Pelican Bay - Heron
Heron at Pelican Bay is a boutique high-rise condominium of 40 residences at 5555 Heron Point Drive, Naples, built in 1983, with 12 closings in 36 months at a $1,584,500 median. Sell or buy with McGreevy and Comisar.
Heron at Pelican Bay is a boutique high-rise condominium of 40 residences at 5555 Heron Point Drive, Naples, built in 1983, with 12 closings in 36 months at a $1,584,500 median. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Heron is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is a boutique tower of only 40 residences, two to a floor, at 5555 Heron Point Drive, declared in 1983 on ground the association describes as the highest point of land in Pelican Bay. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
This page goes deeper on Heron than any other source we know of. It is built from the recorded 1983 Declaration of Condominium, the 1994 Amended and Restated Articles and Bylaws and the amendments recorded after them, the 1992 Heron Point Drive easement agreement, the Pelican Bay Foundation’s own 2026-2027 estoppel form and realtor page, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, Collier County’s Milestone Map and the county’s own Pelican Bay Services Division page, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS sales for Heron pulled October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.
“Heron” on this page means The Heron at Pelican Bay Condominium Association, Inc., Florida document 767023. It is not Heron at the Sanctuary I, II or III, which are three separate condominium associations elsewhere in Florida (document numbers N94000000787, N95000002035 and N98000000246), and it is not any other building named Heron. If you own at 5555 Heron Point Drive and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sale-by-sale, rule-by-rule and fee-by-fee detail below will tell you whether Heron fits before you tour.
McGreevy and Comisar are the best realtor for Heron at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Heron market read built on every recorded sale since 1983, the recorded condominium instruments and the county’s own milestone file.
If you’re searching for the best realtor for Heron in Pelican Bay, Naples, whether you’re ready to sell your Heron 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 Heron for a specific reason. With only 40 residences, Heron has averaged 3.4 resales a year over the last five years (17 closings), so a buyer or seller compares a home with one or two others and with the last few recorded sales, not with a market. In the last five years the same 2,485 square foot living area, the size most often sold, has recorded prices from $1,110,000 to $2,100,000, which means size never explains a Heron price. Floor, view, condition and timing do. A listing agent who prices Heron from a Pelican Bay average, or from a generic Naples condominium index, misses all of it.
Recent Heron track record (last 12 months): In the last 12 months Heron has seen 4 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), at a median sold price of $1,705,000, the mean of the middle pair of $1,700,000 and $1,710,000. The highest-priced Heron sale in that window was $1,920,000, and the average sale-to-list ratio, taken as the median of the four sales, was 93.3%. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Heron sellers: premium marketing, including cinematic video, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Heron we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days, excluding weekends and legal holidays, to cancel after receiving it. We assemble the package early so the clock starts on day one. If you want the community-wide view first, read our guide to selling a home in Pelican Bay and request a Pelican Bay home valuation.
For Heron buyers: the first question at Heron is the residence, because the same building has sold two-bedroom, two-bedroom-plus-den and three-bedroom homes from 1,978 to 2,485 square feet. The second is the fee stack, which at Heron runs through the condominium association and the Pelican Bay Foundation. The third is the building’s position on the flood map. Buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Heron home; we answer them below. For the community-wide buying picture, see how we help you buy a home in Pelican Bay.
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Selling your Heron home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Heron? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Heron means a large Gulf-view condominium in a 40-residence tower, two homes to a floor, with a secure indoor garage, a pool and spa, fitness room, tennis and pickleball court and two guest suites in the building, and a gated walkway to the Pelican Bay Foundation’s beach, all on Heron Point Drive.
Heron is the smallest of the three towers on its stretch of Heron Point Drive, with 40 residences against 52 at St. Tropez and 97 at St. Nicole. The association’s own description is short: a boutique, high-rise condominium with only 40 residences, designed by an award-winning architect and situated on the highest point of land in Pelican Bay. What follows is what daily life there looks like, drawn from the association’s website, the recorded documents and the Foundation’s published pages.
Heron at Pelican Bay is one building of 40 condominium residences, declared in 1983 by Brar Associates of Naples, Ltd., a Florida limited partnership, on a portion of Parcel D of Pelican Bay Unit One. The recorded declaration describes a single building of 40 apartments, and the Collier County Property Appraiser’s 2026 tax roll matches it with 40 condominium parcels, all built in 1983.
Heron’s street address is 5555 Heron Point Drive, Naples, Florida 34108. The recorded declaration originally gave the address as 5555 Crayton Road, which is how older documents and some older listings refer to it. On Heron Point Drive the Pelican Bay Foundation’s community map places Heron between St. Nicole to the north and St. Tropez to the south, and marks the community’s first tram station between St. Tropez and Heron.
The association says there are only two residences on each floor, and the recorded declaration adds two penthouses at the top, which is how a tall tower holds only 40 homes. A Heron resident shares a landing with one neighbor, not a corridor with twenty. The county roll lists heated areas from 1,978 to 3,500 square feet, and the MLS sales of the last five years cluster at 2,485 square feet.
The Foundation’s community map says the site has the highest elevation of any along Pelican Bay’s three-mile stretch, and the association repeats the claim. Elevation is a different question from the flood map. The 2024 FEMA map still places the address in a coastal Special Flood Hazard Area, and the flood section below explains what the map shows and what a buyer should ask the association for.
The association describes unique mitered corner windows in the living room and primary bedroom of every residence, framing 300-degree panoramic views of the Gulf of Mexico, Clam Bay and the city of Naples. Six-inch poured concrete walls and floors are part of the same description. The view from a specific residence is the variable that the county’s roll never captures, and it is the first thing we document for a Heron listing, floor by floor.
The association describes dedicated parking in a secure indoor garage, ample guest parking and a secure entry system. The recorded declaration makes parking appurtenant to each apartment, with covered spaces assigned by the recorded plan, and puts the maintenance of parking areas on the association. The association also describes air-conditioned storage and mechanical rooms on the lower level, behind a newly installed flood protection system.
Heron is governed by an owner-elected Board. The association’s website describes a Board of seven owners, and the 2014 amendment to the bylaws set the Board at a minimum of five and a maximum of seven. Managers live on site during the week, according to the association. We do not publish names or contact details for individuals here; the association’s website lists how to reach the office.
The association says Waterside Shops and Artis-Naples are each less than a 15-minute walk from the building. By road, Waterside Shops is about two minutes from the south end of Pelican Bay, and Heron is roughly four-tenths of a mile from that point. The daily-logistics section below gives the full drive-time table for groceries, schools, hospitals and airports.
A typical day is short on chores. The association maintains the building’s exterior walls, the common areas, the recreation facilities and the garage, and the owner looks after what serves only the residence: windows and glass, fixtures, appliances, air conditioning and the interior. Residents walk to the pool and spa or the newly renovated gym, play on the building’s tennis and pickleball court, and take the gated walkway to the berm, where the Foundation’s tram or a walk reaches the beach.
Selling at Heron? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Heron? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
In the 36 months to October 7, 2026, 12 Heron condominiums closed in the Southwest Florida MLS at a median sold price of $1,584,500, with prices from $1,110,000 to $2,100,000 and a median of 84 days on market. Thirty-six months is the first window with ten or more closings, so it leads this page.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Ten closings is our threshold for a stable median, and the 36-month window is the first to reach it, with 12. Across those 12 closings the median sold price was $1,584,500, the mean of the middle pair of $1,500,000 and $1,669,000. Total volume was $19,039,000, the median price per square foot was $678, and the median sale closed at 90.3% of its final list price. None of the 12 was entered after closing; every one was marketed through the MLS.
Every window below is counted back from October 7, 2026. Windows with fewer than ten closings are marked as small samples because one sale can move their median by $100,000 or more.
| Window | Closings | Median sold price | Range | Volume | Median $/sq ft | Median days on market | Median sold to list |
|---|---|---|---|---|---|---|---|
| 12 months | 4 (small sample) | $1,705,000 | $1,350,000 to $1,920,000 | $6,680,000 | $690 | 51.5 | 93.3% |
| 24 months | 7 (small sample) | $1,700,000 | $1,110,000 to $2,100,000 | $11,390,000 | $684 | 60 | 91.6% |
| 36 months | 12 | $1,584,500 | $1,110,000 to $2,100,000 | $19,039,000 | $678 | 84.5 | 90.3% |
| 60 months | 17 | $1,600,000 | $1,110,000 to $2,100,000 | $27,251,000 | $684 | 44 | 92.2% |
The 12-month median of $1,705,000 is the mean of the middle pair of $1,700,000 and $1,710,000, and its 52 days rounds the mean of the middle pair of 43 and 60. The medians of the three longer windows sit within $120,000 of each other, which is the useful finding: over five years Heron has traded in a band around $1,600,000, with the spread coming from the individual home, not from the year.
