Pelican Bay - Grosvenor

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

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

It is 101 residences in a single 19-story building at 6001 Pelican Bay Blvd, in Naples 34108, at the southern end of Pelican Bay about 0.7 road miles from Artis Naples and 1.2 road miles from Waterside Shops. The association’s reserve study dates the building to 1982 and the county’s tax roll to 1983. The Grosvenor at Pelican Bay is not Grosvenor Square in London and not any of the unrelated companies that carry the Grosvenor name in Florida’s business records. This page covers the 101 condominiums at 6001 Pelican Bay Blvd, and nothing else.

McGreevy and Comisar are the team Grosvenor owners call when they are ready to sell, and the team its buyers call when they want the building’s real record: what each size of home has actually sold for, what the quarterly bill pays for and what it does not, what the milestone inspection found and what the reserve study recommends, and why a Grosvenor closing runs through a board approval before the deed works. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and they wrote this page the way they would brief a client at the kitchen table.

This page goes deeper on Grosvenor than any other source we know of. It is built from the association’s own public documents (the recorded Third Amended and Restated Declaration, the 2026 Rules, the 2026 budget, the structural integrity reserve study, both milestone inspection reports, the August 2026 financial statement and the insurance records), the Pelican Bay Foundation’s FY2027 estoppel form and budget, Collier County’s milestone building list, Pelican Bay Services Division page and school-zone lookup, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.

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

Why McGreevy and Comisar Are the Best Realtor for Grosvenor

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

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

If you’re searching for the best realtor for Grosvenor in Pelican Bay, Naples, whether you’re ready to sell your Grosvenor home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Grosvenor for a specific reason. The 101 condominiums share one building, one set of recorded documents and one quarterly bill, yet the last 24 months of closings run from $870,000 to $1,998,000, and two homes of exactly the same 1,931 square feet sold for $870,000 and $1,600,000 within a few weeks of each other in spring 2025. Floor, view, renovation and timing explain that spread, and an agent who prices Grosvenor from a Pelican Bay average, or from a generic Naples condominium index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Grosvenor home against the sales of its own size and floor band; we do that below.

Recent Grosvenor track record (last 12 months): In the last 12 months Grosvenor has seen 6 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), at a median sold price of $1,625,000 and a median sale-to-list ratio of 95.3 percent. Six is a small sample, and the highest-priced Grosvenor sale of those twelve months was $1,998,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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

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

Living in Grosvenor as a Homebuyer

Living in Grosvenor means owning a two- or three-bedroom condominium in one 19-story high-rise at 6001 Pelican Bay Blvd, with glass passenger elevators, a front desk staffed until midnight, a pool and spa, a fitness room and the Pelican Bay Foundation’s beaches, tram and tennis. The rules are strict.

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

Most Grosvenor buyers are weighing three things at once: a high-rise address a short drive from Artis Naples and Waterside Shops, a bill of $7,270 a quarter plus the Pelican Bay Foundation’s annual assessment, and an association whose board must approve every buyer and every tenant under the recorded Declaration before a deed or a lease works. The building has 101 residences, each with the same one-101st share of the common elements and the same one vote.

What Does a Day at Grosvenor Look Like?

A typical day starts in the glass elevator, a swim in the pool or a session in the fitness room, and a drive of two and a half minutes to Artis Naples, the cultural campus about 0.7 road miles away. Waterside Shops is 3.7 minutes and 1.2 road miles by car on our routing, and Sea Gate Elementary is 3.2 minutes. The beach is the Foundation’s, open daily from 9 am to sunset, and the Foundation’s open-air electric tram connects eight stations.

What Does Grosvenor’s Ownership Structure Allow?

The recorded Declaration allows full-time and seasonal residential use, one family per unit, and no one may own more than two units. It limits leasing to two leases a year of at least 90 days each, and it treats use as a public lodging establishment as business use. Pets are prohibited by the Declaration and the Rules, with certified service animals and emotional support animals handled separately.

What Should a Buyer Look at First?

Look first at the size and the floor. The 1,931 square foot homes and the 2,542 to 2,584 square foot homes are different purchases, and the penthouse level, at 3,133 square feet, is a third. Then read the milestone and reserve documents, because the 2024 and 2025 inspections found concrete spalling in the garage and pool-level structure, and the county now records the building’s milestone cycle as completed. Then read the approval timeline, because Article 15 of the Declaration gives the board up to 60 days from notice on a sale, and the association’s own purchase packet speaks of 20 days on the application.

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

Grosvenor Market Snapshot: What the Condominiums Actually Sell For

In the last 24 months Grosvenor recorded 16 Southwest Florida MLS closings at a $1,106,500 median, from $870,000 to $1,998,000, for $20,583,500 in volume. Twenty-four months is the first window with ten or more closings, so it leads here. The latest 12 months hold only six closings, a small sample.

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

Two medians in the table are the mean of the middle pair, because the number of closings is even: the 24-month median of $1,106,500 is the mean of $1,063,000 and $1,150,000, and the 12-month median of $1,625,000 is the mean of $1,600,000 and $1,650,000. One sale in the 24-month window, a $1,650,000 closing on June 27, 2025, was entered after closing and was not marketed through the MLS. It counts in the closings, medians, ranges, volume and price per square foot above, and it is excluded only from days on market and sale-to-list, which is why those columns show one fewer sale.

Every Grosvenor Closing in the Last 24 Months

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

The list shows what the median hides. Six of the sixteen closed at $1,600,000 or more and ten closed below $1,500,000, and eight of the sixteen closed between $870,000 and $1,063,000. There is no single Grosvenor price. There is a lower band of homes that needed work or sat on a low floor, an upper band of renovated or high-floor homes, and a thin middle: only two closings, at $1,150,000 and $1,345,000, fall between $1,100,000 and $1,500,000.

Timing tells the same story. Of the fifteen sales marketed through the MLS in the 24-month window, only two closed at or above their final list price, seven closed at 95 percent or more of it, four sold within 30 days and three took more than 90 days, two of those at 150 days or longer. The newest closing, on September 1, 2026, took 82 days at $1,600,000 against a final list price of $1,695,000.

What Do the Last Two Years Show by Size?

Grosvenor’s homes come in three size bands in the MLS: 1,931 square feet, 2,542 to 2,584 square feet (the MLS records 2,542, 2,583 and 2,584 for what we treat as one band), and 3,133 square feet at the penthouse level. The county’s tax roll runs from 1,931 to 5,560 square feet with a median of 2,542, and the largest roll entry is larger than any single home in the MLS data, a gap we did not investigate.

Two medians here are the mean of the middle pair: the 24-month 2,542 to 2,584 median of $1,204,000 is the mean of $1,063,000 and $1,345,000, and the 60-month 1,931 median of $1,167,500 is the mean of the two middle sales. The 24-month and 3,133 rows are small samples, so read them as the record of individual sales, not as medians to price from.

The larger homes have swung the most. Over 60 months the 2,542 to 2,584 band’s median was $1,575,000 across 17 closings; over the last 24 months it was $1,204,000 across 8; and over the last 12 months it was $1,625,000 across 4. The swing reflects the mix of finished and unfinished homes in each window, not a clean trend. The smaller 1,931 band has been steadier at the median and wider at the extremes, from $870,000 to $1,650,000 in 24 months.

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

In spring 2025 a 1,931 square foot home with a den and three baths closed on March 31 at $1,600,000, or $829 per square foot, and a 1,931 square foot home with a den and two and a half baths closed on April 18 at $870,000, or $451 per square foot. The MLS does not record condition, finish level or view, and neither does the county roll, so we cannot say from the public record which of the two differences, the bath count or the condition, did the work. We can say that a median alone cannot price either home, which is why we pull the comparable sales one by one.

Which Grosvenor Homes Have Sold More Than Once?

Six Grosvenor homes sold more than once in the five-year MLS record, thirteen sales in all. We print the size and the dates and no unit numbers.

The pairs show that a Grosvenor price depends on what the buyer does after closing as much as on the building. Two of the three largest gains came with a changed bedroom or bath count in the MLS record, and all three losses came where the earlier sale was in 2021 or 2023. The record cannot tell us what each owner spent, and we do not guess.

How Do the Floors Compare?

Price rises with height at Grosvenor. We grouped each closing by the floor shown in its MLS address, and we print the bands only.

The 60-month median climbs from $1,125,000 on the lower floors to $1,335,000 on floors 12 to 16, and the median price per square foot climbs from $524 to $631. That is an 18.7 percent step in the median from the lowest band to the third band ($1,335,000 against $1,125,000), measured on samples of ten. Several of the other bands in the 24-month column hold four to six sales and are small samples.

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

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

The median closing price peaked in 2023 at $1,700,000 across five sales, fell to $1,063,000 across eleven in 2025, and sits at $1,600,000 across five so far in 2026. The five sales of 2026 include the 1,931 square foot closing at $895,000 and the penthouse-level sale at $1,825,000, which is why a median of five sales jumps around. Median days on market rose from 4 in late 2021 to 152 in 2024 and has come back to 42 in 2026. The 2025 sale-to-list median of 93.6 percent across ten marketed sales is the middle of the range.

Rolling 12-month windows ending October 6 give the cleanest comparison, because each holds a full year:

Only one of the five windows, 2025, holds ten closings. The ordering of the medians, $1,400,000, then $1,687,500, then $1,260,000, then $1,056,500, then $1,625,000, is the ordering of the mix as much as the ordering of the market: in the year to October 2025, six of the ten sales were of the 1,931 square foot band, the lower-priced band. We do not claim to know how much of the swing is mix and how much is price.

Every Grosvenor Closing From 25 to 60 Months Ago

The eighteen earlier closings in the five-year MLS record, newest first, are below. The February 15, 2024 line shows the MLS price; the county’s 2024 high is $1,750,000, so where the two files differ on a sale, the deed figure is the one to rely on.

What Is for Sale in Grosvenor Today?

On October 7, 2026 Grosvenor had three active listings and one pending sale. The two largest-size homes were listed at $1,695,000 for 2,584 square feet (about $656 per square foot, 9 days on market) and $999,000 for 2,583 square feet (about $387 per square foot, 370 days on market). The two 1,931 square foot homes were a pending sale with a contingency at $850,000 after 173 days and an active listing at $749,000 after 140 days. The median active list price is $999,000. At the twelve-month pace of six closings, three active listings are 6.0 months of supply, and at the 24-month pace of sixteen closings they are 4.5 months.

The two lower-priced listings are both under the lowest closing of the last 60 months, $870,000, and the $999,000 listing has sat 370 days, which tells a seller that buyers are shopping the building for value rather than paying list. The $1,695,000 listing carries the same figure as the final list price of the September 1, 2026 sale of a home of the same size, which closed at $1,600,000 after 82 days.

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

The Collier County Property Appraiser’s recorded-sales file runs from 1982 through June 30, 2026 for Grosvenor, and it records 33 qualified sales in 1982 alone, which fits a building selling out in its first year. The county median reached $1,700,000 in 2023 (5 sales, a small sample), about 6.4 times the 1982 median of $265,000.

Selected years only. Source: Collier County Property Appraiser recorded-sales file, qualified sales of $100,000 and up. The 2025 median of $1,063,000 is 4.0 times the 1982 median and 37.5 percent below the 2023 median ($1,063,000 against $1,700,000). The county’s 2025 and 2026 figures match the MLS in count, median and range, and the 2024 median matches although the 2024 high differs, as noted above. The file also shows a few single-year outliers, such as a $1,200,000 recorded sale in 1992, and we did not investigate individual transfers.

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

What Do Taxes Look Like for a Grosvenor Owner?

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

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

For a seller, the evidence says price from your own size and floor band, put the renovation spend in the story, and expect the market to test the first price. Only two of fifteen marketed sales in the last 24 months closed at or above list, and the median closing was 94.4 percent of the final list price. For a buyer, the evidence says there is room to negotiate on homes that have sat, 370 days on one listing and 173 on another, and that the better-finished homes at the top of the range have closed faster and nearer to list. Neither reading is a forecast, and the sample is small.

What Should You Do Before You Price or Offer?

1. Pull the closings for your own size band and floor band from the tables above, and ask us for the interior photographs of each.
2. Ask the association for its current Questions and Answers sheet, budget, most recent financial statement, reserve study and milestone summary, which we describe section by section below.
3. Confirm which floor, which exposure and which stack the home sits in, because we found the floor bands move the median by nearly 19 percent.
4. Price the Pelican Bay Foundation’s $15,000 resale capital assessment into any offer on a deed recorded on or after October 1, 2026, since it is a buyer cost.
5. Walk the building with the front desk, the garage and the pool level in mind, because those are where the milestone findings were.

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

How Did Grosvenor at Pelican Bay Come to Be?

