Grande Excelsior at 285 Grande Way is the Grande Preserve tower of large residences at The Dunes of Naples: 90 homes of 3,353 to 3,404 sq ft, ten guest cottages and the strictest posted leasing rule in the community. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Grande Excelsior sellers call first, and the team Grande Excelsior buyers call when they want to know what a 3,400 square foot residence at 285 Grande Way actually sells for, what the 2026 assessment is for each stack, and why a lease here must run at least 90 days when the other Dunes towers with posted leasing terms allow 30. Grande Excelsior is a 90-residence, eighteen-story condominium tower inside the master-planned community of The Dunes of Naples in Naples, Florida. It carries the largest residences on average in the Grande Preserve, every one a three-bedroom, three-and-a-half-bath residence with a second master suite and a Gulf-facing screened lanai, and Jesse McGreevy and Marc Comisar of Domain Realty Group, the #1 team in Southwest Florida since 2012, price it plan by plan and floor by floor instead of from a generic North Naples comp set.
This guide is built from the tower’s own record: the declaration recorded October 22, 2004 and the Amended and Restated Declaration recorded April 27, 2022, the association’s 2026 statutory Q&A sheet, the April 2017 rules, the June 2026 purchase application, the 2024 lease application, the December 2025 remodeling guide, all twelve notices of commencement recorded for the building from 2006 to 2026, the Collier County tax roll (2026 preliminary), FEMA’s flood map and the Southwest Florida MLS Matrix, pulled September 23, 2026. It goes deeper on one building than our full guide to The Dunes of Naples can, and where the public record does not answer a question, it says so.
If you own at Grande Excelsior and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee, leasing, renovation and flood detail below will tell you in one sitting whether this tower fits the way you plan to live.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Grande Excelsior 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 Grande Excelsior market read built from every MLS closing in 48 months, the county roll and the tower’s recorded documents.
Data updated: September 2026
If you’re searching for the best realtor for Grande Excelsior in The Dunes of Naples, Naples, whether you’re ready to sell your Grande Excelsior home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for over $900 million in personal sales inside that number. That experience matters at Grande Excelsior for a specific reason: this tower has the longest median time on market of any building at The Dunes over four years (163 days), the lowest median price per square foot of the four Grande Preserve towers ($626.30), and a 90-day minimum lease where every other Dunes tower with posted leasing terms allows 30 days. A listing agent who prices it like its neighbors will sit on the market; one who knows why it trades differently can sell it.
In the last 12 months we tracked 7 Grande Excelsior closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026 (guest cottage units under 500 square feet excluded; none sold in the period). With n=7, a small sample, the median sold price was $2,100,000, the fourth of the seven sales, against a median list price of $2,295,000. The median price per square foot was $625.37 on MLS living area, the median sold-to-list ratio was 91.50%, and the median time on market was 168 days. Total sold volume was $13,950,000. The highest sale was $2,150,000, a 3,404 square foot residence on the 16th floor that closed in May 2026, and it was also the fastest sale at 48 days on market. The lowest was $1,675,000 for a 3,353 square foot 7th-floor residence with a library. None of the seven closed at or above list. Today 4 residences are active and none is pending, which is about 6.9 months of supply in one tower. Over the full 48 months, 13 residences closed at a median of $2,125,000.
For Grande Excelsior 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. An Excelsior sale also runs on paperwork that shapes what a buyer will pay. The master association’s Resale Capital Assessment is now the greater of 1.25% of the gross price or $1,000 for contracts approved after May 31, 2026, which is $26,250 at this tower’s 12-month median (our arithmetic), and the Grande Excelsior purchase application says it “will be included in the estoppel”. That form requires the complete package, the signed contract and a $150 fee at least 30 days before closing, with a criminal background check on every occupant. The declaration bans every sign on the property, “For Sale” and “Open House” signs among them, so marketing has to reach buyers some other way. Excelsior’s 90-day leasing minimum removes the short-season investor from your buyer pool, a guest cottage can only be sold to an owner of an Excelsior residence, and the Floridian Club membership attaches only to select residences, so each of those facts has to be documented for your specific unit before the first showing. Call Jesse direct at (239) 898-6072, or start with a free Grande Excelsior home valuation.
For Grande Excelsior buyers: the 2026 assessment is $10,572 to $10,732 a quarter depending on the stack, per the association’s 2026 Q&A sheet for Grande Excelsior, and that sheet says the master and Grande Preserve assessments are inside that figure, so do not add the MLS “master” and “HOA” lines on top. Budget as well for the Club’s $1,000 annual food and beverage minimum. If you plan to rent, the minimum lease is 90 consecutive days with no more than four leases a year. If you plan to remodel, major construction is allowed only from April 15 to November 15. The milestone inspection comes due in 2029, the building maps in FEMA Zone AE 10 (a map screen, not an official determination), and we read the estoppel, the notices of commencement and the Floridian Club status with you before your inspection period ends. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Honors and recognition:
Selling a Grande Excelsior residence? Get a free Grande Excelsior home valuation, or call Jesse direct at (239) 898-6072.
Buying at Grande Excelsior? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Living in Grande Excelsior means a 3,353 to 3,404 square foot residence entered from a private elevator foyer, two assigned garage spaces, a tower pool and fitness room, a private Grande Preserve Concierge Center next door and The Club at the Dunes down the road. It is gated, seasonal and quiet, and it is not on the beach.
Data updated: September 2026
Grande Excelsior at The Grande Preserve, a Condominium, is Building 5 of The Dunes of Naples, the second of the four Grande Preserve towers, at 285 Grande Way, Naples 34110. The Collier County tax roll (2026 preliminary) counts 100 unit parcels: 90 residences and 10 guest cottage units, which the association also calls cabanas. The association, Grande Excelsior at the Grande Preserve Condominium Association, Inc., is a Florida not-for-profit corporation first filed July 29, 2004, and its principal office is the Concierge Center at 280 Grande Way, per the restated articles attached to the Grande Excelsior amended and restated governing documents. Each residence carries one vote and each guest cottage one quarter of a vote, 92.5 voting interests in all, per the association’s 2026 Q&A sheet for Grande Excelsior.
The association describes the tower on its Grande Excelsior page as a “contemporary design offering three unique floor plans all with large screened lanais facing the Gulf” and an “eighteen-story high rise” with “spectacular western views of luscious mangroves, indigenous water birds and sugar-sand beaches.” Day-to-day management runs through Grande Preserve Management at 280 Grande Way, (239) 592-0989, per the June 2026 purchase application; the same Grande Preserve office serves Grande Dominica, Grande Phoenician and Grande Geneva.
The association is run by a five-member board elected by the owners on staggered two-year terms, a structure the owners voted to keep in 2012, and its fiscal year is the calendar year, per the restated bylaws. Owners vote in their own condominium association only; the condominium association, not the owner, casts the vote in the master and Grande Preserve associations, according to the 2026 Q&A sheet. That matters when a master-level decision, such as the June 2026 Resale Capital Assessment increase, lands on an Excelsior closing statement.
One naming note, because searchers ask it: “Grand Excelsior Naples” and “Excelsior Grande” point to this building. The hotels named Excelsior in Naples, Italy, Malta and Dubai are unrelated.
The Dunes has three neighborhoods inside one main gate on Vanderbilt Drive: the three Island Cove towers, the four Grande Preserve towers and the 40 Sea Grove coach homes. Grande Excelsior sits in the Grande Preserve, behind that neighborhood’s own gate, on Grande Way beside Grande Dominica at 295 Grande Way, with Grande Phoenician and Grande Geneva around the corner on Indies Way. The private Concierge Center at 280 Grande Way is a short walk from the lobby, and both streets sit behind the Grande Preserve’s own gate. The association numbers the towers in build order, and staff, vendors and storm plans all call Excelsior “Building 5”: Buildings 4 to 7 are served by the Grande Preserve office at the Concierge Center, while the Island Cove towers and Sea Grove work through the master association’s Site Management office at the Club. The Concierge Center stands on a 3.69-acre recreation parcel owned by the Grande Preserve at The Dunes Community Association, Inc. (Collier County tax roll, 2026 preliminary), which every Excelsior residence helps fund through the Grande Preserve share of its quarterly assessment.
Every Excelsior lanai faces the Gulf to the west, over the mangrove preserve toward Turkey Bay, Wiggins Pass and the Gulf of Mexico. The Coastal Construction Control Line runs along the Gulf Shore Drive shoreline, and by the measurements in our community guide Grande Excelsior sits about 2,350 feet landward of it, against about 1,175 feet for Antigua, the closest Island Cove tower.
You park in one of your two assigned spaces in the garage under the building, ride the passenger elevator and step off into your own foyer; there is no shared corridor between the elevator and your front door. The service elevator opens onto the backhall, the service area the declaration assigns to the two residences on each side of a floor, so groceries, deliveries and contractors have their own route in. Mornings run to the tower’s heated pool and spa on the plaza deck, the fitness room, or a walk to the Concierge Center for the paper, a coffee and a package the staff signed for.
The Club at the Dunes, the clubhouse on Dunes Boulevard that the association describes as 25,000 square feet, handles dinner, tennis, pickleball and classes. The beach is a walk through the community’s side gate by Conner Park to Delnor-Wiggins Pass State Park or the county’s Bluebill beach access; the association calls the route “a short 8-minute walk” from the front of Barbados, per the Barbados guest and renter guide, and from Grande Excelsior it is a longer walk than that. Owners whose residence carries a Floridian Club membership can take the club’s shuttle instead.
The county roll gives a fair sketch. On the Collier County tax roll (2026 preliminary), 52 of Grande Excelsior’s 100 unit parcels (52.0%) carry a homestead exemption, the highest share of any condominium at The Dunes, where the community-wide figure is 37.7%. Sixty-two parcels have an owner mailing address in Florida and two have a foreign address. The median total just value across all 100 parcels is $1,861,332, from $100,000 for a guest cottage to $2,280,064 for a residence. Read together, that is a building where about half the owners call Naples home for tax purposes and the rest are seasonal, which fits a tower whose leasing rules discourage short stays.
