Pelican Bay - Hyde Park

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

Hyde Park is a mid-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Hyde Park at Pelican Bay is 97 condominium residences in four buildings on Pelican Bay Boulevard, addressed 6300 to 6360 Pelican Bay Blvd, Naples, FL 34108: three six-story buildings with a parking level under five residential floors, and one two-story building, built from 1983 to 1988. This page covers all 97 because the street, the buyers and the market are the same.

This page is about Hyde Park at Pelican Bay in Collier County. It is not Hyde Park, the Tampa neighborhood, and it is not London’s Hyde Park, though searches for “hyde park naples” often land on both. The name trap goes further at the Collier County Clerk: a name search for “Hyde Park” returned 642 index entries on October 7, 2026, and 150 of them belong to an unrelated land company’s lot notices. The Pelican Bay association is Hyde Park at Pelican Bay Condominium Association, Inc., Florida document number 758477, and its declaration is recorded at Official Records Book 1023, page 430, so match any Hyde Park paper by those two identifiers and not by the name alone.

This guide is built from the recorded declarations and amendments at the Collier County Clerk, Florida Division of Corporations filings, the Collier County Property Appraiser’s 2026 tax roll, Collier County’s Milestone Map and its flood, zoning and evacuation layers, FEMA’s flood map, the Pelican Bay Foundation’s published budget, estoppel form and rules, Florida’s condominium statutes as they read in 2026, and a Southwest Florida MLS pull dated October 7, 2026. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.

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

Why McGreevy and Comisar Are the Best Realtor for Hyde Park at Pelican Bay

McGreevy and Comisar are the best realtor for Hyde Park 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 Hyde Park read built from the recorded declaration, the county’s milestone file and every MLS closing.

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

If you’re searching for the best realtor for Hyde Park in Pelican Bay, Naples, whether you’re ready to sell your Hyde Park 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 Hyde Park for a specific reason: it is a thin market where price depends on the residence and not on the building. In the 24 months to October 7, 2026, ten Hyde Park residences closed in the Southwest Florida MLS at prices from $625,000 to $1,435,000, and all six residences that closed in the last 12 months show the same 1,607 square feet of MLS living area, yet they closed at prices from $625,000 to $1,399,000. A listing agent who prices Hyde Park off a Pelican Bay average will misprice a residence by hundreds of thousands of dollars. We price each residence against its own floor plan, its own sales and its own documents.

Recent Hyde Park track record (last 24 months): In the 24 months from October 8, 2024 to October 7, 2026, the Southwest Florida MLS shows 10 Hyde Park closings (pulled October 7, 2026) at a median sold price of $889,329, from $625,000 to $1,435,000, for a total of $9,416,408. The median days on market was 124 days on all 10 sales. In the last 12 months the count was 6, a small sample. 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 Hyde Park sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Hyde Park 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 to cancel after receiving it, and because a Hyde Park sale needs the Board’s written approval and a Pelican Bay Foundation estoppel. We assemble it early so the seven days start on day one.

For Hyde Park buyers: the first question at Hyde Park is which floor plan you are buying, because the MLS shows living areas from 1,439 to 2,378 square feet and prices that swing with them. The second is the building’s place in the county’s milestone file. The third is the flood map: every Hyde Park address we checked sits in FEMA Zone AE, a Special Flood Hazard Area. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Hyde Park address; we do.

Honors and recognition:

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

Selling your Hyde Park home? Get a free home valuation priced against the sales of your own floor plan, or call Jesse direct at (239) 898-6072.

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

Where Is Hyde Park at Pelican Bay? Addresses, Buildings and the Map

Hyde Park sits on Pelican Bay Boulevard in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. The four residential buildings are addressed 6300, 6320, 6350 and 6360 Pelican Bay Blvd, and the 1983 declaration recorded at the Collier Clerk describes them as Buildings A, T, B and C.

What Is the Street Address of Hyde Park at Pelican Bay?

The residential buildings are 6300, 6320, 6350 and 6360 Pelican Bay Blvd, Naples, FL 34108, so the range most buyers type is 6300 to 6360 Pelican Bay Blvd. The 2017 restated declaration gives 6320 Pelican Bay Boulevard as the association’s address, and the state’s corporation record lists the association’s mail in care of its law firm. A recorded 2022 sidewalk easement to Collier County uses 6320 as the association’s mailing address too.

Which Address Is Which Building?

The 1983 declaration names four buildings, A, B, C and T. We matched letters to street addresses from the county’s milestone file, which lists Buildings A, B and C by address, and from the school district’s address service, which lists the 6320 residences with a T unit prefix.

The counts add to 97: 90 residences in the three tall buildings and 7 in Building T. The 1983 declaration says the same thing in words: Buildings A, B and C each hold 30 dwelling units on five residential floors of six units over one parking level, and Building T has two floors of four apartments, of which seven are condominium units and one is the manager’s apartment, a common element.

Is Hyde Park on a Golf Course, a Lake or the Gulf?

No recorded Hyde Park instrument promises a view, and Hyde Park is not on the Gulf. The buildings sit inside the Pelican Bay planned unit development, and the Pelican Bay Foundation owns the beach parks for the whole community. If a view matters, we walk the specific residence and the floor with you, because the building, the floor and the unit decide it.

How Far Is Hyde Park From Willow Brook?

Hyde Park’s nearest rival condominium, Willow Brook at Pelican Bay, sits on Willowbrook Drive about 0.6 to 0.7 mile, 944 to 1,081 meters, from the middle of Hyde Park by the Census-geocoded points we checked. Both are condominium neighborhoods inside Pelican Bay and buyers cross-shop them, so a comparison section below sets them side by side.

Which Pelican Bay Sections Are Close to Hyde Park?

Collier County’s zoning and future land use layers place all four Hyde Park buildings inside the Pelican Bay planned unit development, in the Urban Residential Subdistrict. The community-wide amenities run through the Pelican Bay Foundation, which owns the beach parks and the community center for all of Pelican Bay.

Living in Hyde Park at Pelican Bay as a Homebuyer

Living in Hyde Park at Pelican Bay means a two-bedroom, two-bedroom-plus-den or three-bedroom condominium residence, with 1,439 or 2,191 square feet on the county roll for the tall buildings, where the association paints, waterproofs and repairs the exterior and the Pelican Bay Foundation runs the beach, the community center and the tram.

Hyde Park is a smaller condominium neighborhood by Pelican Bay standards: 97 residences on the county’s 2026 roll, with a median heated area of 1,439 square feet. What follows is what daily life at Hyde Park looks like, drawn from the recorded documents, the county’s records and the Foundation’s pages.

What Is Hyde Park at Pelican Bay?

Hyde Park at Pelican Bay is a 97-unit condominium declared on May 25, 1983 and recorded on May 26, 1983, built from 1983 to 1988. The condominium is operated by Hyde Park at Pelican Bay Condominium Association, Inc., a Florida not-for-profit corporation filed on May 22, 1981 and active in the state’s records today.

Two Products Under One MLS Name

A Hyde Park buyer is choosing between a residence in one of three tall buildings and a residence in the two-story Building T, and the Southwest Florida MLS lists all 97 under the single name HYDE PARK. Buildings A, B and C hold 30 residences each, 90 in all, over a parking level. Building T holds seven. Every Hyde Park closing in the last 60 months is coded as an attached residence in the MLS, so a raw search blends the two.

The Three Tall Buildings

Buildings A, B and C each have one parking level and five residential floors of six residences. The unit numbering shows four numbered floors plus a penthouse floor in each building, and parking spaces are limited common elements assigned to units under the declaration. These are the buildings that sit inside Florida’s milestone inspection and structural reserve study rules.

Building T

Building T has two floors with four apartments on each floor. Seven are condominium residences and the eighth is a common element used as a manager’s apartment that the 2017 declaration allows the association to lease for 90 days or more. The roll shows Building T residences at 1,446 heated square feet, a little above the 1,439 square feet of the tall buildings’ standard plan.

Who Manages Hyde Park?

Florida’s corporation records show the association’s principal and mailing address in care of The Murrell Law Firm, P.A., a Naples law firm that is also the registered agent, with annual reports filed on April 22, 2024, April 25, 2025 and April 15, 2026. We found no public association website; owners and buyers request records through the seller or the association’s manager.

What Hyde Park Does Not Have

Hyde Park has no private yard, no private pool and no beach of its own: the beach parks are run by the Pelican Bay Foundation. It is also not a place for a large dog, a second dog or any pet in a leased unit, since the declaration allows one small pet of 20 pounds or less and bars pets in leased units, and not a place for nightly rentals. Buyers who need any of those should look at Avalon or at a single-family street instead.

Hyde Park at Pelican Bay Market Snapshot: What the Condos Actually Sell For

Hyde Park at Pelican Bay residences closed 10 times in the 24 months to October 7, 2026, at a median of $889,329 from $625,000 to $1,435,000 (Southwest Florida MLS, October 8, 2024 to October 7, 2026). Twenty-four months is the first window with ten or more Hyde Park closings; the 12-month window holds only 6, a small sample.

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

Hyde Park is a thin market in which the price swings widely on residences that the MLS describes the same way, so a single median hides more than it shows. We lead with the first window that holds ten or more sales, name the window and the number of sales beside every figure, and then split by building, bedroom count and size. No Hyde Park sale in the five-year file was entered after closing, so every sale counts in every figure below, including days on market and sale-to-list.

The Last 24 Months at a Glance

The Southwest Florida MLS pull dated October 7, 2026 counts 10 Hyde Park closings in the 24 months from October 8, 2024, at a median of $889,329 (the mean of the 5th and 6th of 10 prices in order, $878,658 and $900,000), a low of $625,000, a high of $1,435,000 and total volume of $9,416,408. The median sold price per square foot was $522 on 10 sales, the median days on market 124 on 10 sales, and the median sale price was 92.6 percent of the final list price on 10 sales.

The days-on-market median hides a split. Four of the 10 sales closed in 25 days or fewer (5, 12, 15 and 25 days), and five took 169 days or more (169, 193, 255, 270 and 488). The 488-day sale closed at $695,000 against a final list of $750,000. At Hyde Park a priced-right residence sells in weeks and a mispriced one sits for most of a year.

Every Hyde Park Closing in the Last 24 Months

Here is every closing in the 24 months to October 7, 2026, newest first, by month and building, with no unit numbers or owner names. The building comes from the street number in the MLS record, where 6300 is Building A, 6350 is Building B and 6360 is Building C. Living areas are the MLS’s, which run higher than the county roll’s heated areas, as the residences section explains.

The March 2026 sale at $1,399,000 is the outlier of the last year: it closed in 5 days at its list price, at $871 per square foot, which is the highest price per square foot in the 60-month file, and it is a residence that sold earlier in the file for $1,199,000 (see the repeat-sales section below). The other five sales in the last 12 months ran from $625,000 to $878,658.

Four Windows, One Market

Because a median can move on one sale, here are all four standard windows, each ending October 7, 2026.

The 12-month median is the mean of the 3rd and 4th of 6 prices, $695,000 and $720,000. The 24-month median is the mean of the 5th and 6th of 10, the 36-month median is the 8th of 15, and the 60-month median is the 15th of 29. The medians step down as the window shortens, from $1,023,750 over 60 months to $707,500 over 12, a fall of 30.9 percent, and the days on market step up from 31 to 124. The market has become slower and cheaper, and the next two sections show where the change sits.

The Last 12 Months, a Small Sample

Six closings in 12 months is too few to read a trend, so we do not build a conclusion on them. They ran from $625,000 to $1,399,000 at a median of $707,500 and a median of $440 per square foot on 6 sales, and the 6 sales took a median of 124 days and closed at 92.6 percent of the final list price. All six show 1,607 square feet of MLS living area, three were in Building C, two in Building A and one in Building B, and none was in Building T. Five of the six closed below their final list price and one, the $1,399,000 sale, closed at it.

Twelve-Month Periods Back to 2021

Slicing the five years into five consecutive 12-month periods, each ending on October 7, shows the shift in volume and price.

The 2022 period is the only one with ten closings, and its median of $1,099,500 is the mean of $1,099,000 and $1,100,000. The three middle periods ran 4 to 5 sales each. The newest period’s median of $707,500 is 35.7 percent below the 2022 period’s. Every period but the oldest is a small sample.

What Changed: Months 1 to 24 Against Months 25 to 60

The 19 closings from October 2021 to May 2024 (months 25 to 60) had a median of $1,100,000, a median of 21 days on market and a median sale-to-list of 99.9 percent, each on 19 sales. The 10 closings of the last 24 months had a median of $889,329, 124 days and 92.6 percent. That is 19.2 percent lower on price, nearly six times as long on market and about seven points further below list.

