. The two published bills alone are $4,685 a year ($3,435 + $1,250 = $4,685).
It suits a buyer who wants a detached home with a separate cabana suite inside a gated Pelican Bay pocket, who values an association that keeps the exterior and the roof looking uniform, and who is comfortable with a board that approves each purchaser. It suits less well a buyer who plans to rent the home out often, because the declaration allows one lease in any 12 months and requires approval of each one, or a buyer who wants to add a second story, because the declaration bars second-floor additions.
Selling at Grand Bay? Get a free home valuation built on the Grand Bay sales that fit your home. Call Jesse direct at (239) 898-6072.
Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
Grand Bay at Pelican Bay sold no homes in the last 12 months, 3 in the last 24 months at a median of $4,300,000, and 8 in the last 60 months at a median of $3,842,500, according to the Southwest Florida MLS pull of October 7, 2026. No window reaches 10 closings, so every figure below is a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Each window counts a closing only if it is after the same calendar date in the earlier year, so the 12-month window runs from October 8, 2025 to October 7, 2026. Medians with an even number of sales are the mean of the middle pair.
| Window | Closings | Median sold | Range | Dollar volume | Median $/sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|---|
| 12 months | 0 | None | None | $0 | None | None | None |
| 24 months | 3 | $4,300,000 | $3,725,000 to $4,500,000 | $12,525,000 | $1,315 | 35 | 95.6% |
| 36 months | 6 | $3,862,500 | $3,600,000 to $4,500,000 | $23,775,000 | $1,242 | 31 | 93.8% |
| 60 months | 8 | $3,842,500 | $3,600,000 to $4,500,000 | $31,460,000 | $1,196 | 31 | 93.8% |
The 12-month row is empty because the newest closing in the file is dated May 2025. The 36-month window holds three more sales than the 24-month window because three sales closed between November 2023 and June 2024, and none closed between June 2024 and January 2025. All four windows are small samples, and a single sale moves a median by tens of thousands of dollars.
Because no window reaches 10 sales, here is every closing in the 60-month file, newest first. We list the street, month, price, bedrooms and baths, size and days on market, and nothing that identifies a home or an owner.
| Closed | Street | Beds and baths | Sq ft | Sold | Final list | Sold to list | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| May 2025 | Grand Bay Dr | 3 + den, 4 baths | 3,146 | $4,500,000 | $4,795,000 | 93.8% | $1,430 | 88 |
| February 2025 | Grand Bay Dr | 4 beds, 4 baths | 3,270 | $4,300,000 | $4,500,000 | 95.6% | $1,315 | 35 |
| January 2025 | Grand Bay Dr | 4 beds, 4 baths | 3,095 | $3,725,000 | $3,895,000 | 95.6% | $1,204 | 27 |
| June 2024 | Grand Bay Dr | 4 beds, 4 baths | 3,284 | $3,600,000 | $3,900,000 | 92.3% | $1,096 | 13 |
| April 2024 | Grand Bay Dr | 4 beds, 4 baths | 3,260 | $3,650,000 | $3,895,000 | 93.7% | $1,120 | 100 |
| November 2023 | Grand Bay Dr | 4 beds, 4 baths | 3,126 | $4,000,000 | $4,300,000 | 93.0% | $1,280 | 26 |
| August 2023 | Grand Bay Dr | 4 beds, 4 baths | 3,270 | $3,885,000 | $4,299,000 | 90.4% | $1,188 | 163 |
| March 2022 | Grand Bay Dr | 4 beds, 4 baths | 3,669 | $3,800,000 | $3,450,000 | 110.1% | $1,036 | 4 |
Seven of the eight closed below the final list price, by $1,924,000 in total, and one closed above it. Every sale since August 2023 closed between 90.4 and 95.6 percent of its final list price.
The 24-month median is the middle of three prices, $3,725,000, $4,300,000 and $4,500,000. The 36-month median is the mean of the third and fourth of six, $3,725,000 and $4,000,000, which is $3,862,500. The 60-month median is the mean of the fourth and fifth of eight, $3,800,000 and $3,885,000, which is $3,842,500. We publish the x.5 values as they fall and do not round them to a convenient number.
The 24-month median is $1,315 per square foot on three sales, the 36-month median is $1,242 and the 60-month median is $1,196. The spread inside the file is wide: $1,036 at the low end in March 2022 and $1,430 for the May 2025 sale. The yearly pattern is steady, from $1,036 in 2022 to $1,188 and $1,280 in 2023, $1,096 and $1,120 in 2024, and $1,204, $1,315 and $1,430 in 2025, so the top of the 2025 range is 1.38 times the 2022 sale ($1,430 / $1,036 = 1.38).
The 24-month median is 35 days on market on three sales and the 60-month median is 31 days on eight. Sorted, the eight are 4, 13, 26, 27, 35, 88, 100 and 163 days, so five sold within 35 days and three took 88 days or longer. The sale-to-list median is 95.6 percent over 24 months and 93.8 percent over 60. The three slowest sales, at 88, 100 and 163 days, closed at 93.8, 93.7 and 90.4 percent of the final list price, so waiting did not raise the price.
The 60-month file splits at 3,260 square feet. The five homes at or above 3,260 square feet have a median of $3,800,000, and the three below it have a median of $4,000,000, so the smaller homes sold for more. The $4,500,000 sale was the third smallest home in the file at 3,146 square feet, which tells a buyer that finish, plan and condition drive price here at least as much as area. The median size of the eight sold homes is 3,265 square feet.
Seven of the eight sales were four-bedroom homes, with a median of $3,800,000 (the middle sale of seven). The one three-bedroom-plus-den home sold at $4,500,000. All eight list four baths. The groups are too small to compare, and we show them so a buyer can see that the neighborhood is a one-product market.
By calendar year the MLS shows 2022 with one sale at $3,800,000, 2023 with two sales at a median of $3,942,500, 2024 with two sales at a median of $3,625,000 and 2025 with three sales at a median of $4,300,000. There were no MLS closings in 2021 inside the window or in 2026. The 2025 median is $675,000 above the 2024 median ($4,300,000 minus $3,625,000), but the 2024 median is $317,500 below 2023, so the direction depends on which year you start from.
Two homes were active in the MLS on October 7, 2026. One is listed at $3,500,000, with three bedrooms plus a den, three baths, 3,285 square feet and 55 days on market. The other is listed at $5,850,000, with four bedrooms, four baths, 3,757 square feet and 215 days on market. The median of the two list prices is $4,675,000. With no closing in the last 12 months, months of supply cannot be computed.
The $5,850,000 list price is 30 percent above the highest closing in five years ($4,500,000), and at $1,557 per square foot it sits above the highest sold figure of $1,430. After 215 days it has not found a buyer at that price. The $3,500,000 list price is 97.2 percent of the lowest closing ($3,600,000) and works out to $1,065 per square foot, which makes it the one priced near the 2022 to 2024 sales.
At eight sales in five years, the price of a Grand Bay home depends on three things at once: the design and finish, the condition of the roof structure, windows and mechanicals the owner is responsible for, and what the last two or three sales showed. We read a Grand Bay valuation as a range built from the nearest sales in size, adjusted by hand, and we label it a range because a single number would claim more precision than the data has.
Grand Bay’s county record holds 91 qualified recorded sales across 30 calendar years from 1991 to 2025, with a yearly median that rose from $622,200 in 1991 to $4,012,500 in 2025. The county file is the long view that the MLS’s 8 closings in 60 months cannot give a buyer.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The Collier County Property Appraiser’s recorded-sales file keeps the sales that the Florida Department of Revenue treats as qualified arm’s-length transactions. The table lists every calendar year with at least one qualified sale. There were none in 2006, 2008, 2009, 2013 or 2019, and the file, which runs through June 30, 2026, holds none for 2026.
| Year | Qualified sales | Median price |
|---|---|---|
| 1991 | 3 | $622,200 |
| 1992 | 14 | $724,700 |
| 1993 | 15 | $718,100 |
| 1994 | 1 | $715,000 |
| 1995 | 1 | $680,000 |
| 1996 | 4 | $712,500 |
| 1997 | 4 | $777,500 |
| 1998 | 2 | $697,500 |
| 1999 | 5 | $840,000 |
| 2000 | 2 | $963,250 |
| 2001 | 1 | $1,025,000 |
| 2002 | 1 | $1,250,000 |
| 2003 | 3 | $1,475,000 |
| 2004 | 1 | $1,520,000 |
| 2005 | 3 | $1,550,000 |
| 2007 | 1 | $1,950,000 |
| 2010 | 2 | $1,625,000 |
| 2011 | 1 | $1,250,000 |
| 2012 | 5 | $1,550,000 |
| 2014 | 3 | $1,800,000 |
| 2015 | 1 | $1,850,000 |
| 2016 | 2 | $1,837,500 |
| 2017 | 1 | $1,875,000 |
| 2018 | 2 | $1,975,000 |
| 2020 | 3 | $2,499,000 |
| 2021 | 1 | $2,950,000 |
| 2022 | 1 | $3,195,000 |
| 2023 | 2 | $3,942,500 |
| 2024 | 2 | $3,625,000 |
| 2025 | 4 | $4,012,500 |
The 30 rows sum to 91 qualified sales.
The first three years account for 32 of the 91 qualified sales (3 + 14 + 15 = 32), which is 35 percent of everything in the file. That fits the construction record: the Clerk’s index shows 27 completion amendments between November 1991 and December 1993, and the yearly median stayed between $622,200 and $724,700 through those three years. Adding 1994 to 1996 brings the total to 38 of 91, or 42 percent.
Between 1994 and 2007 the county recorded five or fewer sales in every year. The yearly median climbed from $715,000 in 1994 to $1,950,000 in 2007, which is 2.73 times ($1,950,000 / $715,000 = 2.73) over 13 years, although both ends of that comparison are single sales. The busiest year in the period was 1999 with 5 sales at a median of $840,000, and the median first passed $1,000,000 in 2001.
The file shows a drop from $1,950,000 in 2007 to $1,250,000 in 2011, a decline of 36 percent ($1,250,000 / $1,950,000 = 0.64). The 2012 median, on 5 sales, was $1,550,000, which is exactly the 2005 median. The climb after that was slow: $1,800,000 in 2014 and $1,975,000 in 2018, a gain of 9.7 percent over four years ($1,975,000 / $1,800,000 = 1.097).
The yearly median went from $1,975,000 in 2018 to $2,499,000 in 2020, $2,950,000 in 2021, $3,195,000 in 2022, $3,942,500 in 2023, $3,625,000 in 2024 and $4,012,500 in 2025. From the 2020 median to the 2025 median is a gain of 61 percent ($4,012,500 / $2,499,000 = 1.61), and from 2018 it is 2.03 times. Counting sales, 2025 is the busiest year since 2012, with 4, and the 2025 prices run from $3,000,000 to $4,500,000. The 2024 median is 8 percent below 2023, which is a reminder that two-sale years can swing.
The county and the MLS agree for 2023 and 2024, where both show two sales at the same prices. They differ for 2022 and 2025. For 2022 the county file shows one qualified sale at $3,195,000, while the MLS shows one closing on March 29, 2022 at $3,800,000. For 2025 the county file shows four sales and the MLS three. We have not matched the individual deeds, and we do not guess whether the 2022 pair is the same sale or whether the extra 2025 sale at $3,000,000 was marketed through the MLS. Where the two files disagree on a price, we publish the county deed figure and name the MLS figure once, which we have just done. We never average them, and we never compare a county price per square foot with an MLS price per square foot.
A buyer in 1992 paid a median of $724,700 for a new villa, and a buyer in 2025 paid a median of $4,012,500, which is 5.54 times the 1992 figure. The neighborhood has averaged about 3 qualified sales a year over 30 years (91 / 30 = 3.03), has never been a high-volume market after the sell-out, and its sales arrive in small clusters. A seller who expects a quick comparison pool should plan on explaining the design, the size and the condition of the structure to a buyer who has seen few comparable sales.