The building runs on the Naples calendar. Buyers are on site from January to April, and over four years most Excelsior closings landed in March, April and May (9 of 13, Southwest Florida MLS Matrix, pulled September 23, 2026). The renovation calendar runs the other way: the Excelsior remodeling guide dated December 22, 2025 allows major construction only from April 15 to November 15, with applications for major work due by April 15. Summer is when owners leave, when the rules ask them to shut the main water valve (Rules 6(n) and Declaration Article 9.10), and when the association encourages a home watch service in the 2026 Q&A sheet. The April 2017 rules also ask seasonal owners without shutters to clear their lanais before they go.
The Dunes is not on the beach. Residents walk out through a pedestrian gate by Conner Park and Bluebill Avenue, cross the canal bridge and enter Delnor-Wiggins Pass State Park, a paid state park ($2 for pedestrians at the state’s current rate, per Florida State Parks’ Delnor-Wiggins hours and fees page), or the county’s Bluebill Beach Access, which opens onto Vanderbilt Beach. The association’s “short 8-minute walk” is timed from Barbados, which is closer to that gate than Grande Excelsior; from 285 Grande Way the walk runs through the community first. By car, the state park entrance is about 1.2 miles and 4 minutes from the main gate by our routing estimate. In season, Collier Area Transit’s free beach trolley runs from the Conner Park lot beside the gate, and owners whose residence carries a Floridian Club membership can ride the club’s hourly shuttle to its private beach club on Vanderbilt Beach.
Every Excelsior lanai faces the Gulf. The association describes “spectacular western views of luscious mangroves, indigenous water birds and sugar-sand beaches,” and the view line runs over the preserve and Water Turkey Bay toward Wiggins Pass. The terrace level starts about 23 feet above the garage on the recorded survey and the penthouse sits about 139 feet above the terrace, so floor changes the view more than plan does, and the sales reflect it: the three highest Excelsior prices in 48 months were on the 9th, 14th and 4th floors in 2023 and 2024, and in 2026 the 16th floor led at $2,150,000 (Southwest Florida MLS Matrix, pulled September 23, 2026). Kalea Bay, the tower community directly north, was finishing its last tower in 2026, so the northern skyline an Excelsior owner sees is close to its approved build-out.
Daily errands stay short. By our off-peak routing estimates from the community’s main address, the nearest Publix (Riverchase Shopping Center on US 41) is about 1.8 miles and 5 minutes away, Trader Joe’s about 2.3 miles and Whole Foods at Mercato about 2.9 miles. Gulf-front dining at LaPlaya, The Ritz-Carlton, Naples and The Turtle Club sits within about 2.5 miles, and Mercato’s restaurants and cinema about 3.2 miles south. NCH North Naples Hospital, with a 24-hour emergency department, is about 2.6 miles and 7 minutes away, per NCH’s North Naples Hospital page for the service and our routing for the distance. Grande Excelsior is within about 0.4 mile of the address those estimates start from.
Grande Excelsior suits a buyer who wants more indoor space than most Grande Preserve residences offer, a private elevator foyer instead of a corridor, two garage spaces and a building where about half the parcels carry a homestead exemption. It suits a dog or cat owner, because the owner pet rule sets no weight limit and no published breed list (the board may add prohibited breeds), and a buyer who plans to renovate on the association’s summer calendar. It does not suit a buyer who needs monthly seasonal rental income, since the minimum lease is 90 days, or one who wants to step from the lobby onto the sand. And it rewards patience on both sides of a sale: over four years the median Excelsior listing took 163 days to sell, the longest at The Dunes (Southwest Florida MLS Matrix, pulled September 23, 2026).
If you own at Grande Excelsior, the first question is what your stack, floor and condition are worth against four competing listings and a market where buyers have paid a median 91.50% of list over the past year. Start with a free Grande Excelsior home valuation or call Jesse direct at (239) 898-6072. If you are buying, the right first step is a document read of the specific residence: its stack, its garage spaces, its Floridian Club status, its guest cottage if it has one, and the estoppel. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Either way you are working with Top 1% Real Estate Agents Nationally Since 2008 who have read this building’s declaration line by line.
Grande Excelsior closed 13 residential sales in the 48 months to September 23, 2026 at a median of $2,125,000, and 7 in the last 12 months at a median of $2,100,000. Buyers paid a median 91.50% of list over the past year after a median 168 days on market, and 4 residences are listed today.
Data updated: September 2026
All figures: Southwest Florida MLS Matrix, pulled September 23, 2026; 48-month window 09/24/2022 to 09/23/2026, 12-month window 09/24/2025 to 09/23/2026. Guest cottage units under 500 square feet are excluded (none sold). Price per square foot is the median of per-sale ratios on MLS living area as entered.
Closed | Floor | Plan (MLS living area, sq ft) | Beds / baths | List price | Sold price | Price per sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
April 2023 | 11th floor | 3,404 | 3 / 3.5 | $2,599,000 | $2,300,000 | $675.68 | 88.50% | 181 |
May 2023 | 4th floor | 3,353 | 3 + den / 3.5 | $2,700,000 | $2,500,000 | $745.60 | 92.59% | 27 |
May 2024 | 14th floor | 3,404 | 3 / 3.5 | $2,649,000 | $2,565,000 | $753.53 | 96.83% | 171 |
May 2024 | 9th floor | 3,353 | 3 / 3.5 | $2,895,000 | $2,800,000 | $835.07 | 96.72% | 6 |
April 2025 | 9th floor | 3,404 | 3 / 3.5 | $2,175,000 | $2,125,000 | $624.27 | 97.70% | 92 |
August 2025 | 14th floor | 3,404 | 3 / 3.5 | $2,675,000 | $2,350,000 | $690.36 | 87.85% | 163 |
December 2025 | 16th floor | 3,353 | 3 / 3.5 | $2,295,000 | $2,100,000 | $626.30 | 91.50% | 260 |
December 2025 | 16th floor | 3,404 | 3 / 3.5 | $2,495,000 | $2,050,000 | $602.23 | 82.16% | 402 |
February 2026 | 4th floor | 3,353 | 3 / 3.5 | $2,195,000 | $2,100,000 | $626.30 | 95.67% | 303 |
March 2026 | 8th floor | 3,398 | 3 / 3.5 | $2,295,000 | $2,125,000 | $625.37 | 92.59% | 150 |
May 2026 | 16th floor | 3,404 | 3 / 3.5 | $2,395,000 | $2,150,000 | $631.61 | 89.77% | 48 |
May 2026 | 8th floor | 3,404 | 3 / 3.5 | $2,095,000 | $1,750,000 | $514.10 | 83.53% | 168 |
May 2026 | 7th floor | 3,353 | 3 + den / 3.5 | $1,725,000 | $1,675,000 | $499.55 | 97.10% | 130 |
Plan sizes are as entered in the MLS; when we price a residence we reconcile the entered size to the recorded plan first.
Measure | Last 12 months (09/24/2025 to 09/23/2026) | Last 48 months (09/24/2022 to 09/23/2026) |
|---|---|---|
Closed sales | 7 (small sample) | 13 |
Median sold price | $2,100,000 (the 4th of 7) | $2,125,000 (the 7th of 13) |
Median list price | $2,295,000 | $2,395,000 |
Median price per sq ft | $625.37 | $626.30 |
Median sold-to-list | 91.50% | 92.59% |
Median days on market | 168 (n=7) | 163 (n=13) |
Sold at or above list | 0 of 7 | 0 of 13 |
Price range | $1,675,000 to $2,150,000 | $1,675,000 to $2,800,000 |
Total volume | $13,950,000 | $28,590,000 |
Active today / pending | 4 / 0 | |
Months of supply | about 6.9 |
Both counts are odd, so each median is a single sale. Months of supply is 4 active listings divided by 7/12 closings a month (our arithmetic).
Plan (MLS living area) | Sales, 48 months | Median sold or sales listed | Median price per sq ft | Range |
|---|---|---|---|---|
3,404 sq ft (01 and 06 stacks on the plan sheet) | 7 (small sample) | $2,150,000 | $631.61 | $1,750,000 to $2,565,000 |
3,353 sq ft (02 and 05, library or den) | 5 (small sample) | $2,100,000 | $626.30 | $1,675,000 to $2,800,000 |
3,398 sq ft (03 and 04, largest lanai) | 1 | $2,125,000 (March 2026) | $625.37 | one sale |
Because the three plans differ by only 51 square feet of air-conditioned space, floor, view, condition and timing drive price far more than plan. In May 2026 a 16th-floor 3,404 square foot residence sold for $2,150,000 and an 8th-floor residence in the same plan for $1,750,000, $400,000 apart in the same month.
No Excelsior sale in 48 months closed at or above list. Two closed below 85% of list, three between 85% and 89.99%, three between 90% and 94.99% and five at 95% or better. The two deepest discounts were the two most overpriced listings: a 16th-floor residence listed at $2,495,000 sold for $2,050,000 (82.16%) after 402 days, and an 8th-floor residence listed at $2,095,000 sold for $1,750,000 (83.53%). They pull Excelsior’s 12-month median (91.50%) below the Grande Preserve’s 93.62%. The best result, 97.70%, was a 9th-floor residence priced near the market from the start.
Of the 13 sales in 48 months, two went under contract in under 30 days (6 and 27 days, in 2024 and 2023, both at $2,500,000 or more), one took 48 days, six took 91 to 180 days, and four took more than 180 days (181, 260, 303 and 402). Time alone did not force a discount: a 4th-floor residence sold at 95.67% of list after 303 days. Price did.
Calendar year | Sales | Median sold or sales listed | Median price per sq ft or per-sale |
|---|---|---|---|
2023 | 2 | $2,300,000 and $2,500,000 | $675.68 and $745.60 |
2024 | 2 | $2,565,000 and $2,800,000 | $753.53 and $835.07 |
2025 | 4 (small sample) | $2,112,500 (mean of $2,100,000 and $2,125,000) | $625.29 (mean of $624.27 and $626.30) |
2026 to September 23 | 5 (small sample) | $2,100,000 | $625.37 |
The two 2024 sales averaged $794.30 a square foot; the five 2026 sales have a median of $625.37, about 21% lower (our arithmetic, small samples). The whole Grande Preserve fell from a 2024 median of $771.98 a square foot to $670.12 in 2026, but Excelsior fell further. The sales records do not say why; the documents show the strictest posted leasing rule at The Dunes and a run of capital work from 2023 to 2026, both of which buyers weigh.