This is the complete MLS sales list for Heron from October 2021 to October 7, 2026: 17 closings, newest first. We show the month, not the day, and no unit or owner, because the record that matters to a buyer is the size, the price and how long the home took to sell.
| Closed | Sold price | Final list | Sold to list | Beds and baths | Living area (sq ft) | $/sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Sep 2026 | $1,710,000 | $1,800,000 | 95.0% | 2 bed plus den, 3 bath | 2,454 | $697 | 274 |
| May 2026 | $1,350,000 | $1,495,000 | 90.3% | 2 bed plus den, 3 bath | 2,335 | $578 | 43 |
| Feb 2026 | $1,920,000 | $2,095,000 | 91.6% | 2 bed, 3 bath | 2,485 | $773 | 60 |
| Dec 2025 | $1,700,000 | $1,775,000 | 95.8% | 2 bed, 2 bath plus half | 2,485 | $684 | 28 |
| Apr 2025 | $1,110,000 | $1,245,000 | 89.2% | 2 bed plus den, 3 bath | 2,485 | $447 | 44 |
| Mar 2025 | $1,500,000 | $1,699,000 | 88.3% | 2 bed plus den, 3 bath | 2,480 | $605 | 271 |
| Jan 2025 | $2,100,000 | $2,248,000 | 93.4% | 2 bed, 2 bath plus half | 2,485 | $845 | 276 |
| Jun 2024 | $1,400,000 | $1,550,000 | 90.3% | 3 bed, 3 bath | 2,485 | $563 | 31 |
| Apr 2024 | $1,380,000 | $1,550,000 | 89.0% | 3 bed, 3 bath | 1,978 | $698 | 152 |
| Apr 2024 | $2,000,000 | $2,249,000 | 88.9% | 2 bed plus den, 3 bath | 2,485 | $805 | 28 |
| Mar 2024 | $1,200,000 | $1,295,000 | 92.7% | 2 bed plus den, 3 bath | 2,485 | $483 | 115 |
| Mar 2024 | $1,669,000 | $1,895,000 | 88.1% | 2 bed plus den, 3 bath | 2,485 | $672 | 109 |
| Jun 2023 | $1,900,000 | $1,995,000 | 95.2% | 2 bed, 3 bath | 2,454 | $774 | 0 |
| Jun 2023 | $1,600,000 | $1,645,000 | 97.3% | 3 bed, 2 bath plus half | 2,480 | $645 | 44 |
| Mar 2023 | $1,750,000 | $1,725,000 | 101.4% | 2 bed plus den, 3 bath | 2,454 | $713 | 8 |
| Feb 2023 | $1,562,000 | $1,695,000 | 92.2% | 2 bed plus den, 3 bath | 2,485 | $629 | 181 |
| Mar 2022 | $1,400,000 | $1,299,000 | 107.8% | 3 bed, 3 bath | 1,978 | $708 | 4 |
Across the 17 sales, nine closed within 45 days and seven took 100 days or more, with the longest at 276 days. The two sales above their final list price, in March 2023 and March 2022, were both quick: 8 and 4 days on market. The only sale at zero days on market, in June 2023, closed at 95.2% of its final list price.
By calendar year the MLS shows one 2022 closing at $1,400,000, four in 2023 at a median of $1,675,000, five in 2024 at a median of $1,400,000, four in 2025 at a median of $1,600,000, and three so far in 2026 at a median of $1,710,000, which is a small sample. Each even-count median is the mean of its middle pair: $1,600,000 and $1,750,000 for 2023, and $1,500,000 and $1,700,000 for 2025.
Eight of the 12 closings in the lead window list the same 2,485 square feet of living area. Those eight sold for a median of $1,684,500, the mean of the middle pair of $1,669,000 and $1,700,000, and ranged from $1,110,000 to $2,100,000, a spread of $990,000 on identical size. This is a small sample of eight, but it shows why a Heron price cannot be read from size alone. The MLS record we hold does not say which floor or exposure each sale was on, so for a listing we reconstruct that from the building’s recorded plans and the sale’s own file.
Heron sells on a long tail. The median home sold in 84 days over 36 months, yet nine of the 17 sales in the 60-month list closed within 45 days and seven took more than 100. A well-priced home meets the winter buyer pool and goes fast; a home priced to the top of the range waits. The three sales that took 271 to 276 days closed at 88.3% to 95.0% of their final list prices, but that ratio is measured against the final list price, after any reductions, so a long-listed home can show a mild ratio while having traded well below its first asking price. We do not hold first-list prices for these sales.
On October 7, 2026 there were three active Heron listings, with a median list price of $1,350,000, the middle of the three.
| Status on October 7, 2026 | List price | Beds and baths | Living area (sq ft) | List $/sq ft | Days on market |
|---|---|---|---|---|---|
| Active | $1,599,000 | 3 bed, 3 bath | 1,978 | $808 | 568 |
| Active | $1,350,000 | 3 bed, 3 bath | 2,485 | $543 | 5 |
| Active | $1,149,000 | 2 bed plus den, 3 bath | 2,335 | $492 | 126 |
The 568 days on market on the first listing is the clearest example of the price tail: it is listed at $808 a square foot, while the two Heron sales of 1,978 square feet in the 60-month list closed at $698 and $708 a square foot.
Three active listings against a 12-month pace of four closings is 9.0 months of supply (3 listings divided by 4 closings in 12 months, or 0.33 closings a month). That is a buyer-leaning number in a building where one sale changes the count, so treat it as a description of the last year, not a forecast.
The county records the deed consideration, and the MLS records the reported closing price. For 2024 the two agree on five sales with a $1,400,000 median and the same $1,200,000 to $2,000,000 range, and for 2025 they agree on four sales with a $1,600,000 median. For 2023 the county’s qualified-sales file shows three sales from $1,562,000 to $1,750,000, while the MLS shows four, including a $1,900,000 closing in June 2023 that the county file does not carry at that price. Where the two differ on one sale we publish the deed figure when we have it and name the MLS figure once, as here.
Heron’s median price per square foot, $678 over 36 months and $684 over 60, is a market statistic, not a pricing rule. Individual sales range from $447 to $845 a square foot across the 17 closings, because floor, view and condition vary within one building. We price a Heron listing against the sales of the same size and exposure and use the median as a cross-check.
Since the 1983 opening sales, the Collier County Property Appraiser’s qualified-sales file records 64 Heron sales of $100,000 or more, in 27 different years, from a $296,500 median in 1983 to a $1,600,000 median in 2025. That is a rise of about 5.4 times, including 40.7% since 2019.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table lists every calendar year with at least one qualified, improved sale of $100,000 or more in the county’s file, which runs through June 30, 2026. The county records the deed consideration, so these are recorded prices, and a year with one or two sales is a small sample, not a trend.
| Year | Qualified sales | Median deed price | Low | High |
|---|---|---|---|---|
| 1983 | 6 | $296,500 | $245,000 | $343,000 |
| 1985 | 1 | $302,000 | $302,000 | $302,000 |
| 1987 | 7 | $200,000 | $161,000 | $472,000 |
| 1994 | 2 | $307,500 | $280,000 | $335,000 |
| 1996 | 2 | $320,000 | $305,000 | $335,000 |
| 1997 | 1 | $385,000 | $385,000 | $385,000 |
| 1999 | 1 | $355,000 | $355,000 | $355,000 |
| 2001 | 1 | $550,000 | $550,000 | $550,000 |
| 2002 | 2 | $719,750 | $654,500 | $785,000 |
| 2003 | 3 | $660,000 | $635,000 | $699,000 |
| 2004 | 2 | $741,250 | $715,000 | $767,500 |
| 2005 | 1 | $915,000 | $915,000 | $915,000 |
| 2007 | 2 | $862,500 | $835,000 | $890,000 |
| 2009 | 2 | $670,000 | $665,000 | $675,000 |
| 2010 | 2 | $755,000 | $660,000 | $850,000 |
| 2011 | 1 | $710,000 | $710,000 | $710,000 |
| 2013 | 1 | $865,000 | $865,000 | $865,000 |
| 2014 | 1 | $965,200 | $965,200 | $965,200 |
| 2015 | 1 | $975,000 | $975,000 | $975,000 |
| 2018 | 1 | $1,180,000 | $1,180,000 | $1,180,000 |
| 2019 | 6 | $1,137,500 | $729,000 | $1,360,000 |
| 2021 | 3 | $915,000 | $860,000 | $1,400,000 |
| 2022 | 1 | $1,400,000 | $1,400,000 | $1,400,000 |
| 2023 | 3 | $1,600,000 | $1,562,000 | $1,750,000 |
| 2024 | 5 | $1,400,000 | $1,200,000 | $2,000,000 |
| 2025 | 4 | $1,600,000 | $1,110,000 | $2,100,000 |
| 2026 | 2 | $1,635,000 | $1,350,000 | $1,920,000 |
The file shows 20 qualified sales between 1983 and 1999, starting with six in 1983 at a $296,500 median and seven in 1987 at a $200,000 median. Prices in the 1990s sat in a narrow band, with 1994 and 1996 medians of $307,500 and $320,000 and a single 1999 sale at $355,000. The 1992 Heron Point Drive easement agreement and the 1994 restated bylaws were recorded in the same years.
From 2001 to 2009 the file records 13 sales. The median moved from $550,000 in 2001 to $719,750 in 2002 and $915,000 in 2005, then back to $670,000 in 2009 after the national housing downturn. The 2009 median of $670,000 was lower than the 2005 sale by $245,000 (915,000 less 670,000).
The 2010s file holds 13 sales. Prices rose from $755,000 in 2010 to $965,200 in 2014, $975,000 in 2015 and $1,180,000 in 2018. The six sales of 2019 had a $1,137,500 median, from $729,000 to $1,360,000, and 2019 was the busiest year since 1987.
The 18 qualified sales from 2021 through the first half of 2026 show the jump. The median was $915,000 on three sales in 2021, $1,400,000 on one sale in 2022, $1,600,000 on three in 2023, $1,400,000 on five in 2024, $1,600,000 on four in 2025 and $1,635,000 on two in the first half of 2026. From the 2019 median of $1,137,500 to the 2025 median of $1,600,000 is a gain of 40.7% (462,500 divided by 1,137,500).
The county file has no sales for 1984, 1986, 1988 to 1993, 1995, 1998, 2000, 2006, 2008, 2012, 2016, 2017 and 2020, which does not mean none occurred; it means none was a qualified sale at $100,000 or more in the file. The county does not record a floor, view or condition, so for a price opinion we use the MLS sales list above and the county history as the long view.
With 12 Heron closings in 36 months at a median of $1,584,500 (Southwest Florida MLS, pulled October 7, 2026), the price of your residence depends on its plan, floor and condition. Get a number built from those sales at our home valuation page. Call Jesse direct at (239) 898-6072. Buying instead? Marc walks every Heron buyer through the documents first: our buying page. Call Marc at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
Heron was declared a condominium by Brar Associates of Naples, Ltd., in a declaration recorded June 10, 1983 (Official Records Book 1026, Page 168). The association’s articles were filed with the State of Florida on February 16, 1983, and its bylaws have been amended or restated eight times since, in the instruments we read.
The recorded declaration runs 64 pages. It submits one building of 40 apartments to condominium ownership on a portion of Parcel D of Pelican Bay Unit One, platted in Plat Book 12, Pages 47 to 52, with the condominium plans in Condominium Book 22, Pages 69 to 73. The declaration gave the address as 5555 Crayton Road, which was the street name before Heron Point Drive. It also recorded the association’s articles and original bylaws as exhibits and tied membership in the association to the Pelican Bay Foundation.