Grand Bay at Pelican Bay is a condominium under Chapter 718, not a homeowners association under Chapter 720. The 1991 declaration submits the land to condominium ownership, the county roll codes all 33 parcels as condominium, and the association is Grand Bay Condominium, Inc., a Florida not-for-profit corporation filed in 1991.
Paragraph 1 of the 1991 Declaration of Condominium, recorded at Official Records Book 1656, page 1245, submits the property to condominium ownership under the Florida Condominium Act, and paragraph 4 forbids time-share estates. The 2019 Amended and Restated Declaration, recorded at Official Records Book 5663, page 2116, restates the same regime. That settles it: every rule in Chapter 718 on disclosure, estoppels, fines, insurance, termination and association records applies to a Grand Bay purchase.
Florida’s Division of Corporations lists Grand Bay Condominium, Inc. as a Florida not-for-profit corporation, document number N45611, filed October 14, 1991, status active. The record shows amended and restated articles dated August 19, 2019, and an annual report filed April 8, 2026. We list no officers and no association telephone number, because neither belongs on a public sales page.
A separate corporation, Grand Bay Condominium Association, Inc. (N33965), governs a Marco Island condominium whose declaration is recorded at Official Records Book 1562, page 101, and it is not related to this neighborhood. Use “Grand Bay Condominium, Inc.” and document number N45611 in a title search, an insurance quote or an estoppel request.
Four statutes do most of the work at a Grand Bay closing. Section 718.503 requires the seller to deliver the association’s governing documents, budget and financials, and a disclosure summary, and gives the buyer a seven-day cancellation right counted without weekends and holidays. Section 718.116 caps the estoppel fee. Section 718.303 caps fines. Section 718.112 sets the structural reserve rules for buildings of three habitable stories or higher, which do not describe one-story villas.
A Grand Bay owner lives under four layers at once. The Pelican Bay master covenants come first, and the Pelican Bay Foundation’s declaration governs the community’s shared amenities. The Neighborhood Restrictions for this parcel were recorded on May 18, 1990 at Official Records Book 1529, page 2227. The condominium declaration, articles and bylaws sit at the bottom, and Section 20.3 of the 2019 declaration says the declaration controls over the articles and bylaws.
A 2023 certificate recorded at Official Records Book 6218, page 11 on February 22, 2023 adds an Article X.D to the 2019 declaration, adopted by two thirds of the unit owners at a meeting on February 9, 2023. It provides that the declaration incorporates amendments to Chapter 718 as the statute changes, which means a buyer should read the declaration together with the current statute and not the statute as it read in 2019.
Grand Bay at Pelican Bay was created by PHD Holdings, Inc., a Florida corporation, whose declaration of condominium was recorded on October 18, 1991 at Official Records Book 1656, page 1245, on land governed by neighborhood restrictions that Westinghouse Communities of Naples recorded in May 1990.
Westinghouse Communities of Naples recorded the Neighborhood Restrictions on May 18, 1990 at Official Records Book 1529, page 2227. They allowed up to 34 zero-lot-line villas on the parcel, set a minimum home size of 2,700 square feet, limited buildings to one story except for guest suites, and ran for 30 years from recording with automatic 10-year renewals. Two thirds of the dwelling units can modify them. The 30-year initial term ran out in 2020 and, as we read the restrictions, renewed automatically for ten years, so a buyer should ask the association whether any owner vote has changed that.
The developer recorded the declaration on October 18, 1991, and a Sun Bank consent of mortgagee, covering a mortgage dated January 22, 1991, followed. The plat is recorded at Plat Book 18, pages 17 and 18. The declaration describes each unit as a dwelling with its garage plus a cabana bedroom suite, with a guardhouse, roadways and lake bottoms as Common Elements.
The county roll dates the homes from 1991 to 1993, and the recorded paperwork follows that pattern. The Clerk’s index lists 27 amendments to the declaration, each recorded with a surveyor’s certificate as Section 718.104 requires, from November 14, 1991 (Official Records Book 1663, page 212) to December 22, 1993 (Official Records Book 1897, page 621). The Clerk’s labels for those amendments are inconsistent, with one number repeated and one out of order, so we count them by their recording dates and not by their titles.
On January 29, 1992, Collier County recorded Resolution 92-48 at Official Records Book 1682, page 1333, which divided the parcel’s special assessment into 33 separate per-unit accounts. We do not state any amount, because the resolution is a record of how the county billed the first owners, not of what a current owner pays.
The record after the build-out is short and specific. The table lists what we found at the Clerk, in date order.
| Year | Instrument | What it did |
|---|---|---|
| 1990 | Neighborhood Restrictions, OR 1529, page 2227 | Set the 34-villa ceiling, 2,700 square foot minimum and one-story rule |
| 1991 | Declaration of Condominium, OR 1656, page 1245 | Created the condominium and its 33 units |
| 1991 to 1993 | 27 completion amendments | Added each unit to the condominium with a surveyor’s certificate |
| 1992 | County Resolution 92-48, OR 1682, page 1333 | Split the special assessment into 33 per-unit accounts |
| 2008 | Amendments to the declaration and bylaws, OR 4379, pages 1371 and 1382 | Added an 80 percent voting rule for exterior alterations and moved the annual meeting date |
| 2008 | Bill of sale, OR 4413, page 1320 | Indexed under the association’s name as a transfer of fire and irrigation facilities |
| 2019 | Amended and Restated Declaration, Articles and Bylaws, OR 5663, page 2116 | Replaced the 1991 and 2008 documents |
| 2023 | Certificate of amendment, OR 6218, page 11 | Added Article X.D, which follows Chapter 718 as amended |
Grand Bay’s homes date from 1991 to 1993, a few years earlier than Coco Bay’s, and the master developer’s restrictions date from 1990, before the first home was built. The neighborhood restrictions describe the land as part of the Pelican Bay Unit Fourteen plat and a small piece of Unit Two. That is why a Grand Bay owner’s rights depend on documents written in 1990 and 1991 and rewritten in 2019.
Grand Bay at Pelican Bay recorded 0 closings in the last 12 months and 8 in the last 60, with two homes for sale today, so a seller’s price rests on a handful of sales and on the paperwork. Start with a free home valuation priced against the closest Grand Bay sales, or call Jesse direct at (239) 898-6072. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price from the recorded sales, not from the list price next door.
The Grand Bay homes are detached villas, each paired with a cabana bedroom suite under a covered entry, with heated areas on the county roll from 3,045 to 3,544 square feet and a median of 3,181. The MLS shows four bedrooms and four baths in seven of the eight sales in five years.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The county’s 2026 roll lists 33 condominium parcels in Grand Bay, all built from 1991 to 1993, with heated area from 3,045 to 3,544 square feet and a median of 3,181. The range is narrow, about 16 percent of the median ($3,544 minus $3,045 = 499, and 499 / 3,181 = 0.157). Every home is at least 345 square feet above the 2,700 square foot minimum in the 1990 restrictions.
The eight sold homes range from 3,095 to 3,669 square feet in the MLS, with a median of 3,265. The roll and the MLS measure living area differently, and two MLS figures, 3,669 and 3,757, are larger than the roll’s biggest home at 3,544. Buyers should treat any single size as a claim to verify against the plans and the county’s record, and we do not compare county and MLS prices per square foot.
Every unit pairs a detached dwelling with a cabana bedroom suite, linked by a covered entry that is not air conditioned and a wall, plus a covered loggia. The 2019 declaration treats the entry as part of the unit and gives the association the job of keeping its exterior appearance. For a buyer, the practical question is how the cabana was finished and whether any change to it had the approvals the declaration requires.
The 1990 restrictions limited buildings to one story, with guest suites allowed two, and the 2019 declaration bars second-floor additions. We found no building taller than that in the documents. That is why the three-habitable-story rules for milestone inspections and structural reserve studies do not describe Grand Bay, a point we return to in the milestone section.
The restrictions required at least two parking spaces per unit, and each dwelling includes its garage. The 2019 declaration requires garage doors to be kept closed, bars garage sales, forbids converting the garage to living area and asks owners to park one passenger vehicle in it.
The 1991 declaration allows each owner to build a patio or lanai at the rear of the unit, extending no more than ten feet, within a Limited Common Element, and the 2019 declaration refers to the owner’s courtyard and to pools, spas and fountains built within the unit’s perimeter. A buyer should ask for the permits on any of them.
A unit at Grand Bay is the dwelling and the cabana bedroom suite inside a perimeter shown on the recorded survey, including their exterior walls, eaves and roof overhang, the covered entry, the glass and screens, and the equipment that serves only that unit, while the land, roadways and lake bottoms are Common Elements.
The 2019 declaration lists what belongs to the owner: the cabana bedroom suite and dwelling, any covered or uncovered area inside the perimeter, the utility pipes, wires and equipment serving only that unit from the meter inward, all glass and screening, the trellis and screen wall, any pool, spa or fountain the owner builds, the covered entry with its roof and doors, and the air conditioning, water heaters and mechanical systems serving only that unit even if located outside the perimeter.
The exterior wall of a neighboring unit that inadvertently crosses the line is not yours, and neither are the pipes, wires and conduits that bring utilities to the unit’s meter or control valve. The association handles those on the supply side.
The 1991 declaration assigned the driveway and open areas adjacent to each unit, and the rear patio or lanai area, as Limited Common Elements, which means the owner has exclusive use but the association controls what may be built. The patio or lanai is limited to ten feet from the rear of the unit.
Section 6.1 of the 2019 declaration gives each of the 33 units an equal undivided share of the Common Elements, one thirty-third, and the Common Expenses follow, so a 3,500 square foot home and a 3,100 square foot home carry the same share of the association’s budget. Section 19.5 of the 2019 declaration says unit size and share cannot change without every owner and the mortgagee agreeing, with a narrow exception for approved exterior changes.
Each completion amendment carries a surveyor’s certificate that the unit was built as shown. If you are buying a home that was altered after 1993, compare the recorded survey with what you see on the ground, and ask whether the changes were approved.
A simple test: if a part of the home serves only that home and sits inside the perimeter, it is probably yours to maintain, and the association’s job is the cosmetic exterior and the Common Elements. The exception is the roof, whose appearance the association keeps up even though the structure is yours, which the maintenance section explains.
Selling at Grand Bay? Get a free home valuation that reads your plan and finish, or Call Jesse direct at (239) 898-6072. Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
A Grand Bay home carries Pelican Bay Foundation membership, which brings nearly three miles of beach, a tram with a stop 0.18 straight-line miles from the neighborhood, a Community Center and a racquets program, while the condominium itself adds a guardhouse and roadways owned as Common Elements rather than a clubhouse.
The Foundation describes nearly three miles of beach with attendants, showers, restrooms, accessible ramps and beach wheelchairs, open daily from 9 a.m. to sunset, reached by a quick tram ride or a stroll. The Foundation’s dining page lists Marker 36 at the north end, the Sandbar at the south end and The Nest, so a Grand Bay owner can reach lunch on the sand without a car.
The Foundation’s tram runs along a raised berm through a conservation area, with boardwalks through the mangroves, eight stations and more than 900,000 trips a year. The Foundation’s own map says Grand Bay residents enjoy the short walk or bike ride to Tram Station 8, which it places near Montenero and across the street from Coco Bay, with a north parking lot that gives access to the beach and to Marker 36. Our straight-line check agrees: Station 8 is 0.18 miles from the low end of the Grand Bay address range and 0.32 from the high end.
The Community Center offers an art studio, card rooms, meeting spaces, Bridge and Mahjong groups and community events. It is 0.50 straight-line miles from the low end of Grand Bay, the closest of the Foundation’s main facilities.
The Foundation lists 18 Har-Tru courts at two locations and a new Racquets Center in the adjacent Pelican Bay Community Park, with 8 Har-Tru courts and 20 pickleball courts, of which 3 tennis courts and 10 pickleball courts are designated for members. A buyer who plays should ask the Foundation how membership use of the park courts is scheduled.