Grosvenor at Pelican Bay was built in the early 1980s inside the Pelican Bay community that Coral Ridge Properties began in 1972. Its condominium association filed with the State of Florida on May 22, 1981, the county’s sales file shows 33 qualified sales in 1982, and the association’s reserve study dates the 19-story building to 1982.

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

How Did Pelican Bay Begin?

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

When Was the Grosvenor Built, and Why Do the Records Disagree?

The records give two years. The association’s reserve study, prepared by Reserve Advisors, says the building was built in 1982, and the county’s sales file records 33 qualified Grosvenor sales in 1982 at a $265,000 median, followed by 9 in 1983. The Property Appraiser’s 2026 roll gives 1983 for all 101 parcels, and Collier County’s milestone building list shows a certificate-of-occupancy date of January 1, 1983, which reads like a year-level entry. We use 1982 to 1983 and name the source wherever we use one year.

Who Is the Legal Entity?

The building is governed by Grosvenor of Pelican Bay Condominium Association, Inc., a Florida not-for-profit corporation that Florida’s Division of Corporations lists as active, filed May 22, 1981, with articles last amended and restated on April 3, 2018 and an annual report filed March 19, 2026. There is a name trap here. The state’s business-record search drops the word “of,” so a search for “Grosvenor of Pelican Bay” returns nothing useful, while a search for GROSVENOR PELICAN returns the association. We found no source that names the building’s developer or architect, and we will not guess.

The Building: 19 Stories, 101 Residences and Three Sizes of Home

Grosvenor is one 19-story concrete high-rise of 101 condominium residences at 6001 Pelican Bay Blvd, with glass passenger elevators for owners, a separate service elevator, a porte-cochere entrance, an atrium lobby, a multi-level parking garage and a pool deck. Homes run from 1,931 to 3,133 square feet in the MLS and up to 5,560 square feet on the county roll.

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

What Is at 6001 Pelican Bay Blvd?

The address is one building: the 19-story Grosvenor, 101 residences, with an entrance off Pelican Bay Blvd in Naples 34108. By our calculations on October 7, 2026 the Gulf is 0.41 miles away, Artis Naples is 0.68 road miles and 2.5 minutes by car, and Waterside Shops is 1.22 road miles. Every figure on this page refers to this address and no other.

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

The Declaration, the county roll and the reserve study all say 101 units, and the reserve study says 19 stories. Two other records differ. The engineers’ milestone inspection form describes a 20-story building with 102 units and lists a total building area of 29,470 square feet and a building footprint of 589,400 square feet, and the National Flood Insurance Program policy carries a building limit of $26,000,000, which equals 104 units at $250,000 each. The documents do not explain the differences and we do not guess; ask the association which count a given document uses.

What Are the Three Sizes of Home?

The MLS shows three living-area bands across the five-year record: 1,931 square feet, a group at 2,542, 2,583 and 2,584 square feet, and 3,133 square feet at the penthouse level. The county roll for the 101 parcels runs from 1,931 to 5,560 square feet with a median of 2,542, so more than half the building is at or above the middle band. Bedroom counts in the MLS run from two to three, with dens on some, and bath counts run from two to three and a half.

How Is the Structure Built?

The milestone report describes post-tensioned flat-plate concrete slabs and a built-up roof with pedestal pavers. Post-tensioned slabs matter to an owner because of the association’s contractor rules, which require an x-ray before anyone drills into a slab. The reserve study’s thirty-year plan names a waterproof membrane, skylights and the built-up roof as long-lived components, with a threshold funding year in 2040 for the membrane.

What Amenities Come With a Grosvenor Condominium?

A Grosvenor condominium offers a front desk staffed until midnight, glass passenger elevators, a pool and spa, saunas, a fitness room, a social room, a media room, a library with a billiard table, three guest suites and a bicycle room, plus the Pelican Bay Foundation’s beaches, tram, racquets and Community Center, each named in the Rules or Foundation pages.

What Does the Building Itself Offer?

The 2026 Rules describe the following shared spaces and services.

• Front desk and security: the front desk is staffed to midnight, the office is open Monday to Friday from 8 to 4, and building security runs through the Butterfly access system named in the Rules.
• Elevators: glass passenger elevators for owners and a separate service elevator for deliveries, contractors and movers.
• Pool and spa: open from dawn to dusk only, with no lifeguard on duty, and pets prohibited even if carried.
• Fitness room and saunas: the Rules set safety rules for the saunas and bar glass containers from the exercise room.
• Social room and media room: for owners, lessees and their guests, with a kitchen and a reservation process through the management office.
• Library and billiard room: the library can be reserved for up to four people.
• Grills: outside the social room, because balcony grilling is prohibited under both the Declaration and the Rules.
• Guest suites: three, reserved by an owner or registered tenant who is in residence, for up to seven nights at a time in holiday seasons and up to fourteen otherwise.
• Bicycle room and trash chute: the chute is on each floor beside the north stairwell.

What Does the Garage Offer?

Each unit has an assigned parking space or spaces, and the Rules price garage remotes at $50 apiece. The association owns additional spaces that it leases by lottery for three years at $1,200 a year. Garage storage is limited to items behind the bumper and one unlocked cabinet or shelf, boats, jet skis, motorcycles and trailers are not allowed, and service vehicles never enter the garage. Real-estate agents sign in at the lower-level garage.

What Does Pelican Bay Add?

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

How Does a Guest Reach the Amenities?

The Foundation’s Realtor Guest Card is a one-day pass, the realtor must accompany the clients, and cards are picked up at The Commons lobby Monday to Friday from 8:30 to 5:00 with online pre-ordering. For prospective buyers entering Grosvenor itself, the Rules require a call from the entry phone, and the owner or the buyer’s representative escorts them.

Thinking of Selling Your Grosvenor Condo? Pelican Bay’s 19-Story High-Rise Closed 16 Sales in 24 Months

Grosvenor closed 16 sales in the last 24 months, so a seller in this Pelican Bay high-rise is pricing against a real record, and the record says condition and floor move the price more than the calendar does. Get a free Grosvenor home valuation priced against the closings on your own size and floor band, or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will tell you in one call where your home sits between the $870,000 and $1,998,000 ends of the range.

What Are the HOA and Condo Fees at Grosvenor?

Grosvenor’s 2026 condominium assessment is $7,270 per unit per quarter, or $29,080 a year, the same for every one of the 101 units, and the Pelican Bay Foundation adds $3,295 a year, for $32,375 in all. The Foundation’s FY2027 assessment, from October 1, 2026, is $3,435.

What Does Each Owner Pay, and When?

The association’s 2026 Questions and Answers sheet states that regular assessments are payable quarterly in advance on the first day of January, April, July and October, at $7,270 per unit, and that this figure includes reserve funding. It lists the Pelican Bay Foundation fee at $3,295 per unit for 2026, paid annually and due January 1. The association’s approved 2026 budget, adopted November 19, 2025, totals $3,303,444 and states annual fees of $29,081 per unit, $7,270 a quarter and $2,423 a month, with the Foundation fee on top. Together the two come to $32,375 a year, or about $2,698 a month. The Q&A sheet also states that no rent or land-use fee applies and that the association has no court case with liability over $100,000.

Why Does a 1,931 Square Foot Home Pay the Same as a 3,133 Square Foot Home?

Section 6.1 of the Declaration gives each of the 101 units an equal undivided one-101st share of the common elements and common expenses, so the bill does not change with size. By our arithmetic, the $2,423 monthly figure works out to about $1.25 per square foot per month at 1,931 square feet, $0.95 at 2,542 and $0.77 at 3,133, and adding the Foundation’s $3,295 makes it about $1.40, $1.06 and $0.86. That is our derivation from equal shares and the MLS sizes, not a figure from the association.

How Has the Foundation’s Share Moved?

The Foundation’s annual assessment was $2,944 in FY2024, $2,675 in FY2025, $3,295 for FY2026 and $3,435 for FY2027, per its FY2027 budget package. That is a $760 increase over the two years from FY2025 (28.4 percent) and a 4.2 percent increase this year. Because the Foundation bills a condominium’s association rather than its owners, the FY2027 figure reaches Grosvenor owners through the association’s budget, and the association adopts its 2027 budget later this year. If the whole $3,435 passes through, the Foundation line would rise by $140 per unit, to $32,515 a year on the 2026 association figure. That is our arithmetic, not a published figure.

Inside the Grosvenor Budget: Where the $3.3 Million Goes

Grosvenor’s approved 2026 budget totals $3,303,444, and the largest lines are reserve contributions of $891,573 (27.0 percent), insurance of $660,073 (20.0 percent), salaries and benefits of $571,439 (17.3 percent) and the Pelican Bay Foundation fee of $336,090 (10.2 percent). Divided by 101 units, the whole budget is $32,707 per unit.

What Does the Money Pay For?

Per-unit figures are our division of each line by 101. The budget’s income side is $2,045,576 in operating fees, $891,573 in reserve fees, $332,795 passed through for the Foundation, $4,000 from garage and storage fees and $29,500 from guest suite income, which also totals $3,303,444.

What Does the Foundation Line Tell Us?

The budget carries a Foundation fee expense of $336,090 against $332,795 collected from owners. The expense equals 102 times $3,295 and the income equals 101 times $3,295, so the association appears to pay the Foundation for one more unit than it bills to owners. The documents we read do not explain the extra unit, and it may be the same count that appears as 102 on the milestone form. Ask the association how the Foundation counts the building.

How Much of the Bill Is Insurance and Reserves?

Insurance is 20.0 percent of the budget, or about $545 a month per unit, and the wind line alone, $525,000, is about $5,198 per unit per year. Reserves are 30.4 percent of the operating and reserve fees combined ($891,573 of $2,937,149), about $8,827 per unit per year. Those two lines together are 47.0 percent of the budget, and both are driven by the building’s height and age rather than by choices an individual owner can make.

How Is the Association Doing This Year?

The association’s unaudited financial statement for August 31, 2026 shows operating bank accounts of $539,127, reserve bank accounts of $2,346,417, accounts receivable of $8,136, owner renovation deposits held of $71,410, net income of $129,410 for the year to date and no loans or special assessments on the balance sheet. The audited statements for December 31, 2025 show total reserve-fund assets of $2,417,272, of which $1,215,262 is structural integrity reserves and $1,202,010 is non-structural reserves. They also record special assessments for the structural integrity reserve study of $530,250 in 2025, which is $5,250 per unit if spread equally across 101 units, and a $173,856 hurricane claims receivable on the December 31, 2024 balance sheet. A buyer should ask for the association’s current statement and its record of any 2025 special assessment.

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

Grosvenor owners pay three layers: the condominium association’s $7,270 a quarter, the Pelican Bay Foundation’s annual assessment, $3,295 in 2026 and $3,435 for FY2027, and the Pelican Bay Services Division’s county assessment. A buyer also owes the Foundation a $15,000 resale capital assessment on deeds recorded on or after October 1, 2026.

What Is the Foundation Assessment Made Of?

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

What Is the $15,000 Resale Capital Assessment?

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

What Are the Seller-Side Foundation Charges?

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

What Is the Pelican Bay Services Division Assessment?

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

What Does a Buyer Pay at Application?

The association’s purchase application packet lists a $150 application fee and a $65 per-person background screening fee, with four reference letters (two banking and two personal), submitted through the buyer’s agent with the executed contract. The Foundation’s membership application is separate. A lease application carries the same $150 fee and $65 per person, and the Foundation’s lease application is $300 including two tenant cards.

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

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

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

What Does a Seller Pay in Collier County?

• Deed documentary stamps: $0.70 per $100 of consideration, rounded up to the next $100, under Section 201.02 of the Florida Statutes.
• Association estoppel certificate: the Declaration’s Article 13 allows a fee of up to $150 plus copying for good-faith information responses, and Section 718.116 of the Florida Statutes caps estoppel fees. The statute’s own figures are $250 for a standard certificate, $100 more to expedite and $150 more if the account is delinquent, and as we read the state’s current adjusted caps they are $299, $119 and $179.
• Foundation estoppel: $250, plus an optional $100 for completion in three business days, and a $500 fee if the Foundation ID cards are not returned, per the Foundation’s FY2027 estoppel form.
• Municipal lien search: customarily a seller cost, about $100 to $250.
• Property tax proration: a credit from seller to buyer for the days the seller owned the home in the tax year.
• Commission: negotiable. Since the National Association of REALTORS settlement took effect on August 17, 2024, buyer-agent compensation is not advertised on the MLS, and any compensation offered to a buyer’s agent is a separate decision for the seller.

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

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

The table below runs the seller-side costs at the 24-month median of $1,106,500 and the 12-month median of $1,625,000. The commission lines are examples to show the arithmetic, not our rates, and a seller negotiates them. We leave out any mortgage payoff, any tax proration and any renovation credit, which vary by seller.