Floor | Plan (MLS living area) | Beds / baths | List price | List price per sq ft | Days on market |
|---|---|---|---|---|---|
5th floor | 3,398 | 3 / 3.5 | $2,450,000 | $721.01 | 50 |
7th floor | 3,404 | 3 / 3.5 | $2,399,000 | $704.76 | 5 |
7th floor | 3,404 | 3 / 3.5 | $2,099,000 | $616.63 | 180 |
4th floor | 3,404 | 3 / 3.5 | $1,595,000 | $468.57 | 15 |
The median ask is $2,249,000 (n=4, the mean of $2,099,000 and $2,399,000) and $660.70 a square foot (the mean of $616.63 and $704.76); none is pending. Two 7th-floor residences in the same plan are listed $300,000 apart, the 4th-floor ask sits below the lowest Excelsior sale in four years ($1,675,000), and the top two asks test levels no sale has reached since 2024.
The Southwest Florida MLS Matrix rental search, pulled September 23, 2026 (actives plus rentals closed in the prior 365 days), returned 30 rows for The Dunes and none for Grande Excelsior, while seasonal monthly asks in the other three Grande towers ran from $9,750 to $28,500. That fits the 90-day minimum lease.
Over 48 months, Grande Excelsior’s $2,125,000 median matches Grande Dominica’s and sits within $50,000 of Grande Phoenician ($2,175,000) and Grande Geneva ($2,160,000), but its median $626.30 a square foot runs about 16% below Dominica ($746.31) and Phoenician ($751.81) and about 18% below Geneva ($768.41), our arithmetic on the Southwest Florida MLS Matrix, pulled September 23, 2026. Its 163-day median time on market is the longest of the eight condominiums, and its 92.59% median sold-to-list ratio trails Phoenician’s 96.30%. Put simply, Excelsior buys the most space per dollar in the Grande Preserve, and it takes the longest to sell. The full eight-building table is in the comparison section below.
Grande Excelsior was the fifth tower built at The Dunes of Naples: construction started under a March 2003 notice of commencement, the declaration was recorded October 22, 2004, and the developer closed most residences in 2004 and 2005. Its governing documents were rewritten in 2013, 2020 and 2022, and the record shows each step.
Everything below comes from the Collier County Clerk’s Official Records, Florida’s corporate filings and the association’s posted documents, with recording references so any reader can pull the same pages from the Collier Clerk Official Records search.
Vanderbilt Partners II, Ltd., a Florida limited partnership whose general partner is CG&S Investors, Inc., bought the Wiggins Pass Landings land in 1998, and Collier County zoned it as The Dunes PUD under Ordinance 2000-74 (188.55 acres, 640 approved units). Vanderbilt Partners II is the “Developer” in the Excelsior declaration; it changed its name to Vanderbilt GFG II, Ltd in December 2025. The Grande Preserve was created on June 11, 2003, when the developer recorded the Declaration of Covenants and Easements for Grande Preserve at The Dunes (OR Book 3314, Page 1282), and the Excelsior association must remain a member of that sub-community.
Construction began under a notice of commencement recorded March 7, 2003, at OR Book 3234, Page 1090, for “Construction of an 90 unit residential condominium building with mechanical room, pump room, generator room, cabanas, swimming pool, spa, pool deck” (notice of commencement for the 90-unit Excelsior building). Bayside Builders, Inc. is the general contractor of record and Kraft Construction Company, Inc. the construction manager. The garage-level sheet of the recorded exhibits states “Architectural design provided by: Architects Consortium, Inc.”, and BBLS Surveyors & Mappers prepared the survey. Comerica Bank financed the development under a 1999 construction mortgage (Collier Clerk record of the Comerica construction mortgage) and joined in the Excelsior declaration by an instrument recorded October 25, 2004 (Comerica’s joinder in the Grande Excelsior declaration).
The declaration was recorded October 22, 2004, at OR Book 3665, Page 3838, 108 pages with the surveyor’s exhibits (Collier Clerk record of the Grande Excelsior declaration); the association had been incorporated on July 29, 2004. The county roll uses 2004 as the year built, and the association’s tower page says the building was “introduced in 2005.” By our reading of the recorded deed index, the developer closed 64 deeds in 2004 and 31 in 2005, before the downturn that slowed Grande Phoenician and Grande Geneva. A July 2005 amendment let the developer keep selling guest cottages to residence owners, and the last developer unit deed anywhere at The Dunes, dated February 24, 2015, was for an Excelsior guest cottage. Launch prices are not in any public record we found.
Recorded | Instrument | What it did |
|---|---|---|
April 6, 2005 | Corrected parking space numbers on the garage level plan | |
July 28, 2005 | Limited guest cottage ownership to residence owners | |
October 22, 2008 | Added a guest registration policy | |
February 8, 2012 | Kept a five-member board on staggered two-year terms | |
March 26, 2013 | Rewrote liability for assessments on a transfer | |
May 6, 2013 | Moved from 12 leases a year with a 30-day minimum to 4 a year with a 90-day minimum | |
February 13, 2020 | Alteration and major construction rules, later re-recorded | |
December 3, 2020 | Re-recorded Section 11.5 and added Section 12.10 on major construction | |
April 27, 2022 | Full restatement of declaration, articles and bylaws, adopted April 12, 2022 |
Every rule quoted on this page comes from that 2022 restatement unless another instrument is named. The master association passed from developer to owner control on April 30, 2010, under a recorded 2011 settlement (Collier Clerk record of the 2011 settlement agreement) that among other things let the Floridian Club shuttle into the community. What the records do not give us: original price sheets, the certificate of occupancy date, the penthouse and terrace plan variations, and ceiling heights.
Grande Excelsior offers three floor plans, each built as a mirrored pair, of 3,353 to 3,404 square feet under air with lanais of 439 to 776 square feet. Every residence has three bedrooms, three and a half baths, a second master suite and a Gulf-facing lanai, and opens from a private foyer beside a passenger and a service elevator.
Plan figures come from the Grande Excelsior floor plan sheet, whose own disclaimer reads “All dimensions are approximate.” The air-conditioned sizes match the county base areas exactly. The 2026 Q&A sheet prices the stacks in pairs, “1 & 6”, “2 & 5” and “3 & 4”, which match the plan sheet’s mirrored pairs.
Residence (mirror) | Beds / baths | A/C area | Lanai | Total area | County roll count | 2026 quarterly assessment |
|---|---|---|---|---|---|---|
01 (reverse 06) | 3 / 3.5 | 3,404 sq ft | 439 sq ft | 3,843 sq ft | 31 | $10,732 |
02 (reverse 05) | 3 plus library or den / 3.5 | 3,353 sq ft | 523 sq ft | 3,876 sq ft | 32 | $10,572 |
03 (reverse 04) | 3 / 3.5 | 3,398 sq ft | 776 sq ft | 4,174 sq ft | 27 | $10,714 |
The largest interior in the tower: a grand salon of about 17 by 22 feet onto a lanai of about 19’9” by 27’, a dining room, family room, morning room, a master suite of about 16’5” by 21’3”, a second master suite and a balcony off a secondary suite. This plan produced 7 of the 13 Excelsior closings in 48 months, a median of $2,150,000, and three of the four current listings.
It trades 51 square feet of interior for a library or den and a 523 square foot lanai of about 20 by 21’9”, with a master suite of about 16’3” by 22’. It carries the lowest assessment of the three pairs, and the five sales entered in the MLS at this size over 48 months ran from $1,675,000 to the tower’s four-year high of $2,800,000.
The center stacks carry by far the largest outdoor space in the building, a lanai of about 19’9” by 28’6”, with a dining room of about 14’3” by 26’9”, a gourmet kitchen and morning room, a Master Suite #2, a guest suite and two balconies. Only 27 residences on the roll are this size, and only one sale in 48 months was entered in the MLS at this size ($2,125,000, March 2026). MLS-entered sizes do not always match the recorded plan, so a seller here prices with very few confirmed same-plan comparables.
The association calls Excelsior “eighteen-story.” The recorded elevation sheet shows a garage level at 7.57 feet, a plaza level at 18.60 feet, a Terrace floor at 30.82 feet, floors 4 through 12 and 14 through 17, and a Penthouse floor at 169.61 feet, all on the NGVD 1929 datum. The terrace counts as the third floor and 13 is skipped, so the penthouse is the 18th numbered floor: 15 residential levels of six residences, 90 in all. Typical floors sit about 9.9 to 10 feet apart, slab and all (our arithmetic); no ceiling height is published. The penthouse level holds six residences at the same three sizes on the county roll; the roll’s counts of 31, 32 and 27 rather than 30 each suggest some stacks change at the terrace or penthouse level, but no separate plan is published.
Every plan opens from a private foyer beside a passenger elevator and a service elevator, which the association calls “Elegant private foyer entries.” Florida Department of Business and Professional Regulation records list six elevator certificates at 285 Grande Way, and the association maintains all elevators (Article 9.1.7). No document states how the six cars split between passenger and service use. Pets and contractors use the service side and the lower garage entrance, not the owners’ elevator.
Each residence has the exclusive use of two garage spaces, assigned by the developer in the original deed and passing with title (Article 1.34.1). The recorded garage level holds 152 spaces: 144 standard, 3 handicapped and 5 compact. Storage lockers are limited common elements on the plaza level, stacks 01 to 03 to the left and 04 to 06 to the right, per the Excelsior vendor sheet, and neither a space nor a locker may be transferred apart from its residence (Article 23.1). Each floor also has two “backhalls,” the service area between the residences and the elevators, mechanical and electric rooms, shared by the two residences on that side (Article 1.34.6).
Ten guest cottage units, which the association also calls cabanas, sit on the plaza deck; the county roll carries them as separate parcels of 234 to 284 square feet. The 2026 Q&A sheet says a guest cottage “may be used for recreational purposes only,” and the declaration adds that it may be used by a residence owner or the owner’s guests while the owner is in residence, that no more than two people may sleep in one overnight, and that only an owner of an Excelsior residence may own one (Articles 14.1 and 17.8). Each carries a quarter vote and its own assessment. For a buyer the question is whether a cottage comes with the residence, in the same deed.
Under Article 8.1, the unit runs from the unfinished underside of the ceiling slab to the unfinished top of the concrete floor and to the unfinished interior face of the perimeter drywall. Windows, doors and screens are outside the unit, but Article 9.2 still makes them the owner’s to maintain and replace. Your HO-6 policy has to follow Article 9.2, not the boundary line.