Artis-Naples is 1.93 straight-line miles from the low end of Grand Bay, and the Foundation office is 1.44. The Foundation’s realtor page describes the community as 6,500 residences in 95 associations with 88 acres of parks, so the shared amenities are spread across a large membership.
Inside Grand Bay the Common Elements are the roadways, the guardhouse and the lake bottoms, with the driveways and rear lanai areas assigned to units as Limited Common Elements. Section 11.14 of the 2019 declaration bars swimming and motorboats in the lakes, so the water is a view and not a recreation area.
The Foundation issues ID cards to owners, with Tram Station 4 at the Commons listed on its map as the place for ID cards and guest passes. A Realtor Guest Card is a one-day pass that a realtor orders online in advance and uses while accompanying clients. The Foundation charges a $500 seller fee for each ID card not returned at closing, so return them.
The published fees at Grand Bay at Pelican Bay total $4,685 a year before the association’s own assessment: $3,435 to the Pelican Bay Foundation and $1,250.00 to the Pelican Bay Services Division for fiscal 2027. The association’s own assessment is set by its board, billed quarterly or monthly and not published.
The Foundation’s estoppel form for fiscal 2027 shows an annual assessment of $3,435, made up of operating $2,180, replacement reserve $497 and bulk media $758 ($2,180 + $497 + $758 = $3,435). Quarterly that is $858.75, which is $545.00 operating, $124.25 reserve and $189.50 media.
The Foundation’s budget package lists fiscal 2026 at $3,295. It describes fiscal 2027 as a 4.2 percent increase in total, with operating up 4.6 percent, the reserve up 29.4 percent and bulk media down 8.5 percent, across 7,227 units. The change from $3,295 to $3,435 is $140 a year, or $11.67 a month.
The Assessment Analysis in the budget package lists the per-unit totals for the recent past.
| Fiscal year | Foundation assessment |
|---|---|
| 2019 | $2,460 |
| 2020 | $2,396 |
| 2021 | $2,392 |
| 2022 | $2,420 |
| 2023 | $2,684 |
| 2024 | $2,944 |
| 2025 | $2,675 |
| 2026 | $3,295 |
| 2027 | $3,435 |
The 2026 figure is 23.2 percent above 2025 ($3,295 / $2,675 = 1.232), the 2027 figure is 43.6 percent above 2021 ($3,435 / $2,392 = 1.436) and 39.6 percent above 2019 ($3,435 / $2,460 = 1.396). The year 2025 was the only drop in the table, 9.1 percent below 2024 ($2,675 / $2,944 = 0.909).
The Pelican Bay Municipal Services Taxing and Benefit Unit, which Collier County calls the Pelican Bay Services Division, shows a fiscal 2027 assessment of $1,250.00 on the county’s page, made up of $789.07 for operations and maintenance and $460.93 for capital and projects ($789.07 + $460.93 = $1,250.00), which is $104.17 a month. We publish no earlier figure and make no comparison to prior years.
The association’s assessment is the line a buyer cannot read online. The 2019 bylaws set the fiscal year on the calendar, allow assessments to be billed quarterly or monthly, and require a reserve for items that cost more than $10,000, such as the roof, painting and paving. The amount is member-only, so the contract’s association-documents review period is where you learn it.
The Foundation charges a resale capital assessment of $15,000 to the buyer for deeds recorded on or after October 1, 2026, up from $10,000 before that date. The Foundation offers a one-time exemption for a Pelican Bay owner-resident moving within the community, with a $1,000 processing fee and the form physically received 7 calendar days before closing, available once per lifetime. The Foundation’s realtor page describes a 3.5 percent annual escalator from October 1, 2027, which would make the charge $15,525 ($15,000 x 1.035 = $15,525).
Section 6.8 of the 2019 bylaws says the association may levy re-sale capital assessments “as set forth in the Declaration.” The declaration pages we read state no amount, so we cannot tell you whether the association charges one. Ask the association in writing, before you sign.
The Foundation charges the seller $250 for the estoppel, plus $100 if the seller asks for expedited delivery within 3 business days, and $500 for each ID card not returned. Section 718.116(8) caps the association’s own estoppel fee at $250, with $100 more to expedite within 3 business days and $150 more when the account is delinquent. As we read the state’s current adjusted caps, those figures are $299, $119 and $179, so ask which amount applies.
For condominiums, the Foundation’s estoppel text says the Foundation bills the condominium association for condominium units. Section 6.6 of the 2019 declaration ties the units to the Foundation and the Services Division. How the association spreads that charge across its 33 owners is a budget question, so ask for the budget line.
Grand Bay at Pelican Bay owners pay through three layers: Grand Bay Condominium, Inc. for the buildings’ appearance and the common areas, the Pelican Bay Foundation for beaches, tram and the Community Center, and the Pelican Bay Services Division for operations, maintenance and capital projects, each with its own board and budget.
| Layer | What it covers | Fiscal 2027 amount | How billed |
|---|---|---|---|
| Grand Bay Condominium, Inc. | Cosmetic exterior and roof appearance, roadways, guardhouse, insurance, reserves | Not published | Quarterly or monthly under the bylaws |
| Pelican Bay Foundation | Beaches, tram, Community Center, community amenities | $3,435 per unit | Billed to the association |
| Pelican Bay Services Division | Operations and maintenance, capital and projects | $1,250.00 | County assessment |
The last row is the one most buyers overlook, because it comes from the county and not from an association.
Section 6.6 of the 2019 declaration says the Foundation and the Services Division manage the community’s areas outside the condominium and that each unit owner is a member of the master association. The declaration therefore told owners in 2019, as the 1991 declaration told the first buyers, that these obligations exist outside the condominium’s own budget.
The association’s lien rights are in Section 10 of the 2019 declaration, and its late charges are in the bylaws. The Foundation and the county have their own collection tools, and we do not summarize them here because we did not read those instruments for that purpose. Treat each layer as a separate creditor and pay them separately at closing.
The two published layers are $4,685 a year ($3,435 + $1,250). Add the association’s budget line to that, and add property tax and insurance, to see your own cost of ownership. Over 12 months of ownership, the Foundation line alone is $286.25 a month ($3,435 / 12 = 286.25) and the Services Division line is $104.17 a month, together $390.42 a month ($4,685 / 12 = 390.42).
Against the 60-month median price of $3,842,500, the two published bills are 0.12 percent of the price a year ($4,685 / $3,842,500 = 0.0012), and the $15,000 resale capital assessment is 0.39 percent of it once at closing. Those are small beside property tax and insurance, which is why the association’s own line is the one to read hardest.
Selling at Grand Bay? Get a free home valuation that nets out the layers, or Call Jesse direct at (239) 898-6072. Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
The 2019 Grand Bay declaration lets the association levy general, special, specific and capital improvement assessments, secure them with a lien that relates back, charge interest and a late fee, and fine owners after notice and a hearing before a committee of non-board members. A buyer becomes liable for unpaid assessments.
Section 10 of the 2019 declaration provides for general assessments, special assessments, specific assessments against one unit and capital improvement assessments. Section 8.5 lets the board approve capital additions to the common property of up to $25,000 in a fiscal year without a vote of the members.
Under the declaration, an assessment unpaid after 10 days bears interest at the highest lawful rate, with a late fee of the greater of $25 or 5 percent. The bylaws state the rate as 18 percent or the maximum the law allows, and the same late fee, and they allow installments quarterly or monthly on 14 days’ notice. The two documents describe the rate a little differently, and Section 20.3 of the declaration says the declaration controls.
Unpaid assessments are secured by a lien that relates back to the date the declaration was recorded, and the association may accelerate the balance of the year’s assessments once a lien claim is filed. Florida’s Section 718.116 and Section 718.121 govern how the lien works, and a buyer should read them with the declaration.
Under the declaration, a new owner is jointly and severally liable with the former owner for assessments unpaid at the time of transfer. The buyer’s protection is the estoppel certificate, which the declaration says the association gives within 10 days at the statutory maximum fee.
Fines require notice and a hearing before a panel of three people who are not board members, with 14 days’ notice under the bylaws. Section 718.303 limits a fine to $100 per violation and, for a continuing violation, to $1,000 in the aggregate. The declaration’s separate rule for contractor work, discussed in the architectural review section, uses a warning, then $25 a day, then $100 a day.
Section 12.2 makes legal fees for compelling compliance a specific assessment and a lien against the unit if unpaid on demand, and gives the prevailing party in a dispute its attorney fees. Section 12.3 allows suspensions as well as fines, within what Section 718.303 permits, and Section 12.4 allows injunctions.
Ask for the current budget, the reserve schedule, any special assessments voted or planned, the delinquency rate and any pending litigation. Those answers decide whether the association’s own line is stable.
The 2019 Amended and Restated Declaration of Condominium for Grand Bay runs from Official Records Book 5663, page 2116 and covers submission, definitions, maintenance, assessments, occupancy, sales approval, insurance, reconstruction, termination and amendment in 21 sections, with the articles and bylaws recorded behind it. This section walks through it.
The declaration restates the submission of the land to condominium ownership under Chapter 718 and the name of the condominium. The land is the roughly 10.5 acres described in the neighborhood restrictions, and the recorded plat is at Plat Book 18, pages 17 and 18.
Section 4 defines the unit (Section 4.19), the cabana bedroom suite (Section 4.32), the guest and the other terms the rest of the document uses. The unit definition is the one a buyer should read twice, because it decides who maintains the pipes, glass and air conditioning.
Section 5 identifies the 33 units by number on the recorded survey, ties the unit boundaries to Section 4.19 and defines the Limited Common Elements in Section 5.3. It also provides that utility lines serving more than one unit are Common Elements even when they sit inside a unit.
Section 6.1 gives each owner an equal undivided share of the Common Elements, and Section 6.2 lists what comes with a unit, including membership in the association and in the master association and Foundation. Section 6.6 explains that the Foundation and the Services Division manage the community areas outside the condominium. It is the section that puts the Foundation’s fees in front of a Grand Bay owner.
Section 7 lists the Common Elements, the easements for utilities and for access over the streets and walks, and the rule against partition of the undivided shares.
Section 9 names Grand Bay Condominium, Inc. as the operating entity, allows it to hire a licensed manager or management company, makes the owners the members and lets the board act without an owner vote unless the Act or the documents require one.
Section 8 is the longest operating section. Sections 8.1 and 8.2 split maintenance between the association and the owner, Sections 8.3 and 8.4 set up architectural review, Section 8.5 covers capital additions, Section 8.6 lets the board require upgrades on transfer, Section 8.10 covers shutters and Section 8.12 limits major work to a May to October season.
Section 10 covers assessments, the lien, interest, the late fee, acceleration, joint liability of a new owner and the estoppel. Our assessments section above walks through it.
Section 11 requires one-family use, bars businesses and public lodging and sets the leasing, pet, parking, sign, antenna, garage and lake rules that later sections of this page describe one at a time. Section 11 also limits an owner and affiliates to two units.
Section 12, titled Compliance and Default, makes an owner liable for repairs caused by the owner’s neglect to the extent insurance does not pay, gives the prevailing party in a dispute its attorney fees, authorizes fines and suspensions under Section 718.303 and allows injunctions and, if the board decides it is necessary, eviction under Chapter 83.
Section 13, titled Maintenance of Community Interests, is the section that sets Grand Bay apart from Coco Bay. A sale, lease, gift, devise or inheritance needs the association’s approval, with a sale to another unit owner exempt. The approval section below covers it.
Section 14 sets who insures what, and Section 15 sets who rebuilds. The insurance section below covers both.
Section 16 deals with condemnation, Section 17 with termination under the Condominium Act and Section 18 with mortgagee rights. The termination section below covers Section 17.
Section 19 sets the amendment vote, Section 20 contains general provisions including the rule in Section 20.3 that the declaration controls over the articles and bylaws, and Section 21 disclaims the association’s liability for security. A guard or a gate is a convenience, not a guarantee.