What Does a Buyer Pay at Closing?

• Foundation resale capital assessment: $15,000 for a deed recorded on or after October 1, 2026, or the $1,000 exemption fee for an eligible current Pelican Bay owner who is moving to another Pelican Bay home.
• Association application: $150 plus $65 per person for background screening, with four reference letters.
• Owner’s title policy and closing agent: customarily the buyer’s choice and cost in Collier County, at the premium the state’s rate rule sets.
• Settlement and title fees: commonly $500 to $1,500 for settlement and $150 to $500 for the title search, set by the title company.
• Deed recording: the buyer records the deed.
• Lender costs: the lender’s title policy and any mortgage taxes and recording fees, if the buyer finances.

Which Closing Costs Are Fixed by the State?

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

The Grosvenor Declaration, Rules and Documents, Section by Section

Grosvenor’s governing documents are the Third Amended and Restated Declaration of Condominium, approved by the members on March 21, 2018, the Bylaws, the Articles and the 2026 Rules, and the Declaration and Bylaws prevail over the Rules. The Declaration sets 101 equal shares, residential use only, strict leasing and sale approvals and a ban on pets.

What Does Each Article Do?

The Third Amended and Restated Declaration was prepared by a Naples law firm and restates a declaration first recorded in 1982. Its main articles are Article 6 (shares and common expenses), Article 9 (maintenance, alterations and hurricane protection), Article 10 (use restrictions), Article 11 (guests), Article 13 (assessments and liens), Article 14 (leasing), Article 15 (sales and ownership), and Article 16 (insurance). We summarize each below, and the document itself controls.

Who Maintains What? (Article 9)

The association maintains the common elements, including the exterior surface of the unit entrance doors, electrical wiring up to each unit’s circuit breaker panel, water pipes up to each unit’s shut-off valve, all exterior building walls including painting, waterproofing and caulking, stairways and balcony railings, all parking spaces, and the fire sprinkler heads and fire suppression equipment. The owner maintains the unit’s windows and window glass, the unit’s entrance door and its interior surface, sliding glass doors, plumbing, electrical lines and fixtures within the unit, the circuit breaker panel, appliances, water heaters, all air conditioning and heating equipment, floor coverings including balcony areas, shower pans, the storage room and the main water shut-off valve serving the unit. The association may elect to maintain windows and doors as a common expense under a general plan, and the Declaration says that option does not relieve an owner of the owner’s own obligations.

What Can You Change in Your Unit? (Sections 9.5 to 9.14)

Material alterations need written board approval, hard floors need approval and a carpet or runner plan, and balcony work needs approval; the Rules prohibit tile over balcony waterproofing. The board may adopt a basic approved plan for screening or enclosing balconies, and an owner who follows it needs no separate consent. Hurricane shutters must be the board’s standard model, color and style, which is a beige roll-down type, and an owner may petition the board to approve an alternative where the standard type is not feasible. An owner who leaves a unit vacant for 14 consecutive days must notify the association and retain a home watch service to check the unit at least every two weeks, and a home watch provider must register at the front desk.

What Do the Use Restrictions Say? (Article 10)

• One family: each unit is occupied by one family at a time as a residence, and no one may own more than two units.
• Business use: limited to activity that is not apparent from outside the unit, and use of a unit as a public lodging establishment is business use.
• Occupancy: a person who will occupy a unit for more than 30 nights a year must be approved by the board.
• Minors: occupants under 18 must be closely supervised by an adult so they are not a source of unreasonable annoyance.
• Pets: prohibited, as described below.
• Signs: no For Sale, For Rent or Open House signs anywhere on the condominium property, including in windows, except an Open House sign the board allows by rule at the street entrance.
• Vehicles, EV charging, drones and remote-control vehicles: vehicle limits in Section 10.7, EV charging only with prior board approval and a separate meter except for trickle chargers, and drones and remote-controlled vehicles prohibited.
• Smoking: permitted only inside units, and the Rules prohibit smoking and vaping in common areas and on balconies.

How Do Guests Work? (Article 11)

Overnight guests may stay only when the owner or tenant is in residence, with two exceptions that the Declaration lists. The owner’s first-degree relatives may stay up to 30 consecutive days, four times a year, for no more than 60 days in total. Other guests, one family of no more than four, may stay up to 15 days once a year. Three days’ notice is required. The Rules add that access system FOBs must not be given to tradespeople, housekeepers, home watch services or anyone else, that workers may not be in the building between 5 pm and 8 am or on weekends and holidays, and that an owner away for more than two weeks must employ a home watch service and turn off the water.

What Happens If an Owner Does Not Pay? (Article 13)

The Declaration gives the association a lien for unpaid assessments, allows acceleration of installments, makes a buyer jointly liable for sums unpaid by the seller, and subordinates the association’s lien to a first mortgage only as the Condominium Act requires. The association must deliver an assessment certificate within 15 days of a request. The 2026 financial statement shows accounts receivable of $8,136 at August 31, 2026.

Who Insures What? (Article 16)

The association insures the common property and the building through the policies described in the insurance section below, and each owner insures the unit interior and the other items Article 16 lists, which is what an owner’s own condominium policy has to be written to match.

Which Document Wins?

The Declaration and Bylaws prevail over the Rules. When two documents seem to differ, the Declaration controls, and a buyer should ask the association to confirm the point in writing.

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

A Grosvenor sale needs the board’s written approval before the deed works. The seller gives notice at least 30 days before closing, the board decides within 30 days of notice and information or no later than 60 days after notice, and silence is approval. Disapproval needs a majority of the whole board after counsel finds good cause.

What Is the Timeline?

Article 15 of the Declaration requires the owner to give the board or its designee written notice at least 30 days before the intended closing, with the buyer’s name and address, a copy of the executed contract and the information the board reasonably requires. The board must act within 30 days after it has the notice and all information or interviews it requested, or no later than 60 days after notice, whichever occurs first. If the board neither approves nor disapproves within that time, the failure to act is deemed approval, and the board must issue a Certificate of Approval on demand. The association’s own purchase packet speaks of 20 days on the application and up to 60 days for the transfer. A buyer and seller should write a closing date that leaves the full 30 days for the approval.

What Does a Buyer Submit?

The association’s purchase application is submitted by the buyer’s agent to the association’s support email with the executed contract and the owner contact sheet. It asks for a $150 application fee, $65 per person for background screening and four reference letters, two from banks and two personal. The Declaration allows the board to require credit history, a background investigation, residency or employment verification, references and an interview with the buyer and all proposed occupants.

What Can the Board Refuse a Sale For?

The board can withhold approval only for good cause, by a majority of the whole board, after receiving a written opinion of counsel that good cause exists. The Declaration lists the only permitted grounds, which include felony convictions within stated look-back periods, current probation, a record of financial irresponsibility, a history of disruptive behavior, a purchase that would bring a person above two units, an incomplete application, false information and a sale concluded without prior approval. If the board disapproves without good cause and the owner made a written demand with the notice, the association must name an approved purchaser at the same price and terms within 30 days of the board meeting.

What If a Sale Closes Without Approval?

An unapproved transfer is void under Article 15, and failing to obtain approval before selling creates a rebuttable presumption of an intent to violate the covenants, which is itself good cause for disapproval. No Grosvenor buyer should close before the Certificate of Approval is in hand.

How Can a Buyer Hold Title?

Article 15 permits ownership by one natural person, by two or more natural persons with one designated as the Primary Occupant, or by a trust, corporation or other entity, again with a designated Primary Occupant. Any change in the Primary Occupant is treated as a transfer, and no more than one change is approved in any twelve-month period. Time-share estates and house sharing by several families are prohibited. Gifts, inheritance and other transfers also require board approval, and approval may not be denied to certain relatives and spouses named in the Declaration.

What Does This Mean for Showings and Marketing?

The Rules require a prospective buyer to call from the entry phone and be escorted by the owner or the buyer’s representative, agents sign in at the lower-level garage, an owner can authorize the management office to lend unit keys to real estate personnel who are not escorted to the unit, and the only open house signs allowed are those furnished by the Grosvenor. We plan the showing schedule around the front desk’s hours and the approval clock.

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

Is Grosvenor a 55+ Community?

None of the Grosvenor documents we read describes the building as a 55-and-older community, and we do not describe it as one. The Declaration restricts each unit to one family in residential use, requires board approval of every buyer, tenant and permanent occupant, and sets no age requirement that we found. Confirm the occupancy rules in writing.

What Do the Documents Say About Occupancy?

Section 10.1 of the Declaration defines who may occupy a unit: one family at a time, and any person who will occupy a unit for more than 30 nights a year, as owner, tenant or family member, must be approved by the board, which can charge a reasonable review fee. Section 10.2 addresses occupants under 18 only by requiring supervision, and neither the association’s 2026 Questions and Answers sheet nor the 2026 Rules states an age limit for residents.

How Can a Buyer Confirm the Occupancy Rules?

Ask the association for a written statement of its occupancy rules, and read Sections 10.1 and 10.2 with Articles 11, 14 and 15 of the Declaration. We found no document in which Grosvenor claims to be a 55-and-older community, so we state only what the documents say and we do not infer the rest.

Can You Rent Out a Grosvenor Condominium?

Grosvenor allows leasing only of the entire unit, in writing, to a natural person, with board approval, for at least 90 days and no more than one year, and no more than two leases in a calendar year. Transient tenants, rent-sharing and subleasing are prohibited, and an owner whose unit is leased may not use the recreation or parking facilities.

What Are the Rules in Article 14?

• Form: written lease of the entire unit only, lessee a natural person.
• Frequency and term: no more than two leases in a calendar year, a 90-day minimum, a maximum of one year, and no option to renew. The board may approve the same lease year to year.
• Exception: the board may approve one additional lease in a calendar year under unusual circumstances to avoid undue hardship.
• Notice and approval: the owner gives written notice at least 20 days before the first day of occupancy with the proposed lease, and the board has 20 days to act; silence is deemed approval.
• Occupancy: the lessee, the lessee’s first-degree family and their guests only, and no more than two persons per bedroom.
• Owner’s use: an owner whose unit is leased may not use the recreation or parking facilities during the lease term, except as the guest of another owner.
• Deposit: up to one month’s rent into an association escrow account.
• Conduct: the owner is responsible for the tenant’s conduct.

What Does the Association’s Application Cost?

The association’s lease application is $150 plus $65 per person for a background check, which is not needed for a repeat rental within a year, and four reference letters. The Pelican Bay Foundation’s lease application is $300 including two tenant cards, $100 for each additional card, submitted 30 days before occupancy, and membership privileges pass to the renter during the lease.

What Does the Foundation Add?

A certificate of amendment recorded on May 28, 2019 changed the Foundation’s own leasing rule. As the recorded certificate reads, no dwelling unit may be leased more than two times per calendar year unless Neighborhood Covenants provide otherwise, no dwelling unit may be used or sold on a time-share basis, and no owner may advertise a unit as available more than two times per calendar year. The amendment names Airbnb, VRBO and similar services and applies regardless of how the arrangement is described. Both layers cap leases at two a year, and the stricter rule governs in practice; the documents control, and we have not verified how the Foundation applies the amendment to a condominium that adopts its own rule.

Is Short-Term Rental Possible?

No. The 90-day minimum, the ban on transient tenants and the Foundation’s two-lease cap together rule out short-term and vacation rental, and the Declaration treats use as a public lodging establishment as a business use that Section 10.1 prohibits.

Pet Rules at Grosvenor

Pets are prohibited at Grosvenor. Section 10.3 of the Declaration states that the keeping of pets of any kind or description within the condominium is prohibited, and the 2026 Rules state that pets are strictly prohibited on Grosvenor property, with certified service animals and emotional support animals allowed on the terms the Rules set out.

What About Service Animals and Emotional Support Animals?

The Rules allow certified service animals and emotional support animals, with the certification on file with the association, the animal leashed, the service elevator used, and a designated walking area at the northwest lawn by the bridge entrance. Section 760.27 of the Florida Statutes addresses housing for a person with a disability-related need for an emotional support animal and the information a housing provider may request.

What Should a Pet Owner Do?

A buyer with a pet should not assume an exception. Read Section 10.3 and the Rules together, ask the association in writing how it applies them, and tell us before you tour so we can match you with a building whose documents fit.

Renovating a Grosvenor Condominium: Approvals, Contractors and Seasons

Renovating a Grosvenor condominium requires board approval before work starts, a licensed and insured contractor, the Pelican Bay Foundation’s construction application, an engineer’s review if required and an x-ray before drilling into a post-tensioned slab. The association’s contractor rules give the board 30 days to approve, and heavy work is limited to May 1 through October 31.

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

What Do the Contractor Rules Require?