A Grande Excelsior residence comes with the tower’s own heated pool, spa, sun deck, grills and fitness room, the private Grande Preserve Concierge Center shared by the four Grande towers, and privileges at The Club at the Dunes. Select Excelsior residences also carry a Floridian Club beach club membership; most do not.
The association’s tower page lists “a fitness room, heated swimming pool with spa, expansive sun deck and outdoor grills.” The April 2017 rules add the details: the pool area is open sunrise to dusk with an official closing at 10 p.m., no one may jump from the pool waterfall, glass is banned, swim diapers are required, and the pool’s gas grills are the only place on the property where propane or other non-electric grilling is allowed (Rules 6(e) and 9). The pool bathrooms were renovated in 2025 and the pool deck waterproofed starting in 2026, under notices listed in the permits section.
The Concierge Center at 280 Grande Way is “a private Concierge Center dedicated to the condominium owners in Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva,” per the association’s Grande Preserve page. The Grande Excelsior Concierge Menu of Services lists:
The association’s concierge service page currently lists one dry cleaner picking up Tuesday and Friday. Hurricane Ian flooded the Grande Preserve office, which the association said “requires significant restoration and repairs.”
Every Excelsior residence has privileges at The Club at the Dunes, which the association says was rebuilt in 2019 as a $9.2 million, 25,000 square foot clubhouse, “Proudly managed by Troon Privé,” per the association’s Club page. Dining runs through the Royal Palm Room, the Terrace, the SandBar and the poolside Tiki Bar, per the Club’s dining page; the Wellness Center adds classes, two therapy rooms and two infrared saunas, per the Club’s wellness page; and the racquets program lists six Har-Tru clay courts and four pickleball courts, per the association’s racquets page. No document shows an equity membership or initiation fee, and the 2026 Q&A answers “No” to recreation fees; the one Club charge is the $1,000 food and beverage minimum. For the wider picture, see our guide to tennis and pickleball communities in Collier County.
The association’s Excelsior page says “Select units offer a private membership to the Floridian Club; a private beach club which provides hourly shuttle service to members and their guests,” and The Floridian Club says membership is “available to eligible residences of the Grande Preserve at The Dunes.” The Excelsior declaration never mentions the club, and Article 11.6 lets the association join outside facilities only with an amendment-level owner vote, which suggests memberships sit with individual residences. Which residences qualify and what the club charges are not published; confirm it for the specific residence on the estoppel and in the contract.
Grande Excelsior’s 2026 quarterly assessment is $10,572, $10,714 or $10,732 depending on the stack, or $42,288 to $42,928 a year. The association’s 2026 Q&A sheet says the master POA and Grande Preserve assessments are included in the condominium budget, so that figure is the whole regular assessment, before the Club’s $1,000 minimum.
Data updated: September 2026
This section works from the association’s 2026 Q&A sheet for Grande Excelsior (“as of January 1, 2026”), the POA’s policies, the June 2026 purchase application and the Collier County tax roll (2026 preliminary). Assessments are due quarterly in advance on January 1, April 1, July 1 and October 1.
Stack pair (plan) | 2026 quarterly assessment, per the Q&A sheet | Annual (4x, our arithmetic) | Per A/C square foot per year (our arithmetic) |
|---|---|---|---|
01 and 06 (3,404 sq ft) | $10,732.00 | $42,928 | $12.61 |
02 and 05 (3,353 sq ft) | $10,572.00 | $42,288 | $12.61 |
03 and 04 (3,398 sq ft) | $10,714.00 | $42,856 | $12.61 |
The per-square-foot figure is identical because Article 6 sets each unit’s share of common expenses by “the total square footage of the respective Units.” At about $12.61 a square foot a year, Excelsior’s assessment is the lowest per square foot of any typical tower residence at The Dunes by our arithmetic on the 2026 Q&A sheets: about $14.10 to $14.83 at Grande Dominica, $14.79 at Grande Phoenician, $16.36 at Grande Geneva and $14 to $17 in the Island Cove towers.
The Q&A sheet says the condominium association belongs to the master POA and the Grande Preserve association and that their assessments “are included in the Condominium budget”: $2,380.50 per quarter per residence for the POA and $1,206.75 for the Grande Preserve association in 2026. Subtracting those ($3,587.25) leaves the tower’s own share, $6,984.75 to $7,144.75 a quarter (our arithmetic). The sheet also answers “No” to recreation fees and to litigation over $100,000, and says in-unit plumbing, air conditioning, electrical and appliance repairs are the owner’s: “Association maintenance staff does not perform these repairs.” What the association maintains is set by Article 9 of the declaration, summarized in the rules section.
Listings in the Southwest Florida MLS Matrix, pulled September 23, 2026, usually enter three lines: a “condo fee,” an “HOA fee” of $1,207 (the Grande Preserve assessment, rounded) and a “master” fee of $2,381 (the POA assessment, rounded). Recent Excelsior condo fees of $7,144.75, $6,984.75 and $7,126.75 match the tower-only shares above to the cent. The three lines add up to the Q&A figure within a dollar of rounding; adding the master fee on top of the Q&A figure double-counts. The same rows show a “total annual” of $43,928 for a 01 or 06 residence, exactly $1,000 more than 4 x $10,732, which appears to include the Club’s food and beverage minimum (our reading, not a statement in the listings).
Effective January 1, 2024, each owner must spend $1,000 a calendar year at The Club, excluding tax and gratuity, and a shortfall is billed as an assessment subject to lien, per the POA’s food and beverage minimum policy. On a resale, the buyer’s minimum for that year is reduced by what the seller spent. In 2026 the minimum is not charged in advance; any shortfall appears on the December 2026 Club statement.
For contracts approved after May 31, 2026, the master POA’s Resale Capital Assessment is the greater of 1.25% of the gross price or $1,000 (previously 0.75%), with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements, per the association’s real estate page. The Excelsior purchase application says it “will be included in the estoppel” but does not say who pays; the contract decides.
Sale price | At 1.25% | At the old 0.75% | Difference |
|---|---|---|---|
$1,675,000 (lowest Excelsior sale, 48 months) | $20,937.50 | $12,562.50 | $8,375 |
$2,100,000 (12-month median) | $26,250.00 | $15,750.00 | $10,500 |
$2,125,000 (48-month median) | $26,562.50 | $15,937.50 | $10,625 |
$2,450,000 (highest current ask) | $30,625.00 | $18,375.00 | $12,250 |
All figures are our arithmetic. At Excelsior’s prices the June 2026 change added more than $10,000 to a typical sale.
Charge | Amount | Paid to | Source |
|---|---|---|---|
Guest cottage assessment | $738 to $895 a quarter by pair (Cabanas 1 and 10 $829; 2 and 9 $895; 3 and 8 $738; 4 and 7 $772; 5 and 6 $776) | Grande Excelsior association | 2026 Q&A sheet |
Purchase application | $150, non-refundable | Grande Excelsior association | June 2026 purchase application |
Lease application | $150, non-refundable | Grande Excelsior association | 2024 lease application |
POA lease processing fee | $250 per lease | The Dunes of Naples POA | 2024 lease application |
Vehicle transponder | $22 on the purchase application, $25 on the lease application, “$25.00/$30.00” on the POA form | The POA | Purchase, lease and transponder forms |
Lease security deposit | Up to one month’s rent, if the board requires it | Grande Excelsior association | Declaration Article 16.3 |
Lost garage opener | $35 | Grande Excelsior association | April 2017 rules |
The Q&A attaches the POA and Grande Preserve assessments to residences only. Which transponder fee is current is not settled across the forms, so ask the Concierge Center.
On the Collier County tax roll (2026 preliminary), the median total tax bill across Grande Excelsior’s 100 unit parcels is $14,935.60 and the median total just value $1,861,332; both medians include the ten guest cottage parcels. The millage is 9.8670 in all (county 4.3943, school 4.1470, other 1.3257), and the non-ad valorem charge is $0.00 on every parcel, so there is no CDD. With 52% of parcels homesteaded, many current bills are capped. A buyer’s assessment resets toward market value: at 9.867 mills, a $2,100,000 purchase could carry a bill near $20,700 before exemptions (our arithmetic, not a county estimate).
For a 01 or 06 residence with no guest cottage: $42,928 in assessments, the $1,000 Club minimum and a tax bill between today’s $14,936 median and the reset figure above comes to roughly $59,000 to $65,000 a year before insurance, utilities and home watch (our arithmetic). That is the number buyers compare against newer towers and single-family homes.
Grande Excelsior falls under Florida’s post-Surfside condominium laws: its milestone structural inspection comes due in 2029 on Collier County’s 25-year coastal track, and it must keep a structural integrity reserve study. No Excelsior special assessment was posted publicly on September 23, 2026, and no Excelsior SIRS is public; any study would sit in the owners-only portal.
Data updated: September 2026
SB 4-D (2022) requires condominium buildings three stories or taller to have a milestone inspection at a set age and every ten years after, and a structural integrity reserve study (SIRS) for major structural components, with reserves owners can no longer waive; HB 1021 (2024) and HB 913 (2025) refined both. The state hosts the SIRS reporting databases.
Under Collier County’s milestone inspection program, coastal buildings reach their first milestone at 25 years. The county’s milestone status dashboard, read September 23, 2026, shows Grande Excelsior with a record open for uploads, status “Not Due,” milestone year 2029. The Island Cove towers show “Milestone Completed,” and Grande Dominica, Phoenician and Geneva come due in 2028, 2031 and 2032. For a buyer, the Phase 1 inspection will likely happen early in your ownership, and any repairs it calls for fall on the owners then; ask whether an engineer is engaged. For a seller, the board’s answer in the listing file takes the question off the table.
No Excelsior SIRS is posted publicly. At The Dunes, reserve studies live in the owners-only portal: the Barbados association’s January 2026 newsletter describes its own 2026 SIRS as posted there under “Financial Documents.” A seller with portal access can check there for an Excelsior study and the 2026 budget; a buyer should ask for both by name and compare the recommended reserves with what was budgeted.
The association’s Grande Excelsior page carried no special assessment notice on September 23, 2026, unlike the Barbados, Grande Dominica and Sea Grove pages. That is not a promise. From 2023 to 2026 the association re-roofed the tower, repaired the pool equipment room slab, commissioned post-tension repairs, renovated the pool bathrooms and began waterproofing the pool deck, and none of the recorded notices says how the work was paid for. Board minutes and the estoppel will.
