Grande Phoenician at 275 Indies Way is a 90-residence Grande Preserve tower at The Dunes of Naples with three floor plans, six guest cottages, the community's highest four-year median sale and every current pending contract. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Grande Phoenician sellers call first, and the team Grande Phoenician buyers call when they want to know exactly which of the building’s three floor plans sells for what, which leasing rule governs, and what the recorded documents say about garages, windows and pets. Grande Phoenician is a 90-residence high-rise condominium tower with 15 residential levels inside the master-planned community of The Dunes of Naples in Naples, Florida. It is the Dunes tower that has priced closest to what buyers pay over the last four years, and today it holds every pending contract in the community. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, with over $900 million in personal sales between them.
This guide goes deeper than our community-wide Dunes of Naples guide. It is built from the 2006 declaration of condominium and its 2022 amended and restated text, the recorded 2013 leasing amendment, the 2015 pet amendment and a 2023 corrective amendment that most summaries have missed, the association’s 2026 Q&A sheet and its twelve posted Phoenician documents, every notice of commencement the association has recorded since 2018, about 90 developer deeds from 2006 to 2015, the Collier County tax roll (2026 preliminary), FEMA’s flood map and the Southwest Florida MLS Matrix, pulled September 23, 2026. Where the public record does not answer a question, we say so and name the document that would.
If you own at Grande Phoenician and are thinking about a sale, the market snapshot and the seller section below are written for you; if you are buying, start with the floor plans, the fee section and the declaration walk-through, then call Marc.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Grande Phoenician 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 Phoenician market read built on every MLS closing, the recorded declaration and amendments, and the county roll.
Data updated: September 2026
If you’re searching for the best realtor for Grande Phoenician in The Dunes of Naples, Naples, whether you’re ready to sell your Grande Phoenician 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 depth matters at Grande Phoenician for a specific reason: Grande Phoenician’s three plans sit within 146 square feet of each other, yet over 48 months the smallest plan has sold for a median of $884.61 a square foot and the middle plan for $719.27. A listing agent who prices a Phoenician residence from a generic North Naples comp set, or even from a Dunes-wide average, leaves that spread on the table.
Recent Grande Phoenician track record, from the Southwest Florida MLS Matrix. In the last 12 months we tracked 7 Grande Phoenician closings in the Southwest Florida MLS Matrix, pulled September 23, 2026, covering closings dated 09/24/2025 to 09/23/2026 (the building’s guest cottage units, all under 500 square feet, are excluded). That is a small sample, so read it with care. The median sold price was $2,175,000 (n=7), against a median list price of $2,175,000. The median price per square foot was $751.81, the median of seven per-sale ratios on MLS living area. The median sold-to-list ratio was 95.06%, the strongest of any Grande Preserve tower in the period. The median time on market was 66.5 days (n=6, the mean of 13 and 120 days, with one sales-data-entry record that carries no marketing time left out). Total sold volume was $14,360,000. The highest sale was $2,260,000, a 2,747 square foot 16th-floor residence that closed in August 2026 after 0 days on market, and the lowest was $1,700,000, a 2,893 square foot 9th-floor residence that closed in May 2026 after 126 days. Today 2 residences are active and 3 are pending, and those 3 are the only pending contracts anywhere in The Dunes of Naples. At the 12-month closing pace, two active listings are about 3.4 months of supply (our arithmetic), against about 6.9 months across the Grande Preserve as a whole.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Selling a Grande Phoenician residence? 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, plus a document file built before the first showing: the 2026 Q&A sheet, the 2013 and 2022 leasing text, the 2023 garage correction, the water heater’s age (the declaration lets the board deny a sale while a heater is out of compliance), and the 1.25% Resale Capital Assessment in your net sheet. Get a free Grande Phoenician home valuation or call Jesse direct at (239) 898-6072.
Buying at Grande Phoenician? We confirm the unit’s plan type and fee line on the Q&A sheet, whether it carries a Floridian Club membership or one of the six enclosed garage spaces, and what the estoppel shows before your inspection period ends. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Living in Grande Phoenician means six residences to a floor, a private foyer beside a passenger elevator and a service elevator, two assigned garage spaces, a building pool and fitness room, and the Grande Preserve Concierge Center down the street. It sits in the gated Grande Preserve inside The Dunes of Naples, a walk from Delnor-Wiggins Pass State Park.
Data updated: September 2026
Grande Phoenician is Building 6 on the association’s own numbering, at 275 Indies Way, Naples, Florida 34110. It was the third of the four Grande Preserve towers to be built, recorded as a condominium on August 17, 2006, and it shares Indies Way with Grande Geneva, the last tower in the community. Most of what makes daily life here different from the older Island Cove towers comes from the floor plate: 90 residences on 15 residential levels, all of them 2,747 to 2,893 square feet under air, with no small units and no penthouse that is larger than the floors below it.
The recorded name is Grande Phoenician at the Grande Preserve, a Condominium, and its association is Grande Phoenician at the Grande Preserve Condominium Association, Inc., a Florida not-for-profit corporation whose articles were first filed May 3, 2004 and restated in 2022, per the Grande Phoenician amended and restated governing documents. Section 6 of the declaration creates 90 residential units and 6 guest cottage units. The association describes the building on its Grande Phoenician page as bringing “an urban style to Naples luxury high-rise living,” with “exceptional water views of Turkey Bay and the Gulf of Mexico.”
Buyers who search the name online run into three false friends. “Grand Phoenician” with no final “e” is a common misspelling of the name. The Phoenician in Scottsdale is an Arizona resort with no connection to The Dunes. And Phoenician Sands is a different Naples condominium. The only Grande Phoenician at The Dunes of Naples is the one at 275 Indies Way.
The Collier County tax roll, 2026 preliminary, counts 96 unit parcels at Grande Phoenician: 90 residences and 6 guest cottage units. Of those 96 parcels, 42 (43.8%) carry a Florida homestead exemption, which means a little under half the parcels are someone’s permanent home and the rest belong to seasonal or second-home owners. The roll shows 62 parcels with a Florida owner mailing address and 2 with a foreign one. For comparison, the homestead share runs 17.9% at Antigua and 52.0% at Grande Excelsior, so Phoenician sits near the middle of The Dunes: a building with a real year-round core and a strong winter season.
The 2026 Q&A sheet says plainly that there are “No age restrictions,” so owners range from working families to retirees. What the building does not attract is investors looking for short stays: the declaration’s leasing article sets a 30-day minimum and no more than four leases in any 12 months, which we cover in the leasing section below.
Every residence opens from a private foyer. The developer’s Grande Phoenician floor plan sheet shows each foyer beside both a passenger elevator and a service elevator, so a residence shares its landing with only one neighbor, and the rules route moves, deliveries and pets to the service car. Behind the foyer, the plans run to a grand salon 20 to 33 feet wide, a separate family room in the Type A and Type B plans, a master suite of 16 by 16 feet with a “Master Spa” and dressing room, and a lanai of 234 to 299 square feet. The association’s page calls them “Elegant private foyer entries.”
Grande Phoenician sits in the Grande Preserve, the four-tower neighborhood behind its own second gate. The Grande Preserve at The Dunes Community Association, Inc. owns the 3.69-acre parcel at 280 Grande Way (Collier County tax roll, 2026 preliminary), where the private Grande Preserve Concierge Center serves only the owners of Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva. Island Cove and Sea Grove owners do not use it. Everyone in The Dunes shares the Club at the Dunes at 310 Dunes Blvd, which the association describes as a 25,000 square foot amenities center, and its tennis and pickleball courts.
Grande Phoenician has no Gulf frontage, and no Dunes building does. Residents walk out a pedestrian gate by Conner Park and Bluebill Avenue, cross the canal bridge and enter Delnor-Wiggins Pass State Park, a paid state park, or reach the county’s Bluebill beach access. The association calls it “a short 8-minute walk” from the front entry of Barbados in its 2026 Barbados guest and renter guide; the Grande Preserve towers sit farther back from that gate, so plan on a longer walk from Indies Way. Select Phoenician residences also carry a membership in the Floridian Club, a private beach club on Vanderbilt Beach with a member shuttle, covered in the amenities section.
Phoenician runs on the Naples calendar. The 2015 rules ask owners to leave a key with management and recommend a home watch service, and the association’s seasonal closing checklist tells departing owners to shut the main water valve in the mechanical room, turn off the water heater breaker and set the air conditioning to 77 degrees, per the Grande Phoenician condo closing checklist. The declaration goes further: under Section 9.10, owners must shut off all water valves whenever the unit will be empty for more than 24 consecutive hours. Contractors work 8 a.m. to 4:30 p.m. on weekdays and until 1 p.m. on Saturday, with no Sunday work except emergencies, and the declaration lets the board limit extensive remodeling to months it designates.
It has no penthouse plan larger than the typical floors: the six penthouse-level residences use the same three plans as the floors below, with the tallest floor-to-floor height in the building. It has no small or entry-level plan. It has no marina or boat slip, since none exists at The Dunes. It has no whole-building generator: the association says the tower generators run only elevators, garage doors and emergency lighting. And it has no two-bedroom-only plan: the smallest residence is a two-bedroom plus den.
Buyers who tour Phoenician almost always tour Grande Geneva, its neighbor on Indies Way, and the two share more than a street: Phoenician’s Type A (2,893 square feet) and Type B (2,798) have the same air-conditioned sizes as Geneva’s Type A and Type B, per the two associations’ documents. The differences are in the documents and the numbers:
Same plan size, two buildings | Grande Phoenician | Grande Geneva |
|---|---|---|
2026 quarterly fee, 2,893 sq ft plan | $10,696 | $11,833 |
2026 quarterly fee, 2,798 sq ft plan | $10,344 | $11,445 |
48-month median, 2,893 sq ft plan | $2,175,000 (5 sales) | $1,925,000 (5 sales) |
48-month median, 2,798 sq ft plan | $2,012,500 (4 sales) | $2,150,000 (5 sales) |
FEMA zone at the building points | AE 9 and AE 10 | Shaded X, with AE on part of the parcel |
Next milestone year | 2031 | 2032 |
Largest plan | 2,893 sq ft | 3,728 sq ft center plan |
Fees are from each association’s 2026 Q&A sheet (Grande Geneva 2026 Q&A); sales are from the Southwest Florida MLS Matrix, pulled September 23, 2026, all small samples; the flood reading is a map screen, not an official determination. On the same plan sizes, a Phoenician owner pays about $1,100 a quarter less than a Geneva owner (our arithmetic). Geneva’s building points map outside the AE zone, which can matter to a lender; Phoenician’s 2,893 square foot plan has sold higher over four years. Our Grande Geneva guide covers the other side of the comparison.