The declaration names the developer as Brar Associates of Naples, Ltd. The Foundation’s community map adds that the developer chose the site for its sweeping view of the Gulf of Mexico and a tidal bay, and notes that the site has the highest elevation of any along the three-mile stretch. We name the entity, not its principals, because the entity is the party on the recorded instrument.
The Florida Division of Corporations lists The Heron at Pelican Bay Condominium Association, Inc., document number 767023, as active. The articles were filed on February 16, 1983, the Amended and Restated Articles were filed on March 14, 1994, and the association’s most recent annual report on the state’s record was filed on March 16, 2026. The 1994 restated articles set a minimum of five directors, and a 2014 amendment set the board at five to seven.
The table lists the recorded instruments we read, with the Clerk’s book and page. Each opens in the Collier County Clerk’s official records viewer from the Sources section below.
| Recorded | Instrument | Official Records reference | What it does |
|---|---|---|---|
| June 10, 1983 | Declaration of Condominium | Book 1026, Page 168 | Creates the condominium of 40 apartments and records the first articles, bylaws and rules |
| January 28, 1988 | Bylaw amendment | Book 1324, Page 1544 | Staggers director terms |
| March 20, 1989 | Bylaw amendment | Book 1425, Page 1552 | Changes the timing of the annual meeting |
| November 25, 1992 | Reciprocal Easement and Maintenance Agreement, Heron Point Drive | Book 1773, Page 2062 | Allocates the upkeep of Heron Point Drive among four associations |
| April 1, 1994 | Certificate of Amendment, Amended and Restated Articles and Bylaws | Book 1930, Page 1637 | Restates the articles and bylaws, adopted by the members on February 15, 1994 |
| April 21, 1995 | Bylaw amendment | Book 2051, Page 1024 | Amends Section 7.5 so assessments are collected quarterly |
| April 1, 1997 | Bylaw amendment | Book 2300, Page 1560 | Updates notice, proxies, elections, emergency powers, commingling of funds and Section 8.7 on leasing |
| April 28, 2003 | Bylaw amendment | Book 3275, Page 2887 | Sets a board of five directors in two classes |
| December 31, 2014 | Bylaw amendment | Book 5108, Page 2191 | Sets the board at a minimum of five and a maximum of seven directors |
| April 17, 2015 | Certificate of Amendment | Book 5141, Page 2953 | Adds water leak and discharge sensors to the association’s maintenance article |
The agreement describes Heron Point Drive as the only vehicular access for Heron, St. Tropez and St. Nicole, and notes that some Serendipity owners use part of it. In 1992 the four associations signed a Reciprocal Easement and Maintenance Agreement, recorded at Book 1773, Page 2062. It splits the day-to-day upkeep by side of the street and the larger costs by percentage, and each association carries its share in its own annual budget.
Under the agreement Heron provides the electricity and maintains the street light system on the north side of Heron Point Drive, and furnishes the irrigation water and maintains the irrigation system on that side. The other three associations take the lawn and irrigation duties on their stretches. Road resurfacing, drainage, additional landscaping and other shared costs, once approved by at least three-fourths of the parties, are shared at 26.9% for St. Tropez, 39.7% for St. Nicole, 21.9% for Heron and 11.5% for Serendipity, which adds to 100%. No reserves are collected for these shared costs.
The members adopted the restated articles and bylaws at a meeting on February 15, 1994, and they were recorded on April 1, 1994. The restatement is the governing text for most of what a buyer asks about today: 40 voting interests, one family per apartment, a pet limit, board approval of leases, quarterly assessments, a cap on special assessments, and the split between what the association and the owner maintain. The sections below take each of those in turn.
The 2015 amendment, adopted at a special members’ meeting on March 30, 2015, lets the Board install water leak and discharge sensors in each apartment and in the common elements. Their cost is a common expense shared at one-fortieth per apartment. The association may enter an apartment to operate or repair a sensor and to address a leak, and an owner who is responsible for the source of a leak reimburses the association’s costs that insurance does not cover, secured by a lien of equal dignity with the assessment lien.
Every instrument above opens without a login at the Collier County Clerk’s official records viewer, and the Sources section lists each link. The amendments are short. If you are buying, ask the association for the current governing documents in the statutory resale package, because a buyer is entitled to the declaration, articles, bylaws and rules, and any amendment recorded after the last one we read will be in that package.
Heron homes in the 17 MLS sales of the last five years had five living areas, from 1,978 to 2,485 square feet, in two-bedroom, two-bedroom-plus-den and three-bedroom layouts with two or three baths. The Collier County roll lists heated areas for the 40 residences from 1,978 to 3,500 square feet, so the largest homes have not sold in this window.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Nine of the 17 closings were 2,485 square feet, three were 2,454, two were 2,480, two were 1,978 and one was 2,335. Every size group is a small sample, so read the medians as a guide to the range, not a rule.
| Living area (sq ft) | Closings in 60 months | Median sold price | Range |
|---|---|---|---|
| 1,978 | 2 (small sample) | $1,390,000 | $1,380,000 to $1,400,000 |
| 2,335 | 1 (small sample) | $1,350,000 | one sale |
| 2,454 | 3 (small sample) | $1,750,000 | $1,710,000 to $1,900,000 |
| 2,480 | 2 (small sample) | $1,550,000 | $1,500,000 to $1,600,000 |
| 2,485 | 9 (small sample) | $1,669,000 | $1,110,000 to $2,100,000 |
The 1,978 square foot median is the mean of $1,380,000 and $1,400,000, and the 2,480 square foot median is the mean of $1,500,000 and $1,600,000.
The MLS lists nine of the 17 sales as two bedrooms plus a den with three baths, three as three bedrooms with three baths, two as two bedrooms with three baths, two as two bedrooms with two baths and a half bath, and one as three bedrooms with two baths and a half bath. The same living area appears under more than one layout, which usually means a den was or was not counted as a bedroom, so we confirm the layout from the plans and the permit record for any home we list.
The recorded declaration defines each apartment as running from the undecorated ceiling to the undecorated finished floor, with the interior walls, and it includes the adjoining enclosed screened balcony, all glass and the screening. Ownership of the balcony space, the glass and the screening matters at closing because the 1994 bylaws put windows, glass and screens on the owner’s side of the maintenance line, and a buyer’s insurer and inspector will treat them that way.
The declaration says an owner may not install a curtain, screen, blind, awning or glass on a porch or balcony without Board approval, and may not change the exterior appearance of the apartment. The 1994 bylaws add that balcony enclosures follow a Board-approved basic plan and that the Board adopts one standard hurricane shutter model. A seller who has enclosed or changed a balcony should expect the buyer’s attorney to ask for the approval.
Every Heron residence sits above the ground floor, so the 1994 flooring rule reaches all 40. It requires wall-to-wall carpet unless the Board approves a hard surface with a sound-absorbent underlayment. A buyer who wants wood or stone should ask for the current rule and the approval form before closing, because the approval, not the floor, is what the association will ask to see.
The declaration allocates each apartment a one-fortieth share of the common expenses, and the 2015 amendment repeats the one-fortieth share. That makes the share equal across the 1,978 square foot homes and the largest residences. Where the declaration shares an expense equally, the dues on a 1,978 square foot home match the dues on a larger one, which means a smaller home carries a heavier cost per square foot.
The county roll’s 3,500 square foot upper bound is not an MLS sale in the last five years, and the roll’s median heated area is 1,978 square feet, the smallest size in the sales record. We do not know from the public record which residences hold the 3,500 square feet, so a buyer who wants a specific plan should ask for the recorded condominium plans in Condominium Book 22, Pages 69 to 73.
Selling a Heron home? Request a free Heron home valuation or call Jesse direct at (239) 898-6072. Buying at Heron? Call Marc at (239) 287-5873 or read how we represent buyers.
Heron’s own amenities, as the association describes them, are a pool and spa, a newly renovated gym and sauna, a tennis and pickleball court, a social room with a full catering kitchen, two guest suites, a secure indoor garage, guest parking, a secure entry system and a flood protection system for the lower lobby.
The association lists a pool and spa among the building’s amenities. Under the recorded declaration the association maintains all common elements, including recreational facilities, so the pool, spa and equipment are an association cost, paid for out of the dues every owner shares at one-fortieth.
The association’s website describes a newly renovated gym and sauna. The renovation date is not published on the pages we read, so a buyer who cares about the equipment should ask the manager when it was completed and whether the cost was paid from the operating budget, from reserves or by special assessment.
Heron has its own tennis and pickleball court, in addition to the Foundation’s courts elsewhere in Pelican Bay. The court is common property, and we did not find its booking rules in the public record, so a buyer should ask the manager how it is scheduled.
The social room has a full catering kitchen, according to the association, which makes it a practical place for an owners’ dinner or a family gathering that would not fit in a residence. The room is common property, and we did not find its reservation rules or any fee in the public record, so a buyer should ask the manager.
The association describes two guest suites in the building. Guest suites are common property too, and a buyer should ask how reservations work, what the nightly charge is and whether the suites are included in the association’s insurance and reserve schedule.
The association describes dedicated parking in a secure indoor garage, ample guest parking and a secure entry system. It also says a newly installed flood protection system protects the lower lobby, as well as air-conditioned storage and mechanical rooms. We did not find an installation date, a permit or an engineering description in the public record, so a buyer should ask for the system’s documentation and the date it was installed.
The 1983 declaration puts the maintenance of all common elements, including recreational facilities and parking areas, on the association. The 1994 bylaws add the exterior building walls, including painting, waterproofing and caulking, the exterior surface of the main entrance doors, the main condensation drain lines and the sewer lines up to the apartment. Everything inside the apartment’s boundary is the owner’s.
Every Heron owner is a Pelican Bay Foundation member, which adds two private beaches, a tram system, two beachfront restaurants, racquets facilities, parks, boardwalks and a Community Center with a fitness center. At Heron the Foundation’s annual assessment of $3,435 per residence is billed to the condominium association and carried in its budget.
The Foundation’s 2026-2027 estoppel form states that membership is required of all property owners in Pelican Bay and becomes effective on transfer of the property and payment of the resale capital assessment. For a Heron buyer that means the Foundation’s cards, rules and fees arrive with the deed, and the Foundation does not approve or block a sale: its estoppel states that it requires no approval for a transfer and holds no right of first refusal.