Three sales in the five-year file closed above their final list price, all in April and May 2022. In the last 24 months no sale closed above its final list price, two closed at it, and the other eight closed below it by a median of $67,500, with the widest gap at $171,250 on the July 2025 sale. The pricing power sellers had in 2022 is not in the recent sales.

Closings by Building

The street number in the MLS record places each closing in a building. Over 60 months, by building:

The counts add to 29. Building A holds 31 percent of the residences (30 of 97) and produced 12 of the 29 closings, 41 percent, and 6 of the last 24 months’ 10. Building T’s three sales were the smaller 1,439 to 1,442 square foot residences and are the lowest-priced group. In the last 24 months the split was A with 6 at a median of $961,875 (the mean of $900,000 and $1,023,750), C with 3 at a median of $650,000 and B with 1, all three groups small samples.

Price by Bedrooms and by Size

Size explains more of the Hyde Park price spread than the building letter does. Over 60 months, by the MLS’s bedroom count:

By the MLS’s living area, the 19 sales from 1,600 to 1,659 square feet had a median of $950,000 at $591 per square foot, the 4 sales at 1,439 to 1,442 square feet (a small sample) had a median of $779,500 at $541, and the 5 sales at 2,351 to 2,378 square feet (a small sample) had a median of $1,435,000 at $603. The larger plans’ median sits $485,000, or 51.1 percent, above the 1,600 to 1,659 square foot median. One sale was at 2,191 square feet, at $1,090,000.

The 2 bed and 2 bed plus den labels cover the same 1,607 square feet in the MLS, so the “den” is a listing choice and not a different floor plan. Treat the per-square-foot figures as a screen and not as an appraisal.

Price per Square Foot

Over 60 months the median is $591 per square foot on 29 sales, from $382 to $871. Over 24 months it is $522 on 10 sales and over 12 months $440 on 6. The lowest figure, $382, is the May 2024 sale in Building T. The MLS living area is not stable for a given residence: the Building C residence that sold twice shows 1,439 square feet in 2022 and 1,607 in 2026, so a per-square-foot figure is only as good as the area the listing agent entered.

Closings by Calendar Year

MLS closings by calendar year show a market that has run at 4 to 7 sales a year. Every calendar year holds fewer than ten sales, so each row is a small sample.

The yearly median fell from $1,199,000 in 2022 to $900,000 in 2025, a drop of 24.9 percent, and the 2026 figure to date is $799,329 on four sales, 11.2 percent below 2025 and 33.3 percent below 2022. The 2023 median is the mean of $1,100,000 and $1,150,000, the 2024 median the mean of $950,000 and $1,090,000 and the 2026 median the mean of $720,000 and $878,658. With four to seven sales a year, one sale moves a year’s median by tens of thousands of dollars, which is why we read the 24- and 60-month windows ahead of any single year.

Every Hyde Park Closing, Months 25 to 60

For completeness, here are the 19 earlier closings in the five-year file, October 2021 to May 2024, newest first.

The highest price in the five-year file, $1,595,000, closed in February 2022 in Building B on a 2,351 square foot, 3 bed plus den residence. The lowest, $550,000, closed in May 2024 in Building T.

Repeat Sales: Did Any Hyde Park Residence Sell Twice?

We matched the 29 MLS closings by building and residence inside the 60-month window and found two residences that sold twice, which is the only direct measure of what a Hyde Park owner gained or lost. A Building B residence sold in October 2021 for $725,000 and again in June 2026 for $720,000, a change of minus $5,000, or 0.7 percent, after 169 days on market. A Building C residence sold in April 2022 for $1,199,000 and again in March 2026 for $1,399,000, a gain of $200,000, or 16.7 percent, in 5 days at its list price. Two pairs are not a trend, and the second residence’s MLS living area changed between its two listings, but the pairs show that Hyde Park’s recent prices can sit on either side of a 2021 or 2022 purchase.

Sold Above List: How Often, and When

Of the 29 sales in the 60 months, 3 closed above their final list price, 8 closed at it and 18 closed below it, and the three above-list sales fall in April and May 2022. The highest premium, 18.8 percent, was a $950,000 sale against a final list of $799,900 on April 26, 2022. None of the 10 sales in the last 24 months closed above its final list price, and the median sale-to-list ratio was 92.6 percent.

What the County Recorded: Hyde Park Sales Since 1983

The Collier County Property Appraiser’s recorded-sales file counts Department of Revenue qualified sales of improved parcels at $100,000 and over. Selected years, with the file running through June 30, 2026. Any year with fewer than ten sales is a small sample.

The county records deed consideration and the MLS records the reported closing price, so the two files can differ on a sale, and we use each file’s figure in its own table. Where one sale differs, we publish the deed figure and name the MLS figure once: the county’s 2026 high is the deed figure of $878,700, and the Southwest Florida MLS, pulled October 7, 2026, reported the same sale at $878,658. The county’s 2022 median of $1,149,500 on 8 sales is 6.4 times its 1983 median of $179,000 and 27.7 percent above its 2025 median of $900,000. The county file shows 2 qualified sales in 2026 through June 30 against 3 MLS closings in the same months, and the March 2026 sale at $1,399,000 is not in the county’s qualified file. The file lists only sales the Department of Revenue codes as qualified, and recording can lag a closing, so it does not match the MLS count one for one.

Thinking of Selling or Buying at Hyde Park? Start With a Valuation or a Tour

Owners can get a free home valuation built from the Hyde Park sales that match their floor plan and building, and Jesse follows up directly at (239) 898-6072. Buyers can book a tour by calling Marc at (239) 287-5873 or read how we represent buyers.

Current Listings

On October 7, 2026 the MLS showed three Hyde Park listings, all active and none pending.

The median of the three list prices is $1,250,000. The highest, $1,825,000, is $230,000 above the highest Hyde Park closing in five years, $1,595,000, so it asks for a new record at $776 per square foot. The $1,250,000 listing asks $778 per square foot on 1,607 square feet, against a 60-month median of $591 and a 24-month median of $522. The $849,900 listing is the only one priced inside the range of recent closings for its plan, at $529 per square foot.

Months of Supply

Three active listings against 6 closings in 12 months is 6 divided by 12, or 0.5 closings a month, so 3 divided by 0.5 is 6.0 months of supply (12-month window, 3 actives, October 7, 2026). The 24-month pace of 10 closings, 0.417 a month, gives 7.2 months. Six months is the usual line between a buyer’s and a seller’s market, so Hyde Park sits at the line on the 12-month pace and on the buyer’s side on the 24-month pace, though three listings and six sales are too few to rely on for a trend.

Asking Prices Against Closed Prices

The $1,250,000 median list price sits 76.7 percent above the 12-month median closing of $707,500 and 40.6 percent above the 24-month median of $889,329. The comparison is not like for like, because the listings are a 3 bed plus den and two 2 bed plus den residences and the closed medians blend every plan, but the gap tells a seller that the market has not paid today’s two highest asking prices. The three listings have been on the market 18, 96 and 122 days.

Our Read of the Hyde Park Market

Our read is that Hyde Park is a thin, slowing market with wide price swings inside one floor plan. The middle fell from $1,100,000 over months 25 to 60 to $889,329 over the last 24 months and $707,500 over the last 12, days on market went from 21 to 124, and nobody has paid above list since the spring of 2022. Two of the three asking prices sit far above recent closings. The sales that worked were priced to the market: four of the last ten closed within 25 days.

First-Hand: What We Check on Every Hyde Park Pricing

As Top 1% Real Estate Agents Nationally Since 2008, we tracked every Hyde Park closing in the Southwest Florida MLS from October 2021 to October 2026, 29 in all, and in the last 12 months we tracked all 6 against the building letter and the recorded documents before this guide was written. Before we price a Hyde Park residence we sort the closings by building, floor plan and bedroom count, check the MLS living area against the county roll, and read the building’s milestone status and the association’s approval rules. A seller can ask for that work at no cost.

Selling at Hyde Park? Start with a free home valuation or call Jesse direct at (239) 898-6072.

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

The Residences at Hyde Park at Pelican Bay: Three Tall Buildings and Building T

The residences at Hyde Park at Pelican Bay measure 1,439 or 2,191 square feet on the county roll in Buildings A, B and C and 1,446 square feet in Building T, while the Southwest Florida MLS lists living areas from 1,439 to 2,378 square feet, so we quote each source by name below.

Square Footage and Floor Plans

By the Collier County Property Appraiser’s 2026 tax roll, each of the three tall buildings holds 20 residences at 1,439 heated square feet and 10 at 2,191, which is 60 and 30 across the three buildings, and Building T holds seven at 1,446. The Southwest Florida MLS lists living areas from 1,439 to 2,378 square feet on the closings of the last five years, in four bedroom counts: 2 bedrooms, 2 bedrooms plus a den, 3 bedrooms and 3 bedrooms plus a den, each with 2 baths. The two sources describe area differently and do not match, so we do not blend them. A buyer who needs an exact figure should rely on the recorded condominium plat, an appraisal or a measured floor plan.

Floors and Penthouses

Each tall building has a parking level under five residential floors of six residences, 30 residences per building, and the top floor is a penthouse floor. Florida’s milestone and structural reserve rules for buildings of three stories or more apply to these three buildings, which the milestone section below takes up. Building T is a different product: two floors of four apartments each, seven of them condominium residences.

Parking Under the Tall Buildings

The 1983 declaration describes a single parking level under each of the three tall buildings. Under section 8.1(A) of the 2017 declaration the parking spaces are limited common elements, assigned to the exclusive use of specific residences by a recorded confirmation of assignment, and the association maintains all parking spaces as a common expense (sections 8.1(A) and 9.1(K)). Section 8.2 lets two owners exchange use of spaces if the Board approves and both sign a Certificate of Transfer, which takes effect when it is recorded in the public records at the owners’ cost. A buyer should ask which space comes with a residence and ask for the recorded assignment before closing, because fixing a missing or disputed assignment is easier before the closing than after it.

Building Age and Year Built

Collier County’s 2026 roll gives 1983 for the 6300 and 6350 Pelican Bay Blvd buildings, 1984 for Building T at 6320 and 1988 for the 6360 building, which is how the page’s 1983 to 1988 range arises. The county’s milestone-by-year list shows a different date for the 6360 building: it lists Buildings A, B and C with a certificate-of-occupancy date of January 1, 1983 and a next inspection due January 1, 2033. Two county files give two ages for one building, and we do not choose between them. A buyer who needs the exact date should ask the association for the certificate of occupancy.

Who Maintains What

Section 9.1 makes the association responsible for the common elements and lists, among other items, all exterior building walls and lakeside terrace exterior floors including painting, waterproofing and caulking, stairways and railings, all parking spaces, the fire sprinkler heads and fire suppression equipment, water pipes and sewer lines within the walls, and electrical wiring up to each residence’s circuit breaker panel. Section 9.2 makes the owner responsible for the residence’s windows and window glass, the main entrance door and all other doors, the plumbing and electrical lines and fixtures serving only the residence, the circuit breaker panel, appliances, water heaters, smoke alarms and vent fans, air conditioning and heating equipment, floor coverings and shower pans. A buyer should read both lists, since they decide who pays when a window, a door, a pipe or an air handler fails.

Dryer Vents

The 2022 amendment recorded at Official Records Book 6084, page 408 changed section 9.1(M) to make annual maintenance, cleaning and repair of the dryer vent ducts an association responsibility, and deleted the owner’s dryer-vent duty that sat in section 9.2(M). Dryer vents are a fire-safety item, and a buyer should ask when the association last had them cleaned.

Alterations, Permits and the Compliance Bond

The same 2022 amendment rewrote section 9.5. An owner needs the Board’s written approval for material alterations, substantial additions or any change to the exterior appearance, must give the association office a copy of the initial permit before work begins and a completed copy when it ends, and a later owner becomes jointly and severally liable with the previous owner for correcting alterations made without approval. The association may set rules on construction inside residences, including the periods of the year in which projects such as structural changes or the installation or removal of tile or wood flooring may proceed, and may require the owner or the contractor to supply a compliance bond. Major renovations that create significant noise may be limited to an off-season whose dates the Board determines; the earlier fixed window of May 1 to September 30 was struck. A buyer planning a renovation should ask the Board for the current dates, the bond requirement and the approval form, and should ask whether earlier alterations in the residence were approved.