Three kinds of buyers fit Phoenician best, by our reading of the building and its documents. The first is the seasonal owner who wants to lock the door in April and know the building is watched: a private foyer, a service elevator for the home watch service, a Concierge Center that signs for packages and a board that approves every tenant. The second is the full-time downsizer from a single-family home in Naples who still wants three real bedrooms, a family room separate from the salon and two garage spaces; the Type A and Type B plans are built for that buyer, and 43.8% of Phoenician parcels carry a homestead exemption. The third is the buyer who wants some winter rental income without running a vacation rental; Phoenician’s four-leases-a-year rule and $16,000 to $25,000 in-season monthly asks fit a one- to three-month tenant, not a weekly one. The building suits a buyer who wants short-stay income, a pet-owning tenant or a large penthouse far less well.
From January to April the building fills and the Club’s calendar sets the pace. The association’s 2026 Barbados guest and renter guide lists a Monday pool party, dinner specials midweek, a Friday buffet and pizza night, a Sunday buffet and happy hours from 4 to 7 p.m. Tuesday through Sunday, with fitness hours of 5 a.m. to 11 p.m. in season, and it notes that “service days and hours vary by season.” Tennis runs through Cliff Drysdale Tennis on six clay courts. Owners charge Club purchases to their account, which is how the $1,000 annual food and beverage minimum gets used up without much thought. In season, the free county beach trolley runs from the Conner Park lot beside the pedestrian gate to Delnor-Wiggins and Vanderbilt Beach, per Collier County’s February 2026 beach bus announcement.
The nearest full hospital is NCH North Naples Hospital on Health Park Boulevard, about 2.6 road miles and 7 minutes from the gate off-peak, with adult and pediatric emergency care open 24 hours, per the NCH North Naples Hospital location page. NCH Vanderbilt Immediate Care is about 3.5 miles away, and Lee Health’s Coconut Point emergency department in Estero about 10.8 miles. The Publix at Riverchase Shopping Center on US 41 is about 1.8 road miles from the clubhouse, Mercato about 3.2 miles and 9 minutes, and Waterside Shops about 5.8 miles. All distances are our free-flow routing estimates; expect longer drives from January to April.
On every Phoenician tour we look at five things a listing photo will not show. The window and sliding door history, because those are the owner’s under the declaration. The flooring, because hard floors above the terrace level need board approval and sound control. The water heater’s age, because the board may deny a sale when a heater is past its replacement date. The lanai, because a glass enclosure or shutters must meet the Grande Preserve specification. And the stack: Type C center residences, Type B residences and Type A end residences trade at different prices per square foot, so we confirm the plan and fee line before anyone talks price.
The Dunes appears to be managed in-house: the master association employs its own staff, and no outside management company is named in any document we read. Grande Phoenician is served by Grande Preserve Management, the master association’s office at the Concierge Center, 280 Grande Way, which handles Buildings 4 to 7; the Island Cove towers and Sea Grove are served by a separate Site Management office at the Club. Purchase and lease applications go to Grande Preserve Management, per the Grande Phoenician purchase application, and after Hurricane Ian the association routed recovery for Buildings 4 to 7 through the same office. The Phoenician association itself is run by a five-member elected board; owners vote in their own condominium association, and that association, not the owner, is the voting member of the master and Grande Preserve associations, per the 2026 Q&A sheet.
Buyers who start their Dunes search in the three original Island Cove towers usually move to the Grande Preserve for four reasons, all on the record. The plans are larger: Island Cove residences run 1,893 to 2,194 square feet under air with seven to a floor, while every Phoenician residence is 2,747 to 2,893 square feet with six to a floor. Entry is private: Island Cove residences open from shared breezeways, Phoenician residences from a foyer beside their own passenger and service elevators. Parking doubles, from one assigned garage space to two. And the Grande Preserve adds a second gate, the Concierge Center and, for select units, the Floridian Club. The trade-off is price and fee: a 48-month median of $2,175,000 at Phoenician against $1,175,000 to $1,325,000 in Island Cove, and about $10,156 to $10,696 a quarter against $7,663.50 to $8,070, per the 2026 Q&A sheets.
If you own at Grande Phoenician, the building’s 96.30% median sold-to-list ratio over 48 months and its three pending contracts say this is a seller’s building right now, but only for residences priced by plan and floor. Start with a free Grande Phoenician home valuation or call Jesse direct at (239) 898-6072. If you are buying, Marc will pull the Q&A line for the exact stack, the estoppel and the recorded amendments before you write an offer: call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. That document-first discipline is why McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Grande Phoenician closed 13 residential sales in the 48 months to September 23, 2026 at a median of $2,175,000 and $751.81 a square foot, the highest median sale of any Dunes condominium. Seven closed in the last 12 months, two residences are listed today, and three are pending, the only pending contracts in The Dunes.
Data updated: September 2026
Every figure here comes from the Southwest Florida MLS Matrix, pulled September 23, 2026: 48 months from 09/24/2022 and 12 months from 09/24/2025, both to 09/23/2026. One guest cottage sale is excluded because the unit is under 500 square feet. Price per square foot is the median of per-sale ratios on MLS living area, which at Phoenician matches both the plan sheet and the county roll’s base area exactly. Samples under ten are labeled “small sample.”
Closed | Floor level | Plan (A/C sq ft) | List price | Sold price | Sold $/sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
May 2023 | Not stated in the record | Type C, 2,747 | $1,905,000 | $1,905,000 | $693.48 | 100.00% | Sales-data-entry record |
August 2023 | 9th floor | Type B, 2,798 | $2,190,000 | $2,075,000 | $741.60 | 94.75% | 90 |
September 2023 | 12th floor | Type C, 2,747 | $2,799,000 | $2,725,000 | $991.99 | 97.36% | 70 |
March 2024 | 5th floor | Type B, 2,798 | $1,899,000 | $1,725,000 | $616.51 | 90.84% | 364 |
April 2024 | 16th floor | Type C, 2,747 | $2,700,000 | $2,600,000 | $946.49 | 96.30% | 149 |
May 2024 | 16th floor | Type A, 2,893 | $2,650,000 | $2,650,000 | $916.00 | 100.00% | Sales-data-entry record |
September 2025 | 10th floor | Type A, 2,893 | $1,998,750 | $1,900,000 | $656.76 | 95.06% | 13 |
February 2026 | 10th floor | Type B, 2,798 | $1,995,000 | $1,950,000 | $696.93 | 97.74% | 326 |
May 2026 | 9th floor | Type A, 2,893 | $1,895,000 | $1,700,000 | $587.63 | 89.71% | 126 |
May 2026 | 12th floor | Type B, 2,798 | $2,175,000 | $2,175,000 | $777.34 | 100.00% | Sales-data-entry record |
June 2026 | 16th floor | Type A, 2,893 | $2,245,000 | $2,175,000 | $751.81 | 96.88% | 120 |
June 2026 | 17th floor | Type A, 2,893 | $2,350,000 | $2,200,000 | $760.46 | 93.62% | 8 |
August 2026 | 16th floor | Type C, 2,747 | $2,395,000 | $2,260,000 | $822.72 | 94.36% | 0 |
Three of the 13 were sales-data-entry records, entered in the MLS at closing rather than marketed through it; they carry no days on market and account for all three 100% results.
Measure | Last 12 months | Last 48 months |
|---|---|---|
Closed sales | 7 (small sample) | 13 |
Median sold price | $2,175,000 | $2,175,000 |
Median list price | $2,175,000 | $2,190,000 |
Median price per sq ft | $751.81 | $751.81 |
Median sold-to-list | 95.06% | 96.30% |
Median sold-to-list, marketed sales only | 94.71% (n=6, mean of 94.36% and 95.06%) | about 94.9% (n=10, mean of 94.75% and 95.06%) |
Median days on market | 66.5 (n=6, mean of 13 and 120) | 105 (n=10, mean of 90 and 120) |
Price range | $1,700,000 to $2,260,000 | $1,700,000 to $2,725,000 |
Total volume | $14,360,000 | $28,040,000 |
The marketed-only line removes the three sales-data-entry records, which sit at 100% by construction, and is the better guide to what a listed Phoenician residence gives up in negotiation.
Plan | A/C size | Sales (48 months) | Median sold price | Median $/sq ft |
|---|---|---|---|---|
Type C (2 bedrooms plus den, center stack) | 2,747 | 4 (small sample) | $2,430,000 (mean of $2,260,000 and $2,600,000) | $884.61 (mean of $822.72 and $946.49) |
Type B (3 bedrooms, next to the ends) | 2,798 | 4 (small sample) | $2,012,500 (mean of $1,950,000 and $2,075,000) | $719.27 (mean of $696.93 and $741.60) |
Type A (3 bedrooms, end stack) | 2,893 | 5 (small sample) | $2,175,000 | $751.81 |
The smallest plan is the most valuable per square foot. Among every Dunes plan with more than two sales over 48 months, Phoenician’s Type C holds the highest median, $884.61, and the plan sheet shows why: the center pair on each floor, with a 33 by 33 foot open salon and the longest lanai in the building. Type B carries the lowest median of the three.
The five sales on the 16th and 17th floors ran from $2,175,000 to $2,650,000, a median of $2,260,000; the five on the 5th to 10th floors ran from $1,700,000 to $2,075,000, a median of $1,900,000. That $360,000 gap at the medians, on the same three plans, is what buyers paid for height (our arithmetic, small samples). The 12th-floor Type C at $2,725,000 in 2023 remains the building’s record.
Year | Sales | Median sold (or sales listed) | Median $/sq ft |
|---|---|---|---|
2023 | 3 (small sample) | $2,075,000 | $741.60 |
2024 | 3 (small sample) | $2,600,000 | $916.00 |
2025 | 1 | one sale: $1,900,000 (September) | $656.76 |
2026 to September 23 | 6 (small sample) | $2,175,000 (middle pair both $2,175,000) | $756.14 (mean of $751.81 and $760.46) |
With 2024 lifted by two 16th-floor sales and a single sale in 2025, the steadier read is 2026: six sales in nine months, upper floors at $2,175,000 to $2,260,000 and the 9th and 10th floors at $1,700,000 to $1,950,000.