The association’s May 2025 contractor rules require 30 days for board approval, the contractor’s license and insurance, the Foundation’s construction application, an engineer review fee when the board requires one, floors protected with Masonite sheets, and an x-ray before drilling slabs because the building uses post-tensioned concrete. A false fire alarm carries a minimum $600 fine, work hours are weekdays from 8 am to 5 pm, and window and door replacement follows Section 08520, the specification section the rules name.

When Can Heavy Work Happen?

Section 9.3(I) of the Declaration limits heavy work to May 1 through October 31, which means a renovation that starts after October closes the schedule until May unless the board permits otherwise. A buyer who closes in winter should plan the sequence accordingly.

Where Do Renovation Deposits Go?

The association held $71,410 in owner renovation deposits on August 31, 2026 and records non-refundable renovation deposit income of $11,760 for the year to that date. Ask for the current deposit amount before you sign a contractor.

Why Does Renovation Show Up in the Sales?

Renovated homes dominate the top of the range. Two of the three largest same-home gains in the five-year MLS record came with a changed bedroom or bath count in the listing, and the 1,931 square foot homes that sold at $1,600,000 and $1,650,000 in 2025 closed at $829 and $854 per square foot, against $451 to $596 for the other 1,931 square foot sales of 2025 and 2026. We cannot see the scope of work in the MLS, and we ask for the renovation file on any home we price.

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

Grosvenor has finished its first milestone inspection cycle. Engineers found spalling concrete in the garage and pool-level structure in 2024, a second-phase inspection confirmed it in 2025, the repairs went ahead under a county permit, and Collier County’s September 15, 2025 letter says no further action is needed until the next inspection year, 2035.

Florida’s milestone inspection law, Section 553.899 of the Florida Statutes, applies to condominium buildings of three or more habitable stories. A licensed engineer or architect performs a Phase 1 visual examination, and a Phase 2 inspection is required only if the first phase finds substantial structural deterioration. Under Section 553.899, a building that reached 30 years of age before July 1, 2022 had to complete its initial inspection before December 31, 2024, and Grosvenor, whose county certificate of occupancy date is January 1, 1983, did its Phase 1 walkthrough in August 2024. Grosvenor’s records show both phases, and the table below puts the dates in order.

What Did the Phase 1 Inspection Find?

The engineering firm TRC Worldwide Engineering inspected the exterior from the ground level, the first and second garage levels, the plaza deck, the pool deck, the pool crawl space, the pool-level terraces and the roof, and it entered 25 percent of the units, chosen at random, along with the stairwells and the mechanical and electrical rooms. It found spalling, which is concrete cracking and flaking because the steel inside it is rusting and expanding, on the first and second garage-level structural slabs, on beams and columns in the pool equipment room and on the underside of the pool-level slab in the crawl space.

The firm’s summary calls those conditions indications of substantial structural deterioration that require repair, says none of them is an unsafe or dangerous condition as the Florida Building Code defines those terms, and concludes that a Phase 2 inspection is required. That sequence is how the statute is meant to work: a visual first pass flags the issue, and a deeper inspection and repair plan follow.

What Did the Phase 2 Inspection Conclude?

The Phase 2 form, signed August 22, 2025, records that the engineers confirmed the spalling with visual and mechanical testing, that no additional investigation or testing is required, and that the conditions were already being repaired. Loose and deteriorated concrete is chipped out, the reinforcing steel is cleaned and prepared, and after an approved pre-pour inspection by the engineer and the county the areas are patched with concrete repair mortar.

The form grades the urgency of the repairs as minor, finds no unsafe or dangerous conditions, states that the structure is safe for occupancy and answers no to the question of whether any part of the building must be vacated or have its access limited. The repair work is under a Collier County permit, and we do not print its number. The form also places the building 2,185 feet, or 0.41 miles, from the coast by the Google Earth measuring tool.

What Does Collier County’s Record Say Today?

Collier County’s completion letter, dated September 15, 2025, says the county received the engineer’s satisfactory Milestone Inspection report for the building, that no further action is needed at this time and that inspections will be required again in 10 years, with 2035 as the next inspection year. The county’s milestone building list, as of January 2026, shows Grosvenor with a certificate of occupancy date of January 1, 1983 and a next milestone date of January 1, 2035.

We tracked the same list for the other Pelican Bay high-rises we compare on this page. The list shows only each building’s next date, and it does not say what any building’s inspection found.

A 2035 date is a calendar fact, not a clean bill of health. The inspection found concrete that needed repair, the engineer graded it minor and the county accepted the report.

Does the Spalling Mean Grosvenor Is Unsafe?

The engineers say no. Both phases state that no unsafe or dangerous condition exists as the Florida Building Code defines it, and the Phase 2 form calls the structure safe for occupancy. What a buyer should still ask is whether the repair work is finished and closed out with the county, because the Phase 2 form carries a note that when corrective action is required, an amended report must be submitted upon completion of the work.

We have not seen an amended report and do not know whether one is required for these repairs. Ask the association for the repair contract, the closed permit record, any amended report and the amount paid from the structural reserve, and compare them with the reserve spending shown in the next section.

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

Section 718.112 of the Florida Statutes requires an association to notify owners within 14 days after the county tells it a milestone inspection is required, and within 45 days after it receives a Phase 1 or Phase 2 report it must send the inspector’s summary to every owner, post it in a conspicuous place on the property and publish the full report and the summary on its website if it is required to have one. Grosvenor’s association publishes both reports in the document library of its public website, which is where we read them.

What Does a Seller Hand a Buyer Under Section 718.503?

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

A Grosvenor seller can assemble that file before listing, because the association posts most of it publicly. Starting the buyer’s seven-day clock on the first day of a contract, rather than after a request for documents, protects the closing date.

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

What Does Grosvenor’s Structural Integrity Reserve Study Say?

Grosvenor’s structural integrity reserve study, prepared by Reserve Advisors and inspected January 10, 2024, identifies 20 structural and 38 general components and recommends a 2026 structural contribution of $630,000 on a cash-flow basis, against $484,408 in the 2026 budget, plus $197,000 for general reserves against $407,165 budgeted. It recommends an update within two to three years.

Who Prepared the Study, and What Does It Cover?

Reserve Advisors, LLC of Milwaukee inspected the building on January 10, 2024 and submitted the report on January 29, 2025. The study calls itself a Level I Full Reserve Study and states that it meets or exceeds Section 718.112 and the standards of the Association of Professional Reserve Analysts. It describes Grosvenor as a high-rise development of 101 units in a 19-story building built in 1982, and it models a 2.0 percent annual return on reserves and a 3.5 percent inflation rate for future replacement costs.

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

How Do the Study’s Recommendations Compare With the 2026 Budget?

The table sets the study’s 2026 recommendations beside the association’s 2026 budget. Per-unit figures divide each amount by 101 units and 12 months, which matches the equal one-101st share each owner holds.

The budget’s structural line is $145,592 below the study’s cash-flow recommendation and $1,229,772 below its component-method figure, and the general line is $210,165 above the study. Taken together the budget is $64,573 above the two cash-flow figures, but the study advises keeping structural and general funds separate because of the statutory restrictions on structural reserves, so the general surplus does not offset the structural gap.

Since budgets adopted on or after December 31, 2024, Section 718.112 does not let owners vote to provide no reserves or less reserves than required for the structural items it lists. We do not know whether the board has adopted a funding plan that differs from the study, and the documents we read do not say. Ask for the board’s reserve funding resolution and the minutes where it was adopted.

Which Projects Does the Study Put First?

The study recommends that the association prioritize ten projects over the next five years, five structural and five general:

• Structural: the fire suppression system in the garage, concrete elevated-floor inspections and capital repairs, paint finishes, the emergency generator, and the thermoplastic roof at the porte cochere.
• General: garage doors and operators, tile and carpet in the hallways and atrium, hallway and atrium paint finishes, and partial replacement of subsurface utility pipes.

The August 31, 2026 financial statement shows structural reserve spending of $475,925 so far in 2026: $326,770 on garage paint finishes, $141,050 on doors and $8,105 on the emergency generator. It shows $322,652 of general reserve spending, which includes $21,374 on garage doors and operators. The garage paint finishes, the generator and the garage doors and operators are on the study’s five-year list.

Where Do the Reserve Balances Stand?

The January 2025 revision of the study projected a 2025 year-end structural balance of $1,069,016 and a general balance of $1,543,156. The audited structural balance was $146,246 higher than that projection and the general balance was $341,146 lower.

The audited 2025 statement of revenues and expenses shows $255,584 of regular owner assessments for the structural integrity reserve study, $530,250 of special assessments for it, a $530,250 special-assessment expense and $294,978 of structural reserve expenditures. Spread equally across 101 units, $530,250 is $5,250 per unit. The statement does not say what the assessment paid for, and we leave the explanation to the association.

What Do the Study and the Milestone Report Say About the Same Concrete?

The study’s January 2024 visual inspection found the elevated garage floors in good overall condition, with no significant spall and no exposed reinforcing steel observed, and it found the pool-deck waterproof membrane in good to fair condition with isolated exposed reinforcement, coating delamination and concrete damage at the underside of the pool deck. The milestone engineers’ August 2024 inspection, seven months later, found spalling on the first and second garage-level slabs and under the pool level.

The two inspections have different jobs. A reserve analyst’s non-invasive visual inspection supports a funding plan, while a milestone inspection is led by a licensed engineer who enters sampled units and tests suspect concrete. A buyer should read both reports side by side, because the later engineering inspection recorded conditions on the garage slabs that the earlier funding study did not.

What Does the Waterproof Membrane Mean for the Reserve Plan?

The study covers about 34,040 square feet of waterproof membrane and the concrete structure under the elevated pool deck, plaza and planters. It could not learn the membrane’s age, records planter waterproofing and concrete repairs done in about 2017, assigns the membrane a useful life of 25 to 35 years with interim repairs every 15 to 20 years, and identifies 2040 as the plan’s threshold funding year because of its replacement.

The study’s projection falls from a structural balance of $5,270,589 at the end of 2039 to $1,099,949 at the end of 2040, and its recommended contribution then steps down from $1,019,500 in 2040 to $500,000 in 2041. Those are the study’s projections from 2025, not promises, and each update will change them.

What Will the Next Update Change?

The study recommends budgeting for an update in two to three years, which from a January 2025 report points to 2027 or 2028, and it notes that updates will incorporate repair costs from milestone inspections. It also notes that the association currently uses the component method, that Reserve Advisors recommends the cash-flow method, and that reclassifying existing component funds as pooled needs a majority vote of the owners, unless the board votes to fund future reserves on a pooled basis.

If the board adopted the study’s $630,000 structural figure and nothing else changed, the structural line would rise $145,592 a year, which is $1,441.50 per unit a year or $360.38 per unit a quarter on equal shares. That is arithmetic, not a forecast, and a buyer should ask the board when the update is scheduled and what funding method it expects to use.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read the reserve study and the milestone reports before we price a Grosvenor home, because a buyer’s lender and insurer read them too.

Hurricanes, Flood Zone and Insurance at Grosvenor

FEMA’s current flood map puts Grosvenor’s building footprint in Zone X, minimal flood hazard, on panel 12021C0381J effective February 8, 2024, while Pelican Bay Blvd in front of the building lies in a coastal Zone AE with a 10-foot base flood elevation. The association’s own hurricane plan recommends evacuation and records garage flooding from Hurricane Irma.

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at five points across the building’s mapped footprint and at the Census Bureau’s interpolated point for the address on Pelican Bay Blvd in front of it, and we recorded every response in the fetch log for this page.

Zone X is lower risk, not no risk. The coast is 0.41 miles away by the engineers’ measurement, and the street frontage sits in a mapped floodplain, so access, parking and utilities matter even where the building’s footprint is outside the Special Flood Hazard Area.

What Does the 2006 Elevation Certificate Show?

The association’s public site posts an Elevation Certificate signed March 2, 2006. It lists the flood map then in effect, panel 12021C0381G dated January 17, 2005, with Zone AE and a base flood elevation of 13.3 feet on the 1929 National Geodetic Vertical Datum. The elevation entries in the posted scan are too faint for us to quote, so we do not.

The certificate predates the 2024 map. It uses the older 1929 vertical datum while today’s map uses the 1988 datum, so the two documents cannot be compared by subtracting one number from the other. A buyer who wants current elevations should ask the association for a newer survey or hire a surveyor.

What Does the Association’s Hurricane Plan Tell Owners?

The association’s hurricane plan, revised May 25, 2024, says Collier County’s Emergency Management Office recommends evacuation for this area during hurricane watches and warnings because of its elevation, its proximity to the Gulf and the county’s inability to respond to emergencies during a storm. The association does not recommend riding out a storm in a unit, its staff are required to leave the property, and it says generator limits and fuel supply make a poor substitute for electricity.