Terraces and Hurricane Shutters

Under section 8.1(D), no terrace may be carpeted, covered or enclosed without the prior written approval of at least two-thirds of the Directors, no carpeting may be installed over concrete exposed to the elements, and the owner maintains and insures any approved covering. Section 9.11 lets the Board adopt a basic plan for screening or enclosing terraces, which owners may then follow without separate consent. Section 9.12 has the Board adopt a standard hurricane shutter model, color and style, and only that standard may be installed, so a Hyde Park owner cannot pick a shutter freely.

Windows and Doors

The Clerk’s index shows two recent replacement projects at Hyde Park. A September 18, 2024 notice of commencement describes replacement doors, and a February 11, 2025 notice describes replacement windows. A recorded notice shows that work was planned and permitted, not who pays for it or what it cost, so a buyer should ask whether the windows and doors in a specific residence are the new ones and what the owner’s share was.

Balconies and Concrete

Balcony and walkway concrete is the recurring recorded item at Hyde Park. A notice of commencement recorded November 9, 1995 describes concrete restoration of balconies and walkways, and an August 16, 2023 notice covers balcony slab tops and post-tension cable repairs “as found” in Buildings A, B and C. A buyer should ask what the 2023 repairs found and whether more is scheduled.

Ownership Forms

Section 14.1 of the 2017 declaration speaks to how a residence may be held. When a residence is co-owned or owned by an entity, the owners name one primary occupant, and the Board approves only one change of primary occupant in any 12 months. Section 14.1(E) addresses life estates. A buyer taking title in a trust, a company or with a partner should read section 14.1 before choosing the form of title.

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

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

How Did Hyde Park at Pelican Bay Come to Be?

Hyde Park at Pelican Bay began as a Declaration of Condominium recorded on May 26, 1983 (Official Records Book 1023, page 430), was amended in 1983, 1984, 1988 and 1993, restated in 2017 and amended again in 1998, 2004, 2022 and 2026. The history below follows the recorded instruments in order.

1981: The Association Is Incorporated

Florida’s corporation records show Hyde Park at Pelican Bay Condominium Association, Inc., document number 758477, filed as a not-for-profit corporation on May 22, 1981, two years before the first recorded declaration. The filing is active, its amended and restated articles were filed May 17, 2017, and its most recent annual report was filed April 15, 2026.

1983: The Declaration and the Plat

On May 26, 1983 the Clerk recorded the Declaration of Condominium, 74 pages, Official Records Book 1023, page 430, with its condominium exhibit at Condominium Book 22, page 66. The declaration describes four residential buildings, A, B, C and T, with 97 residences, and lists the common elements: a multi-purpose recreation building, a swimming pool, the manager’s apartment and one tennis court.

1983: The First Amendment

On July 28, 1983 the Clerk recorded the first amendment, Official Records Book 1034, page 222, by the developer, Power Corporation, which adds a supplemental surveyor’s certificate, and a revised condominium exhibit at Condominium Book 23, page 1 on the same day.

1984: The Second Amendment

The second amendment, Official Records Book 1104, page 202, recorded October 8, 1984, records a declaration amendment adopted by the Board and the members on February 23, 1984.

1988: The Third Amendment

On May 18, 1988 the Clerk recorded the third amendment, Official Records Book 1350, page 1165, by the developer, with an updated surveyor’s certificate dated May 18, 1988.

1993: The Sixty-Three-Page Amendment

On April 9, 1993 the Clerk recorded a 63-page amendment of the declaration, bylaws and articles, Official Records Book 1814, page 173. We have not read it in full and do not state what it changed; the 2017 restatement is the operative declaration.

1998: Committees and Approval Delegation

At the March 31, 1998 annual meeting the members approved, by at least two-thirds of the voting interests present and voting, amendments to the declaration and the bylaws, recorded May 15, 1998 at Official Records Book 2420, page 1356. The text lets the Board delegate sale approval to an ad hoc committee and rewrites the bylaw on committees.

2004: The Lease Frequency Rule

On April 13, 2004 the Clerk recorded a two-page amendment of section 13.2, Official Records Book 3541, page 964. It limits a residence to two leases in a calendar year and replaces the old 30-day minimum with a three-month minimum, with a one-year maximum and no renewal option. The 2017 restatement carries the same two-lease limit.

2008: The Fire-Suppression Bill of Sale

On July 29, 2008 Collier County and the Collier County Water-Sewer District recorded a bill of sale of fire-suppression facilities, Official Records Book 4382, page 576. It conveys backflow devices, potable fire-suppression lines, fire hydrants and irrigation lines to the association.

2010 and 2011: Foundation Notices

The Pelican Bay Foundation recorded two notices of preservation of covenants under Florida’s Marketable Record Title Act against the Hyde Park land, a five-page notice on December 28, 2010, Official Records Book 4636, page 3498 and a nine-page notice on June 30, 2011, Official Records Book 4696, page 2003. They are public record that the Foundation has preserved its covenants over the Hyde Park land, and a buyer should read them alongside the condominium’s own declaration.

2017: The Amended and Restated Declaration

On May 31, 2017 the Clerk recorded the 76-page Amended and Restated Declaration of Condominium, Official Records Book 5400, page 212, with restated bylaws. It is the operative declaration, and we cite it by section throughout this page. The association’s restated articles were filed with the state on May 17, 2017.

2022: The Dryer Vent and Alterations Amendment

On February 13, 2022 the Clerk recorded a three-page amendment, Official Records Book 6084, page 408. It makes annual dryer vent cleaning an association duty (section 9.1(M)), deletes the owner’s matching duty (section 9.2(M)) and rewrites the alterations rule (section 9.5). It also deletes section 10.12, which in the 2017 text prohibited charging electric vehicles on condominium property without the Board’s written approval and required the owner to install a separate meter and pay for the charging. We did not find what, if anything, replaced it, so a buyer who needs a charger should ask the Board for the current rule in writing.

2022: The Sidewalk Easement

On May 11, 2022 the association granted Collier County a perpetual non-exclusive sidewalk easement, six pages, Official Records Book 6125, page 2443, for the county’s Pelican Bay Sidewalk Improvements Phase 2 project. The association’s mailing address in that instrument is 6320 Pelican Bay Blvd.

2026: The Financial Statement Amendment

On July 24, 2026 the Clerk recorded a two-page amendment, Official Records Book 6612, page 3863, approved by two-thirds of the voting interests at the March 13, 2024 meeting. It adds bylaw 6.8: financial statements prepared by an independent certified public accountant on or before May 31 of the following year, with a copy to owners within 21 days of the association’s receipt.

The Land Under Hyde Park

Hyde Park sits inside the Pelican Bay planned unit development. Collier County’s zoning layer lists the district as the Pelican Bay PUD (petition R-76-31, county identifier AR-4008), last amended by Ordinance 04-59 in 2004, and the same layer returned the same answer at all four street addresses. The Foundation’s Pelican Bay planned unit development document is the controlling land-use record for the community.

What Amenities Come With a Hyde Park at Pelican Bay Condo?

The amenities at a Hyde Park at Pelican Bay condo start with the association’s own swimming pool and clubhouse, which has a recorded 2025 remodel, plus access to the Pelican Bay Foundation’s beach parks, community center, fitness center, tennis, pickleball and tram service, which every Pelican Bay owner funds through the Foundation assessment.

What the Association Provides

The 1983 declaration lists a multi-purpose recreation building, a swimming pool, a manager’s apartment and one tennis court as common elements, and the 2017 restatement mentions the pool, a chickee hut and restrooms. The recorded work shows what is current: a 2010 notice for pool heating, a July 9, 2024 notice to resurface the pool, control ground water, install new non-skid cap tile and a new main drain, and a March 31, 2025 notice for a clubhouse remodel in Building T. We found no current public source for a gym or a tennis court at Hyde Park, so we do not state one; ask the association which facilities are open today.

Pool Rules

Section 10.6 of the 2017 declaration says owners’ pets are prohibited in the pool area and in social areas. Section 10.4 requires approval for a guest who stays with an owner for more than 30 days in a year.

The Beach and the Tram

The Foundation’s overview describes nearly three miles of beach, open from 9 a.m. to sunset, with the tram service running to eight stations. See the Foundation’s beaches page and its pages on Sandbar South Beach and Marker 36 North Beach. Foundation rules bar pets from any Foundation or Collier County beach, the trams and any boardwalk.

The Community Center and Fitness

The Foundation’s community center and fitness center are Foundation facilities and not part of the condominium, so their rules sit in the Foundation’s Rules and Regulations. The Foundation’s dining page lists its restaurants.

Tennis and Pickleball

The Foundation’s racquets program lists 18 Har-Tru tennis courts at two locations. The Community Park has 8 Har-Tru tennis courts and 20 pickleball courts, of which 3 tennis courts and 10 pickleball courts are designated for members. The Pelican Bay pickleball group publishes court and play information on its FAQ page.

Club Pelican Bay

Club Pelican Bay is a separate private club. Club membership is a separate decision from owning at Hyde Park and from the Foundation assessment, and the club publishes membership and golf information.

What a Foundation Assessment Does Not Buy

The Foundation assessment is not a Club membership, and it funds Foundation operations, reserves and bulk media, not your building’s insurance, roof, exterior or pool. Those are separate bills, described in the fee sections below.

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

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

What Are the HOA and Condo Fees at Hyde Park at Pelican Bay?

Fees at Hyde Park at Pelican Bay come in layers: your condominium association assessment, paid quarterly in advance under its own annual budget; the Pelican Bay Foundation assessment of $3,435 a year for fiscal 2027; and the Pelican Bay Services Division levy of $1,250.00 for fiscal 2027 (the county’s published FY 2027 Assessment).

What Does the Pelican Bay Foundation Charge for 2027?

The Foundation’s fiscal 2027 estoppel form, version dated August 31, 2026, lists an annual assessment of $3,435, or $858.75 a quarter. That total is $2,180 for operations ($545 a quarter), $497 for reserves ($124.25) and $758 for bulk media ($189.50). The fiscal 2026 total was $3,295, so the increase is $140, or 4.2 percent. The form says that for a condominium the Foundation’s billing is paid by the condominium association, so a buyer should ask how the association’s budget and quarterly bill carry that cost.

What Is the Condominium Association Fee?

Hyde Park’s association sets its assessment in an annual budget adopted by the Board. Under bylaw 6.5 of the 2017 restatement, regular assessments are paid in equal quarterly installments in advance, due January 1, April 1, July 1 and October 1, and the association sends written notice at least 15 days before each due date. The Southwest Florida MLS data we hold for Hyde Park does not carry a condominium fee field, and the association has no public documents page that we could find, so we do not print a number. Florida’s section 718.111(12) makes the budget an official record that owners and prospective buyers can request. Ask the listing agent for the budget and the estoppel certificate before you write an offer.

What Is Included in the Condominium Assessment?

Section 12.1 of the declaration makes the cost of water and sewer service to the residences a common expense, and makes pest control inside residences and communication services such as basic cable, telephone and internet a common expense if the Board contracts for them in bulk for the whole condominium. Whether the Board currently buys pest control or communication services in bulk is a budget question we could not answer from public records, so ask for the budget line items. The association also insures the buildings under section 15 and maintains the exteriors, roofs and parking under section 9.1.

What Does the Declaration Say About Reserves and Special Assessments?

Under bylaw 6.3 the proposed budget must include reserve accounts for capital expenditures and deferred maintenance, including roof replacement, building painting, pavement resurfacing and any item with a current estimated cost of $10,000 or more. The 2017 text lets the members vote by a majority to fund no reserves or less than adequate reserves; Florida’s structural integrity reserve study law, described below, now bars waiving the reserves for the structural items, so the statute controls on those. Bylaw 6.6 caps all special assessments coming due in a fiscal year at 15 percent of the total annual budget, reserves included, unless a majority of the voting interests first consents. Separately, the emergency-powers section of the bylaws (4.16) lists powers the Board may use in a declared emergency, including levying special assessments and borrowing without a vote of the owners. Section 15.8(D) of the declaration adds that after a significant wind event such as a hurricane, the insurance deductible, uninsured losses and damages above the hazard coverage are paid as common expenses of the association.

What Does the Pelican Bay Services Division Charge?

The Pelican Bay Services Division FY 2027 Assessment on the county’s Pelican Bay Services Division page is $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. The division’s June 10, 2026 agenda packet records a millage rate that stays at .0857. The division is a Collier County program with its own advisory board, and the amount charged to a residence appears on its tax bill. We do not state a year-over-year change.

What Is the Resale Capital Assessment?