On September 2, 2025 the association recorded a notice with The Walker Contracting Group for “Post-Tension Repairs,” with an 18-month life (Collier Clerk record of the September 2025 post-tension repair notice); scope and cost are not public. For owners, the association’s Excelsior scanning and post-tension cable notice requires an X-ray or ground-penetrating radar scan before any penetration of a floor, ceiling or structural wall, with a written report and 48 hours’ notice. It says a scan typically starts around $500, while repairing a cut tendon has cost $20,000 to $50,000, borne by the contractor or owner who caused it.
Windows and sliding glass doors are the owner’s to maintain and replace under Article 9.2, and replacing them is a material modification. The association replaced 19 lobby-level windows “size for size” in 2014 (Collier Clerk record of the 2014 lobby window notice); no Excelsior window program or assessment was posted in 2026, and window ratings are not published, so confirm them unit by unit. Article 12.2 requires replacement-value insurance with an independent appraisal at least every 36 months and “reasonable efforts” to carry flood insurance; under section 718.111, Florida Statutes, deductibles and uninsured damage are a common expense. Florida’s My Safe Florida Condominium grant reaches windows only where they are common elements; Excelsior’s declaration leaves windows outside the unit but puts their upkeep on the owner, so eligibility is a question for the association’s counsel.
The Grande Excelsior rules live in three documents: the 2022 Amended and Restated Declaration, the April 2017 Rules and Regulations, and the December 2025 remodeling guide. Together they set single-family use, a 90-day minimum lease, board approval of every sale, a ban on signs, a strict renovation season and owner responsibility for windows.
Article numbers are from the Grande Excelsior amended and restated governing documents; rules citations are to the Grande Excelsior Rules and Regulations, amended April 2017.
Single-family residence only (Article 14.1), meaning a related household or no more than two unrelated persons (Article 1.25); a home office is allowed without clients or signs. No more than two persons per bedroom plus two may reside, and two per bedroom plus four may sleep overnight. Anyone other than owners and family needs board approval to occupy more than 30 days a year. Fractional ownership and timeshares are banned, and an entity owner designates one Primary Occupant who may change only once in 12 months (Articles 1.26 and 17.1).
Material modifications need board approval, and any change visible from outside also needs a two-thirds vote of the voting interests present, except a Gulf-side (west) lanai enclosure, which needs only board approval (Articles 9.6 and 9.6.4.1). Moving gas lines (other than a cooktop within the kitchen), adding gas appliances other than a cooktop and moving floor drains are prohibited (Article 9.6.6). Contiguous residences may be combined with approval and sealed plans, but still pay and vote as separate units (Article 9.11).
Above the terrace level, floors must be carpet over padding or approved hard flooring over inspected sound underlayment (Article 9.4). The December 2025 remodeling guide requires Proflex RCU 250 under hard floors (LV 200 or equal only for luxury vinyl plank with its own sound backing), a ride-on scraper rather than a jackhammer for floors over 100 square feet, and finishes no heavier than 17 pounds per square foot inside and 10 on balconies.
Screen enclosures follow the Grande Preserve lanai screen standards for Excelsior, May 2022: white aluminum, charcoal screen, single-panel openings. Hurricane protection follows the Grande Preserve shutter, sliding door and lanai glass specifications, revised November 2023, adopted under section 718.113(5): roll-down shutters only, white 50 mm or 55 mm extruded aluminum slats, no storm bars on lanais, and glass lanai enclosures in “Evergreen” tinted glass with 9/16 inch impact glass where there are no shutters. The board decides within 20 days.
Two garage spaces and a storage locker stay with each residence (Articles 1.34.1 and 23.1); front spaces are for visitors (Rules 6(j)). Article 14.5 bars trucks other than “Permitted Pick-up Trucks” (up to three-quarter ton, stock height, no lift kit), commercial vehicles, golf carts, RVs, boats, motorcycles, scooters and mopeds from the common elements and garage, one vehicle per space. The board may add shared EV chargers without an owner vote (Article 9.14). Article 14.4 bans every sign, “For Sale,” “For Rent” and “Open House” among them.
Every sale, gift, inheritance or entity transfer needs board approval within 30 days, or it is deemed approved (Article 17). The board may require a background check, residency verification and an interview, and if it disapproves a bona fide sale without good cause, the association must supply a buyer at the contract price or the sale is deemed approved. The Grande Excelsior purchase application wants the package, the signed contract and $150 at least 30 days before closing, with a criminal background check for all occupants.
The association maintains (Article 9.1) | The owner maintains (Articles 9.2 and 9.3) |
|---|---|
Exterior painting and waterproofing, structure, roof | Windows, sliding glass doors, entry door, screens and shutters |
Parking facilities, sprinklers, life safety systems | All HVAC, including compressors, ductwork and dryer vents |
All drywall and framing, all elevators | In-unit plumbing and electrical, from the main shutoff valve and breaker panel inward |
Terrace areas except hot tubs; balcony structure and railings | Floor coverings, lanai electrical, screen mesh and the water heater |
Owners must give the association a key or code for the entry door (Article 11.1) and shut off water when away overnight (Article 9.10).
Amendments need a majority of all voting interests (Article 18.3), suing anyone outside collections and rule enforcement needs three-quarters (Article 22.6), fines run up to $100 per violation (Bylaws Article 4.15), and Article 21 gives the board emergency powers during a hurricane watch or warning.
No. Grande Excelsior has no age restriction. Its 2026 Q&A sheet lists use restrictions without any age limit, and Article 24.5 of the restated declaration bars any limit on sale, lease or occupancy based on familial status. Families with children may own and live here, subject to the two-persons-per-bedroom occupancy rule.
Some Dunes Q&A sheets say “no age restrictions” outright; the Grande Excelsior 2026 Q&A sheet is silent on age and lists only residential use, occupancy, the guest cottage rule and pet restraint. Article 24.5 settles it. What the building limits is how many stay: with three bedrooms, eight residents and ten overnight sleepers at most, plus the 30-day rule for non-owner occupants.
Yes, but only on Grande Excelsior’s terms: a minimum of 90 consecutive days, no more than four leases in any 12 months, a maximum term of one year, board approval of every lease and no pets for tenants. No other Dunes tower with posted leasing terms requires 90 days, and older 30-day rights do not pass to a buyer.
Data updated: September 2026
Until 2013 the declaration allowed up to 12 leases a year with a 30-day minimum. Owners changed that at a special meeting on April 8, 2013, and the amendment was recorded May 6, 2013 (Collier Clerk record of the 2013 Excelsior leasing amendment). Article 16 of the 2022 restatement now requires a minimum of 90 continuous days, no more than four leases in any 12 months, each starting at least 90 days after the prior lease began, and a one-year maximum. No owner may advertise a shorter lease anywhere, websites included.
An owner who did not consent to the 2013 amendment may keep a 30-day minimum, but only during that ownership; the right ends on a transfer of title. Every buyer takes the 90-day rule. Whether any owners still hold the older right is not public.
Applications go in at least 30 days before the term, and the association has 30 days to act; silence is approval (Articles 16.1 and 16.4). The board may interview the tenant and require up to one month’s rent as a deposit (Article 16.3). Per the Grande Excelsior lease application, revised June 2024, fees are $150 to the association, $250 to the POA and $25 per tenant vehicle transponder, and “No gate access or beach passe will be issued without prior board approval.” The whole residence is leased with its parking and any guest cottage; tenants may not keep pets, sublease, or host overnight guests while every tenant is away; and the owner uses the common facilities only as a guest during the lease (Article 16.8).
The June 2021 additional lease period form still prints a 30-day minimum, and the 2017 rules print a $350 fee; the recorded declaration and the 2024 application control, by our reading. The Southwest Florida MLS Matrix rental search, pulled September 23, 2026, showed no Excelsior rental listing in the prior 365 days, while seasonal monthly asks in the other Grande towers ran from $9,750 to $28,500. An Excelsior lease is a three-month-plus product for seasonal families, not February visitors.
Grande Excelsior owners may keep a reasonable number of dogs and cats, as the board decides, plus fish and caged birds, with no published weight limit or breed list. Tenants may not keep any pet. Pets must be leashed or carried outside the residence and must use the lower garage entrance, not the owners’ elevator.
Article 14.3 allows “a reasonable number of domestic household dogs and/or … cats and/or … fish and caged birds,” bans commercial breeding and exotic or venomous animals, and lets the board add prohibited breeds or remove a nuisance pet. That is more flexible than Antigua and Barbados, which publish breed bans, or Grande Phoenician, which caps owners at two dogs and two cats. Tenants may keep no pets (Article 14.3, the Q&A sheet and the lease application). Under Rules 8, pets travel through the lower garage level, relieve only in the assigned areas beside the garage level or greenbelt, never at the building front, and may not be left alone on a lanai. The purchase application asks buyers to list every pet with a photo and weight. The nearest county beach access, Bluebill, does not allow dogs.
Grande Excelsior maps in FEMA Zone AE with a 10-foot base flood elevation and sits in Collier County Evacuation Zone A. In Hurricane Ian every Dunes tower’s lower garage flooded and every elevator system was damaged. Residences start about 23 feet above the garage level, and tower generators run only elevators, garage doors and emergency lighting.
The association’s Hurricane Ian Information Center reports for all seven towers: “All 7 towers had flooding in the lower garages and more than 450 cars were total losses,” “catastrophic damage to the elevator systems,” elevator pits “most over 15’ high,” “significant roof damage,” all pool pumps lost, the Grande Preserve office flooded, and “No injuries or deaths were reported.” It posts an Excelsior Hurricane Ian photo gallery without captions and does not itemize Excelsior’s damage. Excelsior was re-roofed under notices recorded in December 2023 and January 2024; no document ties that work to Ian by name.
The USGS storm-tide sensor at the Delnor-Wiggins Pass boat ramp peaked at 10.24 feet NAVD88 in Ian and 3.91 feet in Irma, per the USGS peak summaries for Collier County and the National Hurricane Center’s Ian report. Lidar puts the ground at the Excelsior address point at about 6.45 feet NAVD88, the lowest of any Dunes building, so by our arithmetic Ian left roughly 3.8 feet of water at grade, an order of magnitude from one sensor about 1,800 feet away, not a measured depth. The residences start at the terrace level, about 23 feet above the garage on the recorded NGVD 1929 survey, a datum not directly comparable with NAVD88 flood elevations.