Across 48 months Grande Phoenician’s median sold-to-list ratio was 96.30%, the highest of any Dunes high-rise tower, against a Dunes-wide 12-month median of 92.81%. The ten marketed sales ranged from 89.71% to 97.74%. Overpricing, not time, drove the discounts: a 10th-floor Type B closed at 97.74% of list after 326 days, while a 5th-floor Type B that sat 364 days closed at 90.84%. Four marketed sales went under contract within 70 days, including a 16th-floor Type C in 0 days and a 17th-floor Type A in 8 days in 2026, and both still closed below list (94.36% and 93.62%).
Status | Floor level | Plan (A/C sq ft) | List price | List $/sq ft | Days on market |
|---|---|---|---|---|---|
Active | 15th floor | Type C, 2,747 | $2,695,000 | $981.07 | 72 |
Active | 6th floor | Type B, 2,798 | $1,899,000 | $678.70 | 9 |
Pending, with contingencies | 5th floor | Type C, 2,747 | $2,000,000 | $728.07 | 53 |
Pending, with contingencies | 7th floor | Type A, 2,893 | $1,998,750 | $690.89 | 84 |
Pending | 8th floor | Type B, 2,798 | $1,745,000 | $623.66 | 77 |
Pending list price per square foot is our arithmetic. The 15th-floor Type C at $981.07 a square foot is testing a level only one Phoenician sale has reached, $991.99 in 2023; the 6th-floor Type B sits inside the recent Type B band. The three pending contracts, floors 5 to 8, will publish final prices when they close, and the 8th-floor listing’s $21,812.50 “transfer fee” is exactly the 1.25% Resale Capital Assessment on its list price (our arithmetic).
The MLS carries four Grande Phoenician rental records from the last 365 days, with in-season monthly asks of $16,000 to $25,000 and off-season asks of $6,000 to $9,000; the leasing section explains the rules they run under. Against the other seven condominiums, Grande Phoenician holds the highest 48-month median sale ($2,175,000), the second-highest median price per square foot after Grande Geneva ($768.41) and the highest sold-to-list ratio of any tower; the eight-way benchmark table sits near the end of this page. If you own here and want your residence priced against the right slice of the record, ask for a free Grande Phoenician home valuation. That plan-by-plan, floor-by-floor pricing is how McGreevy and Comisar became Top 1% Real Estate Agents Nationally Since 2008.
Grande Phoenician was built by Vanderbilt Partners II, Ltd. under a November 2004 notice of commencement and declared a condominium on August 17, 2006. It opened into a falling market: after 67 developer residence closings in 2006, the last residences sold in 2012 and 2013 for $750,000 to $799,000, and the final developer deed recorded in January 2015.
Data updated: September 2026
The Declarant is Vanderbilt Partners II, Ltd., the Florida limited partnership behind every Dunes declaration, with CG&S Investors, Inc. as general partner; it changed its name to Vanderbilt GFG II, Ltd in December 2025. Signature Communities was the operating developer, per press reports of the period. The notice of commencement recorded November 12, 2004 at OR Book 3677, Page 1679 describes a 90-unit building plus 6 guest cottage units with Kraft Construction Company as construction manager (notice of commencement for Grande Phoenician); Bayside Builders, Inc. is the general contractor of record on the Dunes notices. The condominium exhibit’s elevation sheet states “Architectural design provided by: Architects Consortium, Inc.,” and BBLS Surveyors and Mappers prepared the survey.
The declaration was recorded August 17, 2006 at OR Book 4091, Page 0687, 109 pages with Comerica Bank joining as lender, on a parcel of “2.78 acres, more or less” (Collier Clerk record of the Grande Phoenician declaration). Under Section 14.7 the master Dunes covenants (OR 2777, Page 3027) and the Grande Preserve covenants (OR 3314, Page 1282) control on conflict, and the Phoenician declaration controls where it is stricter. The county’s milestone list gives an October 3, 2006 certificate of occupancy.
Recorded | Official Records reference | What it did |
|---|---|---|
August 17, 2006 | OR 4091, Page 0687 | Original declaration: 90 residences and 6 guest cottage units |
January 28, 2013 | OR 4879, Page 1005 | Broadband easement to Comcast of the South under a 2012 services agreement |
June 21, 2013 | OR 4935, Page 2640 | Leasing amendment: four leases a year, once per 90 days, 30-day minimum |
May 4, 2015 | OR 5146, Page 3719 | Pet amendment: two dogs, no tenant pets, service elevator, grandfathering |
April 27, 2022 | OR 6118, Page 370 | Amended and Restated Declaration, Articles and Bylaws, 86 pages |
August 8, 2023 | OR 6276, Page 344 | Corrective amendment: six enclosed garage spaces, not three |
Sources: the 2013 Comcast easement, the 2013 leasing amendment, the 2015 pet amendment, the 2022 restatement and the 2023 corrective amendment.
We read about 90 developer deeds naming Grande Phoenician and took the recorded consideration from each; the statistics are our arithmetic on air-conditioned area.
Year | Developer residence closings | Range | Median | Median $ per A/C sq ft |
|---|---|---|---|---|
2006 (August to December) | 67 | $575,000 to $1,600,000 | $950,000 | about $336 |
2007 | 5 (small sample) | $890,000 to $1,520,000 | $1,370,000 | about $499 |
2008 | 1 | one sale: $1,660,000 | n/a | about $604 |
2009 | 3 (small sample) | $1,000,000 to $1,330,000 | $1,160,000 | about $401 |
2010 | 2 | $1,050,000 and $1,250,000 | n/a | about $404 |
2011 | 4 (small sample) | $875,000 to $1,150,000 | $1,097,500 | about $384 |
2012 | 1 | one sale: $750,000 (4th floor, Type C) | n/a | about $273 |
2013 | 1 | one sale: $799,000 (4th floor, Type C), June 6, 2013 | n/a | about $291 |
Even at launch, buyers paid most for the center plan: the 2006 Type C median was $1,080,000 (n=19), against $935,000 for Type A (n=23) and $850,000 for Type B (n=25). We left out one 2006 deed whose consideration was about three times its neighbors’.
Florida Weekly’s open-house listings for the Grande Preserve sales center read “From $875,000” from October 2009 (Florida Weekly Naples, October 29, 2009) and “From $799,000” in 2012 (Florida Weekly Naples, May 10, 2012), and the deeds match: the last developer residence sale closed at $799,000 in June 2013. Resales had started early: Naples Daily News transaction columns in 2007 reported Phoenician resales from $900,000 on the terrace level to $1,470,000 on the 8th floor (Naples Daily News transactions, March 25, 2007; Naples Daily News transactions, May 27, 2007; Naples Daily News transactions, July 22, 2007; Naples Daily News transactions, November 11, 2007).
Today’s 48-month resale median of $751.81 a square foot is about 2.2 times the 2006 developer median (our arithmetic), so a downturn price in a unit’s deed chain says nothing about today’s value.
Grande Phoenician offers three floor plans, each built in a mirrored pair, six residences to a floor on 15 residential levels: Type A of 2,893 air-conditioned square feet, Type B of 2,798 and Type C of 2,747, a two-bedroom plus den. Every residence opens from a private foyer beside a passenger and a service elevator.
Data updated: September 2026
Plan facts come from the Grande Phoenician floor plan sheet (dimensions approximate), the recorded exhibit and the 2026 Q&A sheet; the county roll carries the same three sizes, 30 of each.
Type A: residences 01 and 06 | Type B: residences 02 and 05 | Type C: residences 03 and 04 | |
|---|---|---|---|
Stack position | End units | Next to the ends | Center units |
Layout | 3 bedrooms, 3 baths | 3 bedrooms, 3 baths | 2 bedrooms plus den, 3 baths |
A/C area | 2,893 sq ft | 2,798 sq ft | 2,747 sq ft |
Lanai | 234 sq ft | 252 sq ft | 299 sq ft |
Total area | 3,127 sq ft | 3,050 sq ft | 3,046 sq ft |
Grand salon | 21’0” x 24’0” | 20’0” x 23’0” | 33’0” x 33’0” (open salon and family area) |
Family room | 15’0” x 23’0” | 15’0” x 20’0” | Part of the open salon |
Kitchen | 13’0” x 14’10” | 11’8” x 14’8” | 12’0” x 15’4” |
Den or third bedroom | 12’0” x 14’6” | 12’0” x 14’6” | Den 13’6” x 16’6”, plus a dining room |
Lanai dimensions | 12’0” x 20’4” | 12’0” x 21’8” | 12’0” x 26’3” |
2026 quarterly assessment | $10,696 | $10,344 | $10,156 |
48-month median $/sq ft (MLS) | $751.81 (5 sales) | $719.27 (4 sales) | $884.61 (4 sales) |
Type A, the end residences, has the most enclosed rooms and the largest kitchen but the smallest lanai. Type B keeps the family room and three bedrooms and trades lowest per square foot, the value entry for a buyer who wants three true bedrooms. Type C, the center pair, trades the family room for a 33 by 33 foot open salon, a dining room and a den, with the longest lanai in the building; buyers have paid the most per square foot for it in 2006 and today. Every plan has a “Master Spa,” dressing room, laundry and mechanical room.
The recorded elevation sheet (datum NGVD 1929) shows a garage level at 9.44 feet, a plaza level at 20.44 feet, a Terrace level at 32.44 feet, floors 4 through 12, floors 14 through 17 and a Penthouse level at 173.40 feet. There is no floor numbered 13, as in every Grande tower. The six penthouse-level residences use the same three plans as the floors below; what sets them apart is height, since the penthouse floor sits about 12.0 feet above the 17th against roughly 9.9 feet between typical floors (our arithmetic from the recorded elevations). Ceiling heights are not printed on any document we read.
The association describes “exceptional water views of Turkey Bay and the Gulf of Mexico,” and those views open up with height, which is what the 16th and 17th floor sales are pricing.
Section 1.34.1 gives every residence the exclusive use of two parking spaces in the parking structure, assigned by the developer in the unit deed and passing with title. The same section, as corrected by the recorded 2023 amendment at OR 6276, Page 344, adds six enclosed Limited Common Element parking spaces in the garage, each assigned to a designated unit; the posted 2022 restatement still reads “three,” and the amendment adopted February 21, 2023 corrected it. The 2006 deeds for the six penthouse-level residences each conveyed a separately labeled garage space, which fits one enclosed space per penthouse by our reading; confirm any specific unit’s space from its deed. Spaces and storage lockers may not be transferred apart from the unit (Article 23).