For deeds recorded on or after October 1, 2026, the Foundation charges a $15,000 resale capital assessment, a buyer cost paid at closing; it was $10,000 before fiscal 2027. The Foundation’s realtor page says that from October 1, 2027 it increases automatically by 3.5 percent a year, which at today’s amount is $15,525. An owner moving from one Pelican Bay residence to another can claim a one-time exemption on the Foundation’s resale capital exemption form, with a $1,000 processing fee.

What Do Estoppel Certificates Cost?

Florida’s section 718.116(8) requires the association to issue an estoppel certificate within 10 business days of a request, valid for 30 days if hand delivered or sent electronically and 35 days if mailed. The statute states a fee of $250, plus $100 if the certificate is wanted within 3 business days and up to $150 more if the owner is delinquent; as we read the state’s current adjusted caps, they are $299, $119 and $179. Section 12.12 of the declaration says 15 days, and the statute’s shorter period controls. The Foundation’s separate estoppel is a seller cost of $250, plus $100 to expedite in 3 business days.

What Does a Hyde Park Buyer Pay at Closing?

A buyer pays the Foundation’s $15,000 resale capital assessment, recording fees for the deed, lender and inspection costs, and, by Collier County custom, the owner’s title insurance policy, though the contract controls. A buyer also reimburses the seller for prepaid property taxes and association dues in the prorations, and pays any association application fee the contract assigns to the buyer, since section 14.6 lets the Board charge a preset processing fee up to the legal maximum.

What Does a Hyde Park Seller Pay at Closing?

A seller pays Florida documentary stamps on the deed at $0.70 per $100 of price, the condominium and Foundation estoppel fees, the listing and buyer-agent commissions the seller agrees to, and a $500 Foundation fee if the Foundation identification cards are not returned.

The amounts are rounded to the dollar.

Is There a Special Assessment Today?

We cannot say whether the association has levied one, because assessments are billed to owners and are not recorded at the Clerk. Under bylaw 6.6, special assessments are levied by the Board by resolution, with a notice that states their purpose, so the way to know today is to ask for the Board minutes, the current budget and the estoppel certificate in your document package.

Selling at Hyde Park? Get a free home valuation, read how we sell Pelican Bay homes, or call Jesse direct at (239) 898-6072.

Buying at Hyde Park? Call Marc at (239) 287-5873, see our Pelican Bay buyer page, or read how we represent buyers.

Hyde Park at Pelican Bay’s Layered Fees: Condominium, Foundation and Services Division

Hyde Park at Pelican Bay owners pay three separate bodies: the condominium association, the Pelican Bay Foundation and the Pelican Bay Services Division, which each answer to different governing documents, budgets and boards, and a buyer should ask for all three budgets before an offer.

Layer One: The Condominium Association

Hyde Park at Pelican Bay Condominium Association, Inc., Florida document number 758477, maintains the exteriors, roofs, waterproofing, parking and common elements, and insures the buildings under section 15 of the declaration. Its Board has five directors elected to two-year staggered terms under bylaw 4.1, and the Board acts for the association unless the Condominium Act or the documents require an owner vote (section 11.5). Section 11.3 lets the association hire a licensed manager.

Layer Two: The Pelican Bay Foundation

The Foundation assessment is $3,435 for fiscal 2027, charged by billable unit. The Foundation’s budget package counts 6,474 billable units. The Foundation does not require transfer approval and has no right of first refusal; its estoppel form says approval, where required, comes from the condominium sub-association.

Layer Three: The Pelican Bay Services Division

The division is a Collier County program with its own advisory board. Its FY 2027 Assessment of $1,250.00 is published on the county’s Pelican Bay Services Division page with the split between operations and maintenance and capital and projects, and its June 10, 2026 agenda packet records the .0857 millage.

The Three-Bill Checklist

Ask for three things on any Hyde Park purchase: the condominium budget and estoppel; the Foundation estoppel, which states the current assessment and any unpaid resale capital; and the property tax bill showing the Services Division line.

How the Layers Compare to Other Pelican Bay Condominiums

The Foundation and Services Division layers are the same for every Pelican Bay residence, so the differences between Hyde Park and its neighbors sit in the condominium layer. That is why a lower-priced building is not automatically a lower-cost building to own.

The Hyde Park Declaration, Bylaws and Rules, Section by Section

The 2017 Hyde Park Amended and Restated Declaration, 76 pages at Official Records Book 5400, page 212, governs Hyde Park at Pelican Bay by section: use restrictions in section 10, leasing in section 13, sales in section 14 and insurance in section 15, with the restated bylaws attached as an exhibit. The sections below summarize the document and cite it.

Voting and Ownership Shares

The condominium has 97 residences, so each owns an undivided 1/97 share of the common elements and the common surplus and pays 1/97 of the common expenses (sections 6.1 and 12.2). Bylaw 4.2 requires each director to be an owner, a primary occupant or the spouse or companion of one, and bars candidates who are delinquent in any assessment.

Assessments, Default and Liens

Section 12.6 gives owners 10 days after the due date before interest starts at the highest lawful rate, and lets the association add a late fee. Section 12.7 lets the association accelerate the rest of the fiscal year’s assessments once an installment is 30 days late and a claim of lien is recorded. Section 12.8 gives the association a lien on the parcel, and section 12.9 ranks it behind a recorded first mortgage only to the extent the Condominium Act requires. Section 12.4 makes a new owner jointly and severally liable with the old one for assessments and charges unpaid at transfer, which is why the estoppel certificate matters.

Use Restrictions, Section 10

Section 10.1 limits each residence to one family as a residence and bars business use unless it is undetectable from outside, involves no visitors who do not live there, and meets the other conditions listed, and treats use as a public lodging establishment as a business. Section 4.9 defines a family as one person, related persons living as one household, or not more than two unrelated persons with their children. Section 10.9 keeps balconies, walkways, hallways and stairways clear and bars hanging clothing, outdoor cooking, cleaning rugs and storing bicycles or other personal property on them. Section 10.10 bars recreational vehicles, boats, trailers, panel vans and commercial vehicles from parking on the common elements.

Guests in the Owner’s Absence

Section 10.2 lets an owner who is away and has not leased the residence allow one relative (a parent, child, adult grandchild or sibling of the owner or the owner’s spouse or companion) to stay up to 15 days, on up to four occasions and 60 days in a calendar year. Other house guests may be one family of no more than six people for up to two weeks, on two occasions a year, with notice to the association. When the owner is present, section 10.4 puts no limit on the number of guests beyond the county’s occupancy code, but a guest who stays with the owner more than 30 days in a calendar year, continuously or in total, must obtain association approval the way a prospective owner does and must leave until it is granted.

Smoking, Drones, Satellite Dishes and Charging

Section 10.16 makes the condominium smoke-free in the common elements, the pool, the chickee hut, the restrooms and the terraces, while owners may smoke inside their residences. Section 10.13 bars drones without the Board’s written approval, and section 10.11 sets where a satellite dish under one meter may go on a balcony. Section 10.12 on electric vehicle charging was deleted in 2022, and we found no replacement, as described in the history section above.

Signs and Open Houses

Section 10.8 bars “For Sale,” “For Rent” and “Open House” signs anywhere on the condominium property, including in windows of buildings or vehicles, and allows open house procedures only as the Rules and Regulations define them. A Hyde Park listing is therefore marketed through photography, video, the MLS and scheduled showings.

Insurance and Deductibles, Section 15

Under section 15.1 each owner insures the residence’s contents, floor, wall and ceiling coverings, built-in cabinets, appliances, water heaters, electrical fixtures serving the unit and the owner’s alterations, additions and improvements, and is expected to carry homeowner’s insurance with endorsements for leakage, seepage and wind-driven rain, additions and alterations and special assessment loss. Section 15.2 has the association use best efforts to carry property insurance on the buildings based on an independent replacement cost appraisal, and section 15.8(D) puts an ordinary deductible on the party who would have been liable for the loss and puts the deductible and uninsured losses from a significant wind event on the association as common expenses.

Casualty and Condemnation

Sections 16 and 17 cover damage to residences and common elements, including when damage is “very substantial” and how insurance proceeds are used, and when a taking by condemnation reduces a residence or makes it uninhabitable. Section 20.3 addresses a foreclosing first mortgagee’s liability for unpaid assessments.

Amending the Declaration

Under section 21 an amendment can be proposed by the Board or by owners, and it passes by a two-thirds vote of the voting interests present and voting. The 1998 and 2026 amendments recorded at the Clerk each recite a two-thirds vote, which shows the process in use.

Budgets, Notice and Reserves

Bylaw 6.2 has the Board mail the proposed budget at least 14 days before the budget meeting. Bylaw 6.3 requires reserves for roof replacement, painting, resurfacing and items of $10,000 or more. Bylaw 6.8, added by the 2026 amendment, requires financial statements by an independent certified public accountant on or before May 31 of the following year, with a copy to owners within 21 days.

Disputes and Fees for Enforcement

Section 19 covers each owner’s duty to comply, the right to sue and attorney’s fees in a legal proceeding over compliance, and a buyer should read it before signing.

Where the Association’s Records Live

Section 11.7 makes the association’s official records open to members and their representatives at reasonable times, with the right to copy at the member’s expense. The budget, the reserve study, the minutes and the insurance policies are member records. We have not seen them and do not state what they contain; request them in writing through the seller or, once you own, through the association.

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

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

Is Hyde Park at Pelican Bay a 55+ Community?

No, Hyde Park at Pelican Bay is not a 55-plus community. We found no age restriction in the 2017 Hyde Park declaration or in the amendments recorded in 1998, 2004, 2022 and 2026, and none of them designates the community as housing for older persons. Section 10.5 asks only that occupants under 18 be closely supervised.

Does the Foundation Set an Age Rule?

We found no age rule in the Foundation’s published Rules and Regulations. The Foundation’s rules govern conduct, facility use and leasing, which the later sections summarize.

Does a Buyer Need Board Approval?

Yes, approval is a separate question from age. Section 14.2(A) bars a sale or gift without the Board’s prior written approval, and section 14.3 sets the procedure the next sections show.

How Does the Approval Process Run?

An owner gives the Board written notice at least 30 days before the intended closing, with the buyer’s name and address, the executed contract and any other information the Board reasonably requires, and the Board may require a personal interview with the buyer and everyone who will occupy the residence. The Board must approve or disapprove within 30 days after it has the notice and all requested information, or not later than 60 days after the notice, whichever comes first, and silence counts as approval. An approval is stated in a recordable Certificate of Approval. The Board may delegate approval to a committee or to the manager, but only the Board may disapprove (sections 14.2(D) and (E)). The association may charge a preset processing fee up to the legal maximum (section 14.6).

What If the Board Says No?

A disapproval needs a majority of the whole Board, and for good cause the Board must first receive a written opinion of counsel. The declaration limits good cause to listed grounds, among them certain felony convictions, a record of financial irresponsibility, disruptive behavior, false information, a sale concluded without prior approval and a transfer that would give the buyer more than two residences in the condominium. If the Board disapproves without good cause and the owner demanded it with the notice, the association must name an approved purchaser at the same price on substantially the same terms within 30 days, or the original buyer is deemed approved. An unapproved transfer is void unless the Board later approves it in writing (section 14.5), and a first mortgagee taking title by foreclosure or deed in lieu is exempt (section 14.4).

Gifts, Inheritance and Entity Ownership

Section 14.2(B) subjects an heir’s right to occupy to Board approval, which may not be denied to a devisee or heir who was the prior owner’s spouse or companion at death or a first-degree relative. When co-owners or an entity hold title, section 14.1 requires one approved primary occupant, and the Board approves at most one change of primary occupant in any 12 months.

Can You Rent Out a Hyde Park at Pelican Bay Condo?

Yes, a Hyde Park at Pelican Bay owner can lease within tight limits: section 13.2 of the declaration allows no more than two leases a calendar year, of 90 days to one year, after Board approval, and the Foundation’s 2019 amendment also allows no more than two a year, with the recorded documents controlling over any summary.

Hyde Park Leasing Rules

Section 13 allows only an entire residence to be leased, in writing, to a natural person, after the association approves. An owner who took title other than by inheritance may not lease until the owner has held the residence for at least 12 months. Section 13.2 sets a 90-day minimum and a one-year maximum, with no option to renew in the lease and no subleasing or assignment, though the Board may approve the same lease from year to year; the first day of occupancy decides the calendar year. Section 13.3 lets the Board approve one additional lease in the same year for unusual circumstances to avoid undue hardship. A leased residence may hold only the lessee, first-degree relatives and their spouses or companions and guests, with no more than two people per bedroom plus two additional people (section 13.7).