Measure | Grande Excelsior |
|---|---|
FEMA zone at both address points | AE |
Base flood elevation | 10 feet NAVD88 |
Share of the condominium parcel | 100% AE 10 |
FIRM panel and effective date | 12021C0189J, February 8, 2024 |
Collier County evacuation zone | A |
NHC worst-case surge above ground, Category 1 / 2 / 3 / 4 / 5 | more than 3 / 9 / 9 / 9 / 9 feet |
Distance landward of the Coastal Construction Control Line | about 2,350 feet (our measurement) |
This is a map screen, not an official determination; lenders order a flood zone determination per building. Sources: FEMA’s National Flood Hazard Layer, Collier County’s evacuation zone lookup and the National Hurricane Center’s storm surge risk maps. No VE zone or Coastal Barrier Resources System unit touches the building, so NFIP flood insurance is available, and Collier County’s Class 5 rating gives eligible NFIP policies a 25% discount, per the Collier County 2026 Floodplain Protection Newsletter. Excelsior’s Category 2 reading, more than 9 feet, is the most severe in the community at that level. When Zone A is called, leave, and move your cars out of the garage first.
Collier County’s FBC 8th Edition wind speed layer puts design wind speed across The Dunes at about 162 to 163 mph, inside the wind-borne debris region, so new windows and doors must be impact-rated or protected. The association’s Hurricane Ian frequently asked questions say “The building generators supply power to only the elevators, garage doors and emergency lighting”; after Irma, power returned in 29 hours. Hurricane protection is the owner’s job under Article 9.12, and the rules ask seasonal owners to have a home watch close shutters or clear the lanai.
The association insures the building at replacement value; your HO-6 policy has to follow Article 9.2, which puts windows, sliding doors, HVAC and the water heater on you. Florida requires only $2,000 of loss assessment coverage on an HO-6 (section 627.714, Florida Statutes); after Ian’s garage and elevator losses we recommend far more, and separate auto coverage for a garaged car. The theoretical cap on a condominium master flood policy for 90 residences is $22.5 million (our arithmetic, per the federal regulators’ RCBAP explainer); Excelsior’s actual carrier, deductible and flood limit are not published.
Grande Excelsior at 285 Grande Way is zoned to Naples Park Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per the Collier County Public Schools attendance zones tool checked September 23, 2026. All three schools earned an A for 2025-2026 in the district’s 2026 accountability brief.
Level | Zoned school (2026-2027) | Grades | Approximate drive | 2025-2026 grade |
|---|---|---|---|---|
Elementary | Naples Park Elementary | PK to 5 | 1.0 mile, 3 minutes | A |
Middle | North Naples Middle | 6 to 8 | 6.4 miles, 13 minutes | A |
High | Aubrey Rogers High | 9 to 12 | 8.4 miles, 18 minutes | A |
Sources: the CCPS attendance zones tool and the CCPS 2026 Accountability Brief; drives are our off-peak estimates. Older material naming Gulf Coast High predates the 2023-2024 change. Private schools within about 15 minutes include First Baptist Academy, The Village School of Naples, Royal Palm Academy and Community School of Naples, per the NCES private school search near 34110; see our guide to Naples private schools.
Grande Excelsior has twelve notices of commencement recorded in its name from 2006 to 2026, and nine of them fall in 2023 to 2026: a two-part re-roof, a pool equipment room slab repair, post-tension repairs, pool bathroom renovation, plumbing, pool deck waterproofing and a dehumidification system. None states how the work was funded.
Recorded | Contractor | Work described on the notice |
|---|---|---|
July 5, 2006 | Kraft Construction Company, Inc. | FEMA flood relief vents, by our reading of a partly illegible scan (notice) |
May 8, 2014 | SafeZone, LLC | Replace 19 lobby-level windows size for size (notice) |
May 19, 2020 | Haines AC & Refrigeration | Replace rooftop HVAC systems (notice) |
January 13, 2023 | Spectrum Contracting, Inc. | Pool equipment room concrete slab repair (notice) |
December 12, 2023 | Crowther Roofing & Sheet Metal of Florida | Remove the existing roof and install a new roof (notice) |
January 8, 2024 | Crowther Roofing & Sheet Metal of Florida | Re-roof, second notice (notice) |
August 4, 2025 | Quality First General Contractors LLC | Pool bathroom tile and plumbing fixtures (notice) |
September 2, 2025 | The Walker Contracting Group | Post-tension repairs, 18-month notice (notice) |
September 5, 2025 | Quality First General Contractors LLC | Pool bathrooms tile, plumbing and electrical fixtures (notice) |
September 17, 2025 | Neapolitan Plumbing | Plumbing, “like for like”; handwritten scope otherwise illegible (notice) |
January 16, 2026 | The Walker Contracting Group | Pool deck waterproofing, 18-month notice (notice) |
February 11, 2026 | Commercial Refrigeration Inc | A 2.5-ton split system to dehumidify a ground-level maintenance storage area (notice) |
Source: the Collier Clerk’s Official Records, searched by the association’s name; the association is owner of record on the recent notices.
The recent notices describe a building doing its big-ticket work before its first milestone inspection, which is what a buyer wants to see in a 2004 coastal tower. None says how the work was paid for or ties it to Ian, the milestone or a SIRS, so ask for the minutes and reserve schedule behind each job.
Nothing new is planned inside The Dunes, whose PUD Collier County lists as built out. Around Grande Excelsior, Kalea Bay’s final tower is finishing to the north, Kinsale Golf Club has opened, a beach club and The Ritz-Carlton Residences are rising to the south, and the state is replanning Delnor-Wiggins Pass State Park.
Daily life at Grande Excelsior runs through the Grande Preserve Concierge Center: two garage spaces and two openers per residence, POA transponders for the gate, a personal entry code for the lobby, garage and elevators, contractors through the lower garage, trash chutes on every floor and packages signed for at 280 Grande Way.
Two garage openers come with each residence, and a lost one costs $35 to replace (Rules 7(b)). Every vehicle using the resident gate needs a POA transponder, applied at the Concierge Center, per the Grande Preserve vehicle transponder form. Each owner picks a personal code on the Excelsior door code authorization form that opens the lobby, plaza doors and garages and secures the elevator; visitors use a lobby directory that rings the owner’s phone, and contractors use a separate code into the lower garage elevator lobby. No code is ever published. Guests are pre-registered at the main gate through the association’s visitor management system; under Article 15 they need no registration with the building when the owner is in residence, and a guest staying over 30 days a year counts as a resident.
Deliveries, moves and contractors use the lower garage and the service elevator, and the Concierge Center signs for packages. Each floor has a trash chute, closed before 8 a.m. and after 10 p.m., with recycling and bulk items in the garage (Rules 5). Owners away 24 hours must close the main water valve in the utility room above the water heater (Rules 6(n)), and the roof is off limits. The association’s July 2022 Excelsior vendor sheet lists FPL, DirecTV through Access Media 3, CenturyLink and 1st Call Pest Control at no charge; confirm current providers before closing.
Off-peak estimates from the community’s main address on the OSRM public routing service, run September 23, 2026 from the U.S. Census Bureau geocoder point for 300 Dunes Blvd; add a minute from Excelsior and more from January to April.
Destination | Drive distance | Typical off-peak time |
|---|---|---|
Delnor-Wiggins Pass State Park entrance | 1.2 mi | 4 min |
NCH North Naples Hospital | 2.6 mi | 7 min |
Mercato | 3.2 mi | 9 min |
I-75 at Immokalee Road | 5.4 mi | 11 min |
Fifth Avenue South, downtown Naples | 10.7 mi | 20 min |
Southwest Florida International Airport | 25.0 mi | 35 min |
Grande Excelsior has the largest residences on average, the lowest assessment per square foot and the lowest median price per square foot among the four Grande Preserve towers, and it is the one Dunes condominium with posted leasing terms that requires a 90-day minimum lease. It also has the slowest median sale, 163 days over 48 months.
Data updated: September 2026
Condominium | Residences | Levels | A/C sizes (sq ft) | 2026 quarterly fee (all-in, Q&A) | 48-month median sold (n) | 48-month median $/sq ft | Minimum lease | FEMA zone at building |
|---|---|---|---|---|---|---|---|---|
84 | 12 residential over garage | 1,893 to 2,194 | $7,982.25 | $1,175,000 (12) | $560.13 | 30 days | AE 10 | |
84 | 12 residential over garage | 1,893 to 2,194 | $8,070 | $1,325,000 (15) | $603.92 | per declaration Section 16 (not posted) | AE 10 | |
84 | 12 residential over garage | 1,893 to 2,194 | $7,663.50 | $1,200,000 (22) | $606.41 | 30 days | AE 10 | |
Grande Dominica | 87 | 15 residential | 2,609 to 2,964; PH larger | $9,592 to $10,678; PH $19,081 and $20,639 | $2,125,000 (12) | $746.31 | 30 days | AE 10 |
Grande Excelsior | 90 + 10 guest cottages | 15 residential | 3,353 to 3,404 | $10,572 to $10,732 | $2,125,000 (13) | $626.30 | 90 days | AE 10 |
Grande Phoenician | 90 + 6 guest cottages | 15 residential | 2,747 to 2,893 | $10,156 to $10,696 | $2,175,000 (13) | $751.81 | 30 days (2022 declaration; older 2015 rules say 90) | split AE 9 / AE 10 |
Grande Geneva | 75 + 6 guest cottages | 15 residential | 2,798 to 3,728 | $11,445 to $15,248 typical | $2,160,000 (15) | $768.41 | 30 days | shaded X at building points, AE on part of parcel |
40 coach homes | two-story | 2,061 / 2,973 | $5,876 | $1,465,000 (3, small sample) | $710.82 | 30 days | shaded X at building points, AE on part of parcel |
Sources: the eight associations’ 2026 Q&A sheets for fees; recorded declarations, amendments and lease applications for lease minimums; the Southwest Florida MLS Matrix, pulled September 23, 2026 for sales (even-count medians in Antigua, Cayman and Dominica are the mean of the middle pair); FEMA’s flood layer for zones, a map screen, not an official determination; lenders order a flood zone determination per building.
Grande Dominica shares Excelsior’s street, flood zone and 48-month median price, but its smaller residences sell for about $120 more per square foot, and it carries an elevator modernization assessment Excelsior does not. Grande Phoenician has the best sold-to-list ratio of the seven Dunes towers; Grande Geneva has the highest price per square foot and building points outside the AE zone. Excelsior’s edge is space, roughly 400 to 800 more square feet for similar money and a lower fee per square foot; its cost is liquidity and the leasing rule. The full comparison lives in our guide to The Dunes of Naples.
