Isle Verde is a 36-home single-family neighborhood on Verde Way inside Pelican Bay in Naples: 3 sales in 12 months at a $3,350,000 median, a $3,435 Foundation assessment and a $15,000 resale fee. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Isle Verde is a single-family neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.
It is 36 homes on one private street, Verde Way, at 7001 to 7111 Verde Way, Naples, FL 34108, behind a staffed gate that Isle Verde shares with its neighbor Pointe Verde. Its Chapter 720 homeowners’ association, Isle Verde Neighborhood Association, Inc. (Sunbiz N93000001237), was incorporated on March 16, 1993, and the oldest homes on the county’s 2026 tax roll date from 1993.
Three similar names are not this neighborhood. Pointe Verde is a separate 13-home association on the same Verde Way, with its own documents, its own board and its own market. Isle Verde Holdings LLC (Sunbiz L24000400787) is an unrelated Florida company. Isle Vibes and similar names belong to other businesses. Only the 36 homes on Verde Way between 7001 and 7111 are covered here.
McGreevy and Comisar are the team Isle Verde owners call when they want a sale priced against the neighborhood’s own record, and the team its buyers call when they want to know what a 36-home enclave with a private street, a shared gate and a painting cycle really costs and requires. This page goes further on Isle Verde than any other source we know of. It is built from the association’s own recorded Declaration, Articles and Bylaws with every recorded amendment, the Collier County Clerk’s recorded instruments, the Pelican Bay Foundation’s FY2027 budget and estoppel form, the county’s Pelican Bay Services Division page, FEMA’s flood map queried at five points on Verde Way, Collier County Public Schools’ zone lookup, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.
If you own in Isle Verde and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee-by-fee, rule-by-rule and sale-by-sale detail below will tell you whether Isle Verde fits before you tour.
McGreevy and Comisar are the best realtor for Isle Verde 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 an Isle Verde read built on every recorded sale since 1993 and every recorded governing document the association has filed.
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 Isle Verde in Pelican Bay, Naples, whether you’re ready to sell your Isle Verde 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 in Isle Verde for a specific reason. The 36 homes share one street, one gate and one set of recorded documents, yet the nine Southwest Florida MLS closings of the last five years run from $2,810,000 to $5,650,000, and the county’s qualified-sales file shows a median that rose from $807,150 in 1993 to $5,487,500 in 2025. Size, age, rebuild status, lot position and timing explain that spread, and an agent who prices Isle Verde from a Pelican Bay average, or from a generic Naples single-family index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Isle Verde home against the sales of homes of its own size and age; we do that below.
Recent Isle Verde track record (last 12 months): In the last 12 months Isle Verde has seen 3 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), at a median sold price of $3,350,000, from $2,810,000 to $4,000,000, and a median sale-to-list ratio of 88.9 percent. Three closings is 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.
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Selling your Isle Verde home? Get a free Isle Verde home valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Isle Verde? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Isle Verde means owning a 36-home single-family residence on a private street in northern Pelican Bay, behind a gate staffed from 7 a.m. to 11 p.m., with exterior painting, front and side landscaping, driveway pavers and periodic pool cleaning handled by the association and the Foundation’s beaches, trams and tennis available on top.
Most Isle Verde buyers are choosing among three things at once: a street where the association, not the owner, runs the painting cycle and the front yard; a stack of charges that includes the association’s own dues, the Pelican Bay Foundation’s assessment and the county’s Pelican Bay Services Division assessment; and a set of recorded rules, from garaged-only parking to a leasing limit of one lease a calendar year, that are stricter than the Foundation’s. The homes are Italianate in theme with terra cotta barrel tile roofs under the association’s Architectural Criteria, and some back on the golf course edge, where the association’s landscape guidelines assign the hedge barrier to the association.
A day starts on Verde Way behind the gate, which is staffed by a security contractor from 7 a.m. to 11 p.m. and run by remote openers after hours. Pelican Bay Community Center is 1.2 to 1.3 road miles away, Publix at 8833 Tamiami Trail North is 1.0 to 1.1 miles, and Club Pelican Bay is 1.9 to 2.0 miles. The beach is a tram ride: the Foundation operates eight tram stations and almost three miles of private beach that open at 9 a.m.
Isle Verde’s recorded documents allow full-time and seasonal use. They require the Board’s approval of any lease, limit leasing to one lease a calendar year with a 120-day minimum, and cap guests at 30 nights per person per year. Isle Verde is not an age-restricted community, and its Declaration sets no minimum age.
Look first at the home’s age and its paint year. The association paints the exterior on a cycle, and the 2025 guidelines list repaint years of 2030, 2033 and 2034 for the three groups. Then read the recorded rules on vehicles and leasing, because they decide whether the way you plan to use the house is allowed. Then confirm in writing how the Foundation’s assessment is billed, because the association’s public page and the Foundation’s estoppel form describe it differently.
If you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you want the Pelican Bay-wide view before you narrow to Isle Verde, start with our Pelican Bay buyer guide. If you own in Isle Verde, get a free Isle Verde home valuation or call Jesse direct at (239) 898-6072.