The Approval Process

An owner gives the Board written notice at least 20 days before the first day of occupancy, with the proposed lessee’s name and address and the signed lease, and the Board has 20 days to approve or disapprove; silence is deemed approval (section 13.1). The Board may require an interview. Disapproval needs a majority of the whole Board after a written opinion of counsel and follows listed grounds, among them a delinquent owner, a history of leasing without approval and a prospective lessee with a disqualifying felony or false information. A lease made without approval may be treated as a nullity, and the Board can evict the lessee on five days’ notice. The Board may delegate lease approval to a committee or the manager, but only the Board may disapprove.

Rent and Assessments

The legal responsibility for paying condominium assessments cannot be delegated to a tenant. If an assessment installment stays unpaid for 30 days, the association may demand that the tenant pay the rent to the association until the owner’s obligations are paid, as section 13.1(E) and the statute describe.

Pets and Pools in a Leased Residence

Section 10.6 and section 13.7 allow no pets of any kind in leased units, and section 13.4 bars the owner of a leased residence from using the recreation or parking facilities during the lease except as another owner’s guest. A buyer who plans to rent the residence should plan around both.

The Foundation’s Leasing Layer

The Foundation requires a lease application at least 30 days before the lease period, with the lease and the condominium association’s approval letter, and its Rules and Regulations of December 12, 2024 issue at most two Renter Cards per plot and suspend the owner’s own Member Cards while a Renter Card is outstanding if the owner has only one plot. See the Foundation’s 2027 lease application packet.

The Foundation’s Two-Lease Rule

The Foundation’s 2019 leasing amendment, recorded May 28, 2019 at Official Records Book 5634, page 1101, approved on March 25, 2019, reads at section 3.26 that, unless otherwise provided by Neighborhood Covenants, no single-family dwelling unit shall be leased more than two times per calendar year, and it counts Airbnb and VRBO type arrangements as leasing. Hyde Park’s own section 13.2 also allows two. The two documents agree on the count, and the stricter minimum, 90 days, comes from Hyde Park’s declaration. We do not give a legal reading of the Foundation’s “unless otherwise provided” clause. Read both documents, and treat the recorded documents, not this summary, as the rule.

Who Is Liable for a Tenant?

Section 13.5 binds lessees and guests to the declaration and rules to the same extent as owners, and makes the association the owner’s agent with authority to terminate a lease and evict for breach.

Short-Term Rentals

With a 90-day minimum, a one-year maximum, a limit of two leases a year and a ban on use as a public lodging establishment in section 10.1, the declaration does not allow the nightly or weekly rentals that Florida condominium buyers sometimes expect. A buyer who needs a shorter rental should not rely on Hyde Park.

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

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

Pet Rules at Hyde Park at Pelican Bay

Hyde Park at Pelican Bay allows small pets of no more than 20 pounds or 16 inches at the shoulder, limits owners to one small dog, requires pets to be carried or leashed and bars pets in leased units under section 10.6; the Pelican Bay Foundation separately bars pets from beaches, trams and boardwalks.

Hyde Park’s Pet Rule

Section 10.6 lets the owner of each residence keep small pets of a normal domesticated household type, “such as a cat or dog not to exceed 16 inches in height measured at the shoulder or 20 pounds in weight,” and limits owners to one small dog. Pets must be carried under the owner’s arm or leashed at all times on the condominium property outside the residence. The right is a privilege, not a right, in the declaration’s words, and the Board may order a pet removed if it becomes a source of unreasonable annoyance. Reptiles, rodents, swine, amphibians, poultry and livestock are barred, pet messes must be removed immediately, and owners’ pets are prohibited in the pool area and in social areas.

Pets in Leased Units

The same section allows no pets of any kind in leased units. A buyer who wants a rental investment should know that a tenant cannot bring a pet, which narrows the pool of renters.

The Foundation’s Pet Rules

Under the Foundation’s Rules and Regulations, pets are barred from any Foundation or Collier County beach, the trams, the boardwalks, the dining areas, the community center meeting rooms and the fitness center, and leashes may be 6 feet at most.

Service and Emotional Support Animals

Assistance animals are handled under federal and state fair housing law and not under the pet rule. Federal guidance is on HUD’s assistance animals page. A buyer with an assistance animal should ask the Board how it handles a reasonable-accommodation request.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Hyde Park at Pelican Bay

Florida’s milestone inspection and structural integrity reserve study rules apply to condominium buildings of three stories or more, which at Hyde Park at Pelican Bay means Buildings A, B and C; Collier County’s Milestone Map lists all three as milestone completed with the next inspection due in 2033, and two-story Building T has no county record.

What Is a Milestone Inspection?

Under section 553.899 of the Florida Statutes, a milestone inspection is a structural inspection of a condominium building of three habitable stories or more. It is due by December 31 of the year the building reaches 30 years from its certificate of occupancy and every 10 years after that, and a local government may set 25 years for a building close to salt water.

What Does Collier County Require?

Collier County publishes a Milestone Map that tracks each covered building’s inspection status, and a saltwater-boundary layer that sets which buildings fall under the shorter interval. The buffer layer returned the same distance code, 3, at all four Hyde Park addresses we checked, and the county’s saltwater map describes a three-mile boundary. The county’s page and the statute govern the exact schedule for any building.

What Does the County’s Milestone Map Show for Hyde Park?

On October 7, 2026 we queried the county’s Milestone Map layer. It lists the three Hyde Park buildings of three stories or more and no record for Building T.

The layer lists the inspection cycle and its status. It does not publish the inspection report, and we have not seen one. The 2033 date is the year the county lists for each building’s next milestone inspection.

Two County Files, Two Ages for Building C

The county’s milestone-by-year list gives Buildings A, B and C the same certificate-of-occupancy date, January 1, 1983, and a next inspection due January 1, 2033. The county’s 2026 tax roll gives 1988 as the year built for the 6360 building, Building C. We do not know why the two county files differ and we do not choose between them. A buyer who needs the exact date should ask the association for the certificate of occupancy and the milestone report.

Why Building T Is Not Listed

The milestone statute and the county layer cover buildings of three stories or more. Building T has two stories, so the county lists no record for it. A buyer in Building T still owns a residence in a building of the same era and should ask about the roof, the exterior and any recorded work, which the association maintains.

What Is a Structural Integrity Reserve Study?

Section 718.112(2)(g) requires an association of a building three stories or higher to complete a structural integrity reserve study and to fund the reserves it identifies. An association that existed on or before July 1, 2022 had to have the study by December 31, 2025, and for budgets adopted on or after December 31, 2024 a unit-owner-controlled association may not waive the study’s reserves. The requirement does not apply to buildings under three stories, which takes Building T out of it. A buyer in Buildings A, B or C should ask for the completed study or a statement that none is complete.

What Should a Buyer Request?

Under section 718.111(12) the association’s official records are open to owners and, through a seller, to buyers: the milestone inspection summary and report, the structural integrity reserve study, the budget with its reserve schedule, the year-end financial statement and the minutes. We do not state what any of those documents contain, because they are member records we have not seen. Request them in writing before you rely on a Hyde Park building of three stories or more.

What Must a Seller Disclose?

Section 718.503 requires an owner selling a residence to give the buyer, at the seller’s cost, copies of the declaration, articles, bylaws and rules, the annual budget and financial statement, the milestone inspection summary, the structural integrity reserve study or a statement that none is complete, the turnover report if one applies, and the state’s condominium frequently asked questions document, with a governance form. The buyer has seven days to cancel after receiving them. We assemble that package before the first showing.

What About Recorded Concrete Work?

The Clerk’s records show a 1995 notice of commencement for concrete restoration of balconies and walkways, a September 2018 notice for post-tension work in Building B and an August 2023 notice for balcony slab tops and post-tension cable repairs “as found” in Buildings A, B and C. We list them in the permits section below. A recorded notice shows that work was permitted, not what the milestone inspection found, so a buyer should ask what the work covered and whether more is planned.

Where Does This Leave a Hyde Park Buyer?

A Hyde Park buyer is not choosing between safe and unsafe; the buyer is choosing between known and unknown. The county’s file tells you a milestone cycle is complete on three buildings. The reserve study and association minutes tell you what the next cycle costs. Ask for both.

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

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

Hurricanes, Flood Zone and Insurance at Hyde Park at Pelican Bay

Hyde Park at Pelican Bay sits in FEMA flood Zone AE, a Special Flood Hazard Area with a base flood elevation of 10 feet, at all four addresses we checked on FIRM panel 12021C0381J effective February 8, 2024, and in Collier County’s hurricane evacuation Zone A, so flood insurance is the first insurance question for a Hyde Park buyer.

What Flood Zone Is Hyde Park In?

We checked 6300, 6320, 6350 and 6360 Pelican Bay Blvd. FEMA’s National Flood Hazard Layer returns Zone AE with the subtype coastal floodplain at all four, inside the Special Flood Hazard Area, with a base flood elevation of 10 feet on panel 12021C0381J. The county’s Coastal High Hazard Area layer returned no match at any of the four. A buyer should confirm a specific address on FEMA’s map service center. Flood status is set address by address, so do not assume a neighboring Pelican Bay building shares it.

What Does Zone AE Mean for Insurance?

A mortgage lender generally requires flood insurance on a residence inside the Special Flood Hazard Area, and for a condominium residence that coverage usually runs through the association’s building policy, with an owner’s policy for contents and interior improvements. Section 15 of the declaration has the association carry flood insurance through the National Flood Insurance Program if required. FEMA’s flood insurance guidance explains the federal program, and Collier County’s condominium flood coverage fact sheet covers how it applies to condominium owners. A buyer should ask a lender and an insurer about a specific residence, and should ask the association for the building’s elevation certificate and its flood policy declarations.

What Is the Hurricane Evacuation Zone?

Collier County’s evacuation layer puts all four addresses in Zone A, the first zone ordered to leave for a surge threat. Look up your address on the state’s Know Your Zone tool.

What Do Ian, Irma and Milton Mean for Hyde Park?

Hurricane Ian in September 2022 produced the surge the National Hurricane Center documents in its Ian report. We do not state a Hyde Park damage history, because we found no recorded one. Ask the association for the post-storm repair record.

What Insurance Does the Association Carry?

Section 15.2 of the declaration has the association use its best efforts to carry property insurance on the buildings based on an independent replacement cost appraisal, and section 15.3 lists the required coverage. We have not seen the policies. An owner needs a homeowner’s policy for contents, interior improvements and special assessment loss, with the leakage, seepage and wind-driven rain endorsements section 15.1 names, and the policy has to meet the requirements of section 627.714 of the Florida Statutes as section 15.1 says; we did not retrieve that statute and make no claim about its text. Florida’s insurance regulator publishes wind-mitigation resources.

Who Pays the Deductible After a Hurricane?

Section 15.8(D) says that for an ordinary loss the deductible is paid by whoever would have been responsible for the loss or for the repairs without insurance, and divided in proportion if several parties share responsibility. For a loss caused by a significant wind event such as a hurricane or tornado, the deductible, uninsured losses and other damages above the hazard coverage are paid as common expenses of the association. A buyer should therefore ask what the association’s windstorm deductible is today and how a special assessment for it would be shared.

Shutters and Impact Protection

Section 9.12 has the Board adopt a standard hurricane shutter model, color and style, and it may adopt standards for impact glass and code-compliant windows or doors as alternatives. Window and door replacement is owner work under section 9.2 unless the association chooses to do it as a general plan, as the recorded 2024 and 2025 projects may reflect. A buyer should ask for the approved standards and the permit history for any replaced windows or doors.

What Does Wind Mitigation Do?

A wind mitigation inspection documents the roof deck, the roof-to-wall connections, the opening protection and the roof covering, and Florida insurers discount premiums for them. Ask the seller for any wind mitigation report on the residence, and ask the association what it knows about the roofs.

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

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

Which Schools Serve Hyde Park at Pelican Bay?

Hyde Park at Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High School, according to the Collier County Public Schools address lookup for the four Hyde Park street addresses for the 2027 school year, and the Florida Department of Education’s school grades released September 8, 2026 show an A for all three schools.

How Do I Confirm the School Zone?

The district’s address service returned the same three schools for every Hyde Park record we checked, with no rezone flagged. Collier County Public Schools publishes an attendance zone map and a live zone lookup. Zones can change, so confirm the zone for a specific address before an offer that depends on it. The district’s attendance boundaries page explains the process.

What Are the School Grades?

The Florida Department of Education’s school grades page lists an A for each of the three schools in the 2026 grades, released September 8, 2026. We state only the 2026 grade, because we did not confirm earlier years. Grades describe school performance, not any child or family.

Where Are the Schools?