The articles and bylaws are recorded behind the declaration. The bylaws set a board of five directors on staggered two-year terms, a majority of the voting interests as a quorum, proxies valid for up to 90 days, a calendar fiscal year, reserves for items over $10,000 and an annual financial report within 90 days of year-end.
At Grand Bay the association maintains the common elements and the cosmetic appearance of the exterior surfaces, including the roof, of each dwelling and cabana, while the owner is responsible for structure and function, the mechanical systems, the windows and doors, and the landscaping inside the unit boundary.
Section 8.1 and 8.2 give the association the Common Elements and the cosmetic appearance of the exterior surfaces of the dwelling and cabana, including the roof, the covered entry, the connecting wall and the door. The declaration says the association has no responsibility for structure or function. The association also maintains utility lines from the source to each unit’s meter.
The owner maintains the structure and function of the unit, the heating and air conditioning, the plumbing and wiring beyond the meter, the windows and doors and the landscaping inside the unit boundary, and pays to insure what the association does not insure.
A roof has an appearance and a structure. The declaration gives the association the appearance, which in practice means the cosmetic upkeep of the surface, and leaves the structure to the owner. A buyer should ask who paid for the last roof replacement, what the roof’s age is and whether the association’s reserve schedule includes roof work, because the bylaws list roofs among the reserve items over $10,000.
Pipes, wires and conduits that serve only one unit from its meter or control valve are part of that unit, and the owner maintains them, including the portion of the sewer pipe inside the unit or the Limited Common Element next to it. Lines on the supply side of the meter are the association’s under Section 8.1.
Landscaping inside the unit’s perimeter is the owner’s, which includes the courtyard, but landscaping along the exterior boundary next to Common Elements or Limited Common Elements is not. The 2019 declaration’s design rules, such as the nine-foot height limit on courtyard arbors, apply to anything the owner adds.
At Grand Bay the association carries property insurance, including windstorm, on the common property and on the units as originally installed, plus liability, workers’ compensation, fidelity, directors and officers and flood coverage where federally required, while owners insure contents, liability and their own alterations. The board may require owners to insure their units.
Section 14 provides that the association carries all-risk property insurance on the condominium property outside the units and on the units as initially installed under the original plans, excluding floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, cabinets, countertops and window treatments. It also carries liability, workers’ compensation, flood insurance where federally required, fidelity coverage and directors and officers coverage. Premiums are General Common Expenses.
Owners insure contents, personal liability and their own alterations. The declaration also provides that the board, by unanimous vote, may require owners to insure their units, citing Section 718.111(11). Whether the board has done so is not a public record we found, so ask. A condominium unit-owner policy under Section 627.714 can also cover loss assessments.
Under Section 14.7B, insurance proceeds go first to the common elements and then to the units. If proceeds fall short, the shortfall is assessed to all owners as a common expense only where the association is required to carry insurance for that damage. Otherwise the owner whose part was damaged pays. Section 14.8 requires deposits within 30 days of receiving proceeds.
Under Section 15.1, the association rebuilds the portions it insures or must maintain and the owner rebuilds the rest, and the board may elect to have the association rebuild everything. If the damage is less than very substantial, Section 15.2 makes repair mandatory and allows a special assessment without an owner vote. Section 15.6 requires rebuilding to the original plans or to plans approved by the board and three quarters of the units.
Section 15.3 defines very substantial damage as damage that leaves at least three quarters of the units uninhabitable within one year. For that case, the section sets a vote path when the special assessment needed would exceed half of the annual budget, and Section 15.5 gives time limits for substantial work to begin and finish.
Section 8.10 lets the board set a standard shutter. Approved permanent shutters that enclose a lanai, in a matching color, may stay closed. Other shutters may go up only after a hurricane watch and must come down within 10 days. Section 718.113 governs hurricane protection by statute.
Ask for the master policy’s declarations page, the windstorm deductible, whether the board has required owners to carry unit coverage, the association’s claims history and the owner’s own insurance quote with the address’s flood zone. Those answers decide your real cost.
Selling at Grand Bay? Get a free home valuation that reflects your roof and mechanicals, or Call Jesse direct at (239) 898-6072. Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
Exterior changes at Grand Bay need the approval of two thirds of the whole board, and the biggest changes, such as resizing the cabana suite, changing front windows or doors, or extending the rear wall, also need the architectural committee and 80 percent of the members who vote. Major work may be done only from May 1 to October 31.
Section 8.3 lets the board form an Architectural Review Board of directors and non-directors. Applications go in at least five days before a regular meeting with plans, and the committee has 30 days to approve or deny, with reasons stated in any denial. Section 8.4 requires a two-thirds vote of all directors for an exterior alteration.
Three kinds of change need a resolution of the committee and the board and the approval of at least 80 percent of the members who cast a vote: any change in the size of the cabana bedroom suite, any change in the size or location of front windows or in front doors, garage doors and cabana doors, and extending the rear wall of the dwelling into the 10-foot patio deck or enclosing that area. The 2008 amendments added an 80 percent voting rule for exterior alterations, and the 2019 declaration carries one forward.
Section 8.4 sets specific standards. Courtyard arbors and structures may not exceed nine feet, must be white if visible from the street or the rear, and must sit at least four feet from the Grand Bay Drive wall. Solar panels must sit on the flat roof, not the pitched tile roof, and must not be visible from the street or a neighbor. Owners must install a wood or aluminum louvered shutter on the cabana’s street-side window to match the others. No visible air conditioning units may be added on flat roofs, and window coverings visible from outside must be white or nearly white.
The same section says no second-floor additions are permitted. Together with the 1990 restrictions’ one-story limit, that closes the door on a vertical expansion, so a buyer who wants more space must look to the cabana or the rear wall, both of which need the 80 percent vote.
Section 8.12 allows major construction only between May 1 and October 31, and only Monday through Saturday from 8 a.m. to 5 p.m. Plans must be sealed by an architect. Contractors may not block the street, may park only in the owner’s driveway or on the designated side of the street, and must have written permission from a neighbor before using that neighbor’s driveway. Port-a-potties and construction equipment must be gone by October 31 or placed inside the unit, so there is no visible construction from November 1 to April 30.
An owner or contractor who violates the work rules first gets a warning. A second violation carries a fine of $25 a day for each day the violation continues, and after that the fine rises to $100 a day, within the limits of Section 718.303. Owners answer for their contractors, and the board may direct the security guard to log violations.
Section 8.4 grandfathers any exterior improvement that the association properly approved before the 2019 declaration. It also requires owners to fix any violation to the satisfaction of the committee and the board before a sale, and Section 8.6 lets the board require upgrades, such as new water supply lines and smoke detectors, as a condition of approving a transfer.
Section 8.4 lets the board adopt specifications for electric vehicle charging equipment and requires the owner to obtain the board’s written consent before installing it.
Section 8.5 lets the board approve capital additions to the common property up to $25,000 in a fiscal year without a vote of the members, and anything above that needs a majority of the voting interests present at a members’ meeting.
The Grand Bay declaration has no expiration date that we found, so it runs until the condominium is terminated; Section 19 allows amendment by two thirds of the total voting interests, and Section 17 allows termination only as the Condominium Act provides. The neighborhood restrictions run on a separate 30-year clock with 10-year renewals.
Section 19.1 lets the board or a petition from one quarter of the units propose an amendment, Section 19.2 puts it to a vote at the next annual meeting that can still be properly noticed, and Section 19.3 requires approval by two thirds of the total voting interests. The recorded amendments show the process in use: the 2008 amendments, the 2019 restatement adopted by two thirds at an April 2019 meeting, and the 2023 certificate adopted at a February 2023 meeting.
Under Section 19.3 the board may correct scrivener’s errors and restate the documents to consolidate amendments that members or the board already adopted, at a duly noticed board meeting. The board cannot change the substance without the vote.
Section 19.5 says no amendment may materially change a unit’s configuration or size, alter its appurtenances or change its share of the expenses and surplus unless every record owner of the unit and any institutional mortgagee consents in writing, with the exception for approved exterior changes in Section 8.4. Section 18.1 also requires mortgagee consent to an amendment that would materially decrease an owner’s share of the Common Elements.
Section 20.2 of the 2019 declaration tied the document to the Condominium Act “as it exists on the date hereof.” The 2023 certificate adds Article X.D, which as we read it makes the declaration follow Chapter 718 as the legislature amends it. A buyer should read the declaration alongside the current statute and ask counsel about any provision where the two might differ.
Section 17.1 says the condominium may be terminated at any time as the Condominium Act provides, and that if a plan of termination would leave a mortgage lien less than fully satisfied, every affected mortgagee must approve it. Section 718.117 sets Florida’s termination rules, and a buyer who cares about termination should read it.
The 1990 restrictions run 30 years from recording with automatic 10-year renewals, and two thirds of the dwelling units can modify them. Because the restrictions bind the land and not the condominium alone, any change needs that vote as well as the condominium’s own process.
Since the 2008 amendments the record shows three rounds of change in 15 years, each with a specific subject: voting rules for exterior alterations and the meeting date, a full restatement, and a clause aligning the documents with the statute. Nothing in the record we read changes the one thirty-third shares or the unit boundaries.
Selling at Grand Bay? Get a free home valuation that accounts for the approvals your changes needed, or Call Jesse direct at (239) 898-6072. Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
Grand Bay at Pelican Bay is not a 55-plus community: nothing in the 1991 declaration, the 2019 restatement, the 2023 amendment or the 1990 neighborhood restrictions that we read restricts ownership or occupancy by age, and Section 11.5 addresses the supervision of children, which presumes they may live here.
Section 11.5 of the 2019 declaration says children must be closely supervised at all times by an adult so that they do not injure themselves or become a source of annoyance to other residents. A rule that supervises children presumes that children live in the community.
We read the use restrictions in Section 11, the transfer provisions in Section 13 and the amendments recorded since 1991 and found no clause setting a minimum age for owners or occupants. The good-cause grounds for disapproving a transfer in Section 13.2 do not include age either. A buyer who needs certainty should ask the association in writing.
A family with children can read the school assignments in the schools section below, which come from Collier County’s lookup for three Grand Bay addresses.
Grand Bay owners can lease, but Section 11.4 of the declaration allows no more than one lease in any 12-month period, requires each lease to run at least 30 days, bans short-term rental platforms and requires the association’s advance written approval of every lease and renewal, with a background report at the applicant’s cost.
No unit may be leased more than once in any 12-month period, and no lease may run less than 30 days. The 1990 neighborhood restrictions set a floor of 21 days and three leases a year, and the condominium’s rule is stricter. Coco Bay next door allows two leases a year with a 90-day minimum under its 2017 amendment, so a rental investor weighing the two should compare the rules as well as the prices.
All leases require the association’s advance written approval under Section 13. The owner gives notice with the lessee’s name, the information the association reasonably requires and an executed copy of the proposed lease. The board has 15 days to approve or disapprove, may require a personal interview, and delivers an approval certificate to the lessee.
The association may require a confidential background report on every applicant and occupant over 18, at the applicant’s cost, for a new lease, a renewal or an extension. Renewals and extensions count as new leases. The association may charge a processing fee up to the legal maximum, may charge a separate fee for each person who intends to occupy the unit except that a married couple pays one fee and minor children pay none, and may charge no fee for renewing a lease with the same lessee other than the background check.
Leasing means occupancy by anyone other than the owner for any consideration, whether payment of money or an exchange of goods or services, and whatever the arrangement is called. The declaration names Airbnb, VRBO and similar platforms as prohibited, and it bars any advertisement suggesting that the unit can be rented for fewer than 30 days or more than once in 12 months. The association may send the provision to the publisher of an offending listing.
A guest staying fewer than 30 days without the owner present must complete the association’s information sheet, and a guest staying more than 30 days without the owner needs the same approval as a lessee. Approved lessees may not have guests stay in the unit when the lessee is away.
Section 11.6 prohibits pets in rented or leased units. A landlord who wants a tenant with a dog is out of luck at Grand Bay, which narrows the pool of tenants.