In the last 12 months Isle Verde recorded 3 Southwest Florida MLS closings at a $3,350,000 median, from $2,810,000 to $4,000,000, for $10,160,000 in volume. No window reaches ten closings, so this section lists every sale, and the county’s recorded-sales history below supplies the long view. All figures are a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table below shows four windows ending October 7, 2026. Every one of them is a small sample, since nine closings in five years is the whole neighborhood record. No Isle Verde closing in these windows was entered after closing; all nine were marketed through the MLS, so days on market and sale-to-list use every sale in each window.
| Window ending October 7, 2026 | Closings (n) | Median sold price | Low to high | Volume | Median per sq ft | Median days on market (n) | Median sale-to-list (n) |
|---|---|---|---|---|---|---|---|
| 12 months | 3 (small sample) | $3,350,000 | $2,810,000 to $4,000,000 | $10,160,000 | $979 | 132 (n=3) | 88.9% (n=3) |
| 24 months | 5 (small sample) | $4,000,000 | $2,810,000 to $5,650,000 | $21,135,000 | $1,049 | 106 (n=5) | 90.5% (n=5) |
| 36 months | 7 (small sample) | $4,000,000 | $2,810,000 to $5,650,000 | $28,535,000 | $1,110 | 106 (n=7) | 92.0% (n=7) |
| 60 months | 9 (small sample) | $3,612,500 | $2,810,000 to $5,650,000 | $35,697,500 | $1,049 | 47 (n=9) | 92.0% (n=9) |
For the 12-month window the median of 3 sales is the middle price, $3,350,000. For the 24-month window the median of 5 sales is $4,000,000, and the 60-month median of 9 sales is the fifth price in order, $3,612,500. The per-square-foot medians are $979, $1,049, $1,110 and $1,049 across the four windows. The median days on market falls from 132 in the 12-month window to 47 in the 60-month window, because the longer listings (505, 162 and 132 days) all closed in the last three years, while the 2023 and 2021 sales show 7 and 0 days on market in the MLS record.
Isle Verde has no street other than Verde Way, so the street column is the same on every row. House numbers are withheld. The “MLS design field” is the building-design label entered by each listing agent, and it is not a statement about the construction of the home; see the section on the homes for how to read it.
| Closed | Street | Beds and baths | Living area (sq ft) | Sold | Final list | Per sq ft | Days on market | MLS design field |
|---|---|---|---|---|---|---|---|---|
| August 2026 | Verde Way | 3 bed, 3 full + 1 half | 2,541 | $3,350,000 | $3,700,000 | $1,318 | 26 | SF/villa detached |
| July 2026 | Verde Way | 3 bed + den, 3 full + 1 half | 3,638 | $2,810,000 | $3,195,000 | $772 | 505 | attached |
| March 2026 | Verde Way | 3 bed + den, 3 full + 1 half | 4,085 | $4,000,000 | $4,499,000 | $979 | 132 | SF/villa detached |
| October 2025 | Verde Way | 5 bed + den, 5 full + 1 half | 5,388 | $5,650,000 | $5,950,000 | $1,049 | 47 | SF/villa detached |
| February 2025 | Verde Way | 4 bed + den, 4 full + 1 half | 4,552 | $5,325,000 | $5,595,000 | $1,170 | 106 | attached |
| July 2024 | Verde Way | 3 bed, 3 full + 1 half | 2,805 | $3,400,000 | $3,695,000 | $1,212 | 32 | attached |
| April 2024 | Verde Way | 3 bed + den, 3 full + 1 half | 3,603 | $4,000,000 | $4,200,000 | $1,110 | 162 | SF/villa detached |
| May 2023 | Verde Way | 3 bed + den, 3 full + 1 half | 3,620 | $3,550,000 | $3,775,000 | $981 | 7 | attached |
| October 2021 | Verde Way | 4 bed + den, 4 full + 1 half | 3,977 | $3,612,500 | $3,950,000 | $908 | 0 | SF/villa detached |
Three closings in 12 months say that Isle Verde is a thin market where each sale is an event. The three were a $4,000,000 sale in March 2026 of a 4,085 square foot three-bedroom-plus-den home, a $2,810,000 sale in July 2026 that took 505 days on the market, and a $3,350,000 sale in August 2026 of a 2,541 square foot three-bedroom home at $1,318 per square foot, the highest per-square-foot price in the five-year record. The $5,650,000 sale of a five-bedroom, 5,388 square foot home closed on October 6, 2025, one day before this 12-month window opens, and it is the highest price on the list.
The median sale-to-list ratio is 88.9 percent for the 12-month window (n=3), 90.5 percent for 24 months (n=5), 92.0 percent for 36 months (n=7) and 92.0 percent for 60 months (n=9). In plain terms, the median Isle Verde seller in the last year accepted about 11 cents less on the dollar than the final list price. That is a function of three sales, two of which needed a price cut or a long listing, so it is a signal for pricing discipline rather than a forecast.
None, in the October 7, 2026 MLS pull: there were no active or pending Isle Verde listings. With 36 homes and 9 closings in five years, about one home in four has traded in that time. If you are a buyer who wants Isle Verde, a standing search matters more here than in any larger Pelican Bay neighborhood; call Marc at (239) 287-5873.
Barrington recorded 3 MLS closings in the same 12 months at a $2,790,000 median and $960 per square foot, against Isle Verde’s $3,350,000 median and $979. Both are small samples. The full side-by-side is in the Isle Verde vs Barrington section.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
The Collier County Property Appraiser’s qualified-sales file records 100 arm’s-length Isle Verde sales between 1993 and 2026. The yearly median climbed from $807,150 in 1993 (6 sales) to $2,500,000 in 2020 (6 sales) and $5,487,500 in 2025 (2 sales), with most years a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The county file is the deed record: it counts only sales the Florida Department of Revenue’s qualification codes accept as arm’s length, it gives the price on the deed, and it shows no qualified sale in four years (1999, 2009, 2015 and 2022). Where the county and the MLS both show a sale, the prices agree, and the table below uses the county figure.