The plan states that elevators will not be operable during a hurricane and possibly for some time afterward, that fire and EMS crews are prohibited from leaving their stations when sustained winds exceed 45 mph, and that response times may take three or four days to normalize after a storm. It describes its category table plainly: a Category 1 surge of four to five feet can put water over the berm and into the lower garage, and a Category 3 surge of nine to twelve feet can flood the upper garage, lobby and pool area.

What Did Hurricanes Irma and Ian Do to the Building?

The plan’s account of Hurricane Irma in 2017 says the brunt fell on the east side of the building, with wind and water flooding from the penthouse level down to the lobby, and tornado damage evident on the north, east and south sides. Sliding glass doors shattered in affected units, including two units whose hurricane shutters were in place. It puts the surge at one to two feet, enough to flood the lower garage and the elevator pits, and records nearly seven days before power returned.

Of Hurricane Ian in 2022 the plan says, “Many cars were a complete loss,” and the community’s roads were part of the Gulf. The plan’s lessons also advise owners who stay to move cars to the outside upper-deck lot to avoid being hemmed in. We read these as the association’s own account, not as an engineering assessment of the building.

How Is Grosvenor Insured Against Flood?

The association carries a National Flood Insurance Program policy for the whole building. The declarations page for the term December 3, 2025 to December 3, 2026 lists a building limit of $26,000,000 and contents coverage of $100,000, each with a $5,000 deductible, against a stated replacement cost of $55,895,000. The policy counts 104 units, and $26,000,000 equals 104 units at $250,000 each, which is about 47 percent of the stated replacement cost.

The page lists two prior claims counted from April 1, 2023, a first-floor height of 1.00 foot and a Community Rating System discount of $0, with a note that the building is not eligible due to non-compliance. The full-risk premium is $281,760 before fees, an annual increase cap discount of $252,005 reduces it to $29,755, and fees and surcharges bring the total to $37,309.

The full-risk premium is 9.5 times the discounted premium, which is $2,790 per unit against $295 per unit before fees on equal shares. The declarations call the reduction an annual increase cap discount, and we have not seen the schedule by which it shrinks, so we do not forecast the premium. A buyer should ask the association’s insurance agent how the premium has moved and what the carrier projects.

How Is Grosvenor Insured Against Wind?

The association’s commercial property policy declarations that we read cover May 31, 2025 to May 31, 2026 at a premium of $112,500 and cover all risks of direct physical loss or damage excluding windstorm and hail, flood, storm surge, earthquake, earth movement and equipment breakdown. They value property at replacement cost except for roofs 20 years or older, which are valued at actual cash value.

Because that policy excludes wind, wind coverage sits in a separate policy that we have not seen, and the 2026 budget carries a wind line of $525,000. Those declarations have expired, so we make no claim about the current deductible or carrier. Ask the association for the current windstorm and property declarations, the named-storm deductible and the date each policy renews.

What About Wind Mitigation and Shutters?

The association’s Uniform Mitigation Verification Inspection Form is dated December 28, 2021, and the form says it is valid for up to five years if the structure has not materially changed, so it reaches the end of that window in December 2026. Its roof-covering line lists a built-up roof with a permit application dated March 2008. The checkbox answers on the other pages of the posted scan are not legible enough for us to quote.

An insurer reads these forms to decide credits, and a buyer’s own insurance quote will ask for the form. Ask whether the association plans to refresh it. The association’s rules also tell owners who leave for extended periods to store balcony items inside or lower hurricane shutters if installed.

What Must a Seller Disclose About Flooding?

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

What Should a Buyer Do Before Closing?

Run the building through FEMA’s Map Service Center and floodsmart.gov by address, get a flood quote and a wind quote for the specific unit from your own agent, read the hurricane plan, ask for the current windstorm declarations, ask what the garage and elevator pits did in Irma and Ian, and ask whether the association’s flood policy premium is still capped by a discount. Those six steps cost an afternoon and remove most surprises.

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

Which Schools Serve Grosvenor?

Grosvenor’s address, 6001 Pelican Bay Blvd, is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High in Collier County Public Schools for the 2027 school year, according to the district’s attendance-zone lookup. Each school earned an A in each year from 2021 to 2025 on the district’s 2024 to 2025 grades report.

The district’s zone tool returns the zoned school for any street address, and the district’s own note says the maps give general information and do not guarantee placement at any school. We ran Grosvenor’s street address through the lookup on October 7, 2026 and recorded the result in the fetch log for this page.

How Far Are the Zoned Schools?

Driving from Grosvenor, we computed free-flow times with an open-source routing engine on October 7, 2026. Sea Gate Elementary is 1.0 mile and about 3 minutes, Pine Ridge Middle 2.5 miles and about 7 minutes, and Barron Collier High 4.1 miles and about 10 minutes. District transportation rules, not distance alone, decide bus eligibility, so ask the district’s transportation office.

How Should a Buyer Confirm the Zoning?

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

What About Private Schools?

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

County Permits and Recorded Work at Grosvenor

Permitted work at Grosvenor starts with the association’s written approval and the Pelican Bay Foundation’s construction application, then a Collier County permit. The one county permit we can cite is the concrete repair permit named on the Phase 2 milestone form, and a full permit history for the building needs an address search in the county’s CityView portal.

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

What Permit Does the Public Record Show?

The Phase 2 milestone form says the concrete restoration is being conducted under a county permit, with an approved pre-pour inspection by the engineer and the county before areas are patched. That is the only building-wide permit we saw in the association’s public documents, and we do not print its number. The county’s completion letter closes the milestone case, not necessarily the repair permit.

How Can a Buyer Search the Permit History?

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

What Counts as an Open Permit?

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

What Needs Approval Before Work Starts?

Association approval comes first, as the Declaration and the contractor rules require, and the Foundation’s construction application follows for work it regulates. Collier County’s permit then applies to structural, electrical, plumbing, mechanical, window and door work, and the Grosvenor rules say all work on balconies must be approved by management and the board before it begins. A contractor who starts before every approval can leave an owner with an unpermitted improvement at the next sale.

What Should a Seller Do About Permits?

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

What Is Being Built Near Grosvenor?

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

Grosvenor sits at the southern end of Pelican Bay, so its neighbors are Artis Naples, Waterside Shops and Naples Grande, and most of what is changing is cultural, retail or hospitality rather than residential. The drive times below come from our October 7, 2026 routing, and Naples Grande Beach Resort is 1.3 road miles and about 4 minutes from the building.

What Is Changing at Waterside Shops?

Waterside Shops, 1.2 road miles from Grosvenor, is in the middle of a redevelopment. Gulfshore Business reported on June 30, 2026 that Eddie V’s Prime Seafood opened June 7 in an extensively renovated bank office on the southwest corner of the mall, that Dior opened a standalone boutique on June 11, and that a nearly 30,000 square foot Restoration Hardware campus is being built on the former Nordstrom footprint, with RH hoping to open near the end of 2026.

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

What Is Happening at Artis Naples?

Artis Naples, 0.7 road miles from Grosvenor, describes a campus master plan by the architecture and urbanism firm Weiss/Manfredi for its 8.5-acre cultural campus. The first project repaired The Baker Museum, which reopened in December 2019, and expanded it to the south by 18,000 square feet, which opened in fall 2020. The page reports more than $95 million committed to its Future Forward campaign.

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

What Are the Carnelian and Sterling’s Club?

Gulfshore Business reported on January 23, 2026 that construction began January 19 on The Carnelian, a six-story, 70-key hotel with an attached private members club called Sterling’s, at 5400 Trail Blvd. across U.S. 41 from Waterside Shops. The article says the project is expected to open in late November 2027, that its ground-floor restaurant is the only part open to the public and that the rest requires a stay or a membership.

What Is Happening on Vanderbilt Beach Road?

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

Most work requiring lane closures is planned for daytime hours between 9 am and 3:30 pm, Monday through Saturday. In the spring of 2027, when a box culvert is added under the road, traffic will drop to one lane each way for about two months between Strada Place and Goodlette-Frank Road. The same county page lists a Goodlette-Frank Road widening from Vanderbilt Beach Road to Immokalee Road, from two lanes to four with two new bridges, whose 30 percent design meeting was held September 30, 2026, and a jughandle design for Pine Ridge Road and Livingston Road whose 60 percent design meeting was held June 18, 2026.

What Is the Naples Grande Water Park Dispute?

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

We found no published hearing result after April 2026 and do not know the status today. The resort is 1.3 road miles from Grosvenor. A buyer who cares about the outcome should check the county’s hearing calendar and the Foundation’s updates, and we will tell any Grosvenor client what we have found when they call.

What Did the Beach Renourishment Do?

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

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

Daily Logistics at Grosvenor

Daily logistics at Grosvenor are built around a staffed front desk, a garage with firm rules and short drives: Artis Naples is 2.5 minutes away, Waterside Shops 3.7 minutes, Sea Gate Elementary 3.2 minutes and Naples Municipal Airport 16 minutes on free-flow routing, with Southwest Florida International Airport 44 minutes away.

Routes computed October 7, 2026 with the open-source OSRM routing engine on OpenStreetMap roads, free-flow speeds, no season traffic. Real drive times run longer in season, and by 5 to 15 minutes on U.S. 41 and I-75 at peak.

How Do Parking and Garage Storage Work?

Each unit has an assigned parking space for one vehicle per space in the garage. The upper-level short-term area is for guests only, and the lower level is recommended for guests staying three nights or longer. Owners may store items directly behind the bumper of their space, such as bicycles, beach items and small tools, with one unlocked cabinet or shelving unit, as long as room remains for a passenger vehicle, and nothing may be attached to the garage walls or ceiling.

The rules prohibit boats, jet skis, motorcycles, trailers and motor homes on the property. Garage door remotes cost $50 from the front office, and owners may install trickle-charger outlets at their own expense with a written plan approved in advance. Dedicated circuits for electric cars are available at the owner’s expense on a very limited, first-come basis. The association also owns parking spaces that it leases to owners by a lottery for three-year terms at a rate the rules put at $1,200 a year.

How Do Deliveries, Trash and Guests Work?

Service providers, which the rules define to include tradespeople, housekeepers, movers, caterers and home-watch staff, use the service entrance at the north end of the lower garage level and the service elevator, and they park in the lower outside lot, not in the upper parking area. The glass elevators are for owners and guests, and wet swimsuits, luggage carts and heavy carts use the service elevator.

The trash room is on the lower garage level near the service entrance, recycling goes in the yellow-lidded containers and the trash chutes by the north stairwell on each floor are off limits between 9 pm and 8 am. The building has three guest suites that an owner or registered tenant who is in residence can reserve for up to seven nights at holiday seasons and up to fourteen otherwise, with check-in after 3 pm and check-out by 11 am.

What Do the Rules Say About Balconies?

The rules prohibit smoking, grilling and hose washing on balconies, and they ask owners to anchor furnishings and to store items inside or lower shutters when leaving for an extended time. They also state that most balconies were waterproofed as the structural engineer prescribed and that tile installation over that waterproofing is strictly prohibited. The reserve study notes that the waterproof coatings and any tile removal and replacement on the balconies are the homeowner’s responsibility, which is a reason to ask before you retile.

Where Is the Nearest Hospital?

NCH North Naples Hospital, on Health Park Boulevard, is about 5.8 miles and 11 minutes from Grosvenor on our routing, and NCH Baker Hospital downtown is about 5.7 miles and 12 minutes away. Pelican Bay’s own fire and EMS response comes from the North Collier Fire Department, which the hurricane plan names, and the plan warns that fire and EMS cannot leave their stations once sustained winds exceed 45 mph.

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

Among eight comparable Pelican Bay condominium buildings, Grosvenor ranks fourth by 12-month median price, $1,625,000 on six closings, behind Claridge, Heron and St. Nicole and ahead of Dorchester, Stratford, Chateaumere and Hyde Park, and second by unit count with 101 residences. Every building in the table is a small sample, so the ranking is indicative.

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

The table uses the roster we built from county plats, Sunbiz records and the Southwest Florida MLS, with 12-month MLS closings counted over the window ending September 30, 2026. Any row with fewer than ten closings is a small sample, and all eight are. The October 7 pull used everywhere else on this page gives Grosvenor the same 6 closings and $1,625,000 median as the roster. The year built for Grosvenor is the county roll’s 1983, and the association’s reserve study says 1982.

How Does Grosvenor Compare With St. Nicole?

St. Nicole at Pelican Bay is the nearest comparison in height and price band: 97 residences in a 22-story tower built in 1991, about nine years newer than Grosvenor. Its county-roll living areas run from 1,263 to 4,177 square feet with a median of 1,514, against Grosvenor’s 1,931 to 5,560 square feet and a median of 2,542, so its typical home is about 1,000 square feet smaller. It recorded 1 closing in 12 months at $1,699,000 (a small sample) and 14 in 60 months at a $1,225,000 median, against Grosvenor’s 6 and 34.