Every lease is deemed to name the association as the owner’s agent to terminate a lease and evict a tenant under Chapter 83 for breach, and owners and tenants are jointly and severally liable for fines and for the association’s fees. If an owner is delinquent, the association may require the tenant to pay rent to it, as Section 718.116 allows.
The Foundation publishes a lease application packet for fiscal 2027 and a 2019 leasing amendment recorded at Official Records Book 5634, page 1101. We did not summarize those documents, and a landlord should read both, because a lease at Grand Bay has to satisfy the condominium and the Foundation.
A 30-day minimum, a one-lease limit per 12 months and an approval requirement for every lease rule out nightly and weekly rentals. Grand Bay is not a vacation-rental investment, and an owner who plans to rent should expect one tenant a year at most.
Grand Bay allows a maximum of two typical household pets per unit under Section 11.6, bans exotic pets, pit bulls and any dog deemed dangerous under Collier County Ordinance 2018-33, requires leashes outside the unit, and prohibits pets entirely in rented or leased units. The board decides what counts as a nuisance.
Section 11.6 calls keeping pets a privilege and sets a maximum of two typical household pets per unit. Keeping animals for breeding or farming is prohibited, and exotic pets such as snakes and reptiles are prohibited.
Pit bulls and any other dog that is deemed dangerous under Collier County Ordinance 2018-33, as amended, are not allowed on the condominium property. A buyer with a dog of a restricted type should ask the association before signing.
Pets must be leashed and under control outside the unit, owners must remove messes immediately, and pets may not be left unattended on screened porches, lanais or balconies. The board designates areas for pet use.
A pet that is vicious, aggressive or unreasonably noisy is not permitted. If the board decides a pet has become a nuisance, it gives written notice and the pet must leave the property within three days of receiving it. The board has sole discretion on whether a pet is dangerous, vicious or a nuisance.
Anyone who keeps a pet agrees to indemnify and hold the association and the other owners harmless from any loss or claim arising from the pet.
Because Section 11.6 prohibits pets in rented units, an owner who rents the unit may not allow the tenant to keep a pet, and an owner who plans to lease later should plan for pet-free tenants.
Grand Bay buyers are most often surprised by a ban on For Sale and Open House signs without written approval, a prohibition on overnight roadway parking, garage doors that must stay closed, white window coverings visible from outside, and satellite dish limits. Each comes from the declaration and can be checked against the current rules.
Section 11.9 bars For Sale, For Rent and Open House signs, and any other sign, anywhere on the property without the association’s advance written approval, including in a window, a vehicle or a lanai. Lockboxes at the unit’s entry for realtors are expressly allowed, so a Grand Bay listing is marketed through the MLS, video, photography and our qualified-buyer database and not by a lawn sign.
Section 11.7 bars overnight parking in unpaved areas and in the roadway. Trailers, boats, recreational vehicles, campers, disabled vehicles, commercial vehicles and vehicles with expired tags may be kept only in an enclosed garage. The section limits trucks, rules out vehicles longer than 35 feet inside Grand Bay, allows motorcycles only if kept in an enclosed garage and lets the association tow or boot a violator. Vehicle repairs are not allowed, with exceptions for washing, battery charging and flat tires.
Section 11.12 says the garage is for permitted vehicles and a reasonable amount of typical garage items, and the owner must be able to park one passenger vehicle in it at all times. There are no garage sales, no conversion to living area, and garage doors stay closed except for entry and exit.
Section 8.3 requires window and door coverings visible from the exterior, including draperies, shades and reflective film, to be white or nearly white. The board may make rules on appearance.
Section 11.11 prohibits satellite dishes and antennas on the common property except as federal law permits.
Section 8.11 lets the association require owners to take certain steps before a vacancy of more than 30 days, as its rules state, which matters for seasonal owners who leave in summer. Section 8.10 also asks an owner who will be away in hurricane season to clear the lanai of furniture and potted plants and to name a responsible firm or person to care for the unit.
Section 8.9 lets the association supply pest control around the units as a common expense, while pest control inside a unit is the owner’s. Section 8.8 gives the association an irrevocable right of access to the units as the Condominium Act provides.
Section 8.7 makes an owner liable for damage that a defect or malfunction in the owner’s unit causes to other units or the common elements, and it creates a rebuttable presumption of negligence when the owner fails to perform the board’s list of precautionary duties.
The declaration allows a maximum of two units per owner or affiliate, bars businesses and public lodging, and says the unit may be occupied by one family. It also refers to the master documents and to the 1990 neighborhood restrictions, which add their own rules.
Grand Bay Condominium, Inc. is governed by a board of five directors on staggered two-year terms, elected at an annual members’ meeting held in Collier County. A majority of the voting interests is a quorum, proxies are limited to 90 days, and owner-association disputes go to mandatory non-binding arbitration before suit.
The bylaws provide for five directors elected for staggered two-year terms. The board acts for the association without an owner vote except where the Condominium Act or the documents require one, and the officers and directors owe the owners a fiduciary duty.
An annual meeting takes place in each calendar year. A quorum is a majority of the voting interests, and at a reconvened meeting it drops to 25 percent. Members may vote in person or by proxy, and a proxy is valid only for the specific meeting and lawful adjournments, never for longer than 90 days.
Section 9.3 lets the association hire a licensed manager or a management company to handle proposals, collections, records, rules enforcement and maintenance. We found no public record of the association’s management contract, and we list no company name.
Owners have access to the association’s official records under Section 718.111, and the bylaws require an annual financial report within 90 days of the end of the calendar fiscal year. Institutional mortgagees may inspect books and records on written request under Section 18.5.
The bylaws require reserves for items that cost more than $10,000, such as the roof, painting and paving. The reserve schedule is member-only, so request it.
Section 11.13 lets the board adopt reasonable rules for the common property, and Section 20.4 makes the board responsible for interpreting the declaration, with an interpretation binding unless wholly unreasonable. Section 20.8 requires reasonable accommodations for disabled persons as federal, state or local law requires.
Before a fine or suspension, the bylaws require notice and a hearing before a panel of three people who are not board members, except that no prior notice or hearing is required for a fine or suspension for nonpayment of assessments, as Section 718.303 allows.
The bylaws require the parties to a dispute of the kind the Condominium Act makes arbitrable to submit it to mandatory non-binding arbitration under the state division that regulates condominiums before filing suit. Section 718.1255 and the Office of the Condominium Ombudsman, under Section 718.5011, are the state’s resources.
Section 718.1265 gives a condominium association emergency powers during a declared emergency, which can include closing the property and limiting access.
A sale at Grand Bay needs the association’s advance written approval under Section 13 of the 2019 declaration. The buyer’s application goes in with the executed contract, the board must approve or disapprove within 15 days, disapproval is allowed only for six listed kinds of good cause, and the approval certificate is recorded at the buyer’s expense.
Section 13.1 requires the association’s approval for a sale, a lease, a gift, a devise or inheritance and any other transfer, with a sale to another owner in the condominium exempt. A change of a primary occupant of an entity-owned unit is itself treated as a transfer.
Under Section 13.2, an owner intending a bona fide sale gives the association notice with the purchaser’s name and address, the information the association reasonably requires and a copy of the executed sales contract. The board may require a personal interview of the buyer.
Within 15 days after receiving the notice and information, the association must approve or disapprove the sale. We read the section as starting that clock when the package is complete, so a buyer should file early and answer every request quickly. If no notice is given, the association may act at any time after it learns of the transfer.
An approval is stated in a certificate executed by the association in recordable form and recorded in the Collier County public records at the purchaser’s expense. A buyer’s attorney and the title agent should plan for that certificate at closing.
Approval may be withheld for good cause only if a majority of the whole board votes to do so, and Section 13.2 lists the only grounds. They are a conviction of certain felonies; an application that gives reasonable cause to believe the applicant will act inconsistently with the covenants; a record of disregard for community rules; failure to provide the required information, fees or interviews, or false information; a record of serious financial irresponsibility such as foreclosures, bankruptcies and multiple collection accounts; and delinquency or a violation of the master or condominium documents when the application is considered.
If the board disapproves the sale in accordance with the section, the owner is told in writing and Section 13.3 says the transfer is null and void and shall not be made. Section 13.5 makes any unauthorized transfer voidable unless the association later approves it.
We found no right of first refusal and no power for the association to buy the unit instead of approving the sale. A buyer’s attorney should confirm that reading. The section also has no stated deemed-approval clause that we found.
Section 13.4 excludes an institutional mortgagee that acquires title by foreclosure or deed in lieu, but applies the approval rules to that mortgagee’s own later sale or lease.
A Grand Bay contract should include a clause making the association’s approval a condition of closing, a deadline for the buyer’s application, and a sentence on who pays for the background report and the recorded certificate. The 15-day clock and the Foundation’s own paperwork should be calendared on the day the contract is signed.
Section 8.6 lets the board require reasonable upgrades to systems that serve only one unit, such as water supply lines and smoke detectors, as a condition of approving a transfer. A seller should ask the association before listing whether it has any such requirement on file.
In the Coco Bay declaration, Article 11 is marked intentionally omitted and we found no clause requiring association approval of a sale, which makes the Grand Bay requirement the main structural difference between two neighboring 33-unit gated neighborhoods. The decision table later in this guide sets the two side by side.
Selling at Grand Bay? Get a free home valuation and a timeline that fits the 15-day approval clock, or Call Jesse direct at (239) 898-6072. Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
Florida’s milestone inspection law, Section 553.899, is aimed at condominium buildings of three habitable stories or more, and Grand Bay’s one-story villas do not appear on Collier County’s January 2026 milestone list, which has no Grand Bay row, even though the neighborhood sits inside the county’s three-mile salt-water buffer.
As we read Section 553.899, a covered condominium building needs a milestone inspection by December 31 of the year it reaches 30 years of age, or 25 years where salt-water proximity applies as the local enforcement agency determines, with later inspections at 10-year intervals. The statute is aimed at condominium and cooperative buildings three stories or more in height.
Collier County publishes its own schedule and a Milestone Map. The county’s page says the program applies to condominium and cooperative association buildings with three or more habitable stories and exempts single-family to four-family dwellings of three or fewer stories. For buildings within three miles of salt water, a certificate of occupancy before July 1, 1997 means a first inspection due by December 31, 2024, one from July 1, 1997 to December 31, 1999 means December 31, 2025, and a later certificate means the year the building reaches 25. The county mails the notice letters.
Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three habitable stories or higher, and it does not reach buildings of fewer than three stories. A Grand Bay buyer should ask the association for the written statement that Section 718.503 contemplates when no study has been done.
The 1990 neighborhood restrictions limit buildings to one story, with guest suites allowed two, and the 2019 declaration bars second-floor additions. We found no three-story building in the documents. If a home you are considering has three habitable stories, ask the association whether it has been treated as covered.
Collier County’s milestone buildings list, as of January 2026, has no Grand Bay entry. The county’s milestone buffer layer places the Grand Bay points inside the three-mile salt-water buffer, which is the zone where the shorter 25-year clock would apply to a covered building. Both facts are in the county’s own files and are logged in the sources below.
For scale only, Grand Bay’s certificates of occupancy date from 1991 to 1993, which is before July 1, 1997, so if a covered building stood here, the county’s own schedule would have put its first inspection due by December 31, 2024. The law does not appear to reach one-story villas, so that date is not a deadline for Grand Bay, and we do not apply a bare “certificate year plus 25” rule, because the county’s schedule governs.
Ask the association whether any board member or engineer has treated any building as covered, whether it has a reserve study of any kind, and what the reserve schedule shows for the roof, paving and painting. Those items drive the association’s budget whether or not the milestone law applies.
All five Grand Bay points we checked sit in FEMA zone X, the 0.2 percent annual chance flood hazard in a coastal area with no base flood elevation, the neighborhood is in hurricane evacuation Zone A, and Collier County’s proposed new flood map is in its appeal period with a target effective date of summer 2027.