| Year | Qualified sales (n) | Median | Low | High |
|---|---|---|---|---|
| 1993 | 6 | $807,150 | $675,000 | $882,600 |
| 1994 | 11 | $859,400 | $680,000 | $1,050,000 |
| 1995 | 10 | $922,500 | $180,000 | $1,165,000 |
| 1996 | 6 | $917,100 | $730,000 | $1,040,000 |
| 1997 | 7 | $1,100,000 | $680,000 | $1,284,500 |
| 1998 | 3 | $1,125,000 | $1,025,000 | $1,125,000 |
| 2000 | 3 | $1,350,000 | $1,300,000 | $1,475,000 |
| 2001 | 1 | $1,250,000 | $1,250,000 | $1,250,000 |
| 2002 | 2 | $1,537,500 | $1,350,000 | $1,725,000 |
| 2003 | 1 | $1,225,000 | $1,225,000 | $1,225,000 |
| 2004 | 6 | $1,725,000 | $1,300,000 | $2,500,000 |
| 2005 | 2 | $1,820,000 | $1,600,000 | $2,040,000 |
| 2006 | 6 | $1,912,500 | $1,600,000 | $2,245,000 |
| 2007 | 3 | $2,700,000 | $1,800,000 | $2,750,000 |
| 2008 | 1 | $2,750,000 | $2,750,000 | $2,750,000 |
| 2010 | 3 | $1,690,000 | $1,650,000 | $2,250,000 |
| 2011 | 1 | $2,000,000 | $2,000,000 | $2,000,000 |
| 2012 | 2 | $1,735,000 | $1,670,000 | $1,800,000 |
| 2013 | 1 | $1,250,000 | $1,250,000 | $1,250,000 |
| 2014 | 3 | $2,400,000 | $1,870,000 | $2,500,000 |
| 2016 | 1 | $2,200,000 | $2,200,000 | $2,200,000 |
| 2017 | 3 | $2,000,000 | $1,700,000 | $2,450,000 |
| 2018 | 2 | $2,012,500 | $1,725,000 | $2,300,000 |
| 2019 | 2 | $1,811,250 | $1,522,500 | $2,100,000 |
| 2020 | 6 | $2,500,000 | $1,505,000 | $2,950,000 |
| 2021 | 2 | $3,233,750 | $2,855,000 | $3,612,500 |
| 2023 | 1 | $3,550,000 | $3,550,000 | $3,550,000 |
| 2024 | 2 | $3,700,000 | $3,400,000 | $4,000,000 |
| 2025 | 2 | $5,487,500 | $5,325,000 | $5,650,000 |
| 2026 | 1 | $4,000,000 | $4,000,000 | $4,000,000 |
Three things stand out. First, the neighborhood opened in 1993 with 6 sales at a $807,150 median, the 1994 median was $859,400 from 11 sales, and the 1997 median reached $1,100,000, so the first-generation buyers paid under $1.3 million for every sale recorded before 1998. Second, the 2000s ran $1.2 million to $2.75 million, peaking at $2,750,000 in the single 2008 sale. Third, after the 2010 to 2019 stretch, when yearly medians sat between $1,250,000 and $2,400,000, prices stepped up in 2020 and again from 2023: $3,550,000 in 2023, $3,700,000 across two 2024 sales and $5,487,500 across two 2025 sales.
The county file for 2026 shows one qualified sale at $4,000,000, the March 2026 closing. The July 2026 sale at $2,810,000 (deed dated July 14, 2026) is in the file as a non-qualified transfer, so it is not counted, and the August 31, 2026 sale is newer than the county extract. The MLS shows both, and this page counts both in its MLS windows.
Every yearly median in the table rests on fewer than ten sales, so every row is a small sample. Read the table as a record of what homes did sell for, not as an index. A single 5,388 square foot home sold in 2025 moved that year’s median by itself. That is why we price an Isle Verde home against specific sales of similar size and age, and why a valuation from us names the sales it relies on.
Isle Verde is a Chapter 720 homeowners’ association of 36 fee-simple lots, not a Chapter 718 condominium. The recorded Declaration speaks of Lots, Parcels and Homes, the 2006 Articles describe a homeowners’ association under section 720.301, and Sunbiz lists Isle Verde Neighborhood Association, Inc. as an active Florida not-for-profit corporation.
The distinction decides which Florida laws apply to a sale, so we checked it against the recorded documents rather than the county’s use codes or a listing label. Five facts point the same way, and one legacy form points the other.
The Amended and Restated Declaration of Restrictive Covenants, Conditions, Restrictions and Easements for Isle Verde, adopted January 31, 2006 and re-recorded January 10, 2008, defines the Association as Isle Verde Neighborhood Association, Inc., “a non-profit corporation” whose purpose is to administer the Common Areas. Every Owner holds a Parcel and a membership that is “appurtenant to and inseparable from” the Home, with one Voting Interest per Home. The Declaration assesses each Lot at a uniform rate and charges 150 percent for an Oversized Lot. None of that is condominium language. A condominium owner holds a unit and an undivided share of common elements; an Isle Verde owner holds a lot with a house on it.
The Florida Division of Corporations lists Isle Verde Neighborhood Association, Inc., document number N93000001237, filed March 16, 1993, status active, federal employer number on file, with annual reports filed in 2024, 2025 and 2026. The last corporate event is Amended and Restated Articles dated April 6, 2006, which match the 2006 restated Declaration. Sunbiz also lists an unrelated Isle Verde Holdings LLC (L24000400787), filed in 2024, which is not this association.
The Collier County Property Appraiser’s 2026 tax roll lists 36 residential parcels in the Isle Verde at Pelican Bay subdivision, each with a single-family use code, plus a few common-area and tract parcels held by the association with no building. Thirty-six residential parcels match the 36 Homes in the Declaration.
The association’s public sale and lease application form uses the words “condominium unit” and “condominium documents,” which is legacy wording from a form written for another kind of association. The recorded Declaration, Articles and Bylaws control, and they describe lots and homes. This matters for one reason: a buyer should not assume condominium rules, such as a condominium association’s right to approve buyers or Chapter 718 resale-document timing, apply here. Chapter 720’s disclosure and estoppel rules apply instead, and the section on closing costs explains both.