Each residence has an assigned storage locker on the plaza level, in one area for the 01 to 03 stacks and another for the 04 to 06 stacks, per the Grande Phoenician building information sheet. Each floor’s backhall, with a mechanical room and an electric room, is a limited common element shared by the two residences it serves. The state lists six certified elevators at 275 Indies Way under “Grand Phoenician Dunes 6” (Florida DBPR license and elevator certificate search); since every plan shows a passenger and a service elevator at each foyer, we read them as three pairs, one for each two-residence stack. Residents call floors with a personal access code the association issues.
The county roll carries each guest cottage at 206 square feet. Under Sections 14.1 and 17.8 of the declaration they are for recreational use only, including use by an owner’s guests while the owner is in residence; no guest may stay more than 30 consecutive days or 180 days a year; only an owner of a Phoenician residence may own one; and a cottage may not be leased apart from a residence. Each carries a quarter vote and a 2026 assessment of $762 a quarter, and we exclude them from every residential statistic.
A Grande Phoenician residence comes with the building’s heated pool and spa, sun deck, gas grills, fitness room and pool-level social room with a catering kitchen, the private Grande Preserve Concierge Center, full privileges at The Club at the Dunes, and, for select units only, a Floridian Club beach club membership.
Data updated: September 2026
The association lists “fitness room, pool-level social room with catering kitchen, outdoor gas grills, expansive sun deck and heated swimming pool and spa,” and a “newly renovated lobby” of “modern decor with rich, dark woods” (the association’s Grande Phoenician page); the lobby’s renovation date is not published. The pool, with a waterfall feature and a spa, was resurfaced in 2024, the pool bathrooms were being remodeled in 2026, and a louvered hurricane roof system and aluminum awning went in during 2019. The 2015 Rules and Regulations open the pool from sunrise to dusk with quiet after 10 p.m., ban glass and jumping from the waterfall, and allow propane or other non-electric grilling only at the pool barbecue area.
At 280 Grande Way, the Concierge Center is “dedicated to the condominium owners in Grande Dominica, Grande Excelsior, Grande Phoenician and Grande Geneva,” per the association’s Grande Preserve page. Its Concierge Center menu of services, posted in the Grande Excelsior document library, lists concierge services, package signing and a notary, a conference room for eight, a business center with four workstations and a multipurpose room with a kitchen, open Monday to Friday 8 a.m. to 5 p.m. and Saturday 8 a.m. to 4 p.m. Owners can reserve it for private functions, and it is where transponder decals are affixed.
Every owner has privileges at The Club at the Dunes, which the association describes as a 25,000 square foot amenities center, at 310 Dunes Blvd, rebuilt for $9.2 million in 2019 and managed by Troon Privé, with four dining venues, a resort-style pool and a wellness center. The tennis center has six Har-Tru clay courts, and the association has announced four pickleball courts; see our guide to tennis and pickleball in Collier County. No equity buy-in or initiation fee appears in any association document we read. Unaccompanied houseguests can receive Club privileges by application, up to six passes at a time (the unaccompanied houseguest privileges application).
The association’s Phoenician 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.” Nothing in the Phoenician declaration makes membership building-wide: Section 11.6 allows the association to acquire club memberships only with the vote needed to amend the declaration, and no document we read does so. Membership therefore travels with specific units under the Floridian Club’s own documents, and neither the eligible list nor the dues are published. Get written confirmation for the specific unit. The Dunes has no golf course; for nearby private clubs, see our guide to Naples golf communities.
The 2026 all-in quarterly assessment at Grande Phoenician is $10,696 for Type A residences, $10,344 for Type B and $10,156 for Type C, about $40,624 to $42,784 a year, per the association’s 2026 Q&A sheet, which states that the master and Grande Preserve assessments are included. Guest cottages pay $762 a quarter.
Data updated: September 2026
The governing figure is the association’s 2026 Q&A sheet for Grande Phoenician, dated “As of January 2026.” Assessments are due quarterly in advance on January 1, April 1, July 1 and October 1.
Unit type | Stacks | 2026 quarterly (all-in, per the Q&A) | Annualized (our arithmetic) | Per A/C sq ft per quarter (our arithmetic) |
|---|---|---|---|---|
Type A | 01 and 06 | $10,696 | $42,784 | $3.697 |
Type B | 02 and 05 | $10,344 | $41,376 | $3.697 |
Type C | 03 and 04 | $10,156 | $40,624 | $3.697 |
Guest cottage unit | six units | $762 | $3,048 | about $3.70 |
All three residential lines divide to the same $3.697 per square foot per quarter, which confirms the declaration’s rule (Section 6) that common expenses are shared by square footage.
The Q&A sheet states that the condominium association, not the owner, is the member of The Dunes of Naples Property Owners Association, Inc. and of Grande Preserve at The Dunes Community Association, Inc., and that both assessments are included in the condominium budget: $2,380.50 a quarter per residence for the POA and $1,206.75 for the Grande Preserve. It answers “No” to rent or land-use fees for recreation and “No” to litigation over $100,000. It also says in-unit plumbing, air conditioning, electrical and appliance problems are the owner’s, and “Association maintenance staff does not perform these repairs.”
Phoenician listings in the Southwest Florida MLS Matrix, pulled September 23, 2026, break the one bill into a tower “condo fee,” an “HOA fee” of $1,207 (the Grande Preserve share) and a “master fee” of $2,381 (the POA share):
Do not add the master and HOA fields on top of the Q&A figure. The same listings show “total annual recurring fees” of $41,624 for a Type C and $43,784 for a Type A, exactly $1,000 above four times the Q&A figure; that $1,000 appears to include the Club’s food and beverage minimum, which is our reading of the numbers, not a statement in the listings. Per residence, $9,522 a year goes to the POA and $4,827 to the Grande Preserve (our arithmetic); the rest, $26,275 to $28,435 a year by type, funds the building.
Every Dunes owner must spend $1,000 a calendar year on food and beverage at The Club, before tax and gratuity, under a POA policy adopted December 1, 2023 under Section 6.11 of the master declaration (the POA’s food and beverage minimum policy). A shortfall is billed after year end as “an Assessment subject to a lien,” and on a resale the buyer’s minimum for that year is reduced by what the seller already spent. For 2026 the Q&A sheets say the minimum will not be 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 $1,000 or 1.25% of the gross selling price (previously 0.75%), with exceptions under Section 6.9 of the Amended Declaration of Covenants and Easements. The Grande Phoenician purchase application says it is included in the estoppel; no document we read says whether buyer or seller pays, so the contract decides.
Sale price | At 1.25% | At the old 0.75% | Difference |
|---|---|---|---|
$1,745,000 (a pending list price) | $21,812.50 | $13,087.50 | $8,725 |
$2,175,000 (the Phoenician 48-month median) | $27,187.50 | $16,312.50 | $10,875 |
$2,695,000 (the highest current list price) | $33,687.50 | $20,212.50 | $13,475 |
All figures are our arithmetic.
Charge | Amount | Paid to |
|---|---|---|
Purchase application | $150, non-refundable | Grande Phoenician association |
Vehicle transponder | about $25 per vehicle (the Grande Preserve form lists “$25/$30”) | The Dunes of Naples POA |
Lease application | $150, non-refundable | Grande Phoenician association |
Lease processing fee | $250 per lease and per renewal | The Dunes of Naples POA |
Rental orientation deposit | $50, returned if the owner’s side orients the tenant | Grande Phoenician association |
Replacement garage opener | $35 | Grande Phoenician association |
Estoppel fees run through the CondoCerts portal, per the CondoCerts announcement letter.
On the Collier County tax roll, 2026 preliminary, the median total tax bill across Grande Phoenician’s 96 unit parcels is $14,624.74 and the median total just value $1,600,296, with residential values up to $1,917,755; both medians include the six cottages at $100,000 each. Millage is 9.8670 mills before voted debt, about $9,867 per $1,000,000 of taxable value (our arithmetic), and the non-ad valorem line is $0.00 on every parcel, so no CDD rides the bill. Assessment caps reset on a sale, so a buyer’s bill will not match the seller’s. We build fees, taxes and the capital assessment into every Grande Phoenician home valuation; call Jesse direct at (239) 898-6072.
Grande Phoenician’s first milestone structural inspection is due in 2031 on Collier County’s schedule, and its status reads “Not Due.” No Phoenician special assessment appears on the association’s public pages. The building’s structural integrity reserve study is not public, and a 2025 concrete repair job has no published scope.
Data updated: September 2026
Collier County’s milestone inspection status dashboard, read September 23, 2026, shows the building “Not Due” with a milestone year of 2031, 25 years after its October 3, 2006 certificate of occupancy, the coastal track under the county’s milestone inspection rules. Grande Dominica comes due in 2028, Grande Excelsior in 2029 and Grande Geneva in 2032; the Island Cove towers have completed their first cycle.
No Phoenician budget, reserve study or structural integrity reserve study (SIRS) is posted publicly; they sit in the owners’ portal. Under current Florida law SIRS items cannot be waived, by our reading of section 718.112, and 10% of the voting interests can force a substitute-budget meeting when a budget exceeds 115% of the prior year’s assessments (Bylaws 7.1). The state hosts the SIRS reporting databases. The association’s public pages disclose special assessments at Barbados, Grande Dominica and Sea Grove but none at Grande Phoenician, and the community-wide real estate page says only that “some Dunes associations” received carrier notices that window replacement is needed, without naming them.
On October 10, 2025 the association recorded a notice of commencement for “Concrete Repairs” by The Walker Contracting Group (Collier Clerk record, OR 6516, Page 142). The notice gives no scope, cost or link to the milestone program. A buyer should ask for the engineer’s report, the final cost and whether reserves or operating funds paid it.
Under Section 8.1.4 windows, doors, screens and their frames sit outside the unit boundary, yet Section 9.2.1 makes the owner responsible for the windows and Section 9.2.4 for the sliding glass doors, and shutters and screens are the owner’s too (9.2.8, 9.12). The association’s FAQ says only Island Cove and Sea Grove originals are “not impact glass,” but no document we read states Phoenician’s original window rating, so confirm it unit by unit. The split also matters for state hardening grants, which now require windows to be common elements, per the Florida Senate summary of CS/CS/HB 393; whether Phoenician’s qualify is a question for the board’s counsel.
The Phoenician post-tension notice, posted November 13, 2024, requires a scan of the slab before any floor or ceiling penetration and says scanning “typically begins around $500+” while a past tendon repair “has cost between $20k-$50k,” borne by the contractor or owner (the Grande Phoenician post-tension cable notice). Separately, Section 9.15 requires every water heater to be replaced at least every 10 years, with limited waivers and never beyond 15 years without one, and the board may deny a lease or a sale while a unit is out of compliance (16.8, 17.3.2.4).