We queried FEMA’s National Flood Hazard Layer and Collier County’s FEMA24 layer on October 7, 2026 at five points spread along Grand Bay Drive, using the effective map dated February 8, 2024.
| Point on the street | Zone | Base flood elevation | Panel |
|---|---|---|---|
| Low end of the address range | X, 0.2 percent annual chance, coastal, not a special flood hazard area | none | 12021C0381J |
| Second point, about a quarter of the way along | X | none | 12021C0381J |
| Middle of the range | X | none | 12021C0381J |
| Fourth point, about three quarters of the way along | X | none | 12021C0381J |
| High end of the range | X | none | 12021C0381J |
Zone X with a 0.2 percent annual chance is not a special flood hazard area, so a federally backed mortgage does not require flood insurance on that basis alone. A flood can still happen there, and a lender or insurer may require or recommend coverage regardless. Coco Bay next door is mostly zone AE on the same effective map, so the two neighborhoods insure differently.
A zone X home has no published base flood elevation, but an elevation certificate still shows how the lowest floor and garage compare with the street and with surrounding grade, and it helps an insurer price a policy. Ask the seller whether one exists.
Collier County’s evacuation layer places Grand Bay in Zone A, the first zone called to evacuate. A buyer should know that before choosing a hurricane plan. Section 718.1265 gives a condominium association emergency powers during a declared emergency, which can include closing the property and limiting access.
The National Hurricane Center’s report on Hurricane Ian in September 2022 records maximum inundation of 6 to 9 feet above ground level in Naples, and says that in North Naples the most severe impacts were contained to the immediate coastline. A zone X label is a mapping category and not a guarantee that a home stays dry in a major storm, so a buyer should weigh the zone together with the home’s elevation, its roof, its windows and its insurance.
FEMA released a preliminary Flood Insurance Rate Map for Collier County on March 20, 2025, and Collier County announced on August 19, 2026 that the 90-day appeal period begins that day, which ends about November 17, 2026 (August 19 + 90 days). The county’s article gives a target date of summer 2027 for the new map to become effective, subject to change, and the county’s floodplain page said, as of August 1, 2026, that no Letter of Final Determination or effective date had been identified. We do not state what zone the proposed map assigns to Grand Bay, and a buyer should look it up on FEMA’s map service.
Section 689.302 requires the seller to give the buyer a flood disclosure at or before the time the sales contract is executed. A Grand Bay seller should have it ready before the first showing, and a buyer should read it before signing and not after.
A Grand Bay owner relies on the association’s policy on the buildings and units as originally installed, the owner’s own policy for improvements, interiors and contents, wind coverage, and flood coverage where it applies. Because the association’s policy stops at the original installation, the owner’s policy covers the cabinets, appliances, floor coverings and any upgrade.
Section 8.10 of the declaration lets the board set a standard hurricane shutter and limits when other shutters may be closed. A buyer who plans to close up the home for the summer should read that section with Section 8.11, which lets the association require preparation steps before a vacancy of more than 30 days.
Selling at Grand Bay? Get a free home valuation that reflects flood zone and storm hardening, or Call Jesse direct at (239) 898-6072. Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
Collier County’s school lookup assigns Grand Bay addresses to Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School in its lookup year 2027. Assignments can change, and the district publishes letter grades separately, which we do not state.
The lookup returns Sea Gate Elementary for the three Grand Bay addresses it matched, and the school is 2.32 straight-line miles from the low end of the address range.
The lookup returns Pine Ridge Middle School for the same three addresses.
The lookup returns Barron Collier High School for the same three addresses.
The lookup matched three of the five addresses we queried and returned no match for the other two. That is a gap in the county’s tool and not a statement that those homes are zoned differently, so confirm the assignment for the address you are considering with the district.
The district’s school grades page is the authority for letter grades, and the county’s lookup is the authority for assignment. We do not state a grade because the district’s published grades change each year and are not part of the property record.
Daily life at Grand Bay runs through a guarded entrance, a tram and short drives: Tram Station 8 is 0.18 straight-line miles away, the Community Center 0.50, the Foundation office 1.44, Artis-Naples 1.93 and Naples Municipal Airport 6.85. Utilities meter to each unit, and the association keeps the roads up as Common Elements.
The 1991 declaration lists a guardhouse among the Common Elements, the 2019 declaration refers to a security guard, and the neighborhood has one access point on Pelican Bay Boulevard. A buyer should ask the association how guests, contractors and delivery drivers are admitted and who pays for the guard in the budget.
The Foundation’s tram serves eight stations along a raised berm and logs more than 900,000 trips a year. The Foundation’s own map places Grand Bay’s short walk or bike ride at Tram Station 8, near Marker 36 and the beach parking lot. Beach access is by the Foundation’s beaches, which are nearly three miles long and open daily from 9 a.m. to sunset.
The association maintains the utility lines from the source of supply to each unit’s meter or control valve, and the owner maintains the lines and equipment from the meter inward, including the air conditioning and water heaters. The Foundation’s bulk media charge of $758 for fiscal 2027 sits inside the Foundation assessment.
The county’s fire district layer places Grand Bay in North Collier Fire. Ask the association who maintains the neighborhood’s hydrants and fire lines, because a bill of sale indexed under the association’s name at Official Records Book 4413, page 1320 is the only recorded instrument we found on the subject.
The Foundation’s overview lists Marker 36, the Sandbar and The Nest for dining on the beach, and Artis-Naples is 1.93 straight-line miles from Grand Bay. Shopping is in the surrounding Naples area and beyond the Foundation’s gates.
Naples Municipal Airport is 6.85 straight-line miles from the low end of the Grand Bay range. Actual drive distance is longer.
Coco Bay’s address range begins 0.10 straight-line miles from the low end of Grand Bay’s, so the two neighborhoods share the same tram stop and the same beach. Their declarations differ, and the decision table later in this guide shows how.
A Grand Bay sale needs the association’s approval of the buyer, the association’s estoppel certificate, the Section 718.503 document package, the Foundation’s estoppel and resale capital assessment, and a flood disclosure at or before contract signing. We found no right of first refusal in the declaration.
Section 13 of the declaration requires the association’s advance written approval of a sale. The seller gives notice with the buyer’s information and the executed contract, the board decides within 15 days, and the approval certificate is recorded at the buyer’s expense. The approval section above walks through the six grounds for disapproval.
Section 10.15 says the association, within 10 days after a request by an owner or mortgagee, provides a certificate stating whether the assessments and other money owed on the unit have been paid, for a fee up to the legal maximum. Section 718.116(8) caps the fee at $250, $100 more to expedite within 3 business days and $150 more if the account is delinquent, and as we read the state’s current adjusted caps those figures are $299, $119 and $179.
At the seller’s expense, Section 718.503 requires delivery of the declaration, articles, bylaws and rules, the budget and financials, a milestone inspection summary if one applies, the structural integrity reserve study or a statement that none has been done, a frequently asked questions document and a governance form. Section 718.503 also gives the buyer a 7-day cancellation right tied to delivery of those documents, counted without weekends and holidays.
The Foundation charges the seller $250 for its estoppel and $100 more for expedited delivery within 3 business days. The buyer pays the $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, unless the one-time owner-resident exemption applies and the form is physically received 7 calendar days before closing. The seller pays $500 for each ID card not returned.
Section 689.302 requires the flood disclosure at or before the time the sales contract is executed, and in a market of eight sales in five years, a seller who hands it over with the listing removes a reason for a buyer to hesitate.
Florida charges $0.70 per $100 of the price in documentary stamp tax under Section 201.02, which the seller customarily pays, and in Collier County the buyer customarily pays for the owner’s title policy, though the contract controls. At prices from the Grand Bay file the stamp tax works out as follows.
| Sale price | Documentary stamps at $0.70 per $100 |
|---|---|
| $3,500,000 | $24,500 |
| $3,600,000 | $25,200 |
| $3,842,500 | $26,897.50 |
| $4,000,000 | $28,000 |
| $4,300,000 | $30,100 |
| $4,500,000 | $31,500 |
| $5,850,000 | $40,950 |
Under Section 10.7 the new owner is jointly and severally liable with the previous owner for assessments, interest, late fees and attorney fees that came due before the transfer and remain unpaid. The buyer’s protection is the estoppel, so we calendar its request on the first day of the contract.
Day 1: contract signed, flood disclosure delivered at or before signing, estoppel requested. Within days: the buyer’s application and the executed contract go to the association. By day 15 after a complete package: the board decides. Before closing: the Foundation’s estoppel, the approval certificate and the Section 718.503 review period are all in hand.
Selling at Grand Bay? Get a free home valuation and a closing timeline, or Call Jesse direct at (239) 898-6072. Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
Grand Bay has no 12-month median to place in our Pelican Bay villa table, but its 60-month median of $3,842,500 is above every 12-month median in the table, from Beauville’s $1,900,000 to Las Brisas’ $2,950,000, and the table is a map and not a ranking because the windows differ.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table uses our Pelican Bay roster, with each building’s 12-month window as of the roster pull.
| Building | Units | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| Coco Bay | 33 | Detached villa (gated) | 1994 to 1996 | 3 | $2,500,000 |
| Sand Pointe | 21 | Detached villa | 1984 to 1986 | 1 | $2,450,000 |
| Grand Bay | 33 | Detached villa (gated) | 1991 to 1993 | 0 | None |
| Oak Lake Sanctuary | 22 | Detached villa | 1991 to 1996 | 1 | $1,825,000 |
| Las Brisas | 50 | Villa | 1982 to 1988 | 3 | $2,950,000 |
| Beauville | 36 | Attached and detached villa | 1988 to 1990 | 4 | $1,900,000 |
| Bridgeway Villas | 59 | Villa | 1983 to 1987 | 5 | $2,062,000 |
| Carlton Place | 28 | Attached and detached villa (gated) | 1991 to 2007 | 1 | $2,000,000 |
Because Grand Bay’s 12-month window is empty, the fair comparison is its longer windows. Grand Bay’s 60-month median of $3,842,500 is $892,500 above Las Brisas’ 12-month median of $2,950,000 and $1,342,500 above Coco Bay’s $2,500,000. The windows are not the same length, and three of the comparison medians rest on a single sale, so the gap tells you where the data sits and not what a specific home is worth. Against Coco Bay’s own 60-month median of $2,825,000, the like-for-like gap is $1,017,500 ($3,842,500 minus $2,825,000), or 36 percent.
Grand Bay and Coco Bay are both 33-unit gated detached-villa neighborhoods in the roster, built in different years, 1991 to 1993 and 1994 to 1996. Coco Bay had 3 closings in its 12-month window and Grand Bay none. A buyer cross-shopping the two should compare the documents, the approval process and the flood zones, not the unit counts.
Besides Coco Bay, the roster marks one more gated neighborhood, Carlton Place, a mix of attached and detached villas built between 1991 and 2007 with 28 units. Its 12-month median was $2,000,000 on one sale.
Grand Bay is newer than Las Brisas, Bridgeway Villas, Beauville and Sand Pointe in the roster, with homes completed between 1991 and 1993, and it overlaps the start of the 1991 to 1996 range of Oak Lake Sanctuary, a 22-unit detached villa neighborhood. A newer building changes the roof and mechanical clock, and it does not change the fact that the owner is responsible for structure.
Pelican Bay’s other neighborhoods, including Tierra Mar, each have their own product and rules, and we do not benchmark them in this table. For the wider picture, read our Pelican Bay guide.