Chapter 720 applies: section 720.401 (prospective purchaser disclosure), section 720.30851 (estoppel certificates), section 720.305 (fines), section 720.3085 (liability for assessments) and section 720.303 (records). The condominium milestone inspection and structural integrity reserve study rules do not apply to a community of detached lots; that is covered in its own section below. An Isle Verde buyer’s rights come from the Declaration, from Chapter 720 and from the Foundation’s own covenants.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Isle Verde was platted on September 2, 1992 as Plat Book 20, page 1, and its original Declaration was recorded on March 23, 1993. Its developer, IPP of Naples, Ltd., built the homes of 1993 to 1997, handed the association its common property in 1998, and the owners restated the governing documents in 2006.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The records below are recorded instruments in the Collier County Clerk’s Official Records, each viewable through the clerk’s public portal. They are why this page can describe the neighborhood’s rules by date and not just by present practice.
| Date | Instrument | What it did |
|---|---|---|
| September 2, 1992 | Plat of Isle Verde at Pelican Bay, Plat Book 20, page 1 | Platted the neighborhood and its common tracts |
| March 16, 1993 | Articles of incorporation, Sunbiz N93000001237 | Formed Isle Verde Neighborhood Association, Inc. |
| March 23, 1993 | Declaration, Official Records Book 1808, page 70 | Recorded the original covenants |
| 1993 | Reciprocal Easement and Maintenance Agreement with Pointe Verde, and a cable service easement | Set the first shared-gate cost split of 75 percent and 25 percent |
| December 1994 | First Amendment to the Parcel 2 covenants, Official Records 2008/102 | Required bronze screen enclosures, white allowed on courtyard homes |
| April 1997 | Developer amendment, Official Records 2309/1132 | IPP of Naples relinquished Class B membership; gate open 7 a.m. to 5 p.m. until the last two homesites sold |
| November 1997 | Certificates of amendment to the Declaration and Bylaws, Official Records 2363/2478 and 2363/2483 | Members’ vote of November 3, 1997 on home use and leasing, maintenance, enforcement and fines |
| December 1998 | Quit-claim deed from IPP of Naples, recorded January 15, 1999, Official Records 2502/3198 | Conveyed the common tracts to the association |
| January 31, 2006 | Amended and Restated Declaration, Articles, Bylaws and Rules (recorded January 10, 2008, Official Records 4319/1689) | The governing documents owners live under today |
| March 2010 | Amended and Restated Reciprocal Easement, Official Records 4554/685 | Shared gate costs by homes: 73.47 percent Isle Verde, 26.53 percent Pointe Verde |
| January 2010 vote | Certificate of amendment recorded June 7, 2010, Official Records 4574/162 | Raised the lease processing fee cap from $100 to $500 |
| January 2011 vote | Amendment recorded March 7, 2011, Official Records 4658/2729 | Architectural deemed approvals, setbacks, construction scheduling, fines |
| January 2014 vote | Certificate of amendment recorded February 28, 2014, Official Records 5012/3219 | Maintenance work hours; lien subordination tied to section 720.3085 |
| April 14, 2014 | Board Resolutions 14-1 and 14-2 | Rules for member participation at meetings |
| July 23, 2021 | Foundation notice under section 720.3032, recorded August 5, 2021, Official Records 5993/872 | Preserved the covenants under the Marketable Record Title Act |
| May 25, 2026 | Commercial vehicle limits notice (published by the association) | Vehicle weight and length limits on the private bridge; three-vehicle street limit |
Pelican Bay began in 1972, when Coral Ridge Properties, a Westinghouse division, partnered with the Collier family to develop 2,330 acres seven miles north of downtown Naples. Westinghouse bought out the Collier interest in 1979 and the Pelican Bay Foundation was formed. Isle Verde was one of the later neighborhoods, platted in 1992 inside Pelican Bay Unit Twelve’s covenants, and its Declaration says it is “supplemental to” the Foundation’s General Covenants and the Parcel 2 covenants.
The Declaration names the developer as IPP of Naples, Ltd. A 1997 recorded amendment shows IPP of Naples relinquishing its Class B membership while two homesites remained, and it provided that the gate would stay open from 7 a.m. to 5 p.m. until those sites sold, an arrangement that expired by December 31, 1999. In December 1998 the developer’s winding-up quit-claim deed, recorded January 15, 1999, conveyed the common tracts to the association.
The 2006 restated Declaration, with the 2006 restated Articles, Bylaws and Rules, is the document owners live under. It put architectural control in a three-member Architectural Review Board, set the 45-day notice and 30-day Board decision for leases, set the 120-day minimum lease and one-lease-a-calendar-year limit, fixed the minimum home size at 2,500 square feet of air-conditioned living area, and assigned exterior painting to the association.
Three recorded amendments refined the 2006 text. The 2010 certificate raised the lease processing fee cap from $100 to $500 per applicant. The 2011 amendment added special parcel assessments, set 90-day (major) and 30-day (minor) deemed approvals for architectural applications and added the construction scheduling rules. The 2014 amendment added a rule limiting maintenance work to 8 a.m. to 5 p.m. on weekdays, with an emergency exception, and tied lien subordination to section 720.3085.
A notice dated July 23, 2021 and recorded on August 5, 2021 shows the Pelican Bay Foundation filing under section 720.3032 to preserve the covenants for Isle Verde at Pelican Bay. Notices of this kind protect recorded covenants from extinguishment under the Marketable Record Title Act, Chapter 712. It cites the Declaration at Official Records Book 1808, page 70 and the plat at Plat Book 20, page 1. It is a housekeeping filing, and it confirms that the Declaration is still in force.