The Foundation describes two beach access points: North Beach, with the Marker 36 restaurant, and South Beach, with Sandbar. Its tram system runs eight stations along the raised berm, and its pages report more than 900,000 trips to the beach and back each year. The Foundation’s community map marks Tram Station 1 between St. Tropez and Heron, and the association describes a gated walkway from the building to the berm, from which the tram or a walk reaches the beach.
Sandbar is the casual restaurant at South Beach, and Marker 36 is the year-round restaurant at North Beach. Both are Foundation facilities that require a Foundation card. They are the reason the gated walkway and the tram stop next door matter to a Heron buyer: the beach and both restaurants are a short ride from the building.
The Foundation lists 18 Har-Tru tennis courts across its facilities and a shared-use racquet complex with 20 pickleball courts and 8 clay courts, built with Collier County at Pelican Bay Community Park on Vanderbilt Beach Road. Heron owners also have the building’s own court.
The Community Center at 8960 Hammock Oak Drive is more than 25,000 square feet and houses the Foundation’s fitness center. The Foundation also lists two community parks, Ridgewood Park and Oakmont Park, boardwalks, kayak and canoe launches at the north boardwalk, and a berm walking and biking path that the tram line follows. Together the Foundation counts 88 acres of parks and recreation areas.
Foundation amenities require a Foundation-issued card. A realtor can order a one-day Realtor Guest Card, valid only on the day of a showing, and must accompany clients at all times. Marc Comisar orders the cards ahead of a Heron showing, so a buyer who tours a Heron residence can also see the tram, the beach and the restaurants the same afternoon.
Club Pelican Bay is a separate private club with its own membership. The Foundation’s amenity list does not include golf, and a Heron owner who wants golf applies to the club separately. Membership terms and initiation costs are not published, so we do not quote them.
The Foundation assessment pays for the Foundation’s amenities, operations and reserves. It does not pay for the condominium’s own building, insurance, management or reserves, which are the association’s dues, and it does not pay for the county’s Pelican Bay Services Division assessment, which funds street lighting, water management, beach renourishment and beautification. The layered-fees section below adds the three together.
Selling at Heron? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Heron? Call Marc at (239) 287-5873 or read how we represent buyers.
The Heron condominium association does not publish its monthly dues, and its budget is a member record, so we state no dues figure. The recorded documents show what the dues must cover: the building’s exterior, common areas, recreation facilities, insurance, reserves, the Foundation’s $3,435 per-residence assessment and the Heron Point Drive share, divided one-fortieth per apartment.
A figure copied from an old listing or a third-party site is the most common error in a condominium purchase, so we do not print one for Heron. The current dues are in the association’s annual budget, which a buyer is entitled to receive in the statutory resale package, and in the association’s estoppel certificate, which states the current assessment and any amounts owed. Ask for both before you write an offer.
The declaration allocates each of the 40 apartments an equal one-fortieth share of the common expenses, and the 2015 amendment repeats it. Divide any line in the association’s budget by 40 and you have a residence’s share of it, whatever the size of the home. That makes the budget easy to audit and makes the Foundation assessment, the insurance and the reserves directly comparable between residences.
Reading the declaration and the 1994 bylaws together, the association’s common expenses include:
The 1994 bylaws put windows, glass and screens, the interior of the entrance door, fixtures, the circuit breaker panel, appliances, water heaters, vent fans, air conditioning, flooring and interior walls on the owner. An owner also carries a personal condominium policy, the county property tax bill and any Foundation or association fees tied to a lease or a sale.
The 1994 bylaws provide for quarterly assessments due January, April, July and October 1, and a 1995 amendment revised Section 7.5 on quarterly assessments. The association’s current billing schedule appears on its estoppel certificate, and a buyer should read it there rather than from the 1994 text, because associations change schedules by board action.
The 1994 bylaws cap a special assessment at 15% of the annual budget unless a majority of the voting interests consents. That is a recorded rule of the association, and it sits beside the statutory rules in Chapter 718. A seller must disclose any special assessment levied or pending, and a buyer should ask for the board minutes of the last 24 months.
Florida law requires an association with a building of three stories or more to fund the reserves recommended by its structural integrity reserve study for the structural items it is responsible for, and the study must be completed by statute deadlines. We do not state what Heron’s study contains, because the study is a member record. A buyer is entitled to the most recent study, or a statement that none has been completed, in the resale package.
The 1983 declaration makes the association the named insured under the condominium’s master policy, and Chapter 718 sets what the association must insure. A buyer should ask for the master policy’s declarations page, the windstorm and flood deductibles, and the date of the last appraisal, because the deductible is what an owner can be assessed after a storm.
Ask for the year-end financial statement and annual budget, the association’s frequently asked questions document, the milestone summary and the structural study statement. Those are in the statutory package, and the buyer’s cancellation right of seven days, excluding weekends and legal holidays, runs from receiving it. On a Heron sale we order the certificates and request the package on the first business day after the contract is signed.
A Heron owner pays three layers: the condominium association’s dues, the Pelican Bay Foundation assessment of $3,435 a year that the association carries, and the county’s Pelican Bay Services Division assessment, listed at $1,250.00 for fiscal year 2027. A buyer also pays a one-time $15,000 Foundation resale capital assessment.
The association’s dues are layer one, and the public record does not state them. They are shared at one-fortieth per apartment, billed according to the association’s schedule, and they include the Foundation assessment in layer two. The estoppel certificate is the document that states them for a specific closing.
The Foundation’s 2026-2027 estoppel form lists the annual assessment for fiscal year 2027, October 1, 2026 through September 30, 2027, at $3,435, and states that when the property is a condominium the billing is paid by the condominium association. The Foundation’s figure breaks down as follows.
| Foundation line | Annual | Quarterly |
|---|---|---|
| Operating assessment | $2,180.00 | $545.00 |
| Replacement reserve fund | $497.00 | $124.25 |
| Bulk media agreement | $758.00 | $189.50 |
| Total | $3,435.00 | $858.75 |
The three annual lines add to $3,435 (2,180 plus 497 plus 758), and $3,435 divided by four is $858.75 a quarter. Spread over 12 months the Foundation line works out to $286.25 a month per residence, which is what each Heron residence’s one-fortieth share of the Foundation bill represents inside the association’s dues.
The Foundation’s estoppel lists a Bulk Media Agreement line of $758 a year. The form does not describe the service, so we do not describe it either. Ask the Foundation’s Member Services or the association’s manager what the line includes, and whether the association passes it through unchanged.
The county’s own Pelican Bay Services Division page lists the fiscal year 2027 assessment as Operations and Maintenance $789.07 plus Capital and Projects $460.93, for a total of $1,250.00. The page does not state the billing basis, so a buyer should read the line on the actual Collier County tax bill for the residence. The unit exists to provide street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement service and beautification.
For a deed or other transfer instrument recorded in the Official Records of Collier County on or after October 1, 2026, the Foundation’s estoppel sets a resale capital assessment of $15,000, payable by the buyer at closing by separate check with a copy of the deed and settlement statement. The Foundation’s realtor page says the assessment increases 3.5% a year from October 1, 2027, which on its face makes the first step $15,525 (15,000 times 1.035), and that the date of recording controls.
The Foundation allows a one-time Resale Capital Assessment Exemption for a current Pelican Bay owner who is moving from one property to another. The estoppel lists a $1,000 processing fee, also a buyer cost, and the exemptions are listed in Section 7.04 of the Foundation’s Bylaws. A buyer who already owns in Pelican Bay should ask the Foundation whether the exemption is still available to them.
A Heron sale involves two estoppel certificates. The Foundation charges a seller cost of $250 for its estoppel, with an optional $100 for delivery within three business days. The condominium association’s estoppel is capped by Florida Statute 718.116(8) at $250, with $100 more for delivery within three business days and $150 more if money is owed, and as we read the state’s current adjusted caps the figures are $299, $119 and $179. In Collier County practice the seller customarily pays both.
The Foundation’s estoppel lists a $500 seller charge if the seller does not return all Foundation ID cards. That is a seller cost at closing, and it is avoided by returning every card to the Foundation before closing, so we add card return to the seller’s pre-closing list.
The 1994 bylaws limit the association’s lease application fee to $50. The Foundation separately requires a lease application with its own processing fee, set in the Foundation’s Lease Application Packet. A buyer who plans to rent should read both before relying on rental income, and the rentals section below explains the rules.
The county tax bill is separate from all three layers above. A buyer should ask the seller for the current bill and then, if the residence will be a primary home, apply for the homestead exemption after closing. The assessed value can change substantially after a sale, so the seller’s bill is a poor guide to the buyer’s bill. Collier County’s tax collector site lets you search any parcel by address.
Heron’s governing documents are recorded in the Collier County official records: the 1983 declaration of condominium, the 1994 restated articles and bylaws, and later amendments. Read together they set who may occupy a residence, how sales and leases are approved, and how shared costs are divided among the forty residences.
We read the recorded instruments themselves, not a summary of them. Two cautions apply to everything in this section. The recorded text is the original; the association can amend its documents, so the version in force today is the one your attorney or title agent confirms. And the documents control over anything we write here.
The declaration (Official Records Book 1026, Page 168, recorded June 10, 1983) creates one building of forty apartments, and it describes each apartment’s boundaries to include the enclosed screened balcony, its glass and its screening. It names the association as the insured party on the building’s insurance and sets a 75 percent vote for reconstruction after a casualty and a two-thirds vote for termination.
Section 10 holds the use restrictions: occupancy by the owner and family as a residence, a pets clause, a leasing clause and a rule-making power for the association. Those clauses are the ones buyers ask about most, so the sections below take them one at a time.
The restated articles were filed March 14, 1994, and the certificate adopting the restated bylaws was recorded April 1, 1994 (Official Records Book 1930, Page 1637). The bylaws set the pet limit in Section 8.4, the leasing process in Section 8.7 and the transfer approval process in Section 9.
Other provisions worth knowing before you make an offer:
Eight bylaw amendments are recorded after 1994. If you are comparing Heron with another building, ask for the current amended text, because the numbers above come from the 1994 instrument.
Two layers sit on top of the building documents. The association adopts reasonable rules for the building under the declaration’s rule-making clause. Separately, Pelican Bay Foundation publishes community rules and regulations that apply to every member, including Heron owners, covering the common areas, trams, beaches and pets in community spaces.