Grande Excelsior’s strengths are space, privacy and cost per square foot: 3,353 to 3,404 square foot residences with private elevator foyers, two garage spaces and the lowest assessment per square foot of any Dunes tower. Its weaknesses are a slow resale market, a 90-day leasing rule, owner-maintained windows and AE 10 flood exposure.
If you’re searching for a Grande Excelsior listing agent, or thinking, “I need someone to sell my Grande Excelsior home…”, you are selling into about 6.9 months of supply, four competing listings and buyers who paid a median 91.50% of list this year. McGreevy and Comisar sell Excelsior on its record: stack, floor, fees, leasing and documents.
Data updated: September 2026
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. At Grande Excelsior the credential that matters more is narrower: we have read the declaration and every amendment, the 2026 Q&A sheet, the rules, the remodeling guide, all twelve notices of commencement and every Excelsior closing for 48 months. That is how we price a tower where the three plans are within 51 square feet of each other and the same plan sold $400,000 apart in one month.
Honors and recognition:
From the Southwest Florida MLS Matrix, pulled September 23, 2026, for closings dated 09/24/2025 to 09/23/2026:
Price against today’s four listings, not 2024. Five Excelsior sales closed at 95% of list or better, while the two that closed below 84% of list had started at asks far above what they finally brought.
Sell the space. Excelsior offers more air-conditioned space than a typical Dominica or Phoenician residence for about the same price, at the lowest assessment per square foot of any Dunes tower, and we put both numbers in the marketing.
Document the extras. The two garage spaces pass with the deed; the storage locker, a guest cottage and a Floridian Club membership each need to be confirmed for your residence before the first showing, and a guest cottage can only go to an Excelsior residence owner.
Work the calendar. Nine of the 13 Excelsior closings in 48 months landed in March, April or May. Be listed, photographed and documented by January.
Turn the capital work into a selling point. A new roof in 2023 to 2024, post-tension repairs in 2025 and pool deck waterproofing in 2026, with no special assessment posted, is a strong story ahead of the 2029 milestone, if the minutes and estoppel back it up. We assemble that file before the listing goes live.
Start with a free Grande Excelsior home valuation. It takes about a minute, and Jesse follows up with the Excelsior sales that fit your stack, floor and condition, the listings you would compete with, and a net sheet that includes the 1.25% Resale Capital Assessment.
(239) 898-6072, text or call. Confidential conversations welcome.
To the 12-month record: a median $2,100,000 and $625.37 a square foot (n=7), with today’s four asks at $468.57 to $721.01 a square foot. Floor, view, finish and stack place you inside that range; we show you where with the specific sales.
Only if the contract and deed convey it. Each cottage is a separate unit with its own assessment ($738 to $895 a quarter in 2026), and under Article 17.8 only an Excelsior residence owner may own one.
For buyers who want it, yes, because only “select units” carry one and the list is not published. That helps only if the membership is documented for your residence, which we confirm before listing.
Only as a long-season rental: 90 consecutive days minimum, four leases a year, and no advertising of shorter terms. We market Excelsior to end users and three-month renters, which is where its buyers come from.
The contract decides. The purchase application says the 1.25% assessment “will be included in the estoppel” but assigns it to neither side. At $2,100,000 it is $26,250 (our arithmetic), so we negotiate it up front.
Be ready by January. Nine of 13 Excelsior closings over four years were in March, April or May, and the 30-day approval window means a spring closing starts with a winter contract. Call Jesse direct at (239) 898-6072 to set the timeline.
McGreevy and Comisar are the Domain Realty team behind this Grande Excelsior 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 North Naples high-rise market that Grande Excelsior 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 in Naples, Bonita Springs, Estero and Fort Myers, and Jesse has lived in Estero since 2003, a short drive up US 41 from the Vanderbilt Drive gate at The Dunes. 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 Grande Excelsior page the credential that matters more is narrower than any award: we read the recorded declaration, every recorded amendment and the 2022 restatement, the 2026 Q&A sheet, the rules and remodeling guide, all twelve notices of commencement, the FEMA flood layer and every Excelsior closing in the Southwest Florida MLS Matrix for the last 48 months before a word of this guide was written. If you want our read on a specific Excelsior residence, start with a Grande Excelsior home valuation or call Jesse direct at (239) 898-6072; buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar are a top-reviewed Naples real estate team on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
Selling a Grande Excelsior home? Get a free Grande Excelsior home valuation, or call Jesse direct at (239) 898-6072.
Buying at Grande Excelsior? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
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 picture, see our full guide to The Dunes of Naples, our Naples guide and our roundup of the best real estate agents in Naples.
The Grande Excelsior buyer questions below are answered from the recorded declaration and its amendments, the association’s 2026 Q&A sheet, rules and forms, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 23, 2026. Where the public record is silent, the answer says so plainly.
Data updated: September 2026
A 90-residence condominium tower with 10 guest cottage units at 285 Grande Way, Building 5 of The Dunes of Naples in North Naples (ZIP 34110). Its declaration was recorded October 22, 2004, and every residence has three bedrooms and three and a half baths in 3,353 to 3,404 square feet.
Seven sold in the 12 months to September 23, 2026 for $1,675,000 to $2,150,000, a median of $2,100,000 and $625.37 a square foot (Southwest Florida MLS Matrix). Today’s four listings ask $1,595,000 to $2,450,000.
$10,732 a quarter for the 01 and 06 stacks, $10,572 for 02 and 05 and $10,714 for 03 and 04, per the association’s 2026 Q&A sheet, which says the POA and Grande Preserve assessments are included in the condominium budget. Add the Club’s $1,000 annual food and beverage minimum.
The MLS splits one bill into a tower condo fee (about $6,985 to $7,145 a quarter), a Grande Preserve fee ($1,207) and a master fee ($2,381). Together they equal the Q&A figure within a dollar; do not add them on top of it.
The greater of 1.25% of the gross price or $1,000 for contracts approved after May 31, 2026, collected through the estoppel: $26,562.50 at the 48-month median of $2,125,000 (our arithmetic). The contract decides who pays.
Three mirrored pairs, per the floor plan sheet: 01 and 06 at 3,404 square feet with a 439 square foot lanai; 02 and 05 at 3,353 with a library and a 523 square foot lanai; 03 and 04 at 3,398 with a 776 square foot lanai.
Yes, for at least 90 consecutive days, no more than four leases in 12 months and no longer than one year, with board approval (Article 16). Tenants may not keep pets, and each lease costs $150 to the association plus $250 to the POA.
No. Owners who did not consent to the 2013 amendment keep a 30-day minimum only while they own; it ends on a transfer of title.
Owners may keep a reasonable number of dogs and cats, as the board decides, plus fish and caged birds, leashed or carried outside and routed through the lower garage. Tenants may not keep pets.
Ten plaza-deck cabanas for recreational use only, sleeping no more than two overnight, each with a quarter vote and a 2026 assessment of $738 to $895 a quarter. Only an Excelsior residence owner may own one.
Two assigned garage spaces per residence, passing with title (Article 1.34.1), plus a plaza-level storage locker. The garage level holds 152 spaces.
Only select residences, per the association’s Excelsior page. The eligible list and dues are not published, so confirm it for the specific residence on the estoppel and in the contract.
Major construction only from April 15 to November 15, with sealed plans, permits, a $2,500 deposit, approved underlayment under hard floors and a concrete scan first, per the December 2025 remodeling guide.
Yes, to the Grande Preserve specifications: a Gulf-side lanai enclosure needs board approval only, shutters must be white roll-down aluminum, and glass enclosures need tinted glass and impact glass where there are no shutters.
Yes, by the recorded notices: a re-roof (2023 to 2024), a pool equipment room slab repair (2023), post-tension repairs and pool bathroom work (2025), and pool deck waterproofing (2026). The notices do not say how the work was funded.
Collier County’s dashboard shows milestone year 2029, status “Not Due,” as of September 23, 2026.
The association reports every Dunes tower’s lower garage flooded, elevator systems and roofs were damaged and more than 450 cars were lost, with no injuries. It does not itemize Excelsior, and the tower was re-roofed in 2023 to 2024.
FEMA Zone AE with a 10-foot base flood elevation, panel 12021C0189J, effective February 8, 2024, and Evacuation Zone A. That is a map screen, not an official determination; lenders order a flood zone determination per building.
Submit the application, signed contract and $150 fee at least 30 days before closing; the board has 30 days and must approve before closing, with background checks for all occupants, per the purchase application.
No. The Q&A sheet sets no age limit, and Article 24.5 bars limits based on familial status. The zoned schools are Naples Park Elementary, North Naples Middle and Aubrey Rogers High, all graded A.
The Grande Excelsior seller questions below come from our conversations with owners in the building, answered from the same recorded documents, association forms and Southwest Florida MLS Matrix data, pulled September 23, 2026, that we use throughout this guide. Where a document is silent on a point, we say so plainly.
Data updated: September 2026
We would say McGreevy and Comisar: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and a plan built from every Excelsior sale in four years. Call Jesse direct at (239) 898-6072.
The 12-month median is $2,100,000 and $625.37 a square foot (n=7), with sales from $1,675,000 to $2,150,000. Floor, view, stack, condition and extras move you within that range. Start with a free Grande Excelsior home valuation.
A median 168 days in the last 12 months and 163 over 48 months, the longest at The Dunes. The three fastest of the 13 sales took 6, 27 and 48 days.
Usually price. Listings run $468.57 to $721.01 a square foot against a 12-month sales median of $625.37, and the two deepest discounts in four years followed list prices set well above the market.
Down from 2024, flat since: the two 2024 sales averaged $794.30 a square foot, 2025’s median was $625.29 (n=4) and 2026’s is $625.37 (n=5), all small samples.
Beyond commission and title costs, plan for the 1.25% Resale Capital Assessment if the contract assigns it to you ($26,250 at $2,100,000), documentary stamp tax on the deed, estoppel fees and any Club shortfall. We build all of it into your net sheet.
No. Article 14.4 bans every sign on the property. Open houses run under the association’s open house rules, with one staff-placed sign at the bottom of the drive on weekend afternoons.