Isle Verde has 36 single-family homes of 2,310 to 4,740 square feet of heated area on the 2026 tax roll, with a median of 3,610 square feet, built from 1993 to 2025. The Declaration requires at least 2,500 square feet of air-conditioned living area, and the median year built is 1995.5.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Two things distinguish Isle Verde’s housing stock from most Pelican Bay neighborhoods. The original 1993 to 1997 homes are a large, uniform group of 24, and the other 12 homes show roll years of 2005 to 2025, which in a neighborhood platted in 1992 points to rebuilds and replacements. We have not matched those years to permits, and we do not claim a count of teardowns.
| Year built (2026 tax roll) | Homes |
|---|---|
| 1993 | 5 |
| 1994 | 8 |
| 1995 | 5 |
| 1996 | 4 |
| 1997 | 2 |
| 2005 | 1 |
| 2008 | 1 |
| 2015 | 1 |
| 2016 | 2 |
| 2018 | 1 |
| 2020 | 1 |
| 2022 | 2 |
| 2023 | 1 |
| 2025 | 2 |
| All homes | 36 |
Twenty-four of the 36 homes, two-thirds, were built in the first five years from 1993 to 1997, with 8 in 1994 alone. Twelve homes show a year built of 2005 or later, including 6 from 2020 to 2025.
| Heated area (sq ft, 2026 tax roll) | Homes |
|---|---|
| Under 2,500 | 3 |
| 2,500 to 2,999 | 2 |
| 3,000 to 3,499 | 8 |
| 3,500 to 3,999 | 19 |
| 4,000 to 4,499 | 3 |
| 4,500 and up | 1 |
| All homes | 36 |
The 19 homes between 3,500 and 3,999 square feet are the center of the neighborhood. Three homes show heated area under 2,500 square feet on the roll (2,310, 2,412 and 2,476). The roll’s heated area and the Declaration’s outer-wall measure of air-conditioned living area are different yardsticks, so a roll figure under 2,500 does not by itself mean a home breaks the minimum.
| Year built | Homes | Median heated area (sq ft) |
|---|---|---|
| 1993 to 1997 | 24 | 3,586.5 |
| 1998 to 2009 | 2 | 4,092 |
| 2010 to 2019 | 4 | 3,672 |
| 2020 to 2025 | 6 | 3,472.5 |
The median heated area of the 2020 to 2025 group, 3,472.5 square feet, is slightly below the 3,586.5 of the original 1993 to 1997 group, so the newer homes are not larger at the median; their difference from the original homes is age, systems and finish. The 1998 to 2009 and 2010 to 2019 groups hold only 2 and 4 homes, so their medians are small samples.
Thinking of selling a home on Verde Way? Isle Verde has 36 homes and only 3 MLS closings in the last 12 months at a $3,350,000 median, so the right price comes from reading each sale against your home’s size, age and condition, not from a neighborhood average. Get a free Isle Verde home valuation or call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Of the nine MLS closings since 2021, two were three-bedroom homes, four were three bedrooms plus a den, two were four bedrooms plus a den and one was five bedrooms plus a den. Every sale lists at least three full baths and a half bath. Living area in the MLS record runs from 2,541 to 5,388 square feet. The MLS living area and the county’s heated area are measured differently and can disagree for the same home, so use the county figure for comparisons across the roll and the MLS figure for the sale it describes.
Four of the nine MLS sales carry the MLS building-design label “attached” and five carry “single-family or villa detached.” The label is entered by the listing agent and is not a legal classification. The county roll codes all 36 homes as single-family, and the Declaration allows “a single-family detached or attached residence” on each Lot, with one structure per Lot and party-wall rules for walls built on a lot line. If the label matters to you, ask for the survey and the party-wall facts of the specific home.
The association’s Architectural Criteria set an Italianate theme with Sherwin-Williams approved colors, Spanish terra cotta barrel tile roofs, Krehling cobblestone pavers, and mailboxes, fences and gates in verde green. Screen enclosures are bronze, with white allowed on courtyard homes when approved. Decorative street-visible shutters are not allowed, and awnings facing the street must be terra cotta.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
An Isle Verde home comes with a staffed gate from 7 a.m. to 11 p.m., private roads, front and side-yard landscaping, driveway paver upkeep and periodic pool cleaning from the association, and the Pelican Bay Foundation’s beaches, trams, community center, fitness center and racquets courts. Club Pelican Bay’s golf and dining are separate memberships.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The association is a small, service-heavy neighborhood. Its public pages and recorded documents describe no neighborhood clubhouse, pool or tennis court, so the shared elements are the gate and gatehouse, the roads and bridge, landscaping, utilities and the fire-suppression facilities it shares with Pointe Verde.
The shared gatehouse, described on the association’s gate house page, is staffed from 7 a.m. to 11 p.m. by a security contractor, uses guest-management software for visitor lists, issues one sticker per car and gives owners remote openers for after hours. Service providers may enter on weekdays between 8 a.m. and 5 p.m. through the gatehouse. The gatehouse is shared with Pointe Verde under a recorded reciprocal easement, covered in its own section below.
The Foundation operates nearly three miles of private beach open from 9 a.m. to sunset, eight tram stations that carry more than 900,000 trips a year, a community center with an art studio, card rooms and areas for bridge and mahjong, a fitness center with indoor, outdoor and beach classes and a wellness studio, 18 Har-Tru tennis courts at two locations and a Racquets Center in Pelican Bay Community Park with Har-Tru and pickleball courts. Marker 36 (North Beach) and the Sandbar (South Beach) are its two coastal kitchens, and Pelican Bay protects more than 500 acres of estuary. These are Foundation amenities, funded by the FY2027 assessment of $3,435.
Club Pelican Bay opened in 1980 as a private, member-owned club with 27 holes (the Club, Pelican and Bay nines) on nearly 240 acres, an Arthur Hills design renovated in 2019 by Ron Forse, with a 50,000 square foot clubhouse completed in 2017. Owning in Isle Verde does not by itself carry a membership; the club has its own application and fees, which you should confirm with it. The club is 1.9 to 2.0 road miles from Verde Way.
Pelican Bay Community Center is 4.4 to 4.8 minutes by car, Publix at 8833 Tamiami Trail North is 4.4 to 4.8 minutes, Mercato and Whole Foods are 5.1 to 5.5 minutes and Vanderbilt Beach by road is 7.1 to 7.5 minutes. The logistics section has the full table of drive times.