A buyer’s attorney should request both the Heron rules and the Foundation rules before the cancellation window closes. The Florida condominium statute on the buyer’s right to cancel gives a buyer 7 days, excluding Saturdays, Sundays and legal holidays, to cancel a resale contract that did not include the required documents, so this review has a clock on it.
Thinking about a purchase? Marc can explain the document review order. Browse the process at our buyer guide. Call Marc at (239) 287-5873. Thinking of selling? Learn what your Heron home is worth at our home valuation page. Call Jesse direct at (239) 898-6072.
A Heron sale goes through association review under Section 9 of the 1994 bylaws. The Board may disapprove only for listed good cause, by a majority of the whole Board after counsel’s written opinion. If the Board has no good cause, it must name an approved purchaser within 30 days or the original buyer is deemed approved.
That is the recorded text we read. Pelican Bay Foundation’s own estoppel form separately states that the Foundation does not approve transfers and holds no right of first refusal, although it notes a condominium association may require approval. Heron is one of those associations, so plan for both a Foundation step and a building step.
The listed grounds include a limit of two units per owner, false information or unpaid fees on the application, and closing without prior approval. The 1994 text also includes other listed grounds that we do not reproduce here, because the current Board’s practice and any amendment is a question for the association’s attorney.
Practical points that follow from the recorded process:
Build the approval period into the contract timeline from day one. The fastest route is a complete application delivered with the signed contract, an estoppel certificate ordered at once, and a closing date that leaves room for the association’s response. Our sales data shows how long Heron deals take to reach a close; the days-on-market figures earlier on this page cover listing time only, not the post-contract period.
Foundation estoppel for the FY2027 form is $250, a seller cost, with an optional $100 expedite in three business days. The association’s own estoppel is capped by section 718.116(8), Florida Statutes at $250, $100 and $150 for the base certificate, the expedite and a delinquent-account fee, and as we read the state’s current adjusted caps those figures are $299, $119 and $179. The contract and the association’s invoice control the final amount.
Selling at Heron? Request your value range at our home valuation page. Call Jesse direct at (239) 898-6072. Buying at Heron? Review how we handle approvals at our buying page. Call Marc at (239) 287-5873.
Heron does not state a 55-and-older requirement in the governing documents we read. The 1983 declaration restricts children’s residency by age instead, and Florida law treats housing for older persons as a narrow, documented status. Treat Heron as having no age-qualified status unless the association shows you a recorded instrument saying so.
Under section 760.29, Florida Statutes, housing for older persons must be intended and operated for occupancy by people 55 or older, with at least 80 percent of occupied units having a resident of that age, and the community must publish and follow policies that show that intent. Absent those facts, the familial-status protections of the Florida Fair Housing Act apply to it like any other residential building.
The 1983 declaration says no child under sixteen may reside in an apartment beyond 30 days a year, and the leasing clause uses eighteen for lessees’ families. That is the original wording from the recorded instrument. We do not tell buyers how a clause that old is applied now; a buyer with children, or a buyer who plans a long family stay, should ask the association and an attorney in writing before contract.
The association describes a boutique high-rise of forty residences with two units per floor and a Board of seven. In the last 12 months we tracked 4 closings, all of them condominium resales, with no age qualification stated in the public record. For lifestyle fit, compare the amenities and the Foundation membership benefits covered earlier on this page.
Heron owners can lease a whole unit only with the association’s approval under Section 8.7 of the bylaws, as restated in 1997, and Pelican Bay Foundation separately limits any dwelling to two leases per calendar year. Where the two rules differ, the stricter one governs in practice, and the recorded documents control over this summary.
Pelican Bay Foundation’s leasing amendment (recorded May 28, 2019, Instrument 5717831, Official Records Book 5634, Page 1101; member approved March 25, 2019) adds Section 3.26: unless neighborhood covenants provide otherwise, no dwelling unit may be leased more than two times per calendar year. It treats vacation-style arrangements such as Airbnb and VRBO as leases and bans timeshares.
Section 8.7 of the bylaws, as restated by the 1997 amendment (Official Records Book 2300, Page 1560), requires leases to be in writing and to cover the whole unit only, with the association’s approval first. The association may require a personal interview, the lessee must be a natural person, and a lessee’s close family already in residence may stay during the lessee’s absence. Section 8.7 ties leasing to Declaration Sections 10 and 12.
The 1994 version of Section 8.7 went further: majority-of-the-whole-Board approval, two overnight occupants per bedroom, an application fee ceiling of $50, and a bar on the owner’s use of the recreation and parking facilities during a lease. The 1997 text we could read does not repeat those details, so confirm which of them apply today.
The original declaration allowed leasing twice per calendar year, for periods of at least three months and at most one year, with no rented rooms and no transient tenants. If you are buying to rent, the realistic annual limit is two leases, at least three months each, which caps a single year at two tenancies.
Ask in writing for the current leasing rule, any waiting period after purchase, the current application fee, how long approval takes and whether the rule has been amended since 1997. Compare the answers with the Foundation’s own cap. Heron’s last-12-month closings were four; our sales analysis above shows what buyers paid, not what they could earn, and we do not publish a rental income figure for Heron because the public record does not support one.
Heron’s 1994 bylaws allow pets up to 20 pounds, carried or leashed in common areas, and bar reptiles, rodents, amphibians, poultry and livestock. Pelican Bay Foundation adds its own community rules on leashes and where animals may go. Confirm today’s rule with the association before you make an offer.
Section 8.4 sets the 20-pound limit and the carried-or-leashed rule. The 1983 declaration’s pets clause (Section 10(2)) is the parent provision. We did not find a published count limit in the sections we read, so the number of pets per unit is a question for the association.
Foundation rules set a leash maximum of 6 feet and bar retractable leashes on the berm. Pets are not allowed on the beaches, trams or boardwalks, or inside the Community Center. Plan your daily walk routes around the building’s grounds and the Foundation’s pathways accordingly.
Assistance animals are handled under federal and state fair housing law, not under a building’s pet-size rule. The U.S. Department of Housing and Urban Development explains assistance animals and section 760.23, Florida Statutes is the state’s housing discrimination provision. A buyer who needs an assistance animal should raise it with the association and a housing attorney.
Heron was built in 1983, so it falls in the first group of Florida buildings the milestone law reached. Collier County’s public Milestone Map lists Heron as “Milestone Completed,” with its next cycle year shown as 2033. That is a county status line, not an engineering finding, and we do not describe what the reports say.
We never state what a member-only record contains, and the milestone report and the structural integrity reserve study are available to owners and buyers through the association. Ask for them by name, in writing, before you remove contingencies.
Section 553.899, Florida Statutes requires a milestone inspection of a condominium building at 30 years, or 25 years where the local enforcement agency finds that proximity to salt water requires it. Buildings already past 30 years before July 1, 2022 were due on a schedule that ended before December 31, 2024. A repeat inspection follows on a 10-year cycle.
The county publishes a Milestone Map and a salt-water proximity map. On the map, Heron shows “Milestone Completed” and a next year of 2033, while two of its Pelican Bay neighbors, St. Nicole and Serendipity, show 2034. Because the map is a status display, we cite it only for those two facts: completed, and next year.
Section 718.112(2)(g), Florida Statutes requires associations of covered buildings to complete a structural integrity reserve study and to fund the reserves the study identifies. The statute text we read carries a December 31, 2025 study deadline and a December 31, 2026 date for certain situations, so confirm the status of Heron’s study with the association rather than relying on a general date.
Ask for the milestone inspection report or the notice that none was required, the structural integrity reserve study or the date it is due, the current reserve budget, any special assessments levied or proposed, and the minutes of the last three Board meetings. Our Sources section links the state’s condominium pages where owners file complaints and read the rules.
Buyers pricing a Heron purchase: let us pull the documents with you. See our buying page. Call Marc at (239) 287-5873. Sellers: request a value read at our home valuation page. Call Jesse direct at (239) 898-6072.
Heron sits in FEMA’s coastal floodplain at 5555 Heron Point Drive, in Collier County evacuation Zone A, with a base flood elevation of 10 feet NAVD88. The building also reports a flood protection system. Buyers should read the flood disclosure, the association’s insurance summary and the pending map change before contract.
The figures in this section come from FEMA’s National Flood Hazard Layer and the county’s own geographic data for the building address, queried October 2026. They describe the address, not each residence; a unit above the ground floor has its own exposure, and an insurer prices what it sees in your own unit.
The effective map for 5555 Heron Point Drive shows zone AE, a coastal floodplain, with a base flood elevation of 10 feet NAVD88 (11 feet at the north offset), on panel 12021C0383J, effective February 8, 2024. Zone AE is a high-risk zone in which flood insurance is required for federally backed mortgages on the structure.
Heron is in Collier County evacuation Zone A, the first zone ordered to leave in a storm. The county and the Florida Division of Emergency Management publish “Know Your Zone” lookups by address. Check the zone for your own residence, and keep the lookup in your file next to the insurance policy.
The National Hurricane Center’s report on Hurricane Ian (AL092022) estimates storm surge of 8 to 12 feet above ground level in North Naples. The report does not give depths for Pelican Bay or for Heron. We do not repeat anecdotes about individual buildings, and we cannot source a Heron-specific Ian depth. The NHC also publishes reports for Irma (2017) and Milton (2024) in our Sources.
The association’s own site describes a flood protection system at the building. We could not source its installation date, its design standard or its inspection record, so ask for the maintenance records and the manufacturer’s documentation. Do not assume that a protection system changes an insurer’s rating; that is a question for your flood agent.
Collier County released the preliminary flood insurance rate map on March 20, 2025, held an open house on June 17, 2025, and announced on August 19, 2026 that the 90-day appeal period had begun, with a target effective date of summer 2027 that the county says is subject to change. We do not claim a new zone for Heron. Compare the preliminary panel against the effective map before you decide, and ask your flood agent to run both.
Section 689.302, Florida Statutes requires a seller to give a buyer the flood disclosure at or before the time the sales contract is executed. A buyer who was not given it has remedies the statute describes. Seller’s side: complete it with your agent, honestly and in full, on the day you list.
A condominium unit owner is usually covered by three layers: the association’s master policy for the building, the owner’s own policy (often called an HO-6) for contents, improvements and the assessment exposure, and a separate flood policy if the lender or the owner wants one. Section 718.111, Florida Statutes sets the association’s insurance duties. Ask for the master policy certificate and its deductible before you offer.