A buyer should ask for the SIRS, the 2026 budget, 12 months of board minutes and the master insurance certificate before the inspection period ends.
The Grande Phoenician declaration, restated in 2022 and corrected in 2023, sets residential use only, strict hard-floor and remodeling approvals, owner responsibility for windows, a ban on all signs, limits on vehicles, board approval of every sale and lease, and occupancy caps. The 2015 rules add building-level details.
Data updated: September 2026
This walk-through follows the 2022 Amended and Restated Declaration, recorded at OR 6118, Page 370. The 2015 rules still cite pre-2022 section numbers (leasing “Sect. 13,” pets “Sect. 12.3”); in the restatement, leasing is Article 16 and pets Section 14.3. Where they disagree, the recorded declaration governs.
A unit runs from the unfinished lower surface of the ceiling to the unfinished upper surface of the concrete floor and to the unfinished interior surface of the perimeter drywall; windows, doors, screens and their frames are outside it (8.1).
Item | Responsible | Section |
|---|---|---|
Exterior painting, waterproofing, structure, roof, parking facilities | Association | 9.1.1 |
Drywall and framing, wherever located | Association (owner reimburses owner-caused damage) | 9.1.5 |
Fire sprinklers and life-safety systems | Association | 9.1.3 |
Electrical from the unit breaker panel outward | Association | 9.1.2 |
Windows and sliding glass doors | Owner | 9.2.1, 9.2.4 |
Front entry door and locks | Owner (association keeps the framing) | 9.2.5 |
Hurricane shutters and screens | Owner | 9.2.8, 9.12 |
Air conditioning equipment, ducts and dryer vents | Owner | 9.2.11 |
Plumbing from and including the main shutoff valve in the mechanical room | Owner | 9.2.14, 9.2.15 |
Lanai floor coverings, paint, fans and electrical | Owner | 9.3 |
Structural planters, balcony floors, ceilings and railings | Association | 9.3 |
Above the terrace level, carpet over a quality pad is required except in kitchens, baths, balconies, foyers and utility rooms; hard flooring elsewhere needs board approval, approved sound-deadening and an inspection (9.4). The board may limit “extensive” remodeling to months it designates and require sealed plans (9.5). Two units may be combined with approval, but still count as two for fees and votes (9.11). Owners must shut off all water valves when away more than 24 hours (9.10).
Owners install protection on their own openings (9.12) to the Grande Preserve’s hurricane shutter and sliding glass door specification of May 5, 2022: white aluminum roll-down shutters, and lanai glass enclosures with “Evergreen” glass that must be 9/16 inch impact glass where no shutters are installed. The board decides within 20 days.
No more than two persons per bedroom plus two may reside, and two per bedroom plus four may sleep overnight (14.1); the Q&A sheet summarizes this as two per bedroom. Anyone staying more than 30 days a year needs board approval. Owners’ guests may stay in the owner’s absence with written notice; tenants may not host guests while away (Article 15).
No signs anywhere, including “For Sale,” “For Rent” and “Open House” (14.4); open houses run under the association’s open house rules. No commercial vehicles, golf carts, boats, recreational vehicles, motorcycles, mopeds or scooters, and only personal pickups up to three-quarter ton at stock height (14.5); the purchase application adds that “Motorcycles are not allowed on Dunes Property at any time.”
Every sale, gift or inheritance needs board approval (Article 17). Entity owners and non-spouse co-owners designate a Primary Occupant; timeshares and fractional ownership are barred. The board decides within 30 days of complete information or the transfer is deemed approved, and if it disapproves a bona fide sale without good cause, the association must supply an approved buyer at the contract price within 30 days unless the seller opted out (17.4.1). Each approval is recorded as a “Certificate of Approval and Consent to Transfer” (a recorded 2026 certificate of approval).
Damage to 50% or fewer of the units is always rebuilt (13.2). A five-member board serves staggered two-year terms, assessments are delinquent 10 days after the due date, and a majority of all voting interests can amend the declaration. There are 91.5 votes: one per residence and a quarter per guest cottage.
The 2015 rules bar window film or tint and exterior antennas without approval and ban live Christmas trees.
No. Grande Phoenician is not an age-restricted community. The association’s 2026 Q&A sheet answers the use-restriction question with the words “No age restrictions,” and nothing in the 2022 restated declaration or its amendments sets a 55-and-over rule. Owners of any age may buy, subject to board approval and the occupancy caps.
Data updated: September 2026
The practical limits are occupancy and approval, not age: two persons per bedroom plus two as residents, board approval for anyone staying more than 30 days a year, and screening of every buyer and tenant. The pool rules require swim diapers for small children. Across The Dunes, the Q&A sheets for Antigua, Barbados, Cayman, Grande Dominica, Grande Phoenician and Sea Grove all say “no age restrictions.” Families should read the schools section below.
Yes, with limits. Grande Phoenician’s recorded declaration allows leases of at least 30 continuous days, no more than four leases in any 12 months, at least 90 days between lease start dates and a one-year maximum, every lease approved by the board. Tenants may not keep pets, and short stays are not allowed.
Data updated: September 2026
This rule is often misstated, including in older summaries that relied on the 2015 rules; the recorded declaration governs over rules and forms.
Document | Minimum term | Frequency | Filing lead time |
|---|---|---|---|
2006 declaration, Section 13.2 | Not restated in the records we read | Up to 12 leases a year | Not stated |
2013 recorded amendment, OR 4935, Page 2640 | 30 days | No more than 4 a calendar year, once per 90 days | Not stated |
2015 Rules and Regulations, Section 7(a) | “ninety (90) days,” four times a year, or a one-year lease | 4 a year | 20 days |
2022 Amended and Restated Declaration, Article 16 | 30 continuous days (February counts as 30) | No more than 4 in any 12 months; 90 days between lease starts | 30 days |
Current lease application | 30 days | Not restated | 20 days |
The 2013 amendment, adopted June 1, 2013, cut the building from twelve leases a year to four, with a one-year maximum, no renewal options and no subleasing (the 2013 leasing amendment). The 2015 rules’ “90 days” is superseded: the recorded 2022 restatement sets 30 days, which is our reading of the documents and matches the current lease form.
Under Article 16, leases cover the entire unit; room rentals, subleasing and advertising any term under 30 days are barred. File at least 30 days ahead (the forms say 20; plan on 30); the association decides within 30 days, may require a deposit of up to one month’s rent in escrow, and while a unit is leased the owner loses common-element use except as a guest. Tenants get no gate access or beach passes until approval.
The 2013 amendment bound consenting owners and everyone who bought after it was recorded, and Florida law (section 718.110(13)) protects non-consenting owners from rental-restriction amendments. Whether any pre-2013 owner still holds the old twelve-leases-a-year right after the 2022 restatement is not stated in the documents we read. For a buyer the answer is simple: any right like that ends with the seller, so assume the four-lease rule applies to you.
A Phoenician lease costs $150 to the Grande Phoenician association and a $250 lease processing fee to the Dunes POA, plus about $25 per vehicle for a transponder, per the Grande Phoenician lease application; checks from the tenant are not accepted. A $50 orientation deposit, set by a board motion of March 8, 2012, is returned if the landlord or the landlord’s agent or home-watch service orients the tenant. Renewals carry another $250 POA fee, and the renewal form says “All leases must have a ‘NO SMOKING in units and common areas’ provision” (the Grande Phoenician additional lease period application).
The Southwest Florida MLS Matrix, pulled September 23, 2026, shows four rental records from the last 365 days: in-season asks of $16,000 to $25,000 a month and off-season asks of $6,000 to $9,000. At $23,000 a month, a January-to-March lease would gross $69,000 before the $400 in association lease charges, agent fees and furnishing, against about $40,600 to $42,800 a year in assessments (our arithmetic). The community’s Rental Compliance Committee monitors rental websites, so Phoenician is a seasonal-rental building, not a vacation-rental one.
Grande Phoenician owners may keep a total of two dogs, two cats, two caged birds and a reasonable number of fish under the 2022 restated declaration. Tenants may not keep any pet, visitors’ pets are allowed only with the owner present, and all pets must ride the service elevator.
Data updated: September 2026
The pet rule has changed twice, and the building’s own information sheet still quotes the older wording.
Under Section 14.3 of the 2022 Amended and Restated Declaration: a total of two dogs, two cats and two caged birds, plus a reasonable number of fish; no exotic pets; visitors’ pets only with the owner present; tenants may not keep a pet; pets leashed, carried or caged outside the unit; the service elevator only; and no pets on the terrace-level planters. The 2026 Q&A sheet adds: “Pets must be controlled.” The 2015 amendment allowed two dogs plus “a reasonable number of cats, fish and caged birds” and grandfathered existing pets for life (the 2015 pet amendment); pets lawfully in the building when it took effect remain grandfathered. The 2023 building information sheet still repeats the 2015 wording, so it is out of date.
The purchase application asks about every pet by photo, breed and weight, but the Phoenician documents we read set no breed ban and no weight limit, unlike Antigua and Barbados, which bar certain breeds, and Grande Dominica, whose rules recommend pets of 20 pounds or less. Plan dog walks inside the gates: Collier County says dogs are not permitted in the neighboring park, per Collier County’s Conner Park page. Because tenants cannot keep pets, pet owners at Phoenician are almost always owner-occupants.
Grande Phoenician straddles FEMA flood zones AE 9 and AE 10 on panel 12021C0189J, effective February 8, 2024, on ground about 8.2 feet NAVD88 at the address point, higher than five of the seven Dunes towers. Hurricane Ian flooded its lower garage and damaged the elevators, and the building sits in Collier County Evacuation Zone A.
Data updated: September 2026
The flood reading below is a map screen, not an official determination; lenders order a flood zone determination per building. It comes from FEMA’s National Flood Hazard Layer at Collier County’s address points for 275 Indies Way and a grid across the condominium parcel.
Measure | Grande Phoenician |
|---|---|
FEMA zone at the two address points | AE, split: one point AE 9, one point AE 10 |
Share of the condominium parcel by zone | 56% AE 9, 32% AE 10, 12% shaded X |
Ground elevation at the address point | about 8.16 feet NAVD88 (USGS lidar) |
Collier County evacuation zone | A |
NHC worst-case surge above ground, Category 1 / 2 / 3 to 5 | less than 3 / more than 6 / more than 9 feet |
Distance landward of the Coastal Construction Control Line | about 2,690 feet (our measurement) |
Five other towers sit at about 6.45 to 6.82 feet and map entirely AE 10, while the Grande Geneva and Sea Grove building points map shaded X. Phoenician is one of three Dunes sites with under 3 feet of worst-case Category 1 surge, but both of its address points are in the Special Flood Hazard Area. The recorded survey’s 9.44-foot garage level is in NGVD 1929, a different datum, so do not compare it to the base flood elevation directly.