The Isle Verde Neighborhood Association bills its dues quarterly on January 1, April 1, July 1 and October 1, and the dollar amount is not published on the association’s public pages or in its recorded documents. The Foundation’s $3,435 assessment and the county’s $1,250 Pelican Bay Services Division assessment are separate, published charges.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We will not guess at a dollar figure. The association’s budget, its financial statements, its minutes and its owner roster sit behind a login on its website, and we do not state what they contain. A buyer gets the number from the statutory estoppel certificate and the section 720.401 disclosure summary; a seller already has it on the last quarterly invoice.
Under the Declaration, the Common Assessment pays for exterior maintenance and insurance of the Homes for which the association is responsible, the Common Areas, commonly metered utilities, management and the association’s share of shared costs. In practice the association’s public maintenance page lists weekly pool cleaning and chemicals, landscaping and irrigation, annual tree trimming, driveway paver upkeep and the exterior painting cycle. That same page says it is not a legally binding document, so the Declaration’s Article VIII controls. The association’s 2025 paint guidelines add that annual dues include an accrual for the periodic painting of each home.
The owner is responsible for the entire structure and roof, air conditioning, pool equipment and repairs, pool enclosures and decks, awnings, pest control, courtyard and patio landscaping, and roof cleaning outside the painting cycle. The association’s page says weekly pool chemicals are in the dues but pool equipment repair is the owner’s cost, which matches Article VIII, Section 1.
By majority vote the Board adopts an annual budget, and each Lot carries an equal share, with the four Oversized Lots (about 1.5 lots each) carrying 150 percent. The Board may accelerate an installment on default. A capital special assessment under Article V, Section 3 needs the assent of two-thirds of the voting interests present and voting; the Board can also levy a special assessment against one parcel for a capital repair on that parcel, under Article V, Section 4.
An assessment unpaid 30 days after its due date bears interest at 18 percent per annum, and the Board may add a late fee. The lien is a continuing lien on the Parcel, enforced by a notice of claim of lien and foreclosure like a mortgage, with the association’s reasonable attorneys’ fees added. A new owner is jointly and severally liable with the previous owner for unpaid assessments to the time of transfer under section 720.3085(2)(b), which is why the estoppel certificate matters.
We could not find a published Isle Verde reserve schedule, resale fee or capital contribution in the association’s public documents. The only published sale-related charge is a $100 non-refundable sale application fee on the association’s sale and lease form, with a $50 per adult background check. The statutory estoppel certificate lists any other transfer-related charge, so ask for it before you write an offer.
An Isle Verde owner pays four layers: the neighborhood association’s quarterly dues, the Pelican Bay Foundation’s FY2027 assessment of $3,435, the county’s Pelican Bay Services Division FY 2027 assessment of $1,250.00, and the county property tax bill. The first is unpublished; the Foundation and Services Division figures are published and stated below.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Layer | Amount | Billing | Source |
|---|---|---|---|
| Isle Verde Neighborhood Association dues | Not published | Quarterly: January 1, April 1, July 1, October 1 | Association public pages |
| Pelican Bay Foundation assessment, FY2027 | $3,435 ($858.75 per quarter) | Through the association’s January 1 billing or directly to the owner; confirm | Foundation FY2027 budget package and estoppel form |
| Pelican Bay Services Division assessment, FY 2027 | $1,250.00 ($789.07 operations and maintenance + $460.93 capital and projects) | Collier County | County Pelican Bay Services Division page |
| Collier County property tax | Per the tax bill | Annual, discounts for early payment | Collier County Tax Collector; section 197.162 |
| Owner’s insurance including hurricane and flood | Varies by home | Owner pays; association named additional insured | Declaration, Article X |
The Pelican Bay Foundation’s FY2027 approved budget sets an annual assessment of $3,435 per unit, made up of $2,180 operating, $497 replacement reserve and $758 for the bulk media agreement. The quarterly installment is $858.75. The budget package counts 6,474 billable units.
| FY2027 Foundation assessment line | Annual | Per quarter |
|---|---|---|
| Operating assessment | $2,180.00 | $545.00 |
| Replacement reserve fund | $497.00 | $124.25 |
| Bulk media agreement | $758.00 | $189.50 |
| Total | $3,435.00 | $858.75 |
The Foundation’s fiscal year begins October 1, and its estoppel form says billing is in the fourth quarter of each year. The assessment rose from $3,295 in FY2026 to $3,435 in FY2027, an increase of $140, or 4.2 percent. The Foundation’s earlier years were $2,944 for FY2024 and $2,675 for FY2025, per its budget and audited financial statements.
The Foundation’s FY2027 estoppel form says condominium billing is paid by the condominium association and that “in the event a unit is a single family or commercial property, the billing is paid directly by the owner.” The Isle Verde association’s own public page says “the Pelican Bay fees are included in the January 1 billing.” Those two statements do not describe the same route, and we cannot tell from the public record which one governs a given Isle Verde home. Before you rely on either, ask the manager for the last year’s invoice and the Foundation for the account record, and have the estoppel show which bill carries the $3,435.
The Collier County Pelican Bay Services Division page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, a total of $1,250.00. The division is the Collier County body that serves Pelican Bay. How the assessment lands on a single-family parcel is shown on the county tax bill, so check the bill for the line item.
Isle Verde parcels are taxed as ordinary single-family parcels by Collier County. A homestead-exempt owner’s assessed value growth is limited by section 193.155 to the lesser of 3 percent or the change in the consumer price index, and the cap resets after a change of ownership, so a buyer should not assume the seller’s tax bill. Section 197.162 gives discounts for early payment, from 4 percent in November. The Collier County Tax Collector publishes the bills.