Through the association’s CondoCerts portal, per the association’s CondoCerts announcement letter. Order it early; it shows assessments, the Resale Capital Assessment and any Club shortfall.
Only for the good cause listed in Article 17. Without it, the association must supply a buyer at the contract price or the sale is deemed approved, and a transfer not acted on within 30 days is deemed approved.
The notices are public records a buyer’s agent will find; ask your attorney what Florida disclosure law requires for your residence. We put the board’s account of the work in the listing file so buyers read it from us first.
No completed milestone is needed; it is not due until 2029. Buyers will ask for the SIRS and budget; neither is public, so check the owners-only portal or ask the association for them early.
The POA’s policy reduces the buyer’s $1,000 minimum for that year by what you already spent. Confirm any shortfall on the estoppel.
Yes, subject to the approved lease of one year or less. Coordinate showings with the tenant, and remember the buyer takes the 90-day leasing rule.
Rarely a full remodel: major work is limited to April 15 to November 15 and needs plans, permits and scanning. Paint, lighting and fixtures that need no application often return more than they cost.
Yes. We offer discreet, off-market marketing to our qualified-buyer database, and the association’s approval process runs the same way.
Likely higher if you have homestead. The 2026 preliminary median bill is $14,935.60, but a buyer’s assessment resets toward the price; at 9.867 mills a $2,100,000 purchase could carry about $20,700 before exemptions (our arithmetic).
Usually, but not by a formula. In May 2026 a 16th-floor 3,404 square foot residence sold for $2,150,000 and an 8th-floor residence in the same plan for $1,750,000, $400,000 apart in one month, per the Southwest Florida MLS Matrix, pulled September 23, 2026. Yet the four-year high, $2,800,000, was a 9th-floor residence in 2024, and condition and list price moved results as much as height did. We price your floor against the specific sales above and below it. Start with a free Grande Excelsior home valuation.
The 3,404 square foot plan in the 01 and 06 stacks has the deepest record: 7 of the 13 Excelsior closings in 48 months, at a median $2,150,000 and $631.61 a square foot (Southwest Florida MLS Matrix, pulled September 23, 2026). The 3,353 square foot library plan closed 5 times at a median $626.30 a square foot. The 3,398 square foot plan with the 776 square foot lanai has only one entered sale, so a seller there leans on that lanai and on the few comparables we can confirm against the recorded plan sheet.
Most likely an owner who plans to live in it, full time or for the season. On the Collier County tax roll, 2026 preliminary, 52% of Excelsior’s parcels carry a homestead exemption, the highest share at The Dunes, and 62 have a Florida owner mailing address. The 90-day minimum lease removes the short-season investor, and the Southwest Florida MLS Matrix, pulled September 23, 2026, showed no Excelsior rental listing in the prior year. We market to end users who want space, two garage spaces and a private elevator foyer.
The estoppel shows whatever the board has adopted by the day it is issued, and the contract decides who pays. No Excelsior special assessment was posted on the association’s Grande Excelsior page on September 23, 2026, but the recorded notices show a re-roof, post-tension repairs and pool deck waterproofing from 2023 to 2026 without saying how any of it was funded. We write a clause covering an assessment adopted between contract and closing, so neither side is surprised.
The lender’s condominium questionnaire is ordered with the estoppel through the association’s CondoCerts portal, per the association’s CondoCerts announcement letter. Lenders look at the master insurance, the flood zone, the milestone status and any pending assessment. The 2026 Q&A sheet answers “No” to litigation over $100,000, and the county shows the milestone “Not Due” until 2029. Excelsior’s carrier, deductible and flood limit are not published, so we request the insurance certificate at listing and give the lender the FEMA Zone AE 10 screen on day one.
Whether they are impact-rated and permitted, because at Grande Excelsior windows and sliding glass doors are yours. Article 9.2 of the 2022 restated declaration makes the owner maintain and replace them, and replacement is a material modification needing board approval. The tower sits in the wind-borne debris region, and the association’s real estate page says carriers have told some Dunes associations that window replacement is needed to keep insurability after Ian. Excelsior window ratings are not published, so if you replaced windows or doors, bring the permit, the product sheet and the association’s approval to the listing.
The contract allocates it, so read that line before you sign. Florida’s deed stamp tax runs $0.70 per $100 of price, the rate shown by the $10,500 in stamps on the POA’s $1,500,000 Marina Property deed of June 2026 in the Collier Clerk’s Official Records. At Excelsior’s 12-month median of $2,100,000 that is $14,700, and at the lowest 48-month sale, $1,675,000, it is $11,725 (our arithmetic). We put it on your net sheet beside the 1.25% Resale Capital Assessment.
By appointment, through the gate. Visitors are pre-registered through the association’s visitor management system, and at the tower a lobby directory rings the owner’s phone. Under the association’s open house rules, requests are due by the Thursday before, an agent or owner must be present, staff place one sign at the bottom of the drive on Saturday and Sunday from 1 to 4 p.m., and agents may not wait in lobbies. For the Grande Preserve towers, Concierge Center staff prepare the flyers Friday morning for the gatehouse.
Hand over both garage openers at closing; a lost one costs $35 to replace (Rules 7(b)). Your buyer then picks a new personal code for the lobby, garages and elevator on the Excelsior door code authorization form and applies for POA gate transponders on the Grande Preserve vehicle transponder form, at $22 per vehicle on the June 2026 purchase application. Article 11.1 also requires owners to give the association a key or code to the entry door, so the buyer supplies a new one after closing.
Yes, with the residence. Club privileges come with every Excelsior residence; no document we read shows an equity membership or initiation fee, and the 2026 Q&A sheet answers “No” to recreation fees, so there is no membership to sell separately. The one Club charge is the $1,000 annual food and beverage minimum, which your buyer takes over reduced by what you spent that year. The Floridian Club is different: only select residences carry it, and it must be confirmed for yours before listing.
Yes, and the same board approval applies. Article 17 of the 2022 restated declaration requires approval of every sale, gift, inheritance or entity transfer within 30 days, or it is deemed approved. An entity owner must designate one Primary Occupant, who may change only once in 12 months (Articles 1.26 and 17.1), which matters to a buyer purchasing through an LLC. Who may sign for a trust or an estate is a title and probate question the association documents do not answer, so your attorney and title company settle it before we list.
It can help, as long as the furniture sits on its own inventory and bill of sale. A lender values the real estate, not the sofa, so we keep the two separate in the contract. At Excelsior the likely buyer is an owner who will live there, and with a 90-day minimum lease, furnishings mainly help a buyer planning a long-season rental, so we ask early whether a buyer wants the residence turnkey. Include lanai furniture in the plan: the rules ask seasonal owners without shutters to clear their lanais before they leave.
Start with what is already public. Grande Excelsior maps in FEMA Zone AE with a 10-foot base flood elevation on panel 12021C0189J, sits in Evacuation Zone A and stands on the lowest ground at The Dunes, and the association reports that every tower’s lower garage flooded in Hurricane Ian. Florida’s seller flood disclosure requirements are not set out in the documents behind this guide, so your attorney confirms the form and wording. We put the flood screen and the association’s Ian report in the listing file. That is a map screen, not an official determination; lenders order a flood zone determination per building.
Mostly the other three Grande Preserve towers. Over 48 months Excelsior’s $2,125,000 median matches the median at Grande Dominica and sits near Grande Phoenician ($2,175,000) and Grande Geneva ($2,160,000), but its $626.30 a square foot runs about 16% to 18% below them (Southwest Florida MLS Matrix, pulled September 23, 2026). Excelsior’s answer is roughly 400 to 800 more square feet for similar money and the lowest assessment per square foot at The Dunes, about $12.61 a year. We lead with both numbers. Call Jesse direct at (239) 898-6072.
Yes, if that buyer already owns an Excelsior residence. Each of the ten guest cottages is a separate unit with a quarter vote and a 2026 assessment of $738 to $895 a quarter, and Article 17.8 limits ownership to Excelsior residence owners, per the association’s 2026 Q&A sheet for Grande Excelsior and the restated declaration. No Excelsior cottage sold in the 48 months of the Southwest Florida MLS Matrix, pulled September 23, 2026, so there is no Excelsior price record; one Grande Phoenician guest cottage closed at $130,000 in May 2024.
It widens your buyer pool. Article 14.3 lets owners keep “a reasonable number” of dogs and cats as the board decides, with no published weight limit or breed list, while Antigua and Barbados publish breed bans and Grande Phoenician caps owners at two dogs and two cats. For a dog owner comparing Grande towers, that is a real reason to choose Excelsior. Tell buyers the limits too: tenants may keep no pets, pets use the lower garage entrance, and the purchase application asks for a photo and weight of every pet.
They can. The December 2025 remodeling guide allows major construction only from April 15 to November 15, with applications for major work due by April 15, sealed plans, permits, a $2,500 deposit and a concrete scan before any drilling. A buyer who wants to remodel this summer will want to close and apply early, which fits Excelsior’s calendar: 9 of 13 closings in 48 months landed in March, April or May (Southwest Florida MLS Matrix, pulled September 23, 2026). We ask about renovation plans with the first offer.
The Grande Excelsior guide above rests on primary records: the Collier Clerk’s Official Records, the association’s own posted documents, state and federal agency data, Collier County government pages and dated news and operator pages. Every link points to the publisher of record, and no brokerage, listing portal or appraiser site is cited anywhere on this page.
Grande Excelsior buyers and sellers can read the core documents themselves. The table below links each one at its official source, whether the association, the Collier Clerk, FEMA or Collier County, and says in one line which question it answers for a Grande Excelsior residence before you sign.
Data updated: September 2026
Document | Publisher | What it answers |
|---|---|---|
Grande Excelsior association | Leasing, pets, alterations, maintenance and sales approval | |
Grande Excelsior association | The 2026 assessment by stack and cabana | |
Grande Excelsior association | Pool, parking, pet, trash and absence rules | |
Grande Excelsior association | The 30-day approval package and fees | |
Grande Excelsior association | The 90-day minimum and lease fees | |
Grande Excelsior association | Renovation season, deposit, flooring and scanning | |
Grande Excelsior association | The three plans and lanai sizes | |
Collier County Clerk of Courts | The original 2004 declaration and exhibits | |
FEMA | The AE 10 zone at the building (a screen, not a determination) | |
Collier County Growth Management | The 2029 milestone year |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Grande Excelsior. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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.