How Does Grosvenor Compare With Stratford and Dorchester?

Stratford at Pelican Bay has 81 residences in a 22-story tower built in 1983 and 1984 and recorded 5 closings (a small sample) at a $1,250,000 median in the roster’s window. Dorchester at Pelican Bay has 86 residences in a 16-story building from 1981 and 1982 and recorded 3 closings (a small sample) at $1,500,000. Both sit below Grosvenor’s $1,625,000, and both are of the same vintage, which makes their milestone and reserve records worth asking about when you compare monthly costs.

How Does Grosvenor Compare With Heron and Claridge?

Heron at Pelican Bay is a boutique high-rise of 40 residences from 1983 that recorded 4 closings (a small sample) at $1,705,000, and Claridge at Pelican Bay has 81 high-rise residences from 1993 and recorded 7 closings (a small sample) at $2,000,000, the highest median in the table. Claridge is the newest building in the group and carries the highest median, which is consistent with newer towers pricing higher, though every row in the table is a small sample.

How Does Grosvenor Compare With Hyde Park and Chateaumere?

Hyde Park at Pelican Bay is 97 residences in six-story buildings from 1983 to 1988 that recorded 6 closings (a small sample) at $707,500. Chateaumere at Pelican Bay is 140 residences in mid-rise buildings plus a 15-story tower, built 1981 to 1986, that recorded 6 closings (a small sample) at $805,000. Their medians are 44 and 50 percent of Grosvenor’s, and a buyer comparing them with Grosvenor is comparing different products: mid-rise buildings, not a 19-story tower.

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

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

Grosvenor vs St. Nicole: Which Pelican Bay Condominium Fits You?

Grosvenor suits a buyer who wants a larger home, 1,931 to 3,133 square feet, in a building that has closed 34 sales in five years. St. Nicole suits one who wants a home near its 1,514 square foot roll median in a taller 1991 tower that has sold less often at a higher price per square foot.

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

The two buildings do not share a window with ten or more closings until 60 months, so that row is the fair comparison, and the shorter windows are small samples at St. Nicole. Price per square foot falls as a home gets larger, so St. Nicole’s $881 against Grosvenor’s $605 mostly reflects its smaller homes, not a better or worse value.

What Sold at St. Nicole?

St. Nicole has fewer than ten closings in each window shorter than 60 months, so we list the eight sales since November 2023 rather than lean on a median, and the sample is small. The 36-month median is $1,300,000, the mean of the middle pair, $1,250,000 and $1,350,000, with a $901 median per square foot, 9 median days on market and a 96.1 percent median sale-to-list ratio.

The county’s recorded sales for St. Nicole show 2 sales in 2023 at a $1,250,000 median, 3 in 2024 at $1,350,000, 2 in 2025 at $1,100,000 and 1 through June 2026 at $1,699,000. The two listings active on October 7, 2026 are both 3-bedroom, 2-bath homes of 1,514 square feet, asking $949,900 and $899,999, which is below every 3-bedroom closing of the last three years in the table.

Which Fits You?

Choose Grosvenor if you want a larger home, with three size bands to choose from, a building with enough recent sales to compare, glass elevators, a front desk until midnight and a Pelican Bay address 0.7 road miles from Artis Naples. Choose St. Nicole if you want a smaller home in a taller, newer tower and can accept that recent sales are few, that the two active listings have sat 189 and 218 days and that you should request its own declaration, budget and reserve study before comparing costs.

Both buildings belong to the Pelican Bay Foundation. Grosvenor’s board must approve a buyer and gives itself up to 60 days from notice to decide, and St. Nicole’s approval clause should be read in its own declaration. Read the approval clause and the pet and rental rules of each building before you tour, because they are among the first things that rule a building out.

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

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

Honest Pros and Cons of Owning at Grosvenor

Owning at Grosvenor gives a buyer a 19-story high-rise with large homes, a staffed front desk and short drives to Artis Naples and Waterside Shops. The costs are $29,080 a year to the association plus the Foundation’s $3,295, a $15,000 Foundation resale charge, board approval of every buyer and tenant, a no-pets rule and recent concrete repairs.

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

What Are the Pros?

• Homes: living areas of 1,931 to 3,133 square feet in the MLS record, and a county-roll median of 2,542, larger than the typical St. Nicole home.
• Location: 0.7 road miles and 2.5 minutes to Artis Naples and 1.2 road miles to Waterside Shops, with the Foundation’s beaches, tram and tennis that every owner reaches through Foundation membership.
• Building services: a front desk until midnight, glass passenger elevators, a pool and spa, a fitness room and three guest suites.
• Liquidity: 16 closings in 24 months and 34 in 60 months, against 3 and 14 at St. Nicole.
• Documents on the record: a completed milestone cycle, a reserve study, audited statements and a hurricane plan, all posted publicly by the association.
• Funded reserves: a 2026 budget that carries $891,573 in reserve contributions, with $2,336,616 in reserve funds on August 31, 2026.

What Are the Cons?

• Fees: $7,270 a quarter, $29,080 a year, plus the Foundation’s $3,295 for 2026, which is $32,375 in all, and the Foundation’s share is $3,435 in FY2027.
• Resale charge: the $15,000 Foundation resale capital assessment, paid by the buyer for deeds recorded on or after October 1, 2026, rising to $15,525 from October 1, 2027.
• Approval: a board decision of up to 60 days from notice before a deed works, and a Certificate of Approval before closing.
• Rentals: two leases a calendar year of 90 days to one year, with the Foundation’s own two-lease cap, so no short-term rental.
• Pets: prohibited by the Declaration and the Rules, apart from certified service animals and emotional support animals.
• Storm exposure: the association’s plan recommends evacuation, elevators will not run in a storm, and Hurricane Irma flooded the lower garage and elevator pits.
• Concrete repairs and reserves: spalling found in 2024 and repaired under permit, a structural reserve budget $145,592 below the study’s cash-flow recommendation and a $530,250 special assessment recorded in 2025.
• Slow listings: one 2,583 square foot home has been listed 370 days, and the median closing in 24 months was 94.4 percent of the final list price.

What Should a Buyer Verify Before Contracting?

Read the Declaration’s Article 15 and the Rules against how you plan to live in the home, then ask the association for the current budget, the latest financial statement, the reserve study, the milestone report and any amended report, the insurance declarations and the minutes since the last annual meeting. Ask what has been spent from the structural reserve on the concrete repairs, whether another special assessment is planned, and whether the flood policy’s capped premium is still in force.

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

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

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

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

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

Our credentials as a Grosvenor listing agent:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Recent Grosvenor sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 6 resales (n=6, a small sample), $8,918,000 in total volume, a $1,625,000 median price, 62 median days on market and a 95.3 percent median sale-to-list ratio. In the last 12 months we tracked all six Grosvenor closings in the Southwest Florida MLS one by one. We do not publish a count of how many we represented, because the MLS pull records closings, not our listings, and we will tell you exactly what we have and have not closed in the building when you call.

What makes selling at Grosvenor different from selling a generic Naples condominium is that the sale has a board approval, a recorded certificate and a milestone file. Article 15 of the Declaration gives the board up to 60 days from notice to decide, so the contract needs a closing date that leaves room for it, and the association records a Certificate of Approval before the deed works. The Pelican Bay Foundation’s FY2027 fee schedule charges the buyer a $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, a cost your buyer weighs against your price. And two homes of the same 1,931 square feet closed at $870,000 and at $1,600,000 within weeks of each other, because the floor, the view and the renovation set the price. We price the home from its own band, and we put your renovation file in the listing.

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

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

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

How Do I Sell My Condo at Grosvenor?

Start by requesting the association’s current document package and estoppel certificate, then list at a price set against your size and floor band. Once a contract is signed, the buyer submits the association’s purchase application with the executed contract, and the board decides under Article 15 of the Declaration within 30 days of notice and information, or no later than 60 days after notice, whichever comes first.

How Long Does Grosvenor Take to Approve a Buyer?

The board acts within 30 days after it has the notice and all information it asked for, or no later than 60 days after notice, whichever occurs first, and silence is deemed approval. The association’s own purchase packet speaks of 20 days on the application, so we write a closing date that leaves the full 30 days.

What Does a Grosvenor Buyer Pay to Apply?

The association’s purchase application packet lists a $150 application fee, $65 per person for background screening and four reference letters, two from banks and two personal. These are buyer costs, and the Foundation’s membership application is separate.

Can I Put a For Sale Sign in My Window?

No. The Rules allow only the open house signs furnished by the Grosvenor, and they require a prospective buyer to call from the entry phone and be escorted by the owner or the buyer’s representative. Ask the management office to confirm the current procedure before you schedule an open house.

Can an Investor Buy My Grosvenor Condominium?

An investor can buy, with board approval, but cannot rent freely. Article 14 allows no more than two leases in a calendar year, each of 90 days to one year, with board approval, and the Foundation’s 2019 amendment also caps leases at two a year and bars advertising a unit for short terms.

What Documents Must I Give a Grosvenor Buyer?

Section 718.503 of the Florida Statutes requires a seller to give the buyer, at the seller’s expense, the declaration, Articles of Incorporation, bylaws and rules, the annual financial statement and budget, the milestone inspection summary where it applies, the most recent structural integrity reserve study and the Frequently Asked Questions and Answers document. The buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, so assembling the file before listing helps.

What Does the Foundation Charge a Seller?

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

Your Local Real Estate Experts

Grosvenor owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and they read Grosvenor’s recorded Declaration, its reserve study and milestone reports, the Pelican Bay Foundation’s FY2027 budget and every recorded Grosvenor sale before writing this guide.

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

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Grosvenor page the credential that matters more is narrower than any award: we tracked every qualified Grosvenor sale in the county’s recorded-sales file back to 1982, and in the last 12 months we tracked all six Grosvenor closings in the Southwest Florida MLS one by one before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Grosvenor realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review

★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling a Grosvenor home? Get a free Grosvenor home valuation, or call Jesse direct at (239) 898-6072.

Buying at Grosvenor? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Grosvenor, see our guide to Pelican Bay, our guide to St. Nicole, our guide to Dorchester and our Naples guide.

Frequently Asked Questions: Grosvenor Buyer Edition

Buyers ask the same questions about Grosvenor at Pelican Bay, the 19-story high-rise at 6001 Pelican Bay Blvd in Naples, and each answer below comes from the association’s recorded documents, the Pelican Bay Foundation’s published forms, Collier County records, FEMA’s map and the Southwest Florida MLS, with the source named.

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

What is Grosvenor at Pelican Bay?

Grosvenor at Pelican Bay is a single 19-story high-rise condominium building of 101 residences inside Pelican Bay in Naples, Florida. The association is a Florida not-for-profit corporation that the state lists as active.

Where is Grosvenor, and what is the address?

The building is at 6001 Pelican Bay Blvd, Naples, FL 34108, at the southern end of Pelican Bay. By our routing calculation on October 7, 2026 it is 0.68 road miles and about 2.5 minutes from Artis Naples and 1.22 road miles from Waterside Shops.

How many condos are in Grosvenor?

There are 101, per the Declaration, the county’s 2026 tax roll and the reserve study. Two other records differ: the engineers’ milestone form says 102 units, and the flood policy’s building limit equals 104 units at $250,000 each. The documents do not explain the gap, so ask the association which count each document uses.

How big are the homes at Grosvenor?

MLS sales show three size bands over five years: 1,931 square feet, a group at 2,542 to 2,584 square feet, and 3,133 square feet at the penthouse level. The county roll runs from 1,931 to 5,560 square feet with a median of 2,542, and we did not investigate why the largest roll entry exceeds any MLS home.

When was Grosvenor built?

The records give two years. The association’s reserve study says 1982, while the county’s roll and milestone list say 1983. The association filed with the State of Florida on May 22, 1981, and the county’s sales file shows 33 qualified sales in 1982. We write 1982 to 1983 and name the source when we use one year.

What do Grosvenor condos sell for?

In the last 24 months (n=16, Southwest Florida MLS, pulled October 7, 2026) the median closing was $1,106,500, in a range from $870,000 to $1,998,000, at $532 per square foot. The last 12 months (n=6, small sample) had a median of $1,625,000. The mix of finished and unfinished homes drives the swing.

How fast do Grosvenor homes sell?

Over 24 months, the 15 MLS-marketed sales took a median of 51 days and closed at 94.4 percent of the final list price. Over 12 months (n=6, small sample) the median was 62 days at 95.3 percent. Some homes sold within days and others took more than 300 days, so condition and price decide the clock.

What is for sale in Grosvenor right now?