Grand Bay is a 33-unit gated condominium of detached villas built from 1991 to 1993 where the association approves each sale, while Coco Bay is a 33-unit gated condominium built from 1994 to 1996 with no approval clause we found, and the choice comes down to price, approval, leasing and flood zone.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Measure | Grand Bay | Coco Bay |
|---|---|---|
| Units | 33 | 33 |
| Year built | 1991 to 1993 | 1994 to 1996 |
| Product | Detached villa (gated) | Detached villa (gated) |
| Streets | Grand Bay Dr | Cocobay Ct and Cocobay Dr |
| Roll heated area | 3,045 to 3,544 sq ft, median 3,181 | 2,623 to 4,353 sq ft, median 2,940 |
| Land and density | 10.55 acres, 3.13 units per acre | 8.37 acres, 3.94 units per acre |
| Association | Grand Bay Condominium, Inc. | Cocobay Condominium, Inc. |
| Approval of a sale | Required, Section 13, 15-day decision | None found, Article 11 marked intentionally omitted |
| Leasing | One lease in 12 months, 30-day minimum, every lease approved | Two leases a year, 90-day minimum, 2017 amendment |
| Roof | Association keeps the appearance, owner the structure | Association keeps the appearance, owner the structure |
| Casualty cost rule | Section 14.7B, reading below | 2022 opt-out amendment, owner pays for parts the owner maintains |
| FEMA zone, effective map | X at all five points | AE at four of five points, X at one |
| Tram | Station 8, short walk | Station 8, across the street |
| 12-month closings and median | 0, none | 3 at $2,500,000 |
| 24-month closings and median | 3 at $4,300,000 | 4 at $2,875,000 |
| 60-month closings and median | 8 at $3,842,500 | 8 at $2,825,000 |
| 60-month median $/sq ft | $1,196 | $939 |
| 60-month median days on market | 31 on 8 sales | 22 on 8 sales |
| 60-month median sale-to-list | 93.8% on 8 sales | 95.5% on 8 sales |
| Active listings, October 7, 2026 | 2 | 0 |
| County qualified sales | 91 across 30 years since 1991 | 92 across 28 years since 1994 |
Grand Bay’s roll median of 3,181 square feet is 241 square feet larger than Coco Bay’s 2,940 (3,181 minus 2,940), about 8 percent. The 60-month price medians are $1,017,500 apart, about 36 percent, so Grand Bay’s higher price per square foot, $1,196 against $939, reflects more than size. Finish, plan and condition all play a part, and eight sales are too few to separate them.
This is the clearest difference. A Grand Bay buyer applies to the board, waits up to 15 days for an answer and pays for a recorded approval certificate, and the board can say no only for six listed kinds of good cause. A Coco Bay buyer faces no such step in the declaration we read. A seller at Grand Bay should build the application into the contract timeline, and a seller at Coco Bay does not need to.
An owner who plans to rent will find Coco Bay far friendlier: two leases a year at a 90-day minimum, against one lease in 12 months at Grand Bay with approval of each lease and a ban on pets in rented units. Neither neighborhood allows nightly or weekly rentals.
Coco Bay’s 2022 amendment moved the cost of repairing parts the owner maintains to the owner. Grand Bay’s Section 14.7B, as we read it, assesses a shortfall as a common expense only where the association is required to carry the insurance for that damage, and otherwise leaves the cost with the owner, which produces a similar result by a different route. Ask each association for its master policy and its deductible.
All five Grand Bay points we queried are in zone X on the effective map, while four of five Coco Bay points are in zone AE. A lender may require flood insurance on a Coco Bay home that it does not require at Grand Bay, which affects monthly cost.
Coco Bay recorded 3 closings in the last 12 months and Grand Bay none, but both recorded 8 in the last 60. Grand Bay’s last closing was in May 2025 and it has two homes on the market today, one for 215 days, while Coco Bay has no active listing. Both are thin, so a single sale moves any median.
A buyer who wants a larger detached home with a separate cabana suite in a gated pocket, who values an association that keeps the exterior and roof appearance uniform, who prefers zone X, and who is comfortable applying to a board for approval, should look at Grand Bay first.
A buyer who wants a lower entry price, no approval step and a friendlier leasing rule, and who can live with a higher flood zone, should look at Coco Bay first.
Tour both in one afternoon, because Coco Bay’s address range begins 0.10 miles from Grand Bay’s, with the same checklist: roof age, air conditioning age, flood zone and elevation certificate, the association’s budget and reserve, the insurance answers, the approval and leasing rules and the Foundation’s fees. The differences show up in the answers.
As Top 1% Real Estate Agents Nationally Since 2008, we price Grand Bay against Coco Bay’s recorded sales too. Selling at Grand Bay? Get a free home valuation that compares your home with Coco Bay’s recent sales too, or Call Jesse direct at (239) 898-6072. Buying at Grand Bay? Call Marc at (239) 287-5873 or read how we represent buyers.
Grand Bay’s strengths are larger detached homes with cabana suites in a gated Pelican Bay pocket, an association that keeps the exterior and roof appearance uniform and a zone X flood designation, and its weaknesses are a sale-approval step, a thin sales record, strict leasing, no pets in rentals and an owner duty for structure and mechanicals.
Check the approval timeline, the leasing rule if you plan to rent, the association’s reserve and deductible, and the roof’s age and repair history before you spend time on finishes.
The documents do not state the association’s dues, the amount of any association resale charge, the gate’s staffing hours or whether the board has required owners to insure their units. Each of those is a question for the association, and we list them under facts we could not source.
If you’re searching for a Grand Bay listing agent, or thinking, ‘I need someone to sell my Grand Bay home…’ you are selling into eight sales in five years, a buyer who reads the fee layers and the approval clause before touring, and a closing that needs two estoppels. McGreevy and Comisar sell Grand Bay on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Grand Bay is a neighborhood where design, finish, roof condition and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Grand Bay listing along with the document file a Grand Bay buyer’s lender, insurer and attorney ask for in week one. Read how we sell Pelican Bay homes.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Grand Bay has seen 0 resales in the Southwest Florida MLS (pulled October 7, 2026).
With no Grand Bay closing in 12 months and two homes on the market, a buyer compares your home with a handful of others and with the last few recorded sales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price by size, finish and condition, and we read the numbers with care: the three smaller homes in the file sold for a median of $4,000,000 while the five larger ones sold for $3,800,000. Our goal is to list at a price that wins the first 30 days, because the 88, 100 and 163 days on market in the slowest sales did not raise the price, and the $5,850,000 listing has sat 215 days.
The declaration requires the association’s approval of a sale, and in the Coco Bay declaration we found no such clause, so a Grand Bay seller builds the approval into the schedule from day one. Section 11.9 bars For Sale signs and Open House signs without written approval, so a Grand Bay listing is marketed through the MLS, video, photography and our qualified-buyer database, with lockboxes at the entry allowed.
A dedicated seller page for this neighborhood, titled sell my home in Grand Bay at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by size, finish and condition, the document file before the first showing, and the approval and transfer paperwork timeline built into the contract.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Grand Bay sales that fit your home: the same size, the same plan, adjusted for roof, mechanicals, finish and cabana suite. An automated estimate cannot read a cabana suite or tell a 3,095 square foot home from a 3,284 square foot one, and the sold prices in our file run from $3,600,000 to $4,500,000. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared home priced to the sales, the field is open: only two Grand Bay homes are for sale and the last closing was in May 2025. With no 12-month closings, months of supply cannot be computed, and a buyer who wants Grand Bay has two homes to choose from.
Against sales of similar size and finish, adjusted for roof and mechanical condition. Over the last 60 months the median was $3,842,500 on 8 sales, and the 24-month median was $4,300,000 on 3. A list price that ignores condition usually sits, as the 215 days on the market of the higher listing show.
The buyer does. Section 13 of the 2019 declaration requires the association’s advance written approval of a sale, and the board must decide within 15 days of receiving the notice and the buyer’s information. You give the notice with the executed contract, so build it into the timeline.
The approval process, the maintenance split, the fee layers, the leasing rule and the insurance. Have the Section 718.503 package, the estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease and the declaration. Tell the buyer’s agent the lease terms at the first showing, and remember that pets are not allowed in rented units and that every lease and renewal needed the association’s approval.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Grand Bay owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Grand Bay’s recorded declaration, the Clerk’s index and every recorded Grand Bay sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Grand Bay guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples villa market that Grand Bay sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Grand Bay page the credential that matters more is narrower than any award: we tracked every Grand Bay closing in the Southwest Florida MLS back to October 2021, 8 in the last 60 months, and in the last 12 months we tracked the neighborhood’s 0 closings and its 2 active listings against the recorded instruments before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Sloane Gelfman, verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” constanza hernandez, verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
Selling a Grand Bay home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Grand Bay? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Grand Bay, see our Pelican Bay guide, our guide to Coco Bay, our guide to Tierra Mar, our guide to Las Brisas and our Naples guide.
These are the questions buyers ask us most about Grand Bay at Pelican Bay, answered from the recorded declaration, the Clerk’s index, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
Grand Bay’s recorded building addresses run 7900-7992 Grand Bay Dr, Naples, FL 34108. The MLS files every sale under the single subdivision name Grand Bay at Pelican Bay, and the county roll lists 33 condominium parcels on that one street.
Grand Bay has 33 units. Each unit is a detached dwelling and a cabana bedroom suite joined by a covered entry, and each carries an equal undivided one thirty-third share of the Common Elements under Section 6.1 of the 2019 declaration. The 1990 neighborhood restrictions would have allowed up to 34.
Grand Bay is a Chapter 718 condominium, and the association is Grand Bay Condominium, Inc., filed with the state on October 14, 1991 as document N45611. It is not a Chapter 720 homeowners association, and the Marco Island condominium with a similar name is a different corporation.
Our Pelican Bay roster marks Grand Bay as a gated detached-villa neighborhood, the 1991 declaration lists a guardhouse among the Common Elements, and the neighborhood has a single access point. We found no public statement of the gate’s staffing hours, so ask the association how guests and contractors are admitted.
The county roll dates the homes from 1991 to 1993. The declaration was recorded on October 18, 1991, and the Clerk’s index shows 27 completion amendments between November 1991 and December 1993. The developer was PHD Holdings, Inc., and the master developer recorded the neighborhood restrictions in 1990.
You own a unit: the dwelling and the cabana bedroom suite within the perimeter on the recorded survey, their exterior walls, eaves and roof overhang, the covered entry, the glass and screens, the trellis and screen wall, and the equipment that serves only your unit. The land and roads are Common Elements.
In the last 60 months the Southwest Florida MLS shows 8 closings at a median of $3,842,500, from $3,600,000 to $4,500,000. The 24-month window shows 3 closings at a median of $4,300,000. There were no closings in the last 12 months, and every window is a small sample.
None. The newest closing in the MLS file is dated May 2025. Over the last 24 months there were 3 closings, and over 36 months there were 6. Because 12 months is empty, we read the 24-month and 60-month windows and the county’s recorded sales for context.
Two homes were active on October 7, 2026: one listed at $3,500,000 with three bedrooms plus a den and 3,285 square feet, and one listed at $5,850,000 with four bedrooms and 3,757 square feet. The median of the two list prices is $4,675,000.
Two published bills total $4,685 a year for fiscal 2027: $3,435 to the Pelican Bay Foundation, billed to the association, and $1,250.00 to the Pelican Bay Services Division. The association’s own assessment is set by its board and is not published, so ask for the budget.
The association maintains the Common Elements, the utility lines to each unit’s meter, and the cosmetic appearance of the exterior surfaces, including the roof, of the dwelling, the cabana, the covered entry and the connecting wall and door. It has no responsibility for structural integrity or function.
It depends on what the roof needs. The association keeps up the roof’s cosmetic appearance, and the owner is responsible for structural integrity and function. A replacement therefore turns on who calls it cosmetic and who calls it structural, so ask for the roof’s age, the last work done and the reserve schedule.
Yes. Section 13 of the 2019 declaration requires the association’s advance written approval of a sale, with a sale to another unit owner exempt. Your seller gives the association notice with your information and the executed contract, and the board may require a personal interview.
The board must approve or disapprove within 15 days after receiving the notice and the information it requires. The approval is stated in a certificate recorded in the Collier County public records at the purchaser’s expense. File early and answer every request quickly.
Only for good cause, and only if a majority of the whole board votes to do so. The declaration lists six grounds: certain felony convictions, apparent intent to violate the covenants, a record of disregard for community rules, failure to provide information or fees or false information, serious financial irresponsibility, and delinquency or violations when the application is considered.