The Foundation’s FY2024 audited financial statements, Note 8, report that the Board approved a Hurricane Ian assessment of $2,195 per residential unit in August 2023, based on estimated storm costs of about $16.4 million, less an estimated $2.0 million reduction. That is a Foundation charge, separate from anything the Isle Verde association may have levied. A buyer should ask both bodies whether any special assessment is open or proposed.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
An Isle Verde buyer pays the Foundation’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, the association’s $100 sale application fee and $50 per adult background check, the owner’s title policy that Collier County buyers customarily pay, recording fees and lender costs. The seller pays documentary stamps at $0.70 per $100.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Item | Paid by | At $3,350,000 (12-month median) | At $3,612,500 (60-month median) | Basis |
|---|---|---|---|---|
| Documentary stamp tax on the deed | Seller | $23,450 | $25,287.50 | $0.70 per $100, section 201.02 |
| Foundation resale capital assessment | Buyer | $15,000 | $15,000 | FY2027 estoppel form |
| Resale exemption processing fee, if the buyer qualifies | Buyer | $1,000 | $1,000 | FY2027 estoppel form and exemption form |
| Foundation estoppel processing fee | Seller | $250 | $250 | FY2027 estoppel form, Section D |
| Optional expedite, completion within 3 business days | Seller | $100 | $100 | FY2027 estoppel form, Section D |
| Foundation ID cards not returned | Seller | $500 | $500 | FY2027 estoppel form |
| Association sale application fee | Buyer | $100 | $100 | Association sale and lease form |
| Background check per adult applicant | Buyer | $50 U.S., $240 international | $50 U.S., $240 international | Association sale and lease form |
The table uses the 12-month median of $3,350,000 and the 60-month median of $3,612,500 as sample prices. Your contract controls who pays what; the Collier County convention is a starting point.
It is a one-time charge the Foundation collects at resale, which the FY2027 estoppel form lists as a buyer cost for deeds recorded on or after October 1, 2026. The Foundation’s realtors page says it rises from $10,000 to $15,000 on that date and then increases 3.5 percent automatically each year from October 1, 2027, to $15,525. A one-time exemption exists for an owner who moves within Pelican Bay, with a $1,000 processing fee, and the exemptions in the Foundation’s Bylaws remain. At the 12-month median, $15,000 is 0.45 percent of the price.
The association’s transfer requirements sheet lists a $100 non-refundable sale application fee payable to the association and a background check of $50 per adult United States applicant or $240 for an international applicant, payable to the manager. The application itself, titled an application for approval of sale or lease, says the association will advise its decision within 15 days and, in its legacy text, asks for a $500 check, so confirm with the manager which amount applies to a sale. The form uses condominium wording, so read it against the recorded Declaration, as the next question explains.
In practice the association processes sales as applications: its form is titled an application for approval of sale or lease and says the buyer will be advised within 15 days whether it is approved. We found no clause in the recorded Declaration that gives the Board a right to disapprove a sale, though it does require approval of leases and of a change in the Primary Occupant of a home owned by an entity or unrelated co-owners, which it treats as a transfer. The Foundation’s estoppel says it does not require approval of the transfer and has no right of first refusal. Section 720.30851’s certificate asks whether board approval is required, so the estoppel will answer for the specific home. Put the answer in your contract as a condition.
The seller pays documentary stamp tax of $0.70 per $100 of consideration on the deed under section 201.02, the Foundation’s $250 estoppel processing fee (an optional $100 expedite for completion in three business days, and $500 if the Foundation ID cards are not returned), any open liens and the commission as negotiated. Section 720.30851 states base caps of $250, $100 and $150 for the estoppel fee, the expedite fee and a required update; as we read the state’s current adjusted caps, the figures are $299, $119 and $179, so the Foundation’s $250 and $100 sit within either reading.
A seller must give a buyer the section 720.401 disclosure summary before the contract is signed, and if it was not delivered before the contract was signed, the buyer may void the contract within 3 days of receiving it or before closing, whichever comes first. The flood disclosure under section 689.302 is due at or before the time the sales contract is executed. Section 689.261 requires a property tax disclosure, and section 404.056 requires the radon notice. Johnson v. Davis also requires disclosure of known facts materially affecting value that a buyer could not readily observe.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
The recorded Amended and Restated Declaration of Isle Verde has thirteen articles, with the Articles of Incorporation, Bylaws and Rules attached as exhibits, and the 2010, 2011 and 2014 amendments recorded afterward. This section reads them in order so that an owner or buyer can see what the documents control and where they are silent.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The Declaration’s own rule of order is that its text, as amended, controls over the association’s website and over any summary on this page. Every figure below is from the recorded text, with its year, and we flag where two recorded texts disagree.
Every owner has an easement of use over the Common Areas and the roadways. The Association may limit guests, adopt parking rules, suspend voting and use rights for assessments delinquent 90 days or for up to 90 days for a rule violation after a hearing, and borrow with two-thirds approval. Membership is appurtenant to the Home, and there is one Voting Interest per Home.
Common assessments are uniform per Lot, with Oversized Lots at 150 percent. Capital special assessments need two-thirds of the voting interests present and voting. Delinquent amounts bear 18 percent interest after 30 days. The Treasurer must issue a Certificate of Payment within 20 days of a demand and may charge a reasonable fee. The lien is subordinate to a recorded first mortgage, and the 2014 amendment ties that to section 720.3085.
A three-member Architectural Review Board must give prior written approval for anything that alters the exterior of a Home or Lot, including repainting even in the same color. Deemed approval is 90 days for major projects and 30 days for minor ones under the 2011 amendment. Further subdivision of any Lot is prohibited, setbacks are 20 feet to the edge of pavement and 25 feet from the rear community line (10 feet for pools, decks and privacy walls), and homes existing on January 1, 2006 are grandfathered on setbacks. The minimum home is 2,500 square feet of air-conditioned living area, and one structure is allowed per Lot.
Homes are single-family residences only, with “single family” defined by relationship rules. The article covers leasing, pets (two dogs or cats combined), signs, vehicles, clotheslines, garbage containers, antennas, structures, garage sales and open houses, soliciting, guests, ownership by entities and party walls. Later sections explain the ones that most often decide a purchase.