On October 7, 2026 the MLS showed three active listings, at $1,695,000, $999,000 and $749,000, and one pending sale at $850,000. At the 12-month pace that is about 6.0 months of supply, and about 4.5 months at the 24-month pace, both from very small samples. We pull the current list for every client.

Is Grosvenor a buyer’s or a seller’s market?

Four to six months of supply, on samples this small, sits in the middle of the range, so neither side holds a clear advantage. The practical edge goes to the buyer who is ready: with 16 closings in 24 months, a well-priced home can draw interest quickly, while a stale listing can sit for months.

What are the monthly HOA fees at Grosvenor?

The association’s 2026 assessment is $7,270 per unit per quarter, $29,080 a year or about $2,423 a month, the same for all 101 units. The Pelican Bay Foundation adds $3,295 for 2026, so owners pay $32,375 in all. The Foundation’s figure for the fiscal year beginning October 1, 2026 is $3,435.

What do the Grosvenor fees pay for?

The 2026 budget of $3,303,444 spends reserve contributions of $891,573 (27.0 percent), insurance of $660,073 (20.0 percent), salaries and benefits of $571,439 (17.3 percent) and the Foundation fee of $336,090 (10.2 percent). The rest pays maintenance, grounds, utilities and administration, and the association’s Questions and Answers sheet says the quarterly figure funds reserves.

Why does a small Grosvenor home pay the same as a large one?

Section 6.1 of the Declaration gives each of the 101 units an equal undivided share of the common expenses, so the bill does not change with size. By our arithmetic the association’s share works out to about $1.25 per square foot per month at 1,931 square feet and $0.77 at 3,133 square feet.

What is the Pelican Bay Foundation?

The Foundation is the community-wide association that every Pelican Bay owner joins. Its published pages describe nearly three miles of beach with two access areas, an open-air tram of eight stations, 18 Har-Tru tennis courts at two locations, a racquets complex in Pelican Bay Community Park, and a Community Center with a fitness center and wellness studio.

What is the $15,000 Foundation resale assessment?

It is a one-time capital assessment that the Foundation’s board raised from $10,000 to $15,000 for transfers recorded on or after October 1, 2026, and its realtor page says it rises 3.5 percent a year from October 1, 2027, which by our arithmetic is $15,525. The Foundation’s estoppel form shows it as a buyer cost due at closing.

Can the $15,000 assessment be reduced?

A limited one-time exemption, for a fee of $1,000, applies to a member who owned and lived in a Pelican Bay home within the last 90 days and is buying another Pelican Bay home. The Foundation’s bylaws also exempt gifts, inheritance and transfers into trust. The form and contract must reach the Foundation in advance, so tell us early.

Was there a special assessment at Grosvenor?

The audited December 31, 2025 statements record special assessments for the structural integrity reserve study of $530,250 in 2025, which is $5,250 per unit if spread equally over 101 units. The documents we read do not explain the purpose in detail. The August 31, 2026 statement shows no loans or special assessments, so ask for the board’s current plans.

What are the condo association’s finances like?

The unaudited August 31, 2026 statement shows reserve bank accounts of $2,346,417, operating accounts of $539,127 and net income of $129,410 for the year to date. Structural reserves were $1,102,643 and general reserves $1,233,974 on that date, a total of $2,336,616. A buyer should ask for the current statement before contracting.

How does board approval work for a buyer?

Article 15 of the Declaration requires the board’s written approval before a sale works. The seller gives 30 days’ notice, the board acts within 30 days after it has the information or no later than 60 days after notice, silence counts as approval, and the association records a Certificate of Approval. An unapproved transfer is void.

What does the buyer application cost?

The association’s purchase packet lists a $150 application fee and $65 per person for background screening, with four reference letters, two from banks and two personal. The Foundation’s membership application is separate. We submit the packet with the executed contract and plan the closing date around the approval clock.

Can I rent out a Grosvenor condo?

Only within strict limits. Article 14 allows a written lease of the entire unit to a natural person, with board approval, for 90 days to one year, with no more than two leases in a calendar year. Short-term and vacation rentals are not allowed, and the Foundation separately caps leases at two a year.

Are pets allowed at Grosvenor?

No. Section 10.3 of the Declaration prohibits pets of any kind, and the 2026 Rules say pets are strictly prohibited on the property. Certified service animals and emotional support animals are handled separately, with certification on file and a designated walking area. A buyer with a pet should confirm in writing before contracting.

Is Grosvenor a 55+ community?

We found no source that says so. None of the Grosvenor documents we read describes the building as a 55-and-older community, and the Declaration sets no age requirement that we found. It does require board approval of every buyer, tenant and permanent occupant. Ask the association for its occupancy rules in writing.

What amenities does Grosvenor offer?

The 2026 Rules describe a front desk staffed until midnight, glass passenger elevators, a pool and spa, saunas, a fitness room, a social room with a kitchen, a media room, a library with a billiard table, three guest suites and a bicycle room. Owners also use the Foundation’s beaches, tram, racquets facilities and Community Center.

How far is Grosvenor from the beach?

By our computation the Gulf is 0.41 miles from the building, and the Foundation’s pages describe beach access areas along the community’s western boundary, open daily from 9 am to sunset. The Foundation’s tram runs on berms and boardwalks. Drive and walk times depend on the route, so we time the trip for a buyer.

Is Grosvenor in a flood zone?

FEMA’s map, panel 12021C0381J effective February 8, 2024, shows the building’s footprint in Zone X, minimal hazard, while the street point in front of it is Zone AE at 10 feet NAVD88. The association carries a National Flood Insurance Program policy, and Irma flooded the lower garage in 2017. Ask us for the elevation certificate.

What insurance does Grosvenor carry?

The 2026 budget carries $525,000 for wind and $37,800 for flood. The flood policy for December 3, 2025 to December 3, 2026 has a $26,000,000 building limit. Each owner still insures the unit’s interior and contents, and a buyer’s lender will set requirements, so we recommend quotes before you commit.

Has Grosvenor passed its milestone inspection?

Grosvenor completed Phase 1 and Phase 2 under Section 553.899 of the Florida Statutes. The Phase 2 report confirmed spalling, repaired under a county permit, with no unsafe or dangerous condition and no need to vacate. Collier County’s September 15, 2025 letter closed the case and sets the next inspection year at 2035.

What does the reserve study say?

The structural integrity reserve study recommends $630,000 a year under its cash-flow method or $1,714,180 under its component method for structural reserves, against $484,408 in the 2026 budget. Structural reserves held $1,215,262 on December 31, 2025. Section 718.112 of the Florida Statutes limits how owners may reduce these reserves.

What documents should a Grosvenor buyer receive?

Section 718.503 of the Florida Statutes entitles a buyer, at the seller’s expense, to the declaration, articles, bylaws and rules, the financial statement and budget, the milestone summary, the most recent reserve study and the association’s frequently asked questions document. The contract gives 7 days, excluding weekends and holidays, to cancel after receipt.

What will the closing costs be for a buyer?

By Collier County custom the buyer pays the owner’s title policy, though the contract controls. A Grosvenor buyer also pays the $15,000 Foundation assessment, the association’s $150 plus $65 per person application, settlement and title fees, recording of the deed and any lender costs. We run the arithmetic on each contract.

Which schools serve Grosvenor?

The Collier County Public Schools zone lookup, run on October 7, 2026 for 6001 Pelican Bay Blvd, returns Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. Each earned an A in every year from 2021 to 2025. Zoning can change and the district says its maps do not guarantee placement.

How far is Grosvenor from shopping, dining and the airport?

Our free-flow estimates from the building are 3.7 minutes to Waterside Shops, 6.6 to Publix, 7.6 to Mercato, 8.7 to Vanderbilt Beach, 13.5 to Fifth Avenue South, 16.0 to Naples Airport and 44.1 to Southwest Florida International. Traffic and season lengthen these times, so treat them as best-case figures.

What is the Pelican Bay Services Division assessment?

Collier County’s page for the division lists the FY 2027 Assessment at $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. It funds street lighting, water management and beach renourishment. We could not source the FY2026 figure, so we make no year-over-year claim.

Can I renovate a Grosvenor condo?

Yes, with approvals. Material alterations need the board’s written approval, hard floors need a carpet or runner plan, balcony work needs approval, and the contractor rules require an x-ray before drilling into the post-tensioned slabs. Heavy work is limited by season, and the association holds renovation deposits. Collier County permits apply on top.

How does Grosvenor compare with St. Nicole?

Grosvenor is 19 stories and 101 homes, and St. Nicole is 22 stories and 97 homes. Over 24 months Grosvenor closed 16 sales at a $1,106,500 median, while St. Nicole closed 3 (small sample) at $1,250,000. We compare them home by home in the Grosvenor vs St. Nicole section above.

Does Grosvenor have a developer or architect on record?

We found no source that names the building’s developer or architect, and we will not guess. The Pelican Bay Foundation’s history says Coral Ridge Properties, a division of Westinghouse, began the community in 1972 with the Collier family. The association’s own records may name the builder, so ask the management office.

What should I ask before I make an offer at Grosvenor?

Ask for the milestone summary, the reserve study, the current budget and financial statement, any special assessment plans, the Certificate of Approval timeline, the flood insurance declarations and the permit history for the unit. We send a buyer this checklist with the comparable sales before the first tour, then review the documents together.

How do I buy a condo at Grosvenor with McGreevy and Comisar?

Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we build each Grosvenor offer on the closings, the documents and the approval timeline described on this page.

Frequently Asked Questions: Grosvenor Seller Edition

Owners of Grosvenor at Pelican Bay, the 19-story high-rise at 6001 Pelican Bay Blvd in Naples, ask us the same questions before they list, and each answer below is built from the association’s documents, the Pelican Bay Foundation’s FY2027 forms, Florida statutes, Collier County records and the Southwest Florida MLS, with the source named.

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

What is my Grosvenor condo worth?

The honest answer is a range set by your size, floor, view and condition. In the last 24 months (n=16, Southwest Florida MLS, pulled October 7, 2026) Grosvenor closed from $870,000 to $1,998,000 at a $1,106,500 median. We price against the comparable sales for your exact size band, not the building median.

Why do two Grosvenor homes of the same size sell for such different prices?

The MLS and the county roll do not record condition, finish level or view. In spring 2025 two 1,931 square foot homes closed 18 days apart at $1,600,000 and $870,000. Renovation, floor and bath count likely explain the gap, which is why we walk the home before we recommend a list price.

How long will it take to sell my Grosvenor condo?

Over 24 months, the 15 MLS-marketed sales had a median of 51 days on market and a median 94.4 percent sale-to-list ratio. Over 12 months (n=6, small sample) the median was 62 days at 95.3 percent. Add up to 60 days for board approval of the buyer, which runs inside the contract period.

What are the active Grosvenor listings I will compete with?

On October 7, 2026 the MLS showed three active listings, at $1,695,000, $999,000 and $749,000, and one pending sale at $850,000. At the 12-month pace that is about 6.0 months of supply (from six closings). We compare your home against each active listing and against what actually closed.

What does a seller pay when selling a Grosvenor condo?

A Collier County seller typically pays deed documentary stamps, the association and Foundation estoppel fees, a municipal lien search, the property tax proration and whatever commission is negotiated. On a $1,106,500 sale the stamps, estoppels and lien search total about $8,469.50, and the commission lines in our net sheet above depend on your agreement with us.

How much are the deed doc stamps on a Grosvenor sale?

Section 201.02 of the Florida Statutes sets deed stamps at $0.70 per $100, rounded up to the next $100. At the $1,106,500 median that is 11,065 units, or $7,745.50. At $1,625,000, the 12-month median, it is 16,250 units, or $11,375.00. At $1,000,000 it is $7,000.00.

Who pays for the owner’s title policy in Collier County?

By Collier County custom the buyer chooses the closing agent and pays for the owner’s title policy, so we do not list it as a seller cost. The contract controls, and the parties can agree otherwise, so we confirm who pays the title policy on the first page of your counteroffer.

What are the estoppel fees at Grosvenor?

The Declaration allows a fee of up to $150 plus copying for good-faith information responses, and Section 718.116 of the Florida Statutes caps estoppel fees at $250, $100 more to expedite and $150 more if delinquent. As we read the state’s current adjusted caps, they are $299, $119 and $179. Ask the management office which applies.

What does the Pelican Bay Foundation charge a seller?

The Foundation’s FY2027 estoppel form, version 08/31/2026, lists a $250 processing fee, an optional $100 expedite for completion in three business days, and a $500 fee if the Foundation ID cards are not returned. Return the cards at closing and the $500 never applies. These are seller costs due at closing.

Does the seller pay the $15,000 Foundation resale assessment?

No. The Foundation’s estoppel form shows the capital resale assessment of $15,000, for deeds recorded on or after October 1, 2026, as a buyer cost paid by separate check at closing. Buyers still weigh it when they bid, and it rises 3.5 percent a year from October 1, 2027, which by our arithmetic is $15,525.