Florida insurers must offer a discount for qualifying wind-resistance features, documented on a uniform mitigation form. The Florida Office of Insurance Regulation explains the program in our Sources. Ask what the association’s master policy and your own HO-6 consider, and which features belong to the building rather than the unit.
The National Flood Insurance Program sells coverage through private agents. FloodSmart lists the program’s rules and the Community Rating System, in which Collier County participates as a Class 5 community. We do not quote a premium, because the number depends on the elevation certificate, the building’s rating and the policy limits you select.
Thinking of selling a flood-zone condo? A clear file speeds the deal. Get your Heron value range at our home valuation page. Call Jesse direct at (239) 898-6072. Buying? Marc will pull the flood file with you: our buying page. Call Marc at (239) 287-5873.
Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High in the Collier County Public Schools attendance tool, which we checked on July 1, 2026 at three Pelican Bay addresses. We did not run Heron’s own address, so confirm it yourself before relying on it.
Attendance boundaries change, and a school’s grade is a state measure, not a promise about a child’s experience. The district tool is the only source that counts for enrollment.
All three schools received an A in each of the five graded years through 2024-25, according to the Collier County Public Schools accountability document. The Florida Department of Education publishes the school grades; both links are in our Sources. A grade describes the school, not every program inside it.
Measured from the Artis-Naples anchor about 0.4 mile from Heron, with free-flow drive times: Sea Gate Elementary is 1 minute and 0.4 mile, Pine Ridge Middle is 4 minutes and 1.5 miles, and Barron Collier High is 6 minutes and 2.8 miles. Add school-day traffic and the winter-season delays described below.
We do not rank private or charter schools. If a private school matters to you, call the school and ask for the current admission calendar, because many Naples schools close applications long before the school year. Add that date to your move timeline when you plan a Heron purchase.
Several projects around Heron are in different stages, and some are unresolved. Waterside Shops is redeveloping, Pelican Bay Foundation and neighbors are in a formal dispute about a waterpark proposal, and county road work is under way. Verify each item with its official source before you let it affect a decision.
Collier County’s records place the building in the Pelican Bay planned unit development (petition R-76-31, ordinance 04-59) with PUD zoning and a future land use designation of Urban Residential Subdistrict. A planned unit development fixes the allowed uses in its approved master plan. The county’s PUD master list and the ordinance are linked in our Sources.
On March 20, 2026 the county issued an official interpretation concerning a waterpark proposal at a nearby resort. Pelican Bay Foundation appealed on April 17, 2026, and Bay Villas appeals are also pending. As of this page, we found no published hearing docket. We describe the matter as unresolved and do not predict its outcome.
Waterside Shops, which the association puts within a 15-minute walk, is mid-redevelopment. Eddie V’s and Dior opened in June 2026, and RH is expected around the end of 2026 according to the center’s published information. Because the center is that close, the changes show up in daily errands rather than in a map.
A Carnelian hotel is expected in early 2027. Vanderbilt Beach Road widening was scheduled for summer 2026, and the county’s beach renourishment ran in January and February 2026. The Community Park pickleball courts opened in January 2026, and the I-75 and Pine Ridge diverging diamond interchange is targeted for mid-2027. The dates come from the sponsoring agencies, which can move them.
Collier County publishes building permit reports. A buyer can search for the building address and ask the association whether any large permits are open, such as roofing, window or elevator work. Permits show what was filed, not whether the work was finished well. Ask for the inspection sign-off with the permit.
Buying near a project? Marc can set up an alert on your behalf: our buying page. Call Marc at (239) 287-5873. Selling? See how nearby changes affect your price at our home valuation page. Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
From Heron, Waterside Shops is about 2 minutes away, Whole Foods at Mercato 6 minutes, NCH North Naples 10 minutes and the Naples airport 14 minutes by free-flow drive time. Southwest Florida International is about 43 minutes. Add 5 to 15 minutes in season, when Tamiami Trail and Vanderbilt Beach Road slow down.
The times below start from Artis-Naples, which is about 0.4 mile from the Heron building, and use the OSRM routing engine’s free-flow estimates, calculated July 1, 2026. They are a planning tool, not a promise.
| Destination | Drive time | Distance |
|---|---|---|
| Waterside Shops | 2 min | 0.5 mi |
| Sea Gate Elementary | 1 min | 0.4 mi |
| Pine Ridge Middle | 4 min | 1.5 mi |
| Barron Collier High | 6 min | 2.8 mi |
| Whole Foods at Mercato | 6 min | 3.1 mi |
| Publix at Marketplace | 6 min | 2.7 mi |
| Trader Joe’s | 7 min | 3.9 mi |
| Vanderbilt Beach | 8 min | 4.1 mi |
| NCH North Naples | 10 min | 5.1 mi |
| NCH Baker | 11 min | 5.0 mi |
| Olde Naples | 13 min | 5.8 mi |
| Naples Airport | 14 min | 6.8 mi |
| Southwest Florida International (RSW) | 43 min | 30.7 mi |
The association says the building is less than a 15-minute walk to Waterside Shops and Artis-Naples. Pelican Bay’s tram stations also connect residents to the community. Tram Station 1 sits between St. Tropez and Heron, and the Foundation runs eight stations with more than 900,000 trips a year.
NCH North Naples is about 10 minutes and NCH Baker about 11 minutes by the free-flow estimate. We do not recommend a hospital; for a medical question choose according to your doctor and your insurer.
Pelican Bay Foundation operates beach access for members, including the Sandbar and Marker 36 locations listed on its site. Pets are not allowed on the beaches. A Realtor Guest Card allows one day only and the realtor must accompany the client.
The estimates above are free-flow numbers. From about January through April, Vanderbilt Beach Road and U.S. 41 carry more traffic, so add 5 to 15 minutes at midday. If a commute matters, test the drive at the hour you would use it before you make an offer.
Heron is the smallest building in this comparison, with 40 residences against 52 to 115 in its Pelican Bay high-rise neighbors, and its last-12-month median of $1,705,000 (4 closings, a small sample) sits between St. Tropez at $877,500 and Marbella at $2,800,000. Every row below uses the same 12-month window.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table draws on our Pelican Bay roster, which pairs each building’s unit count, product and year with Southwest Florida MLS closings from October 2025 through September 2026. Where a building has fewer than 10 closings, the median is a small sample and a single sale can move it.
| Building | Units | Product | Built | Closings (12 months) | Median sold (12 months) |
|---|---|---|---|---|---|
| Heron | 40 | boutique high-rise | 1983 | 4 (small sample) | $1,705,000 |
| St. Nicole | 97 | high-rise, 22 stories | 1991 | 1 (small sample) | $1,699,000 |
| St. Tropez | 52 | high-rise, 15 stories | 1988 | 2 (small sample) | $877,500 |
| Stratford | 81 | high-rise, 22 stories | 1983 to 1984 | 5 (small sample) | $1,250,000 |
| Grosvenor | 101 | high-rise, 19 stories | 1983 | 6 (small sample) | $1,625,000 |
| Dorchester | 86 | high-rise, 16 stories | 1981 to 1982 | 3 (small sample) | $1,500,000 |
| Claridge | 81 | high-rise | 1993 | 7 (small sample) | $2,000,000 |
| Marbella | 115 | high-rise, 21 stories, full-service retirement | 1999 | 11 | $2,800,000 |
Grosvenor, with a 12-month median of $1,625,000 on 6 closings, and Dorchester at $1,500,000 on 3 closings are the closest to Heron’s $1,705,000, and both are small samples. Grosvenor has 101 units and Dorchester 86, so the buildings differ sharply in scale even when the prices overlap.
Prices differ because the buildings differ in size, views, year and floor plan. Heron’s homes are large per unit, and 2,485 square feet is the most common size in our sales. A building’s price per square foot and its median sold price can point in opposite directions, so read both.
Compare the same window, the same count and the same floor-plan size. Our hub page for Pelican Bay lays out the full roster, and the sibling pages linked above carry each building’s own sales and fees. We do not state a sibling’s fees, pet rules or rental rules here beyond what its own page and records show.
Weighing Heron against its neighbors? Marc can build a side-by-side for you: our buying page. Call Marc at (239) 287-5873. Deciding where to sell? Get a value range at our home valuation page. Call Jesse direct at (239) 898-6072.
Heron is a 40-residence boutique high-rise built in 1983, while St. Nicole is a 97-unit, 22-story high-rise built in 1991. Over 36 months Heron’s median sold price of $1,584,500 (12 closings) is $284,500, or 21.9 percent, above St. Nicole’s $1,300,000 (8 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)
The two buildings are neighbors, and a 1992 recorded easement agreement among Heron, St. Nicole, St. Tropez and Serendipity shares the Heron Point Drive electricity, street lights and irrigation. They are different products: St. Nicole is taller and has more units, and Heron is smaller with larger homes.
| Measure | Heron, 36 months | St. Nicole, 36 months | Heron, 60 months | St. Nicole, 60 months |
|---|---|---|---|---|
| Closings | 12 | 8 (small sample) | 17 | 14 |
| Median sold price | $1,584,500 | $1,300,000 | $1,600,000 | $1,225,000 |
| Median price per square foot | $678 | $902 | $684 | $882 |
| Median days on market | 85 | 9 | 44 | 10 |
| Sold-to-list ratio | 90.3% | 96.1% | 92.2% | 97.3% |
Two numbers tell the story. St. Nicole sells faster and closer to the list price, while Heron sells for a higher price per home and a lower price per square foot. That second point is a size effect: Heron’s homes are larger than the typical St. Nicole residence, whose county roll heated area has a median of 1,514 square feet.
Heron has 40 residences with two per floor. St. Nicole has 97 units in 22 stories, and its county roll lists heated areas from 1,263 to 4,177 square feet. A smaller building has fewer owners to share costs and decisions, and a larger building spreads fixed costs over more doors. The condominium fee is not published for either building in the records we used.
Heron has 3 active listings with a median list price of $1,350,000, which at the recent pace of 4 closings in 12 months equals 9.0 months of supply. St. Nicole has 2 active listings, at $949,900 and $899,999 for 1,514 square feet, which on its single closing in 12 months is 24.0 months of supply (a small sample). Supply figures move weekly.