Sea Gate Elementary is at 650 Seagate Drive, Pine Ridge Middle at 1515 Pine Ridge Road and Barron Collier High at 5600 Cougar Drive, all in the Naples area.

County Permits and Recorded Work at Hyde Park at Pelican Bay

The Collier County Clerk’s Official Records show building-level work at Hyde Park at Pelican Bay in notices of commencement recorded from 1995 to 2026, including balcony concrete, roofs, exterior waterproofing, a fire pump removal, pool resurfacing, replacement doors and windows and a clubhouse remodel, each cited below so a buyer can read it.

Recorded Notices of Commencement, 1995 to 2026

A notice of commencement is recorded before a permitted project begins and describes the work. We read each image; the descriptions below are the notices’ own, and we leave out contractor and owner names.

What the Notices Say About Roofs

Hyde Park has four recorded roofing notices in the Clerk’s index: the 2013 clubhouse re-roof, a January 2024 notice for roofing materials and labor, and two September 2026 notices for a metal-to-metal re-roof. The two 2026 notices do not say which buildings they cover. A buyer in any building should ask which roofs have been replaced, which are scheduled, and how the cost is funded.

What the Notices Say About Fire Safety

The two December 23, 2019 notices, one for Building A and one for Building B, describe removing the existing fire pump and its associated components and repiping the suction line back into the discharge line. Section 9.1(L) makes the fire sprinkler heads, the related plumbing and the fire suppression equipment an association responsibility. Ask the association what fire suppression system now serves each building.

Other Notices in the Index

Our index search also shows an August 9, 2010 notice (OR 4593, page 2063) whose scope we did not read. A notice of commencement shows that work was permitted, not what it cost or how it turned out, and the Clerk’s name search for “Hyde Park” returns many unrelated entries, so we kept only notices whose legal description or parties identify the Hyde Park buildings.

How to Pull Permits for a Specific Residence

Collier County’s CityView portal lists permits by address. Ask for the air conditioning age, water heater, window and door permits and any roof work before you write an offer.

What Is Being Built Near Hyde Park at Pelican Bay?

Collier County’s zoning and land-use layers show a Mixed Use Activity Center Subdistrict and a Conservation Designation within about 600 meters of Hyde Park at Pelican Bay, with the Heavenly planned development nearby and the City of Naples across the line, and a recorded 2022 sidewalk easement documents the county’s Pelican Bay sidewalk project.

Planned Developments Within a Short Distance

Within about 600 meters of a point at Building B, the county’s planned-development layer lists Pelican Bay, Heavenly and a planned development titled Three Hundred Acre Goodlette Rd. The zoning layer lists agricultural, C-4 commercial, civic and institutional, RSF-1 single-family and two planned-unit-development districts, plus the City of Naples. Hyde Park itself sits in the Pelican Bay planned unit development.

Future Land Use

The county’s future land use layer shows Hyde Park in the Urban Residential Subdistrict, with a Mixed Use Activity Center Subdistrict and a Conservation Designation within about 600 meters, and the incorporated City of Naples.

The Pelican Bay Sidewalk Project

The sidewalk easement the association granted Collier County on May 11, 2022 (Official Records Book 6125, page 2443) is for the county’s Pelican Bay Sidewalk Improvements Phase 2 project, a perpetual non-exclusive easement. A buyer who cares about walking routes should read the recorded easement.

Clam Bay and the Services Division

The Pelican Bay Services Division publishes its 2025 Clam Bay monitoring report and agenda packets, such as the October 8, 2025 packet and the June 10, 2026 packet, which carries the fiscal 2027 assessment motion.

Selling at Hyde Park? Get a free home valuation, see a Pelican Bay home valuation, or call Jesse direct at (239) 898-6072.

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

Daily Logistics at Hyde Park at Pelican Bay

Daily life at Hyde Park at Pelican Bay runs along Pelican Bay Boulevard and the Pelican Bay Foundation’s services, including the beach tram, with the North Collier fire district serving the buildings and NCH healthcare services close enough to plan around.

Getting to the Beach

The Foundation operates tram service to its two beach parks and publishes the beach facilities on its beaches page. Collier County’s beach parking sticker is sold through the Collier tax collector.

Exterior Work and Design Review

The Foundation publishes a design review and covenants application for exterior work. Hyde Park’s own association adds the Board approval that section 9.5 describes, and the exterior-appearance rule there reaches glass, screens, shutters, awnings and anything visible from outside.

Healthcare and Emergency Services

NCH publishes its North Collier services and its 2025 community health needs assessment. The county’s fire district layer places Hyde Park in the North Collier fire district.

Property Taxes and Homestead

Property taxes are billed by the Collier County Tax Collector, and the Property Appraiser’s 2026 roll lists each parcel; use the tax search for a specific residence. Florida’s Department of Revenue publishes homestead and exemption information.

How Hyde Park at Pelican Bay Compares With Other Pelican Bay Condominiums

Hyde Park at Pelican Bay had 6 closings in the last 12 months at a median of $707,500, the lowest median among the seven Pelican Bay buildings in the Southwest Florida MLS roster we hold, against Willow Brook at $712,500 and Crescent at $1,420,000, and every row below except Crescent is a small sample of fewer than 10 sales.

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

The table compares seven Pelican Bay buildings by what they are, how many residences they hold, when they were built and what sold in the 12 months to October 7, 2026. A 12-month median built on fewer than 10 sales can move on one closing, so read the closing counts first.

What the Benchmark Shows

Hyde Park and Willow Brook are the two lowest medians in the table, $707,500 and $712,500, and they sit about 0.6 to 0.7 mile apart. Hyde Park’s residences sit 90 in three six-story buildings and 7 in two-story Building T, so a Hyde Park median blends two different products.

What the Benchmark Does Not Show

A median per building does not say that one building is better than another. It mixes unit size, floor, view, condition and the sales that were entered after closing. Use it to decide which buildings to tour, then compare individual residences. Hyde Park’s 12-month median of $707,500 is also well below its own 60-month median of $1,023,750, which is why the market section above reads the longer windows first.

Where the Roster Counts Come From

The unit counts and years built come from the Pelican Bay roster we maintain from county and association records. The closing counts and medians come from the Southwest Florida MLS pull of October 7, 2026.

Hyde Park vs Willow Brook: Which Pelican Bay Condominium Fits You?

Hyde Park fits a buyer who wants a mid-rise condominium of 97 residences with a higher price per square foot, while Willow Brook fits a buyer who wants a garden condominium of 112 residences in low-rise buildings at a lower price; over 36 months Hyde Park closed at $505 a square foot against $432.

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

Willow Brook at Pelican Bay sits on Willowbrook Drive, about 0.6 to 0.7 mile from Hyde Park by the Census-geocoded points we checked, and the two pull the same buyers. The window below is 36 months ending October 7, 2026, the first window with 10 or more closings for Willow Brook; Hyde Park reaches 10 at 24 months, and its 36-month figures are on 15 sales.

Price and Space

Over 36 months Hyde Park’s median sold price was $900,000 against $680,000 at Willow Brook, 32.4 percent higher, and its median price per square foot was $505 against $432, 16.9 percent higher. The county roll shows a smaller typical Hyde Park residence, a median of 1,439 square feet against 1,632, though Hyde Park also has 30 larger residences at 2,191. The gap narrows in the last 12 months, when the two medians were $707,500 and $712,500, each on a small sample.

Speed and Negotiation

Hyde Park’s median days on market over 36 months was 82 across 15 sales and Willow Brook’s was 86 across 11, but Hyde Park closed at 92.7 percent of the final list price against 97.1 percent, which is about 4.4 points more negotiation room. Over the last 12 months Hyde Park’s median days on market was 124 across 6 sales and Willow Brook’s was 106 across 4, both small samples.

Supply Today

Hyde Park had three active listings on October 7, 2026, and the 12-month sales pace puts that at 6.0 months of supply. Willow Brook had none active and two pending, so a Willow Brook buyer is choosing from fewer residences at the moment. Three listings and two pending sales are small numbers, so one sale or one new listing moves the picture.

Building and Age

Hyde Park was built from 1983 through 1988, with three buildings of three stories or more that sit in the county’s milestone file as completed with the next inspection in 2033. Willow Brook was built in 1988 in 14 low-rise garden buildings. The milestone rules cover buildings of three stories or more, so we do not state a milestone status for Willow Brook’s low-rise buildings; read its page.

Rules to Compare

Hyde Park allows one small dog of 20 pounds or less, two leases a year with a 90-day minimum after 12 months of ownership, no age restriction, and Board approval of every sale. We do not state Willow Brook’s rules on this page; read its page and its declaration for the same four points before you decide.

The Name Trap

The Southwest Florida MLS lists the community as Willow Brook at Pelican Bay, while the county roll and the state’s corporation record say Willow Brook in Pelican Bay. A search under the wrong preposition misses records, so match any Willow Brook paper by its association’s Florida document number and not by the name alone.

Which One Should You Tour First?

Tour Hyde Park first if you want a mid-rise residence with a range of floor plans up to three bedrooms and a milestone cycle already completed, and tour Willow Brook first if you want a garden-style layout at a lower typical price. Tour both, because the short distance makes it easy, and read the Willow Brook page alongside this one.

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

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

Pros and Cons of Buying at Hyde Park at Pelican Bay

Buying at Hyde Park at Pelican Bay means a range of plans from two bedrooms to three bedrooms plus a den and water and sewer in the common expenses, against a 20-pound pet limit, tight leasing, Board approval of every sale, a Zone AE flood designation and a slowing market, with a 24-month median of $889,329 against $1,100,000 before.

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

Pros

• A range of plans. MLS living areas run from 1,439 to 2,378 square feet, in two-bedroom, two-bedroom-plus-den and three-bedroom plans, so a buyer can choose a size.
• A completed county milestone cycle. The county lists Buildings A, B and C as milestone completed, with the next inspection in 2033.
• Water and sewer are common expenses. Section 12.1 of the declaration makes the cost of water and sewer service to the residences a common expense.
• Dryer vents are the association’s job. Since the 2022 amendment the association handles annual dryer vent cleaning and repair.
• Financial statements by an independent CPA. The 2026 amendment adds bylaw 6.8, requiring statements prepared by an independent certified public accountant on or before May 31 of the following year, with a copy to owners within 21 days.
• Quick sales for priced-right residences. Four of the last 10 closings, 5, 12, 15 and 25 days, sold in 25 days or fewer.
• Pelican Bay amenities. The Foundation’s tram, beaches and facilities are part of the community, under the Foundation’s rules.

Cons

• Pet limits. One small dog of 20 pounds or less, no pets of any kind in a leased residence and none in the pool area.
• Leasing limits. Two leases a year, a 90-day minimum, a one-year maximum and a 12-month wait after you buy before you can lease.
• Board approval of sales. A buyer waits for the Board’s written approval, up to 30 days after it has the notice and information and not later than 60 days after the notice.
• A resale capital assessment of $15,000. It is a buyer cost at closing for deeds recorded on or after October 1, 2026, and it rises 3.5 percent a year from October 1, 2027.
• Flood designation. FEMA Zone AE at every address we checked, so flood insurance is part of the budget.
• A slower market. The 24-month median of $889,329 is 19.2 percent below the median of the 19 closings before it, days on market rose from 21 to 124 and no sale closed above its final list price in 24 months.
• No signs. Section 10.8 bars For Sale and Open House signs anywhere on the property.

Who Hyde Park Fits

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, walk every buyer through the floor plans and the paperwork before the first tour. Hyde Park fits a buyer who wants a mid-rise condominium in a smaller Pelican Bay community, who has no dog over 20 pounds or second dog and no plan to rent the residence short term, and who is comfortable with a Board approval step and a slower, negotiated market.

Who Should Look Elsewhere

A buyer who wants a large dog, nightly rentals, a quick closing without an approval step or a Gulf-front tower should look at other Pelican Bay buildings, and the Pelican Bay hub lists them.

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

If you’re searching for a Hyde Park listing agent, or thinking, ‘I need someone to sell my Hyde Park home…’ you are selling into 6 closings in the last 12 months, a buyer who reads the milestone file and the fee layers before touring, and a Board approval. McGreevy and Comisar sell Hyde Park 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)

Hyde Park is a condominium where floor plan, building and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Hyde Park listing along with the document file a Hyde Park buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

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

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

What Hyde Park Homes Sold For

In the last 12 months Hyde Park has seen 6 resales in the Southwest Florida MLS (pulled October 7, 2026).