The association’s account of September 28, 2022, on its Hurricane Ian Information Center, says “All 7 towers had flooding in the lower garages and more than 450 cars were total losses,” “All 7 towers had catastrophic damage to the elevator systems,” all seven roofs took significant damage, pool pumps and below-flood-line electrical systems were lost, and “No injuries or deaths were reported in the Dunes.” The USGS storm-tide sensor at the Delnor-Wiggins Pass boat ramp, about 1,800 feet west of the middle of The Dunes, peaked at 10.24 feet NAVD88 in Ian, against 3.91 feet in Irma (USGS storm-tide peaks for Hurricane Ian in Collier County). At Phoenician, the association later recorded a notice for “2 ft drywall replacement in garage lobbies 1, 2, and 3” (the garage lobby drywall notice), consistent with flood repair by our reading, though the notice gives no cause or water depth. The association’s Hurricane Ian pictures for Grande Phoenician carry no captions, and the building’s claim outcome is not public.
“The building generators supply power to only the elevators, garage doors and emergency lighting,” per the association’s Hurricane Ian frequently asked questions; in-unit air conditioning goes down with the grid. Collier County’s wind map puts the design wind speed at The Dunes at about 162 to 163 mph, which places the site in a wind-borne debris region by our reading, so any replacement window or door must be impact-rated or protected. Grande Phoenician was permitted after Florida’s first statewide building code took effect on March 1, 2002, under that code or its 2004 update by our reading of the county year built; the Island Cove towers predate it. When Collier calls Zone A, leave, and move cars out of the lower garage first.
The association insures the building for replacement value and makes “reasonable efforts” to carry flood insurance up to NFIP limits; an NFIP master policy on 90 residences could reach $22.5 million under the federal formula (our arithmetic), per the federal bank regulators’ RCBAP explainer. The carrier, limits and wind deductible are not public; certificate requests go through the association’s real estate page. Deductibles become assessments under section 718.111, so buy HO-6 loss assessment coverage well above the $2,000 floor in section 627.714, ask how your owner-maintained windows are covered, and insure your car separately. Collier’s Class 5 rating gives eligible NFIP policies a 25% discount, per the Collier County 2026 Floodplain Protection Newsletter.
Every address at Grande Phoenician, 275 Indies 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.
Data updated: September 2026
Level | Zoned school (2026-2027) | Grades | Students (2024-2025) | Distance from the gate | Typical off-peak drive | 2025-2026 grade |
|---|---|---|---|---|---|---|
Elementary | Naples Park Elementary School, 685 111th Ave N | PK to 5 | 384 | 1.0 mi | 3 min | A |
Middle | North Naples Middle School, 16165 Learning Ln | 6 to 8 | 909 | 6.4 mi | 13 min | A |
High | Aubrey Rogers High School, 15100 Patriot Pl | 9 to 12 | 1,496 | 8.4 mi | 18 min | A |
Zoning is from the CCPS Attendance Zones 2026-2027 tool, grades from the CCPS 2026 Accountability Brief and enrollment from the National Center for Education Statistics records for Naples Park Elementary, North Naples Middle and Aubrey Rogers High. Older listings name Gulf Coast High, the zoned high school through 2022-2023. Nearby private schools include First Baptist Academy and The Village School of Naples (both PK to 12, about 6.5 miles) and Community School of Naples (PK to 12, about 8.3 miles), per the NCES private school search near 34110; see our guide to Naples private schools.
The Grande Phoenician association has recorded at least nine notices of commencement since 2018, covering a trellis repair, a louvered hurricane roof and awning, post-Ian garage lobby drywall, pool and spa resurfacing, a janitor’s closet slab, concrete repairs, building pump piping and a 2026 pool bathroom remodel.
Data updated: September 2026
Recorded | Official Records reference | Work, as written on the notice | Contractor |
|---|---|---|---|
November 12, 2004 | OR 3677, Page 1679 | Construction of the 90-unit building plus 6 guest cottage units | Kraft Construction Company, construction manager |
March 2, 2018 | OR 5482, Page 3017 | Removal of six columns from damaged trellis | Gulfstream Painting and Contracting |
July 11, 2019 | OR 5651, Page 1715 | Hurricane protection louvered roof system | High Velocity Category 5 Hurricane Protection |
July 19, 2019 | OR 5653, Page 2947 | Installation of an aluminum awning (final release March 16, 2020) | High Velocity Hurricane Protection Systems, Inc. |
November 27, 2023, re-recorded December 20, 2023 and March 19, 2025 | Three instruments | “2 ft drywall replacement in garage lobbies 1, 2, and 3” | Prestige Coating and Construction |
August 5, 2024 | OR 6386, Page 1699 | “Resurface only pool and spa. No electrical and no plumbing.” | Finishing By Baker |
August 21, 2024 | OR 6391, Page 2605 | New floating slab in the janitor’s closet | Spectrum Contracting LLC |
October 10, 2025 | OR 6516, Page 142 | “Concrete Repairs” | The Walker Contracting Group |
April 30, 2026 | OR 6581, Page 2207 | “Replace piping for building pumps, like for like replacement” | Neapolitan Plumbing (The Plumber LLC) |
July 24, 2026 | OR 6613, Page 866 | Replace tile and plumbing fixtures in the pool bathrooms | Quality First General Contractors LLC |
Sources: 2004 construction notice; 2018 trellis notice; 2019 louvered roof notice; 2019 awning notice and the 2020 awning final release; the 2023 garage lobby drywall notice, its December 2023 re-recording and its 2025 re-recording; 2024 pool and spa notice; 2024 janitor’s closet slab notice; 2025 concrete repairs notice; 2026 pump piping notice; 2026 pool bathroom notice.
The pattern is steady maintenance. Unlike Grande Dominica, Grande Excelsior and Grande Geneva, Phoenician shows no re-roof notice in the 2023 to 2024 records we read; whether its Ian roof damage was repaired under another permit is not stated. Job costs and the lobby renovation date sit in the permit files and board minutes.
The Dunes is built out, and nothing new is planned inside the gates beyond the future of the Hold-Back and Marina parcels the master association took title to in June 2026. Around Grande Phoenician, Kalea Bay’s last tower is finishing to the north and a beach club, a Ritz-Carlton project and road work are under way nearby.
Data updated: September 2026
Collier County’s PUD master list dated June 11, 2026 carries The Dunes PUD at 188.55 acres, 640 approved units and “BUILT OUT”; 634 residences stand today. In June 2026 the original developer quitclaimed the 114.052-acre Hold-Back Property and a separate Marina Property to the master association, ending the association’s lawsuit; whether a marina will ever be built is not decided in any public document we found.
Kalea Bay, the tower community directly north of The Dunes, was finishing its fifth tower in 2026, with elevators in testing per Kalea Bay’s April 2026 update; see our Kalea Bay guide. Florida’s draft Delnor-Wiggins Pass State Park unit management plan of June 2026 would rebuild four beach lots and evaluate a reservation system and capacity gate; pedestrians may still enter when lots are full. The county’s award for Wiggins Pass maintenance dredging was on the September 22, 2026 county commission agenda. About a mile south, the county approved the private Paraiso Beach Club at its October 14, 2025 meeting, and The Ritz-Carlton Residences, Naples expects residents in fall 2026 (the developer’s project news page). The widening of Vanderbilt Beach Road east of US 41 began in July 2026 (Collier County’s construction-start release), and a new Publix at US 41 and Wiggins Pass Road is expected in mid-2027 (Gulfshore Business on the Gateway Shoppes Publix).
Daily life at Grande Phoenician runs through two assigned garage spaces per residence, visitor parking in front, the service elevator for every delivery and move, a trash compactor chute on each floor, the Grande Preserve Concierge Center for packages, and a gate that registers every guest and vendor in advance.
Data updated: September 2026
Each owner has two assigned spaces in the parking structure; the spaces in front of the building are for visitors, and contractors use designated spaces. Only the two garage openers issued at closing are allowed, with replacements at $35. Every vehicle using the resident gate needs a transponder, about $25 per vehicle on the current purchase application; the Grande Preserve vehicle transponder form affixes the decal at the Concierge Center and asks owners to allow three business days.
Contractors and deliveries use the service elevator only and enter through the parking garage, not the lobby. Contractors work after 8 a.m. Monday to Saturday and leave by 4:30 p.m. on weekdays and 1 p.m. on Saturday, with no Sunday work except emergencies; deliveries follow the same cutoffs, elevators may not be held more than 10 minutes, and contractors may not stay overnight. Refuse goes down the compactor chute on each floor between 8 a.m. and 10 p.m., with boxes broken down to the garage recycling area.
The Concierge Center signs for packages. Residents reach their floor with a personal elevator code, owners authorize door access on the association’s door code authorization form, and guests are pre-registered through dwellingLIVE, per the association’s visitor management page. The 2023 building sheet lists CenturyLink as internet provider and no television contract; the status of the 2012 Comcast services agreement is not public.
Destination | Drive distance | Typical off-peak time |
|---|---|---|
Naples Park Elementary | 1.0 mi | 3 min |
Delnor-Wiggins Pass State Park entrance, by car | 1.2 mi | 4 min |
Vanderbilt Beach Park | 2.3 mi | 7 min |
NCH North Naples Hospital | 2.6 mi | 7 min |
Mercato | 3.2 mi | 9 min |
I-75 at exit 111 (Immokalee Road) | 5.4 mi | 11 min |
Waterside Shops | 5.8 mi | 12 min |
Fifth Avenue South, downtown Naples | 10.7 mi | 20 min |
Naples Airport | 11.5 mi | 22 min |
Southwest Florida International Airport | 25.0 mi | 35 min |
Free-flow estimates from 300 Dunes Boulevard using the OSRM public routing service on September 23, 2026; Grande Phoenician sits within about 0.4 mile of that point, so add up to a minute, and expect longer trips from January to April.
Grande Phoenician has the highest 48-month median sale of the eight Dunes condominiums, $2,175,000, the second-highest median price per square foot and the highest sold-to-list ratio of any tower, on plans of 2,747 to 2,893 square feet. Its fees sit mid-range for the Grande Preserve, with a standard 30-day lease minimum.