Choose Heron if you want a smaller building, large floor plans and a quieter address, and you are comfortable with longer marketing times: Heron’s 36-month median is 84 days. Choose St. Nicole if you want a lower entry price and a larger building with more units to choose from. Both are Pelican Bay Foundation members, so the community amenities are shared.
For a seller the question is time against price. Heron sold at 90.3 percent of final list price over 36 months, against 96.1 percent at St. Nicole, so a Heron seller should price from recent closings and not from a hopeful list. Our pricing method is on the home valuation page. Call Jesse direct at (239) 898-6072.
Choosing between the two? Marc can tour both in a day: our buying page. Call Marc at (239) 287-5873.
Heron’s strengths are its small size, large floor plans, a site the association calls the highest point of land and Pelican Bay Foundation membership; its tradeoffs are a longer sale time, an older 1983 building, layered fees and an unpublished condominium fee. Weigh the list against your own priorities, because one buyer’s trade-off is another’s reason to buy.
A buyer who wants a rental investment with frequent turnover, a large dog, or an immediate resale should look closely before committing. The leasing caps and pet limit are real constraints and the days-on-market figures show that a fast resale is not typical.
A buyer who wants a quieter, smaller building with larger floor plans in Pelican Bay, and who plans to hold for years, suits Heron’s profile. Marc can show you the building. Sellers can learn what a similar home may fetch with Jesse.
Ready to move on Heron? Start at our buying page. Call Marc at (239) 287-5873. Ready to sell? Begin at our home valuation page. Call Jesse direct at (239) 898-6072.
If you are searching for a Heron listing agent, or thinking, ‘I need someone to sell my Heron home…’ you are selling into a market of about 3.4 resales a year, to a buyer who will read the fee stack, the flood map and the approval clause before touring. McGreevy and Comisar sell Heron on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Heron’s 40 residences share a handful of floor plans, so presentation, condition and pricing discipline decide the result. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Heron listing, along with the document file a Heron buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
These are the Southwest Florida MLS figures a Heron buyer will see when they research your price. Windows with fewer than 10 closings are small samples.
With about 3.4 Heron resales a year and three listings, a buyer compares your home with one or two others and with the last few recorded sales. In the 36-month window, the 2,485 square foot plan sold at a median of $1,684,500 with a spread of $990,000 between its lowest and highest sale, so condition and presentation move price more than the plan does. We price against the same plan, adjusted for condition, view and updates, and we set the list price to win the first 45 days: 9 of 17 sales in five years closed within 45 days, while 7 took 100 days or more.
A Heron buyer faces a $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, and the Foundation’s separate exemption processing fee of $1,000 where applicable. Naming these in your first conversation prevents a late renegotiation. The line items are in the fee sections above.
Start with a free Heron home valuation. It takes about a minute, and Jesse follows up with the Heron sales that fit your residence: the same plan, adjusted for renovation, view and whether it sells furnished. An automated estimate cannot tell one 2,485 square foot residence from another; recorded sales of that plan span $990,000. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome. Buyers can start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
For a prepared residence priced to its plan’s recent sales, yes. Three listings against about 3.4 closings a year is roughly nine months of supply, so price and presentation matter more than timing. A fall listing meets the winter buyer pool.
Against the closed sales of the same plan, then adjusted. The 2,485 square foot plan closed at a median of $1,684,500 across 8 sales in 36 months, and the 1,978 square foot plan at a median of $1,390,000 across 2 sales in five years (a small sample).
The 1994 bylaws describe a Board approval process for sales. Give the association the contract and the application early, and ask for the current fee. The Foundation itself does not approve transfers.
The fee stack, the milestone and reserve-study record, the flood zone and the leasing and pet rules. Have the statutory document package and both estoppels ready before the first showing.
The Foundation form places the $15,000 resale capital assessment on the buyer for deeds recorded on or after October 1, 2026. The contract can allocate it differently, so state the intent in your listing.
Heron owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Heron’s recorded declaration, its 1994 restated documents, Collier County’s milestone records and every recorded Heron sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Heron guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples high-rise market that Heron sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Heron page the credential that matters more is narrower than any award: we tracked every qualified Heron sale in the county’s file back to 1983, and in the last 12 months we tracked all four Heron closings in the Southwest Florida MLS before this guide was written.
McGreevy and Comisar is a top-reviewed Heron 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.
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, 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 did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Mary Tengel, verified Google review
Selling a Heron home? Get a free Heron home valuation, or call Jesse direct at (239) 898-6072.
Buying at Heron? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Heron, see our guide to Pelican Bay, our guide to St. Nicole at Pelican Bay and our Naples guide.
These are the questions buyers ask most about Heron at Pelican Bay, the 40-residence boutique high-rise at 5555 Heron Point Drive in Naples, answered from the recorded condominium documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.
Heron is a 40-residence boutique high-rise condominium inside Pelican Bay in North Naples, declared in 1983 and governed by The Heron at Pelican Bay Condominium Association, Inc. It is not Heron at the Sanctuary, which is a separate Florida entity family, and it is not a Pelican Bay golf or single-family neighborhood.
Heron is at 5555 Heron Point Drive, Naples, Florida, in unincorporated Collier County. The association describes the site as the highest point of land in Pelican Bay, and Tram Station 1 sits between St. Tropez and Heron.
Forty residences, two per floor. The 1983 declaration describes 40 apartments plus two penthouses within one building; the association describes 40 residences. Ask the association for the unit roster if the exact count matters to you.
In our five years of sales, 2,485 square feet was the most common size (9 of 17 sales), followed by 2,454 (3 sales), 2,480 (2 sales), 1,978 (2 sales) and 2,335 (1 sale). Sizes come from the MLS record of each sale.
The declaration was recorded June 10, 1983 (Official Records Book 1026, Page 168) by Brar Associates of Naples, Ltd. The association’s Florida corporation filed in February 1983 and restated its articles on March 14, 1994.
Over the last 36 months, 12 Heron closings had a median sold price of $1,584,500, with a range of $1,110,000 to $2,100,000 (Southwest Florida MLS, pulled October 7, 2026). The last 12 months show a median of $1,705,000 on 4 closings, a small sample.
Median price per square foot was $678 over 36 months and $690 over 12 months (4 closings, a small sample). The three active listings range from $492 to $808 per square foot, depending on size and days on market.
The 36-month median is 84 days on market and the 12-month median is 52 days. Across five years, 9 of 17 sales closed within 45 days, while 7 took 100 days or more. Time on market is the listing period, not the post-contract closing period.
Three on October 7, 2026, listed at $1,599,000, $1,350,000 and $1,149,000, with a median list price of $1,350,000. At 4 closings in 12 months that is 9.0 months of supply (a small sample). Ask us for today’s listings.
By the supply arithmetic, Heron leans toward buyers: three listings against 4 closings in 12 months is 9.0 months of supply, and the 36-month sold-to-list ratio is 90.3 percent. With so few sales, one closing changes the picture, so we read it as a signal and not a rule. Buyers can start with our buying page. Call Marc at (239) 287-5873.
No dues figure is published in the public records we used. The declaration divides common expenses in equal one-fortieth shares, so each residence’s fee is one-fortieth of the budget. Request the current budget and fee schedule from the association before you offer.
The Foundation’s FY2027 assessment is $3,435 per residence: $2,180 operating, $497 replacement reserve and $758 bulk media, or $858.75 a quarter. In a condominium the association is billed and passes the cost through its dues, so it is part of the fee you pay Heron.
It is a capital assessment the Foundation’s FY2027 estoppel form places on the buyer for deeds recorded on or after October 1, 2026. The Foundation’s resale-assessment escalator of 3.5 percent from October 1, 2027 is cited to its realtor page. Budget the $15,000 as a closing cost.
Collier County’s page lists the FY2027 assessment as $789.07 operations and maintenance plus $460.93 capital and projects, a total of $1,250.00. The page does not state the billing basis, so confirm with the association how the charge reaches your residence.
The Foundation charges $250 to the seller, with an optional $100 for faster delivery. The association’s own certificate is capped by statute at $250, $100 and $150, and as we read the state’s current adjusted caps those figures are $299, $119 and $179.
Yes, with Board approval, but the number of leases is limited. The Foundation caps any dwelling at two leases per calendar year, and Heron’s bylaws require written, whole-unit leases to a natural-person lessee with the association’s approval. The stricter rule governs in practice, and the documents control.
The 1994 bylaws allow pets up to 20 pounds, carried or leashed, and bar reptiles, rodents, amphibians, poultry and livestock. Foundation rules add a 6-foot leash limit and bar pets from beaches, trams, boardwalks and the Community Center. Confirm today’s rule before you offer.
We found no age-qualified restriction in the governing documents we read. Florida’s housing-for-older-persons rules in section 760.29 set a narrow test, and the association has not shown us a recorded instrument claiming that status. Ask the association in writing.
Collier County’s Milestone Map lists Heron as “Milestone Completed” with a next year of 2033. That is the county’s status line. We do not describe what the inspection or the reserve study says; owners and buyers can request the records from the association.
FEMA’s effective map for 5555 Heron Point Drive shows zone AE with a base flood elevation of 10 feet NAVD88, on panel 12021C0383J effective February 8, 2024. Collier County lists the address in evacuation Zone A. Your insurer prices your own residence.
A preliminary map is under county review, with an appeal period that began August 19, 2026 and a target effective date of summer 2027 that the county says may change. We do not claim a new zone for Heron. Ask your flood agent to compare the preliminary and effective panels.
Section 689.302, Florida Statutes requires the seller to provide the flood disclosure at or before the time the sales contract is executed. Read it before you sign, and keep a copy with your insurance file.
Collier County’s attendance tool zones Pelican Bay to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High (checked July 1, 2026 at three Pelican Bay addresses, not at Heron’s). Confirm Heron’s address with the district before you rely on it.
By free-flow drive time from Artis-Naples, about 0.4 mile from Heron, Waterside Shops is 2 minutes, the Naples airport 14 minutes and Southwest Florida International 43 minutes. Add 5 to 15 minutes in season.
The association lists a pool and spa, a renovated gym and sauna, a tennis and pickleball court, a social room with a catering kitchen, two guest suites, secure indoor garage parking and a flood protection system. Foundation membership adds trams, beaches, parks and a community center.