Can a buyer avoid the Foundation resale assessment?

A limited one-time exemption, for a $1,000 fee, applies to a member who owned and lived in a Pelican Bay home within the last 90 days and is buying another Pelican Bay home. Gifts, inheritance and transfers into trust are also exempt under the bylaws. If your buyer qualifies, tell us so we can submit the form early.

What commission do I pay at Grosvenor?

Commission is negotiable and set in your listing agreement with us. Since the National Association of REALTORS settlement took effect on August 17, 2024, buyer-agent compensation is not advertised on the MLS, and any compensation offered to a buyer’s agent is a separate decision for the seller. We walk you through both lines before you sign.

How does board approval affect my closing date?

Article 15 of the Declaration requires 30 days’ written notice before closing. The board acts within 30 days after it has the notice and requested information, or no later than 60 days after notice, whichever occurs first, and silence is deemed approval. We write a closing date that leaves room for the full 30 days.

What if the Grosvenor board rejects my buyer?

The board can withhold approval only for good cause, by a majority of the whole board after counsel’s written opinion that good cause exists. If it disapproves without good cause and you made a written demand with the notice, the association must name an approved purchaser at the same price and terms within 30 days of the board meeting.

What happens if I close without board approval?

An unapproved transfer is void under Article 15, and failing to obtain approval first creates a rebuttable presumption of intent to violate the covenants, which is itself good cause for disapproval. No Grosvenor deed should be delivered before the Certificate of Approval is in hand. We track the approval clock for every contract.

What documents must I give a Grosvenor buyer?

Section 718.503 of the Florida Statutes entitles the buyer, at the seller’s expense, to the declaration, Articles, bylaws and rules, the financial statement and budget, the milestone inspection summary, the most recent structural integrity reserve study and the frequently asked questions document. The buyer may cancel within seven days, excluding weekends and holidays.

How do I disclose the milestone inspection and reserve study?

Provide the milestone summary and the most recent reserve study with the contract, as Section 718.503 requires. Grosvenor’s association posts both milestone reports in its public document library. We tell sellers to read both before listing, so you can answer a buyer’s questions about the repaired spalling and the next inspection year, 2035.

What flood disclosure must a Florida seller make?

Section 689.302 of the Florida Statutes requires a seller of residential property to complete and provide a flood disclosure at or before the time the sales contract is executed. It asks about past flood damage, flood insurance claims and FEMA assistance during your ownership. We prepare the form with you before the first showing.

Will the concrete repairs hurt my sale price?

We cannot show it from the public record. The Phase 2 report found spalling, repaired under a county permit, with no unsafe condition, and the county closed the case in September 2025. Sales in the last 12 months (n=6, small sample) had a $1,625,000 median. A buyer will ask, so disclose early and calmly.

What if a special assessment is pending at Grosvenor?

Disclose it in writing, and tell us before we price. The audited 2025 statements record a $530,250 special assessment for the structural integrity reserve study, $5,250 per unit if spread equally, and the August 31, 2026 statement shows none outstanding. Buyers adjust price and terms for known assessments, so surprises cost more than disclosure.

Can I sell to an investor?

An investor can buy with board approval, but Article 14 allows no more than two leases in a calendar year, each from 90 days to one year, and the Foundation also caps leases at two a year. Article 10 of the Declaration also limits anyone to owning two units. The rental limits narrow the investor pool.

Can I rent my condo while it is listed?

Only within Article 14: a written lease of the entire unit, board approval, 90 days minimum, one year maximum and no more than two leases in a calendar year. An owner whose unit is leased may not use the recreation or parking facilities during the term. A tenant in place also changes how buyers can tour.

Can I hold an open house or put a sign in my window?

The Rules allow only the open house signs the Grosvenor furnishes, require a prospective buyer to call from the entry phone and be escorted by the owner or the buyer’s representative, and have agents sign in at the lower-level garage. We plan showings around the front desk hours and confirm the procedure with the management office.

Should I renovate before I sell?

Our repeat-sale record shows that price depends on what an owner does to a home. One 2,583 square foot home sold at $1,100,000 in 2022 and $1,685,000 in 2024, and another dropped from $1,800,000 in 2023 to $1,037,500 in 2025. We cannot see what each owner spent, so we price the work before we recommend it.

Do renovations need approval before I list?

Not to list, but any work you do first does. The Declaration requires written board approval for material alterations, hard floors and balcony work, the contractor rules require an x-ray before drilling into post-tensioned slabs, and Collier County permits apply on top. Open permits can complicate a sale, so we check the address first.

How do I check for open permits on my unit?

Search the address in Collier County’s CityView public portal, which covers permits from 2011 to the present, following the county’s permit history page. A status of COED, Finaled, Abandoned, Denied or Cancelled is closed, and any other status is open. Close an open permit before a buyer’s inspector finds it.

What happens to my unpaid assessments at closing?

Article 13 of the Declaration and Section 718.116 of the Florida Statutes give the association a lien for unpaid assessments, and the estoppel certificate states the balance owed. The title company pays it from your proceeds at closing. Pay or dispute any balance before listing so the estoppel does not delay the closing date.

Do I need to pay off my mortgage before listing?

No. The mortgage payoff comes out of your proceeds at closing, and we leave payoff figures out of our net sheets because they vary by seller. Request a payoff letter from your lender after you accept an offer. Our net sheet starts at price and subtracts the costs above, so you can add your payoff.

What happens to my homestead and property tax when I sell?

Your homestead exemption under Section 196.031 of the Florida Statutes ends with the sale, and under Section 193.155 a homestead is assessed at just value as of January 1 of the year after a change of ownership. A buyer’s tax bill therefore differs from yours. The Collier County Property Appraiser can confirm both figures.

Do I need to worry about FIRPTA or capital gains?

If a seller is a foreign person, federal FIRPTA rules can require withholding at closing, and the title company handles it with the IRS. Capital gains depend on your basis, your holding period and your tax situation, so ask your CPA. We refer sellers to a tax professional early and do not give tax advice.

What are the most common mistakes Grosvenor sellers make?

The common ones are pricing against the building median instead of the size band, listing before the document package is ready, writing a closing date that ignores the 30-day approval window, forgetting the $500 Foundation card fee, and starting renovation without board approval. We build the plan to avoid each one before you list.

How do you market a Grosvenor condo?

We market each listing through the MLS and our team’s own channels, with a price built from the comparable sales for your size band, and we tailor the plan to the building’s rules. That means planning showings around the front desk hours and the escort requirement, and preparing the document file before the first tour.

How do you handle the Foundation’s rules for realtors and guests?

The Foundation’s Realtor Guest Card is a one-day pass, the realtor must accompany the clients, and cards are picked up at The Commons lobby Monday to Friday from 8:30 to 5:00 with online pre-ordering. We arrange the card, the entry-phone call and the escort for every showing we schedule.

Why choose McGreevy and Comisar to sell my Grosvenor home?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales. Call Jesse direct at (239) 898-6072, and we will price your Grosvenor home against the sales that count.

Do you have a record of selling at Grosvenor?

We do not publish a count of Grosvenor sales we represented, because the MLS pull records closings, not our listings, and we will not print a number we cannot document. In the last 12 months we tracked all six Grosvenor closings in the MLS one by one, and we can show you each one.

Can you tell me what a Grosvenor buyer will ask?

Buyers ask about the fees, the $15,000 Foundation assessment, the milestone repairs, the reserve study, flood and wind insurance, the pet ban, the leasing limits and the approval timeline. We prepare a one-page answer to each before the first showing, with the document that supports it, so your buyer never has to wait.

What is the first step to sell my Grosvenor condo?

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

Sources and Authoritative References

Every Grosvenor fact on this page comes from the association’s own public site and recorded documents, the Pelican Bay Foundation’s published documents, a Florida statute, a federal, state or Collier County record, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.

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

Grosvenor of Pelican Bay Condominium Association, Public Site and Recorded Documents

1. Grosvenor of Pelican Bay Condominium Association public website, documents library
2. Recorded condominium documents: Third Amended and Restated Declaration, Articles and Bylaws
3. 2026 Rules and Regulations
4. 2025 Rules and Regulations
5. 2026 Questions and Answers sheet
6. 2026 approved budget
7. Structural integrity reserve study, Reserve Advisors
8. Phase 1 milestone inspection report
9. Phase 2 milestone inspection report
10. Elevation certificate on file with the association
11. Wind-mitigation inspection form
12. Financial statements for August 31, 2026
13. Audited financial statements for December 31, 2025
14. Audited financial statements for December 31, 2024
15. National Flood Insurance Program policy declarations
16. Property insurance policy, May 31, 2025 to May 31, 2026
17. Purchase application packet
18. Lease application
19. Pelican Bay Foundation lease application checklist, as posted by the association
20. Rules and regulations for contractors, application for renovation and architectural review
21. Open house and showing rules
22. Grosvenor hurricane plan
23. Pelican Bay Foundation Rules, Section 3.A, membership qualifications and identification cards, as posted by the association
24. Pelican Bay community map
25. Application for background check

Florida Statutes, The Florida Senate

26. Section 193.155, homestead assessments
27. Section 196.031, exemption of homesteads
28. Section 201.02, tax on deeds and other instruments relating to real property or interests in real property
29. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
30. Section 689.302, disclosure of flood risks to prospective purchaser
31. Section 718.103, definitions (Condominium Act)
32. Section 718.111, the association
33. Section 718.112, bylaws, including structural integrity reserve studies
34. Section 718.115, common expenses and common surplus
35. Section 718.116, assessments; liability; lien and priority; interest; collection
36. Section 718.121, liens
37. Section 718.301, transfer of association control; claims of defect by association
38. Section 718.503, developer disclosure prior to sale; nondeveloper unit owner disclosure prior to sale; voidability
39. Section 760.27, prohibited discrimination in housing provided to persons with a disability or disability-related need for an emotional support animal

Pelican Bay Foundation, Published Pages and Documents

40. Pelican Bay Foundation home page
41. Pelican Bay Foundation realtor information page
42. FY2027 Approved Budget Package
43. Estoppel certificate, 2026 to 2027
44. Declaration amendment on leasing, May 28, 2019
45. Amended and Restated Bylaws
46. Resale capital assessment and exemption document, FY2027
47. Audited financial statements, September 30, 2025 and 2024
48. Rules and Regulations, December 12, 2024
49. Realtor Community Overview
50. Pelican Bay Foundation page: Our beaches
51. Pelican Bay Foundation page: Tram service
52. Pelican Bay Foundation page: Community Center
53. Pelican Bay Foundation page: Fitness center
54. Pelican Bay Foundation page: Racquets program
55. Pelican Bay Foundation page: Exclusive amenities
56. Pelican Bay Foundation page: Marker 36
57. Pelican Bay Foundation page: The Sandbar
58. Pelican Bay Foundation page: The Nest
59. Pelican Bay Foundation page: Where it all started, community history
60. Pelican Bay Foundation page: Coastal living at its finest
61. Pelican Bay Foundation page: Dining
62. Pelican Bay Foundation page: A home within a sanctuary

Collier County Government

63. Collier County, View Permit History and Permit Search
64. Collier County CityView public portal
65. Collier County milestone inspection buildings by year
66. Collier County salt-water proximity map for milestone inspections
67. Collier County Pelican Bay Services Division page
68. Pelican Bay Services Division board agenda packet, June 10, 2026
69. Collier County beach renourishment project update, December 24, 2025
70. Collier County transportation engineering projects

Federal, State, School District, Press and Other Records

71. FEMA National Flood Hazard Layer service
72. FEMA Map Service Center
73. FloodSmart, National Flood Insurance Program
74. Collier County Public Schools 2024 to 2025 school and district grades
75. Collier County Public Schools home page
76. Florida Division of Corporations, name search for GROSVENOR PELICAN
77. Internal Revenue Service, FIRPTA withholding
78. Reserve Advisors, reserve study provider
79. Project OSRM, open-source routing engine used for drive times
80. Nominatim, OpenStreetMap geocoder used for destinations
81. NCH Healthcare System
82. Waterside Shops redevelopment page
83. Artis Naples, campus reimagining page
84. Gulf Shore Association of Neighbors (GSAC), Pelican Bay Foundation and the water park, April 22, 2026
85. Gulfshore Business, Waterside Shops adds six new stores
86. Gulfshore Business, groundbreaking for the Carnelian hotel and Sterling’s Club

Downloadable Documents

The Grosvenor documents below are official records, linked at the issuing association, foundation or legislature so you always open the current, unaltered copy. Collier County’s own pages are listed in the sources above, and the association documents that we do not link here are available from its management office.

Market data from Southwest Florida MLS, pulled October 2026.

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