• Closings, last 12 months (MLS): 6 (small sample), median $707,500, from $625,000 to $1,399,000.
• Dollar volume, last 12 months: $4,967,658.
• Days on market, last 12 months: a median of 124 days on 6 sales, the mean of 80 and 169.
• Sale-to-list, last 12 months: a median of 92.6 percent of the final list price on 6 sales.
• Widened window, last 24 months (MLS): 10 closings, median $889,329, range $625,000 to $1,435,000, total $9,416,408.
• Widened window, last 60 months (MLS): 29 closings, median $1,023,750, range $550,000 to $1,595,000, total $29,486,408.
• Today: 3 active listings on October 7, 2026, at $1,825,000, $1,250,000 and $849,900.

Selling Into a Market of 6 Sales a Year

With 6 Hyde Park closings in 12 months and three active listings, a buyer compares your residence with a handful of others and with the last few recorded sales. The sales split by building and plan, so McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a 2 bedroom plus den against the 2 bedroom plus den sales, a 3 bedroom against the 3 bedroom sales and a Building T residence against Building T. Our goal is to list at a price that wins the first 30 days, because the 169-day, 193-day, 255-day, 270-day and 488-day sales in the last 24 months are what the alternative looks like.

The Documents a Hyde Park Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the year-end financial statement and budget, the milestone inspection summary where one applies, the structural integrity reserve study or a statement that none is complete, and the governance form. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the condominium’s and the Pelican Bay Foundation’s.
• The Board approval: the Board’s written approval of the sale under section 14 of the declaration, stated in a Certificate of Approval.
• The residence’s own permits: windows, doors, water heater, air conditioning and any alteration approved under section 9.5.
• Flood and insurance: the flood zone on the map, wind mitigation information and the master policy’s coverage.

Board Approval, Estoppels and the Signs Rule

Every Hyde Park sale needs the Board’s prior written approval under section 14.2 of the declaration, and the Board has 30 days after receiving the notice and information to approve or disapprove, and 60 days after the notice in any case. If the Board disapproves a sale, the declaration lets the owner demand an alternate approved purchaser, and disapproval needs a majority of the whole Board and, for good cause, counsel’s written opinion. Section 10.8 bars sale signs, so a Hyde Park listing is sold through photography, video, the MLS and scheduled showings.

Seller Conversion Module: A Hyde Park-Specific Seller Page

A dedicated seller page for this building, titled sell my home in Hyde Park at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by plan and building, the document file before the first showing, and the approval timeline built into the contract.

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

Start with a free home valuation. It takes about a minute, and Jesse follows up with the Hyde Park sales that fit your residence: the same building, the same plan, adjusted for condition and floor. An automated estimate cannot tell a residence that sold for $625,000 from one that sold for $1,399,000 when the MLS lists both at 1,607 square feet; the 24-month medians by building run from $650,000 in Building C to $961,875 in Building A and sit on small samples. We price to the difference.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Hyde Park condo?

For a residence priced to the recent sales of its own plan, it can be. Three active listings against 6 closings in 12 months is 6.0 months of supply, so buyers have room to negotiate and a well-priced residence stands out.

How do I price a Hyde Park residence?

Against its own plan and building. In the last 24 months the 2 bedroom plus den residences closed from $650,000 to $1,399,000 and the 2 bedroom residences from $625,000 to $1,023,750. Condition and floor move the number; a list price that ignores them usually sits.

Do I need the association’s approval to sell my Hyde Park residence?

Yes. Section 14.2 of the 2017 declaration requires the Board’s prior written approval of every sale. Give the association the contract and application as early as the contract allows, at least 30 days before closing.

What will a Hyde Park buyer ask about first?

The milestone and reserve-study record, the fee layers and the approval timeline. Have the statutory package, the estoppels and the Foundation’s current schedule ready before the first showing.

Can I sell my Hyde Park residence with a tenant in it?

Yes, subject to the lease and to the declaration’s lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing, and remember that no pets are allowed in a leased residence.

Who pays the resale capital assessment when I sell?

The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.

Your Local Real Estate Experts

Hyde Park 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 Hyde Park’s recorded declaration, the county’s milestone records and every Hyde Park closing in the MLS before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Hyde Park 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 condominium market that Hyde Park 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 Hyde Park page the credential that matters more is narrower than any award: we tracked every Hyde Park closing in the Southwest Florida MLS back to October 2021, 29 in all, and in the last 12 months we tracked all 6 Hyde Park closings by building letter before this guide was written.

What Our Clients Say

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

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

★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review

★★★★★ “Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision.” Leonardo Silva, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions: Hyde Park Buyer Edition

These are the questions buyers ask most about Hyde Park at Pelican Bay, the 97-residence condominium on Pelican Bay Boulevard in Naples, answered from the recorded declaration, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.

What is Hyde Park at Pelican Bay?

Hyde Park at Pelican Bay is a 97-residence condominium on Pelican Bay Boulevard in Naples, declared in 1983 and built from 1983 to 1988, with three six-story buildings and one two-story building.

Where is Hyde Park at Pelican Bay, and what are the addresses?

On Pelican Bay Boulevard inside Pelican Bay, at 6300, 6320, 6350 and 6360 Pelican Bay Blvd, Naples, FL 34108, in unincorporated Collier County.

How many condos are in Hyde Park?

97 residences: 30 in each of the six-story Buildings A, B and C, and 7 in two-story Building T.

How big are the Hyde Park condos?

The county roll lists 1,439 or 2,191 square feet in Buildings A, B and C and 1,446 in Building T. The MLS living areas on the closings of the last five years run from 1,439 to 2,378 square feet.

Which Hyde Park buildings are six stories?

Buildings A, B and C, at 6300, 6350 and 6360 Pelican Bay Blvd, each with a parking level under five residential floors. Building T at 6320 has two stories.

What is Building T?

Building T has two floors of four apartments each. Seven are condominium residences and the eighth is a common element used as a manager’s apartment.

When was Hyde Park built?

The county roll gives 1983 for the 6300 and 6350 buildings, 1984 for Building T and 1988 for the 6360 building. The Clerk recorded the declaration on May 26, 1983.

What do Hyde Park condos sell for?

In the last 24 months, 10 closings at a median of $889,329, from $625,000 to $1,435,000 (Southwest Florida MLS, pulled October 7, 2026). The last 12 months had 6 closings, a small sample, at a median of $707,500.

What is the price per square foot at Hyde Park?

A median of $522 over 24 months and $440 over 12 months, and $591 over 60 months, per the Southwest Florida MLS. The MLS living area is the listing agent’s entry, so treat the figure as a screen and not as an appraisal.

How fast do Hyde Park condos sell?

The 24-month median was 124 days on 10 sales, but four of the 10 sold in 25 days or fewer and five took 169 days or more, so pricing decides the outcome.

Do Hyde Park buyers pay the asking price?

The median sale-to-list ratio was 92.6 percent over 24 months. Two of the 10 sales closed at the final list price, none above it, and the other eight closed below it by a median of $67,500.

How many Hyde Park condos are for sale now?

Three were active on October 7, 2026, listed at $1,825,000, $1,250,000 and $849,900, and none was pending.

What does the Pelican Bay Foundation charge?

$3,435 for fiscal 2027, or $858.75 a quarter, up 4.2 percent from $3,295 in fiscal 2026, according to the Foundation’s fiscal 2027 estoppel form.

What is the Hyde Park condominium association fee?

We do not print a number, because the MLS carries no condominium fee field and the association’s budget is a member record. Regular assessments are paid quarterly in advance, due January, April, July and October. Ask for the budget and the estoppel before you offer.

What is the resale capital assessment?

A $15,000 buyer cost at closing for deeds recorded on or after October 1, 2026, up from $10,000, rising 3.5 percent a year from October 1, 2027.

What does the Pelican Bay Services Division charge?

$1,250.00 for fiscal 2027 (the county’s published FY 2027 Assessment), made up of $789.07 for operations and maintenance and $460.93 for capital and projects, with a millage rate of .0857 recorded in the division’s June 10, 2026 agenda packet.

Is water and sewer included in Hyde Park’s fees?

Section 12.1 of the declaration makes the cost of water and sewer service to the residences a common expense of the association.

Is Hyde Park at Pelican Bay a 55+ community?

No. We found no age restriction in the 2017 declaration or its amendments.

Do I need Board approval to buy at Hyde Park?

Yes. Section 14.2(A) of the declaration bars a sale or gift without the Board’s prior written approval, and the owner gives notice at least 30 days before the intended closing.

How long does Board approval take?

The Board must act within 30 days after it has the notice and all requested information, or not later than 60 days after the notice, whichever comes first. If it does nothing, the transfer is deemed approved and a Certificate of Approval is issued on demand.

Can I rent my Hyde Park condo?

Yes, within limits: no more than two leases a calendar year, a 90-day minimum and one-year maximum, Board approval of each lease and 12 months of ownership before the first lease.

Can I use Airbnb or VRBO at Hyde Park?

No. The 90-day minimum applies, section 10.1 treats use as a public lodging establishment as a business, and the Foundation’s 2019 amendment counts Airbnb and VRBO type arrangements as leasing.

What are the Hyde Park pet rules?

One small dog at most, with pets of no more than 20 pounds and 16 inches at the shoulder, carried or leashed on the property, no pets of any kind in leased residences and none in the pool area or social areas (section 10.6).

Is Hyde Park in a flood zone?

Yes. FEMA’s map puts all four addresses we checked in Zone AE, a Special Flood Hazard Area, with a base flood elevation of 10 feet, on panel 12021C0381J effective February 8, 2024.

What hurricane evacuation zone is Hyde Park in?

Collier County’s layer puts the four addresses in Zone A.

Has the Hyde Park milestone inspection been done?

The county’s Milestone Map lists Buildings A, B and C as milestone completed, cycle completed, with the next inspection due in 2033. Building T has two stories and is not listed.

Does Hyde Park have a structural integrity reserve study?

Florida requires one for buildings of three stories or more, so Buildings A, B and C are covered and two-story Building T is not. We have not seen the study; ask the association for it or for a statement that none is complete.

What work has been recorded at Hyde Park?

The Clerk’s notices of commencement from 1995 to 2026 describe balcony concrete restoration, post-tension repairs, exterior waterproofing, a fire pump removal, pool resurfacing, replacement doors and windows, a clubhouse remodel and several roof projects, including two metal re-roof notices in September 2026.

What schools serve Hyde Park?

Sea Gate Elementary, Pine Ridge Middle and Barron Collier High School for the 2027 school year, per the Collier County Public Schools address lookup, and each earned an A in the 2026 state grades.

Does Hyde Park have a pool and clubhouse?

Yes. The association has a pool and a clubhouse, with a recorded pool resurfacing notice in July 2024 and a clubhouse remodel notice in March 2025.

Does Hyde Park have a gym or a tennis court?

The 1983 declaration lists a multi-purpose recreation building, a pool and one tennis court, but we found no current public source for a gym or a tennis court. The Pelican Bay Foundation runs a fitness center and 18 tennis courts for all of Pelican Bay.

How does Hyde Park compare with Willow Brook?

Over 36 months Hyde Park closed at a median of $900,000 and $505 a square foot on 15 sales, and Willow Brook at $680,000 and $432 on 12 sales. In the last 12 months the two medians were $707,500 and $712,500, each on a small sample.

Is there a special assessment at Hyde Park today?

We cannot say, because special assessments are billed to owners and not recorded. Ask for the Board minutes, the current budget and the estoppel certificate.

What documents should I request before I offer at Hyde Park?

The budget, the estoppel certificate, the milestone inspection summary, the structural integrity reserve study, the minutes, the insurance declarations and the Foundation estoppel.

Can I smoke at Hyde Park?

Owners may smoke inside their residences. Section 10.16 bars smoking in the common elements, the pool, the chickee hut, the restrooms and on terraces.

Can I charge an electric vehicle at Hyde Park?

The 2017 declaration barred charging without Board approval and a separate meter, and the 2022 amendment deleted that section. We found no replacement rule, so ask the Board for the current rule in writing before you rely on a charger.

Who manages Hyde Park?

The state’s corporation record lists the association’s mail in care of a Naples law firm, and the declaration lets the association hire a licensed manager. Ask the listing agent for the manager’s contact.

Can I choose my own hurricane shutters?

No. Under section 9.12 the Board adopts a standard model, color and style, and only that standard may be installed.

How long can guests stay at Hyde Park?

With the owner present there is no limit on the number of guests, but a guest who stays more than 30 days in a calendar year needs association approval. In the owner’s absence, section 10.2 limits relatives to 15 days on up to four occasions and other families to two weeks twice a year.

Is Hyde Park on the Gulf or a golf course?

No. No recorded Hyde Park document promises a view. The Pelican Bay Foundation’s beach parks are reached by its tram.