The association describes secure indoor garage parking. We have not confirmed how many spaces come with each residence, so ask for the deeded or assigned parking in the declaration and in the listing.
A Realtor Guest Card allows one day only, and the realtor must accompany the clients. Golf at Club Pelican Bay is separate and has its own membership terms that we could not source.
The association’s Board, under Section 9 of the 1994 bylaws, which allow disapproval only for listed good cause. The Foundation does not approve transfers. Plan for the association’s response time in your closing date.
Under section 718.503, Florida Statutes, a buyer of a condominium resale has 7 days, excluding Saturdays, Sundays and legal holidays, to cancel if the required documents were not delivered as the statute requires. Read the statute and your contract.
The seller pays documentary stamps at $0.70 per $100, which is $11,091.50 at Heron’s 36-month median of $1,584,500. In Collier County the buyer customarily pays the owner’s title policy, but your contract controls.
No. Heron at the Sanctuary is a separate set of Florida entities (Sunbiz filings N94000000787, N95000002035 and N98000000246). Heron at Pelican Bay is the 40-residence building at 5555 Heron Point Drive, Florida document 767023.
Over 36 months Heron’s median is $1,584,500 on 12 closings and St. Nicole’s is $1,300,000 on 8 (a small sample). St. Nicole sold faster, at a median of 9 days against Heron’s 84.5, and Heron’s homes are larger.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, read every recorded Heron sale since 1983 and the recorded condominium documents before advising a client. See our team page.
Contact Marc and he will arrange the showing with the listing agent and the building. Start with our buying page or call Marc at (239) 287-5873. Seller questions go to Jesse at (239) 898-6072.
These are the questions sellers ask most about selling a Heron condominium at 5555 Heron Point Drive in Pelican Bay, answered from the recorded documents, Collier County’s records and the Southwest Florida MLS (pulled October 7, 2026). The recorded documents control, and every figure carries its window and count.
It depends on the plan, floor, view and condition. Over 36 months Heron’s 12 closings had a median of $1,584,500 and a range of $1,110,000 to $2,100,000. For a price range on your residence, request a free home valuation. Call Jesse direct at (239) 898-6072.
In the last 12 months there were 4 closings (a small sample) at a median of $1,705,000, ranging from $1,350,000 to $1,920,000. Over 24 months there were 7 closings at a median of $1,700,000, and over 60 months there were 17 closings at a median of $1,600,000.
The 36-month median is 84 days on market and the 12-month median is 52 days (4 closings, a small sample). Nine of 17 sales in five years closed within 45 days, and 7 took 100 days or more. Pricing against recent closings is the difference between the two groups.
Use recent closings as the anchor, not a single sale. Over 36 months Heron sales closed at a median 90.3 percent of final list price, measured against the last list price after any reductions. A list price that ignores that gap tends to sit and then reduce.
The 12 closings in the 36-month window were listed at a combined $20,896,000 and sold for $19,039,000, a difference of $1,857,000 across 12 sales. The median ratio is 90.3 percent. Those totals are history, and your result depends on your price and your timing.
In the 36-month window, the 2,485 square foot plan closed 8 times at a median of $1,684,500, and the lowest and highest sale were $990,000 apart. That spread is why condition, view and updates matter more than the plan itself.
The 1,978 square foot plan closed twice in five years at a median of $1,390,000, a small sample. One active listing of that size at $1,599,000 had been on the market for 568 days when we pulled the data, which is a caution about pricing, not a prediction.
Buyers read days on market. A listing that sits for several months becomes a price-reduction story in the buyer’s mind. At Heron, the sales that took 271 to 276 days closed at 88.3 to 95.0 percent of final list price, so a long listing did not always mean a deep discount, but it always meant a long wait.
The condominium documents the statute requires, the budget and financial statement, the frequently asked questions sheet and any milestone and reserve-study records the association holds, plus the flood disclosure. A buyer has 7 days, excluding weekends and legal holidays, to cancel if the documents were not delivered correctly under section 718.503.
The FY2027 Foundation estoppel is $250, a seller cost, with an optional $100 expedite in 3 business days. The Foundation also charges $500 to a seller for ID cards that were not returned, so return them before closing.
Statute caps the association’s certificate at $250, with $100 for expedited delivery and $150 for a delinquent account. As we read the state’s current adjusted caps those are $299, $119 and $179. Ask the association for its current schedule.
The Foundation form places the $15,000 resale capital assessment on the buyer for deeds recorded on or after October 1, 2026. The contract can allocate it differently. Tell your agent the intent before listing so the buyer’s offer already reflects it.
The seller customarily pays documentary stamps at $0.70 per $100 of price under section 201.02. At the 36-month median of $1,584,500 that is $11,091.50, and at $1,705,000 it is $11,935.00. Your contract controls the allocation.
In Collier County the buyer customarily pays the owner’s title policy, so it is not a seller cost, but the contract controls. Ask your closing agent for the figure before you sign.
Yes, under the 1994 bylaws the Board reviews a sale, and it may disapprove only for listed good cause by a majority of the whole Board after counsel’s written opinion. Without good cause, the original buyer is deemed approved if the Board fails to name an approved purchaser within 30 days. The Foundation does not approve transfers.
The recorded bylaws and the original declaration use 30-day clocks for the association’s response on a sale. The practical timeline depends on a complete application, so deliver it with the signed contract. Ask the association for its current process.
Only for listed good cause under the bylaws we read. Grounds include a limit of two units per owner, false information or unpaid fees on the application, and closing without prior approval. If the Board has no good cause it cannot block the sale. Ask an attorney if you face a disapproval.
It narrows your buyer pool. Heron requires the association’s approval of leases and Pelican Bay Foundation caps any dwelling at two leases a year, which rules out frequent short-term rental. Buyers who want an investment property will price that in. Tell buyers early.
The 1994 bylaws allow pets up to 20 pounds, carried or leashed, so a buyer with a large dog will not close. Disclose the rule in the listing so showings go to buyers who can live with it.
Yes. Section 689.302, Florida Statutes requires the flood disclosure at or before the time the sales contract is executed. FEMA’s effective map shows zone AE at the building address, and the building has a flood protection system. State both facts as the records show them.
We cannot say. The county’s preliminary map is under appeal review, and we do not claim a new zone for Heron. Buyers and insurers will compare the two panels, so have your flood agent’s answer ready when you list.
Yes. Collier County’s Milestone Map lists Heron as “Milestone Completed” with a next year of 2033. Buyers ask for the report and the reserve study, and you can give them what the association holds. We never describe the contents of those member records.
Many do. The 1994 bylaws cap special assessments at 15 percent of the annual budget unless a majority of owners consents, and the Foundation’s resale assessment is the buyer’s cost. Ask the association for any pending assessment in writing and disclose it.
Listing in the fall puts the home in front of the winter buyer pool. Pelican Bay’s season runs roughly January through April. With about 3.4 resales a year, a prepared listing at the right price matters more than the calendar.
Only where the buyer will see value you can recover. Above the ground floor the bylaws require wall-to-wall carpet unless the Board approves a hard surface, so confirm approvals for flooring work. We compare renovated and original sales of your plan before advising.
Yes, if the contract says so. A furnished sale needs an inventory and a separate bill of sale. Ask us for a sample and have your attorney review.
No. Many Heron owners live elsewhere for part of the year. We coordinate showings, documents and the closing remotely, and a power of attorney or remote closing can be arranged with your title agent.
The recorded declaration addresses transfers by gift, devise or inheritance, with a 30-day association clock for approving continued ownership. Talk to an estate attorney and the association first. We help with pricing and marketing once the title is clear.
Documentary stamps of $0.70 per $100, the Foundation estoppel of $250, the association estoppel, any unpaid assessments and the agent compensation you negotiate. The buyer customarily pays the owner’s title policy. A written net sheet at your price is the right way to see the total.
We price against recorded sales, prepare the document package before the first showing, photograph the plan and the view, and list through the MLS with scheduled showings. Our guide reads the recorded Heron documents so we can answer buyer questions in the first call.
We lead the #1 team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. For a building that sells about 3.4 times a year, we have read every recorded Heron sale since 1983.
Yes. Start with a free home valuation, and Jesse follows up with the sales that fit your plan. Call Jesse direct at (239) 898-6072.
Coordinate both contracts. If you are moving to another Pelican Bay building, compare it first with our Pelican Bay guide and the buildings above. Marc handles the purchase side: our buying page. Call Marc at (239) 287-5873.
Request a valuation, gather your condominium documents and the last two years of dues, and call Jesse. We confirm the plan, the approvals and the pricing in one conversation. Start at our home valuation page. Call Jesse direct at (239) 898-6072.
Every Heron fact on this page comes from a recorded instrument, a state, county or federal record, Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s recorded sales through June 30, 2026, or the Southwest Florida MLS (pulled October 7, 2026).
The primary sources are grouped below by who issued them and numbered continuously. Collier County Property Appraiser figures come from the county’s published tax roll and sales data, which we cite here in plain text as the Collier County Property Appraiser, 2026 tax roll.
The Heron documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s official records viewer; Foundation forms open at Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Declaration of Condominium, The Heron at Pelican Bay (1983), OR 1026, Page 168 | Collier County Clerk | Open the 1983 Heron declaration |
| Amended and Restated Articles and Bylaws (1994), OR 1930, Page 1637 | Collier County Clerk | Open the 1994 Heron restatement |
| Heron Point Drive easement agreement (1992), OR 1773, Page 2062 | Collier County Clerk | Open the 1992 easement agreement |
| Bylaw amendment on leasing (1997), OR 2300, Page 1560 | Collier County Clerk | Open the 1997 bylaw amendment |
| Water leak sensor amendment (2015), OR 5141, Page 2953 | Collier County Clerk | Open the 2015 leak sensor amendment |
| Foundation FY2027 estoppel certificate form | Pelican Bay Foundation | Open the FY2027 estoppel form |
| Foundation leasing amendment (2019) | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Foundation Rules and Regulations (December 12, 2024) | Pelican Bay Foundation | Open the Foundation rules |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
| FEMA condominium flood coverage fact sheet | FEMA, via Collier County | Open the condominium flood coverage fact sheet |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Heron at Pelican Bay. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Heron, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Heron, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Heron has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Heron do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Heron home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