Data updated: September 2026
Fees are each association’s 2026 Q&A all-in quarterly figure; sales are from the Southwest Florida MLS Matrix, pulled September 23, 2026; flood zones are the FEMA map screen at each building, not an official determination, since lenders order a flood zone determination per building.
Condominium | Residences | Residential levels | A/C plan sizes (sq ft) | 2026 quarterly fee (Q&A) | 48-month median sold (n) | 48-month median $/sq ft | Minimum lease | FEMA zone at building |
|---|---|---|---|---|---|---|---|---|
Antigua | 84 | 12 over a garage | 1,893 to 2,194 | $7,982.25 | $1,175,000 (12, mean of $1,150,000 and $1,200,000) | $560.13 | 30 days | AE 10 |
Barbados | 84 | 12 over a garage | 1,893 to 2,194 | $8,070 | $1,325,000 (15) | $603.92 | Set by Declaration Section 16, not posted publicly | AE 10 |
Cayman | 84 | 12 over a garage | 1,893 to 2,194 | $7,663.50 | $1,200,000 (22, middle pair both $1,200,000) | $606.41 | 30 days | AE 10 |
Grande Dominica | 87 | 15 over a plaza deck and garage | 2,609 to 2,964; penthouses larger | $9,592 to $10,678; penthouses $19,081 and $20,639 | $2,125,000 (12, mean of $2,100,000 and $2,150,000) | $746.31 | 30 days | AE 10 |
Grande Excelsior | 90 plus 10 guest cottages | 15 over a plaza and garage | 3,353 to 3,404 | $10,572 to $10,732 | $2,125,000 (13) | $626.30 | 90 days | AE 10 |
Grande Phoenician | 90 plus 6 guest cottages | 15 over a plaza and garage | 2,747 to 2,893 | $10,156 to $10,696 | $2,175,000 (13) | $751.81 | 30 days | Split AE 9 and AE 10 |
Grande Geneva | 75 plus 6 guest cottages | 15 over a plaza and garage | 2,798 / 2,893 / 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 |
Sea Grove | 40 | Two-story coach homes | 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, including Grande Dominica and Grande Excelsior; the recorded declarations and leasing amendments; FEMA panel 12021C0189J; the Southwest Florida MLS Matrix. Our guide to The Dunes of Naples covers every building.
Against Grande Excelsior, whose plans run about 460 to 660 square feet larger, Phoenician has sold for about $125 more per square foot and does not carry Excelsior’s 90-day leasing minimum. It shares two plan sizes with Grande Geneva at lower fees, as the homebuyer section shows, while Geneva’s building points map outside the AE zone. Grande Dominica, the oldest Grande tower, has two oversized penthouses and an elevator modernization assessment billed in 2025 and 2026. The Island Cove towers, Antigua, Barbados and Cayman, trade at roughly half the Phoenician price, and Sea Grove is the only low-rise option.
Grande Phoenician’s strengths are pricing power, efficient plans with private elevator foyers, higher ground than most Dunes towers and a clean public record. Its drawbacks are owner-maintained windows, AE flood zones, a strict flooring rule, four-lease-a-year limits and a 2031 milestone with no public reserve study.
Data updated: September 2026
If you’re searching for a Grande Phoenician listing agent, or thinking, “I need someone to sell my Grande Phoenician home…”, you are selling into the strongest tower market at The Dunes: seven closings in 12 months, two competing listings and every pending contract in the community. McGreevy and Comisar price it by plan, floor and document file.
Data updated: September 2026
Grande Phoenician rewards a seller who is prepared and punishes one who is not. The building’s 96.30% median sold-to-list ratio over 48 months tells you buyers will pay close to a well-set price; the 364-day, 90.84% result on a 5th-floor Type B tells you what happens when the price is set from hope. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, but at Phoenician the edge is narrower than volume: knowing that the Type C plan sells at a premium per square foot, that height is worth hundreds of thousands of dollars, and that a buyer’s lender, insurer and board will each ask for a specific document.
Honors and recognition:
We price against the same plan and the nearest floors first, lead the marketing with what a Phoenician buyer pays for (the private foyer, the lanai length, the view line from your floor), market through our buyer database and video because the declaration bans every sign, and build the document file before the first showing.
Start with a free Grande Phoenician home valuation. It takes about a minute, and Jesse follows up with the Phoenician sales that actually fit your plan and floor, the three pending contracts and what they mean for your timing, and a net sheet that includes the 1.25% Resale Capital Assessment.
(239) 898-6072, text or call. Confidential conversations welcome.
The median over the last 12 months was 66.5 days on market (n=6 marketed sales, the mean of 13 and 120 days), and over 48 months 105 days (n=10). The three fastest marketed sales went under contract in 0 to 13 days; the two slowest sat 326 and 364 days.
No. The 15th-floor Type C asking $2,695,000, or $981.07 a square foot, is a list price, not a sale. Only one Phoenician residence has sold above $950 a square foot in 48 months ($991.99 in 2023). Price off closed sales of your plan and floor band, and use the actives to judge competition.
The purchase application says the assessment is included in the estoppel; no association document we read assigns it to buyer or seller, so the contract decides. At the building’s $2,175,000 median it is $27,187.50 (our arithmetic). We negotiate it in writing from the first offer.
Only to another owner of a Phoenician residence (Sections 14.1 and 17.8). The one cottage sale in 48 months closed at $130,000 in May 2024.
It changes how you market, not whether you sell. With no signs allowed and a gated entry, buyers arrive through agents, databases and online marketing, which is how McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, sell every gated tower. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar are the Domain Realty team behind this Grande Phoenician 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 condominium market that Grande Phoenician 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. 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 Phoenician page the credential that matters more is narrower than any award: we read the 2006 declaration and its 2022 restatement, the 2013, 2015 and 2023 amendments, the 2026 Q&A sheet, every posted Phoenician form and rule, every notice of commencement recorded since 2018, the developer deeds from 2006 to 2015 and every Phoenician 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 Grande Phoenician residence, start with a Grande Phoenician 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 Phoenician home? Get a free Grande Phoenician home valuation, or call Jesse direct at (239) 898-6072.
Buying at Grande Phoenician? 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 market around Grande Phoenician, see our Naples guide, our Pelican Bay guide and our roundup of the best real estate agents in Naples.
The Grande Phoenician buyer questions below are answered from the recorded declaration and amendments, the association’s 2026 Q&A sheet and posted forms, 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.
Data updated: September 2026
A 90-residence condominium tower with 15 residential levels and six guest cottage units at 275 Indies Way, Naples 34110, declared in 2006, one of four towers in the gated Grande Preserve.
The recorded name is “Grande Phoenician”; “Grand Phoenician” is a common misspelling. It has no link to the Scottsdale resort or to Phoenician Sands.
The recorded exhibit shows a garage, a plaza level, a Terrace level, floors 4 to 12 and 14 to 17 and a Penthouse level: 15 residential levels of six residences, with no 13th floor. The penthouse floor sits at 173.40 feet (NGVD 1929).
Type A (2,893 A/C square feet), Type B (2,798) and Type C (2,747, two bedrooms plus den), all with three baths, per the Grande Phoenician floor plan sheet.
Over 48 months, 13 residences sold at a median of $2,175,000 and $751.81 a square foot, from $1,700,000 to $2,725,000; the seven sales of the last 12 months share the same median (Southwest Florida MLS Matrix, pulled September 23, 2026).
Two as of September 23, 2026: a 15th-floor Type C at $2,695,000 and a 6th-floor Type B at $1,899,000, with three more under contract. Call Marc at (239) 287-5873 for anything new.
$10,696 a quarter for Type A, $10,344 for Type B and $10,156 for Type C in 2026, per the Q&A sheet, which says the POA and Grande Preserve assessments are included. Add the Club’s $1,000 annual food and beverage minimum.
The MLS splits one bill into a tower “condo fee,” a $1,207 Grande Preserve fee and a $2,381 master fee. The three add up to the Q&A figure within a dollar; they are not extra charges.
Only select units, per the association’s page, and the eligible list is not published. Get written confirmation for the specific unit.
Two assigned spaces per residence in the parking structure, passing with the deed. The recorded 2023 corrective amendment adds six enclosed spaces, each assigned to a designated unit.
Yes: a 30-day minimum, no more than four leases in any 12 months, 90 days between lease starts, a one-year maximum and board approval, under Article 16 of the 2022 restated declaration. Tenants may not keep pets.
Owners may keep a total of two dogs, two cats, two caged birds and a reasonable number of fish, using the service elevator. Tenants may not keep pets, and pets lawful under the 2015 amendment are grandfathered for life.
No. The 2026 Q&A sheet says “No age restrictions,” and no age rule appears in the declaration.
FEMA panel 12021C0189J splits it: one address point reads AE 9 and the other AE 10. That is a map screen, not an official determination; lenders order a flood zone determination per building.
The association reports lower-garage flooding and elevator damage in all seven towers, and Phoenician later recorded two-foot drywall replacement in its garage lobbies.
Collier County lists it “Not Due,” with a milestone year of 2031. The SIRS is not posted publicly, so ask for it by name.
The owner, under Sections 9.2.1 and 9.2.4 of the declaration, along with shutters and screens.
Above the terrace level, only with board approval, approved sound-deadening underlayment and an inspection first (Section 9.4), and only after post-tension scanning.
File the application, signed contract, $150 fee and background checks at least 30 days before closing; the board decides within 30 days of complete information (Article 17).
Recorded deeds show a 2006 developer median near $950,000, falling to $750,000 and $799,000 for the last developer sales in 2012 and 2013 (our arithmetic).
Grande Phoenician seller questions are answered below from the Southwest Florida MLS Matrix, pulled September 23, 2026, the recorded declaration, the association’s purchase and lease forms and the master association’s resale notices. For a price on your own residence, start with a free valuation or call Jesse direct.
Data updated: September 2026
We think the record answers it: McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and the team that read every Phoenician document and closing behind this guide. Call Jesse direct at (239) 898-6072.
Plan and floor come first: Type C has sold at a median $884.61 a square foot against $719.27 for Type B, and high floors have run $360,000 above low ones at the medians. Start with a free Grande Phoenician home valuation.
Beyond commission and closing costs, expect the CondoCerts estoppel fee and, if the contract assigns it to you, the 1.25% Resale Capital Assessment: $27,187.50 on a $2,175,000 sale (our arithmetic).
The numbers favor sellers: about 3.4 months of supply against 6.9 across the Grande Preserve, and all three pending contracts in The Dunes. Every marketed sale in 12 months still closed below list, so price matters.