Yes, within tight limits. Section 11.4 allows no more than one lease in any 12-month period, requires a term of at least 30 days and requires the association’s advance written approval of every lease and renewal, with a background report at the applicant’s cost. Pets are not allowed in rented units.
No. The declaration prohibits short-term rental platforms by name, bars any arrangement for fewer than 30 days, bars advertising that suggests one, and lets the association send the provision to the publisher of an offending listing. A lease under 30 days is a violation.
Yes, up to two typical household pets per unit, on a leash outside the unit and never unattended on a lanai. Exotic pets, pit bulls and dogs deemed dangerous under Collier County Ordinance 2018-33 are not allowed, and pets are prohibited in rented units.
Not without the association’s advance written approval. Section 11.9 bars For Sale, For Rent and Open House signs anywhere on the property, including in windows, on vehicles and on lanais, but allows lockboxes at the entry so realtors can show the home. We market Grand Bay listings without a lawn sign.
All five points we queried along the street are in FEMA zone X, the 0.2 percent annual chance flood hazard in a coastal area, on the effective map dated February 8, 2024, with no base flood elevation. A proposed new map is in its appeal period, so check the address you are considering.
Yes. Collier County’s evacuation layer places Grand Bay in Zone A, the first zone called to evacuate. Make a plan before you buy, and read Section 8.10 of the declaration on shutters and storm preparation.
We believe not. The milestone law and the structural reserve study rule apply to buildings of three or more habitable stories, Grand Bay’s restrictions cap buildings at one story with guest suites allowed two, and the county’s January 2026 milestone list has no Grand Bay row. Ask the association to confirm in writing.
The association insures the property outside the units and the units as originally installed, including windstorm. You insure contents, liability and your own alterations, and the board may require owners to insure their units. A lender may ask for a condominium unit-owner policy and, if applicable, flood coverage.
You cannot add a second floor, because the declaration bars second-floor additions. Enlarging the cabana, changing front windows or doors, or extending the rear wall into the patio needs the committee, the board and 80 percent of the members who vote. Other exterior changes need two thirds of the whole board.
Major construction is allowed only from May 1 to October 31, Monday through Saturday, 8 a.m. to 5 p.m., with architect-sealed plans. Equipment and port-a-potties must be gone by October 31, so there is no visible construction from November 1 to April 30.
It is $15,000 for deeds recorded on or after October 1, 2026, charged to the buyer at closing, up from $10,000 before that date. The Foundation’s realtor page describes a 3.5 percent annual increase from October 1, 2027, which would make it $15,525.
Collier County’s lookup for lookup year 2027 returned Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School for the three addresses it matched. Confirm the assignment for the address you are buying with the district, because boundaries can change.
Tram Station 8 is 0.18 straight-line miles from the low end of the address range and 0.32 from the high end. The Foundation describes nearly three miles of beach, open daily 9 a.m. to sunset, and Marker 36 is 0.78 miles from the low end. These are straight-line figures, not drive distances.
No. We found no age restriction in the declaration, the 2019 restatement, the 2023 amendment or the neighborhood restrictions. Section 11.5 addresses the supervision of children. Ask the association in writing if you need certainty.
Both are 33-unit gated detached-villa condominiums about a tenth of a mile apart at their nearest address ranges. Grand Bay requires association approval of each sale, allows one lease a year and is in zone X, while Coco Bay shows no sale-approval clause, allows two leases a year and is mostly zone AE. Grand Bay’s 60-month median is $3,842,500 against Coco Bay’s $2,825,000.
The Foundation’s own map says Grand Bay residents enjoy a short walk or bike ride to Tram Station 8, which it places across the street from Coco Bay, with a north parking lot that gives access to the beach and to Marker 36. Confirm routes and hours with the Foundation.
Use the full name, Grand Bay at Pelican Bay, and the association name, Grand Bay Condominium, Inc. Grand Bay Plaza and St. Maarten at Grand Bay are elsewhere, and the Marco Island Grand Bay condominium is a separate corporation. Check the street address range before you rely on any document.
Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Marc will tell you which Grand Bay documents to request and how to time the association’s approval to your contract.
These are the questions sellers ask us most about listing at Grand Bay at Pelican Bay, answered from the same recorded documents, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
A Grand Bay home sells in a band: the 8 closings in 60 months range from $3,600,000 to $4,500,000, with a median of $3,842,500. Your number depends on size, finish, roof and mechanicals, and cabana suite. A free valuation from Jesse prices your home against the nearest sales.
As a range built from the closest sales in size and finish, adjusted by hand for condition, not as a single automated number. The 24-month median is $4,300,000 on 3 sales and the 60-month median is $3,842,500 on 8, so we show both and explain which fits your home.
The 60-month median is 31 days on market on 8 sales, with days ranging from 4 to 163, and the 24-month median is 35 on 3 sales. A home priced to the market sold within five weeks in five of the eight sales; three took 88 days or longer.
Usually, yes. Seven of the 8 closings were below the final list price, by $1,924,000 in total, and the 60-month median is 93.8 percent of final list. The March 2022 sale closed above its final list at 110.1 percent. Every sale since August 2023 closed between 90.4 and 95.6 percent.
Only two Grand Bay homes are for sale, and the last closing was in May 2025. A well-priced home competes with very little, while the higher listing has sat 215 days at $5,850,000, which shows the cost of pricing above the sales. Call Jesse at (239) 898-6072 for a read.
Under Section 718.503, at your expense: the declaration, articles, bylaws and rules, the budget and financials, the structural reserve study or a statement that none was done, a frequently asked questions document and the governance form, plus a milestone summary if one applies. Add the flood disclosure at or before contract signing.
Give the association notice of the sale with the buyer’s name and address, the information it reasonably requires and a copy of the executed contract. Do it the day the contract is signed. The board has 15 days after receiving notice and information to decide.
Section 13.2 says the approval certificate is recorded at the expense of the purchasers. Any application fee or background report charge is a separate question, so ask the association what it charges and put the allocation in the contract.
The board may withhold approval only for good cause, by a majority of the whole board, and must advise you in writing. Under Section 13.3 a disapproved sale is null and void and may not be made. Ask early what the board needs so you can fix a gap before it becomes a refusal.
Section 10.15 says the association provides the certificate within 10 days of a request, for a fee up to the legal maximum. Section 718.116(8) caps it at $250, $100 more to expedite within 3 business days, and $150 more if the account is delinquent; as we read the state’s current adjusted caps, those are $299, $119 and $179.
The Foundation charges the seller $250 for its estoppel, plus $100 if you ask for delivery within 3 business days, and $500 for each ID card not returned. For condominiums the Foundation bills the association for the annual assessment, which is $3,435 for fiscal 2027.
The buyer, at closing, for deeds recorded on or after October 1, 2026. The contract can allocate it differently, but most do not. The Foundation’s realtor page describes a 3.5 percent annual escalator from October 1, 2027, which would make it $15,525.
There is a one-time exemption for an owner-resident moving within Pelican Bay, available once per lifetime, with a $1,000 processing fee, and the form must be physically received 7 calendar days before closing. Check the Foundation’s current form before you promise it to a buyer.
Florida charges $0.70 per $100 under Section 201.02, customarily paid by the seller. On the 60-month median of $3,842,500 that is $26,897.50, on $4,000,000 it is $28,000 and on $4,500,000 it is $31,500. The contract controls who pays.
In Collier County the buyer customarily pays for the owner’s title policy, though the contract controls. Ask your closing agent to confirm, and ask whether the association’s recorded approval certificate affects the title commitment.
Yes. The 2019 declaration says prior to any sale, owners must fix any violations to the satisfaction of the architectural committee and the board. Walk your home with the board’s rules before listing, and get any unapproved changes approved or reversed.
Section 8.6 allows the board to require reasonable upgrades to systems that serve only your unit, such as water supply lines and smoke detectors, as a condition of approving a transfer. Ask the association before listing whether it has any such requirement on file.
Not without the association’s advance written approval. Section 11.9 bars For Sale and Open House signs, including in windows and on lanais, but lockboxes at the entry are allowed. We market Grand Bay through the MLS, video, photography, drone and our qualified-buyer database.
Through the association’s entry procedure, which we do not publish because we found no public statement of the gate’s staffing hours. The Foundation also offers a Realtor Guest Card for amenity access, a one-day pass ordered online in advance and used while the realtor accompanies clients, and it does not replace the association’s entry procedure.
Yes. The Foundation charges the seller $500 for each ID card not returned. Plan to return them at or before closing, and ask the Foundation where to do it.
Yes, subject to the lease and the declaration. Every lease and renewal needed the association’s approval, pets are not allowed in rented units, and the buyer must also be approved. Tell the buyer’s agent the lease terms at the first showing.
At or before the time the sales contract is executed, under Section 689.302. Have it ready before the first showing, and ask whether an elevation certificate exists.
Yes, within the Section 718.503 rights. The buyer has a 7-day right to cancel, counted without weekends and holidays, tied to delivery of the required documents. Delivering the full package on the first day starts that clock early.
We believe not. The milestone law reaches buildings of three or more habitable stories, Grand Bay’s restrictions cap buildings at one story, and the county’s January 2026 milestone list has no Grand Bay row. Section 718.503 still calls for a statement if a study has not been done, so ask the association.
They set the edges of the buyer’s choice. One is listed at $3,500,000, 97.2 percent of the lowest closing in five years, and the other at $5,850,000, 30 percent above the highest. A home priced between the closings looks different to a buyer than either of them does.
The age and type of the roof, the age of the air conditioning, the windows and shutters, the flood zone and the association’s master policy. Because the association insures the units as originally installed, expect questions about upgrades you made. Gather permits and invoices before listing.
Tell us before we list. Exterior changes need two thirds of the whole board, and the largest ones need an 80 percent vote, so an unapproved change can delay the buyer’s approval. Grandfathering covers only changes properly approved before the 2019 declaration.
Six of the 8 closings in the MLS file fell between January and June, with one in August and one in November. With eight sales that is a pattern to note and not a rule, and a buyer’s approval and the Foundation paperwork run on the same calendar regardless of the month.
They measure differently. The roll lists heated areas from 3,045 to 3,544 square feet, and the MLS shows 3,095 to 3,669 for the eight sold homes. We use the plans, the permits and the closest sales, and we never compare a county price per square foot with an MLS figure.
Yes, discretion with off-market capability is part of our approach when a sale needs to stay quiet. The approval, estoppel, disclosure and Foundation steps apply either way, and a private sale still needs the board’s approval of the buyer.
Grand Bay’s points are in zone X on the effective map, and the proposed map is in its appeal period with a target effective date of summer 2027, subject to change. We do not state what zone the proposed map assigns. A seller who waits risks the market, not the map.
Start with a free home valuation priced against the closest Grand Bay sales, or Call Jesse direct at (239) 898-6072. We build the document file and the approval timeline before the first showing.
Every Grand Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.
The Grand Bay documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Amended and Restated Declaration, Articles and Bylaws (2019), OR 5663, Page 2116 | Collier County Clerk | Open the 2019 Grand Bay declaration |
| Declaration of Condominium, Grand Bay (1991), OR 1656, Page 1245 | Collier County Clerk | Open the 1991 Grand Bay declaration |
| Neighborhood Restrictions (1990), OR 1529, Page 2227 | Collier County Clerk | Open the 1990 neighborhood restrictions |
| Certificate of amendment, Article X.D (2023), OR 6218, Page 11 | Collier County Clerk | Open the 2023 certificate of amendment |
| Amendments to the declaration (2008), OR 4379, Page 1371 | Collier County Clerk | Open the 2008 amendments |
| County Resolution 92-48 (1992), OR 1682, Page 1333 | Collier County Clerk | Open the 1992 county resolution |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Leasing amendment (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Grand Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Grand Bay, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
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There's plenty to do around Pelican Bay - Grand Bay, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
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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 - Grand Bay has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Grand Bay do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Grand Bay home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