Buying at Hyde Park? Call Marc at (239) 287-5873 or read how we represent buyers.

Frequently Asked Questions: Hyde Park Seller Edition

These are the questions Hyde Park owners ask most before they sell, the 97-residence condominium on Pelican Bay Boulevard in Naples, answered from the recorded declaration, the Foundation’s published documents, Collier County’s records and the Southwest Florida MLS pull of October 7, 2026.

How much is my Hyde Park condo worth?

It depends on building, plan, floor and condition. Over 24 months the median was $889,329 across 10 closings, from $625,000 to $1,435,000, with Building A at $961,875 on 6 sales and Building C at $650,000 on 3, both small samples.

What did Hyde Park condos sell for in the last 12 months?

Six closed at a median of $707,500, from $625,000 to $1,399,000, a small sample, and all six show 1,607 square feet of MLS living area.

How long will my Hyde Park condo take to sell?

The 24-month median was 124 days on 10 sales. Four sold in 25 days or fewer and five took 169 days or more, so pricing decides the outcome.

Do Hyde Park sellers get their asking price?

The median sale-to-list ratio was 92.6 percent over 24 months, and none of the 10 sales closed above its final list price.

Is it a buyer’s or seller’s market at Hyde Park?

Three active listings against 6 closings in 12 months is 6.0 months of supply, which sits at the usual line between the two on that small base.

Do I need Board approval to sell?

Yes. Section 14.2 requires the Board’s prior written approval, and the buyer’s application starts a clock of up to 60 days from the notice.

When should I give the Board notice?

At least 30 days before the intended closing, with the buyer’s name and address and the executed contract. We build the notice into the contract timeline.

Can the Board delegate sale approval?

Yes. The Board may delegate approval to a committee or the manager, but only the Board may disapprove a sale (sections 14.2(D) and (E)).

What if the Board says no?

Disapproval needs a majority of the whole Board and, for good cause, counsel’s written opinion. If it disapproves without good cause and you demanded it in the notice, the association must name an approved purchaser within 30 days or your buyer is deemed approved.

What must I give a Hyde Park buyer?

Under section 718.503, the declaration, articles, bylaws and rules, the budget and financial statement, the milestone inspection summary, the structural integrity reserve study or a statement that none is complete, and the governance form, with the state’s frequently asked questions document.

What does the buyer’s seven-day cancellation window mean?

A buyer may cancel within seven days after receiving the statutory package. We deliver it early so the seven days start on day one.

What does a condominium estoppel cost?

Florida’s section 718.116(8) states $250, plus $100 if expedited within 3 business days and up to $150 more if the owner is delinquent; as we read the state’s current adjusted caps, they are $299, $119 and $179. The certificate is due within 10 business days.

What does the Foundation estoppel cost?

$250, plus $100 to expedite in 3 business days, a seller cost under the Foundation’s fiscal 2027 form.

Who pays the resale capital assessment?

The Foundation charges the $15,000 assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.

What will I pay in documentary stamps?

At $0.70 per $100, a sale at $889,329 pays $6,225 and a sale at $1,250,000 pays $8,750.

Who pays for the title policy?

By Collier County custom the buyer pays for the owner’s title policy, though the contract controls.

What is the $500 Foundation identification card fee?

The Foundation charges a seller $500 if the Foundation identification cards are not returned. Return them before closing.

Can I put a For Sale sign at Hyde Park?

No. Section 10.8 bars For Sale, For Rent and Open House signs anywhere on the property, including in windows.

Can I hold an open house at Hyde Park?

Only by the open house procedures the Rules and Regulations define, so ask the manager for the current rules before you schedule one.

Can I sell my Hyde Park residence with a tenant in it?

Yes, subject to the lease and the declaration’s lease rules, and the buyer must be approved like any other. No pets are allowed in a leased residence.

Can I sell to a buyer who wants to rent the residence?

Yes, but the buyer cannot lease for the first 12 months of ownership and is limited to two leases a calendar year with a 90-day minimum, so tell the buyer’s agent at the first showing.

What if I inherited my Hyde Park residence?

Under section 14.2(B) the heir’s right to occupy needs Board approval, which may not be denied to a prior owner’s spouse or companion or a first-degree relative.

Can I sell if the residence is owned in a trust or company?

Yes. An entity owner names one approved primary occupant, a change of primary occupant counts as a transfer, and the Board approves at most one change in any 12 months.

Do the milestone inspection and reserve study affect my sale?

Buyers of Buildings A, B and C ask for both, because the county lists those buildings as milestone completed with the next inspection due in 2033 and the reserve study sets the cost of the next cycle. Have the documents ready.

What if I made changes to my residence without approval?

Under section 9.5 a later owner is jointly and severally liable with the previous owner for correcting unapproved alterations, so a buyer’s attorney will ask. Document the approvals and permits before you list.

Should I get a wind mitigation report?

Not required, but a buyer’s insurer may ask for one, and a report on the residence can answer the question before it delays a closing.

What if I have a lien or unpaid assessments?

The estoppel certificate shows the balance, and under section 12.4 a new owner is jointly liable with the old one for unpaid assessments, so settle it at closing.

Do the 2026 roof notices matter to a buyer?

Buyers will ask which roofs the two September 2026 re-roof notices cover and who pays. The notices do not name the buildings, so ask the association and answer before the buyer does.

How do I price a three-bedroom Hyde Park residence?

Against the three-bedroom sales: in 60 months, 3 closings of 3 bedrooms at a median of $1,100,000 and 3 closings of 3 bedrooms plus a den at a median of $1,550,000, both small samples.

Should I wait for the Hyde Park market to recover?

We do not predict prices. What the record shows is that residences asking well above recent closings have sat, and the sales that worked were priced to the market, with four of the last 10 closing in 25 days or fewer.

Do you charge for the valuation?

No. The valuation is free and there is no obligation.

Can I talk to someone before I decide?

Yes. Call Jesse direct at (239) 898-6072, text or call, and conversations are confidential.

Will you handle the Board application?

We coordinate the notice, the application and the timeline with the buyer’s agent and the association, and build the approval window into the contract.

What is the difference between you and an online estimate?

An automated estimate cannot tell a $625,000 sale from a $1,399,000 sale when both show the same living area, or read the Board’s rules. We read the building, the approvals and the closings.

How soon can I close?

Plan on at least 30 days after the Board receives the notice and the contract, because the declaration sets the notice at least 30 days before the intended closing.

Request a free home valuation or call Jesse direct at (239) 898-6072. We reply with the Hyde Park sales that fit your residence.

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

Sources and Authoritative References

Every Hyde Park fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.

The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.

Recorded Hyde Park Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, Hyde Park, 74 pages, OR 1023, Page 430 (May 26, 1983)
2. Condominium exhibit, Condominium Book 22, Page 66, OR 1023, Page 504 (1983)
3. First amendment with surveyor’s certificate, OR 1034, Page 222 (July 28, 1983)
4. Revised condominium exhibit, Condominium Book 23, Page 1, OR 1034, Page 225 (July 28, 1983)
5. Second amendment, OR 1104, Page 202 (October 8, 1984)
6. Third amendment and surveyor’s certificate, OR 1350, Page 1165 (May 18, 1988)
7. Amendment of declaration, bylaws and articles, 63 pages, OR 1814, Page 173 (April 9, 1993)
8. Declaration and bylaw amendments, OR 2420, Page 1356 (May 15, 1998)
9. Amendment of section 13.2 on leasing, OR 3541, Page 964 (April 13, 2004)
10. Bill of sale of fire-suppression facilities, OR 4382, Page 576 (July 29, 2008)
11. Notice of preservation of covenants, Pelican Bay Foundation, OR 4636, Page 3498 (December 28, 2010)
12. Notice of preservation of covenants, Pelican Bay Foundation, OR 4696, Page 2003 (June 30, 2011)
13. Amended and Restated Declaration of Condominium with Bylaws, 76 pages, OR 5400, Page 212 (May 31, 2017)
14. Amendment on dryer vents, alterations and section 10.12, OR 6084, Page 408 (February 13, 2022)
15. Sidewalk easement to Collier County, OR 6125, Page 2443 (May 11, 2022)
16. Bylaw amendment on financial statements, OR 6612, Page 3863 (July 24, 2026)
17. Notice of commencement, OR 2118, Page 595 (November 9, 1995)
18. Notice of commencement, pool heating, OR 4579, Page 3282 (June 24, 2010)
19. Notice of commencement, OR 4593, Page 2063 (August 9, 2010)
20. Notice of commencement, clubhouse re-roof, OR 4929, Page 2079 (June 6, 2013)
21. Notice of commencement, Building B, OR 5556, Page 1574 (September 26, 2018)
22. Notice of commencement, Building A, fire pump, OR 5709, Page 2546 (December 23, 2019)
23. Notice of commencement, Building B, fire pump, OR 5709, Page 2358 (December 23, 2019)
24. Notice of commencement, Building T, exterior waterproofing, OR 5959, Page 3996 (June 7, 2021)
25. Notice of commencement, balcony repairs, OR 6279, Page 223 (August 16, 2023)
26. Notice of commencement, roofing, OR 6320, Page 1114 (January 9, 2024)
27. Notice of commencement, pool resurfacing, OR 6378, Page 52 (July 9, 2024)
28. Notice of commencement, replacement doors, OR 6399, Page 1412 (September 18, 2024)
29. Notice of commencement, replacement windows, OR 6438, Page 996 (February 11, 2025)
30. Notice of commencement, Building T, clubhouse remodel, OR 6452, Page 2964 (March 31, 2025)
31. Notice of commencement, re-roof, OR 6627, Page 414 (September 8, 2026)
32. Notice of commencement, re-roof, OR 6631, Page 3410 (September 23, 2026)

Pelican Bay Foundation Published Documents

33. Declaration amendment on leasing, OR 5634, Page 1101 (May 28, 2019)
34. Rules and Regulations (December 12, 2024)
35. Lease Application Packet, fiscal 2027
36. Fiscal 2027 estoppel form
37. Fiscal 2027 Approved Budget Package
38. Resale capital exemption form
39. Pelican Bay planned unit development document with ordinances
40. Realtor information, resale capital assessment
41. Tram service
42. Our beaches
43. Sandbar South Beach
44. Marker 36 North Beach
45. Community center
46. Fitness center
47. Dining
48. Racquets program
49. Pickleball FAQ
50. Design review and covenants application
51. Club Pelican Bay golf
52. Club Pelican Bay membership

Collier County and State of Florida Records

53. Collier County Milestone Map, MilestoneMap FeatureServer layer 2
54. Collier County zoning layer
55. Collier County planned unit development layer
56. Collier County future land use layer
57. Collier County hurricane evacuation zone layer
58. Collier County fire district layer
59. Collier County milestone saltwater buffer layer
60. Collier County three-mile saltwater boundary map
61. Collier County milestone buildings by year
62. Collier County CityView permit locator
63. Collier County Pelican Bay Services page
64. Pelican Bay Services Division agenda packet (June 10, 2026)
65. Pelican Bay Services Division agenda packet (October 8, 2025)
66. Pelican Bay Services Division 2025 Clam Bay monitoring report
67. Collier County condominium flood coverage fact sheet
68. Collier County Tax Collector tax search
69. Collier County Tax Collector beach parking sticker
70. Collier County Public Schools attendance zone map
71. Collier County Public Schools live zone lookup
72. Collier County Public Schools attendance boundaries
73. Florida Department of Education school grades
74. Florida Division of Corporations, Hyde Park at Pelican Bay Condominium Association, Inc., document 758477
75. Florida Division of Corporations, entity search
76. Florida Statutes, section 553.899, milestone inspections
77. Florida Statutes, section 718.111, official records
78. Florida Statutes, section 718.112, bylaws and reserves
79. Florida Statutes, section 718.116, assessments and estoppel
80. Florida Statutes, section 718.503, disclosures to buyers
81. Florida Division of Emergency Management, Know Your Zone
82. Florida Office of Insurance Regulation, wind mitigation resources
83. Florida Department of Revenue, homestead and exemptions
84. Florida Department of Business and Professional Regulation, licensee search

Federal Records

85. FEMA National Flood Hazard Layer
86. FEMA Map Service Center
87. FEMA flood insurance
88. National Hurricane Center, Hurricane Ian tropical cyclone report
89. U.S. Census Bureau geocoder
90. HUD, assistance animals

Healthcare

91. NCH North Collier emergency services
92. NCH 2025 community health needs assessment

Downloadable Documents

The Hyde Park 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 documents open at the Pelican Bay Foundation; county records open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

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