Cinematic video, drone, professional photography, our qualified-buyer database and targeted outreach, with open houses run through the association’s rules, since the declaration bans all signs.
Yes. Three of the 13 closings in 48 months were entered in the MLS at closing as sales-data-entry records rather than marketed through it, which usually means a sale arranged without a public listing. Every sale still needs board approval.
Buyers are on site January to April, and 52 of 105 Dunes closings in 48 months fell in March, April and May.
Only for good cause. If the board disapproves a bona fide sale without it, the association must supply an approved buyer at your contract price within 30 days unless you opted out (Section 17.4.1).
It can: Section 9.15 requires replacement at least every 10 years, subject to waivers, and the board may deny a sale while a unit is out of compliance. Document or replace it before listing.
Buyers will find it in the declaration, so we put your window and sliding door history in the file up front. Permitted, impact-rated replacements are a selling point.
For buyers who want a private beach club, yes, and because only select units carry it, it sets your residence apart. Have the membership documents ready.
Yes. Assigned spaces and lockers pass with the unit and cannot be sold separately (Article 23); we show the buyer your deed so the space is priced in.
Yes. Furniture goes on a separate bill of sale, and seasonal buyers often want a turnkey residence.
The buyer generally takes subject to an approved lease unless the contract says otherwise, and by our reading the four-leases-in-12-months count keeps running, so we align the lease calendar with the buyer early and let your attorney confirm the details.
Usually not a full remodel, given board limits and post-tension scanning; cosmetic updates and a new water heater usually return more.
Because Phoenician pricing turns on plan, floor and paperwork, and we have done the reading. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales. Call Jesse direct at (239) 898-6072.
They show where buyers are committing, but not yet at what price. The three pending Grande Phoenician residences sit on floors 5 to 8 at list prices of $1,745,000 to $2,000,000, about $623.66 to $728.07 a square foot by our arithmetic (Southwest Florida MLS Matrix, pulled September 23, 2026). Final prices publish only when they close. Until then, we price your residence off closed sales of your plan and floor band and treat the pendings as evidence of demand, especially for a lower-floor seller whose residence competes with them directly.
From the upper-floor sales, not from a penthouse premium the record does not show. The six penthouse-level residences use the same Type A, B and C plans as the floors below, with the tallest floor-to-floor height in the building, and no penthouse-level residence closed in the 48 months of the Southwest Florida MLS Matrix, pulled September 23, 2026. The nearest evidence is the five 16th and 17th floor sales, $2,175,000 to $2,650,000. The 2006 developer deeds conveyed a separately labeled garage space with each penthouse residence, so we confirm yours from the deed and market it. Start with a free Grande Phoenician home valuation.
It is already public, so we put it in the listing file ourselves. On October 10, 2025 the association recorded a notice of commencement for “Concrete Repairs” by The Walker Contracting Group at OR 6516, Page 142 (Collier Clerk record of the 2025 concrete repairs notice). The notice states no scope, cost or link to the milestone program, and no document we read answers those questions. A buyer’s agent will ask for the engineer’s report, the final cost and whether reserves paid for it, so we request those from the association before your first showing.
Whether the building is ready for both. Collier County’s milestone inspection status dashboard lists Grande Phoenician as “Not Due,” with a milestone year of 2031. The structural integrity reserve study, the budget and the reserve schedule are not posted publicly; they sit in the owners’ portal. As an owner you can download them there, and we recommend you do before listing, because a buyer’s agent will ask for the SIRS by name, along with 12 months of board minutes, before the inspection period ends.
None is posted publicly. The association’s public pages disclose special assessments at Barbados, Grande Dominica and Sea Grove but none at Grande Phoenician, and the 2026 Q&A sheet answers “No” to litigation over $100,000. The community-wide real estate page does say “some Dunes associations” received carrier notices that window replacement is needed, without naming them. The estoppel will show anything the board adopts before it issues, so we order it early and write a clause covering any assessment adopted between contract and closing.
Everything that proves what is in your openings. Under Sections 9.2.1 and 9.2.4 of the declaration, windows and sliding glass doors are the owner’s, and no document we read states Phoenician’s original window rating. Collier County’s wind map puts the design wind speed at The Dunes at about 162 to 163 mph, a wind-borne debris region by our reading, so replacements must be impact-rated or protected. Gather the permits, product approvals and invoices for any replacement, plus any shutter or lanai enclosure approval under the Grande Preserve’s hurricane shutter and sliding glass door specification.
Through the association, and we start both requests at listing. Certificate requests go through the association’s real estate page, and since May 26, 2025 lender questionnaires and estoppels run through the CondoCerts portal, per the CondoCerts announcement letter. The carrier, limits and wind deductible are not public, and the questionnaire fee is not published. Master policy deductibles can become assessments under section 718.111, so a buyer’s insurer will also ask about HO-6 loss assessment coverage; we have the answers ready before the first offer.
Florida’s deed documentary stamp tax works out to $0.70 per $100 of price, as the $10,500 in stamps on the master association’s $1,500,000 Marina Property deed of June 2026 shows (OR 6599, Page 3398). On the building’s $2,175,000 48-month median that is $15,225 by our arithmetic. The contract allocates it, along with title charges, the 1.25% Resale Capital Assessment, the CondoCerts estoppel fee and the proration of the current quarter’s assessment. We put every line in your net sheet before you sign a listing agreement.
By appointment, planned around the gate. Every visitor is pre-registered through dwellingLIVE, per the association’s visitor management page, and residents reach their floors with a personal elevator code. Open houses follow the association’s open house rules: requests by the Thursday before, an agent or the owner present, one staff-placed sign at the bottom of the drive on weekends from 1 to 4 p.m., and no waiting in lobbies. For the Grande towers, Concierge Center staff prepare the flyers Friday morning and take them to the gatehouse.
The two garage openers issued for your residence, since only those are allowed and replacements cost $35. Full-time transponders are registered in the owner’s name, so your buyer registers new ones at about $25 per vehicle on the current purchase application, with the decal affixed at the Concierge Center and three business days allowed, per the Grande Preserve vehicle transponder form. The association issues elevator access codes, and door access runs through its door code authorization form. Your two parking spaces and storage locker pass with the unit.
Club privileges come with ownership, not with a separate membership you sell. Every Dunes owner has privileges at The Club at the Dunes, and no equity buy-in or initiation fee appears in any association document we read. What carries over is the food and beverage minimum: under the POA’s food and beverage minimum policy, the buyer’s $1,000 minimum for the year of closing is reduced by what you already spent. For 2026 any shortfall appears on the December 2026 Club statement. A Floridian Club membership is separate and unit-specific.
Yes, when it fits the rule. The Southwest Florida MLS Matrix, pulled September 23, 2026, shows four Grande Phoenician rental records with in-season monthly asks of $16,000 to $25,000 and off-season asks of $6,000 to $9,000. Article 16 allows leases of at least 30 days, no more than four in 12 months and 90 days between lease starts, and tenants may not keep pets. We give an income buyer your lease history, the $150 and $250 association lease charges and the $40,624 to $42,784 annual assessment range, so the numbers are clear before an offer.
The same way any owner does, with board approval at the end. Article 17 of the declaration requires approval of every sale, gift or inheritance, and entity owners designate a Primary Occupant, so an heir who keeps the residence needs approval too. The documents we read do not address probate or trust administration, so the estate’s attorney confirms who may sign. Before listing, we gather the water heater date, the window history, the deed showing the parking spaces and an early estoppel, so the estate knows its net before choosing a price. Call Jesse direct at (239) 898-6072 for a confidential conversation.
Everything already on the public record. FEMA panel 12021C0189J, effective February 8, 2024, places one Grande Phoenician address point in AE 9 and the other in AE 10; that is a map screen, not an official determination, and lenders order a determination per building. The association reports that Hurricane Ian flooded the lower garages of all seven towers, and Phoenician later recorded drywall replacement in its garage lobbies. The records behind this guide do not set out Florida’s seller flood disclosure form, so your attorney confirms the contract language; we attach the facts at listing.
Mostly the other Grande Preserve towers. Grande Geneva shares Phoenician’s 2,893 and 2,798 square foot plan sizes at about $1,100 a quarter more in fees, and its building points map shaded X. Grande Excelsior offers larger plans at a 48-month median of $626.30 a square foot with a 90-day lease minimum. Grande Dominica sits at $746.31 with an elevator modernization assessment. Phoenician’s $751.81 median and 96.30% sold-to-list ratio (Southwest Florida MLS Matrix, pulled September 23, 2026) are the case we make for your residence.
Yes, because a buyer will ask for it. Above the terrace level, Section 9.4 of the declaration requires carpet over a quality pad except in kitchens, baths, balconies, foyers and utility rooms, and hard flooring elsewhere needs board approval, approved sound-deadening underlayment and an inspection before the finish goes down. Find the board’s approval and the underlayment specification, plus any scan receipt, since the Grande Phoenician post-tension cable notice requires a slab scan before any floor penetration. If the approval is missing, we raise it with management before listing, not during the buyer’s inspection.
Grande Phoenician facts on this page rest on primary records: the Collier Clerk’s official records, the association’s own posted documents, county, state and federal agency data, school operators and dated news reports. Every link points to the publisher of record; no brokerage, listing portal or appraiser site is cited anywhere on this page.
Grande Phoenician buyers and sellers can read the core documents themselves rather than rely on a summary. Each link below goes to the official source, whether the Collier Clerk, the association, FEMA or Collier County, and the table says in one line which question each document answers for Grande Phoenician.
Data updated: September 2026
Document | Publisher | What it answers |
|---|---|---|
Grande Phoenician Condominium Association | The 2026 quarterly assessment by type, the included POA and Grande Preserve shares, age and litigation answers | |
Grande Phoenician amended and restated governing documents, 2022 | Grande Phoenician Condominium Association | Leasing, pets, flooring, windows, sales approval, insurance and governance |
Collier County Clerk, Official Records | The six enclosed garage spaces | |
Collier County Clerk, Official Records | The four-leases-a-year, once-per-90-days rule | |
Developer plan sheet, posted by the association | Plan sizes, room dimensions and elevator layout | |
Grande Phoenician Condominium Association | Contractors, deliveries, trash, parking and pool rules | |
Grande Phoenician Condominium Association | The 30-day approval package, fees and the Resale Capital Assessment | |
Grande Preserve at The Dunes Community Association | Approved shutters and lanai glass enclosures | |
Federal Emergency Management Agency | Flood zones at the building (a screen, not a determination) | |
Collier County Growth Management | The 2031 milestone year |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Grande Phoenician. 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.