The owner maintains the structure, roof, systems, pool equipment and enclosures. The association paints exteriors (not entry doors, entry gates or fencing), maintains driveway pavers (but does not clean them), and periodically cleans pools. Landscaping is split: the owner has courtyards, fenced areas and rear patios, and the association has the front, the side yards and the back yard to the golf course markers.
Each owner must carry extended casualty coverage including fire, hurricane, flood and wind, at current rebuilding cost with full replacement coverage of the Home and Parcel, naming the association as an additional insured. If a casualty occurs, the owner must repair or rebuild in the original style and finish the work within 90 days of commencement, or the association may do it and lien the cost.
First mortgagees get notice rights and the protection of lien subordination. Article XII reserves easements for utilities and encroachments. Article XIII sets enforcement: the Association or any owner can sue for injunction, with prevailing-party fees, and the Board can fine after notice and a hearing.
Two recorded texts disagree. The restated Bylaws, Exhibit 3, say the Board may fine up to $100 per violation and $2,500 for each day of a continuing offense, after at least 14 days’ notice and a hearing before a panel of three owners who are not directors, officers or employees. The 2011 amendment to Article XIII says up to $100 per day per violation, not to exceed $1,000 in the aggregate, with 14 days’ notice and a hearing before a committee of at least three non-officers. Section 720.305(2) sets $100 per violation and $1,000 aggregate unless the governing documents provide otherwise, and a fine under $1,000 cannot become a lien. Because the recorded texts conflict, ask counsel which controls before you contest a fine.
The Bylaws provide for a five-member Board, an annual members’ meeting on the first Tuesday of February and a quorum of 30 percent. Board resolutions 14-1 and 14-2, adopted April 14, 2014, set 3 minutes per speaker per agenda item at meetings and require sign-in, and they cite sections 720.303(2)(b) and 720.306(6).
Isle Verde and Pointe Verde share one entryway, gatehouse and gatekeeper, plus landscaping and utilities, under a recorded Amended and Restated Reciprocal Easement signed in March 2010. Costs split by homes: Pointe Verde’s 13 homes carry 26.53 percent and Isle Verde’s 36 carry 73.47 percent.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The easement is recorded at Official Records Book 4554, page 685, on April 8, 2010, and supersedes the earlier agreement at Official Records Book 1816, page 235, and an earlier version of the agreement, reproduced in the recorded Declaration package, listed a 75 percent and 25 percent split. The easement parcel is Tract “A” of Pelican Bay Unit Twelve, Plat Book 17, pages 83 to 87.
The two associations pay the shared costs in four equal payments, on the 15th of January, April, July and October. The two associations’ presidents act as administrators and meet in the first week of December to set the budget. A party that defaults has a 20-day cure period, and the prevailing party in a dispute recovers its legal fees.
No. The easement states that it is not for the public. It is a private easement between the two associations and their owners.
By a bill of sale acknowledged in December 2009 and recorded on January 8, 2010 at Official Records Book 4526, page 2068, the Collier County Water-Sewer District conveyed the backflow devices, fire lines and hydrants inside both associations’ common areas to the two associations. The associations, not the county, therefore own and maintain those facilities. The plats are Plat Book 20, pages 1 and 2 for Isle Verde and pages 45 and 46 for Pointe Verde.
A buyer of either neighborhood is buying into a shared-cost structure that two boards administer together. For Isle Verde the share is 73.47 percent of the shared gate and landscaping budget. A buyer should read the easement, ask for the shared budget and ask how a disagreement between the two boards is resolved.
Almost any exterior change at Isle Verde needs the Architectural Review Board’s written approval first, and a major exterior project also needs the Pelican Bay Foundation’s approval. The ARB charges a $500 application fee for major projects, none for minor ones, and holds a deposit of up to $1,000 for minor and up to $7,500 for major work.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The reason the process matters in a resale is that a buyer who plans a renovation inherits a two-step approval, a seasonal work calendar and hour limits that can set a project back by months.
| Item | Major exterior project | Minor project |
|---|---|---|
| Association ARB application fee | $500, in addition to the Foundation’s fee | None |
| Construction deposit | Up to $7,500 | Up to $1,000 |
| Deemed approval if the ARB does not act | 90 days | 30 days |
| Work calendar | May 1 to October 31 only | All year except December 24 to January 1 and national holidays |
| Foundation approval | Required after the ARB | Not stated in the overview |
| Appeal of a denial | To the Board within 30 days | To the Board within 30 days |
The Architectural Criteria, quoting the Declaration, list major projects as including exterior renovations, structural changes inside or out, changes in floor, grade or roof elevations, roof replacement (except after a casualty) and landscape projects that add or change plants in association-maintained areas. Minor projects include antennas and dishes, exterior color changes, driveway repair (not replacement), exterior lighting, solar collectors, emergency exterior work, fences, hurricane shutters, windows, like-for-like landscaping repair and interior work unless it is significant. The ARB decides which a project is by considering outside noise, large construction vehicles and the length of the work. The construction deposit sits in a non-interest-bearing account and can be used to repair common-area or neighboring-lot damage or to pay fines. Interior projects need Foundation approval only if they need a dumpster or portable toilet, the ARB may shut down an unapproved project, and a three-construction-vehicle limit applies on the street.
| Source | Weekdays | Saturday | Sunday and holidays |
|---|---|---|---|
| Table ARB-1, April 18, 2020 | 7:30 a.m. to 5:30 p.m. | 7:30 a.m. to 3:00 p.m. | Not stated; national holidays and December 24 to January 1 excluded for minor work |
| Recorded 2011 amendment (major work, May to October) | 7 a.m. to 5 p.m. | 7 a.m. to 3 p.m. | Not stated |
| Recorded 2014 amendment (maintenance work) | 8 a.m. to 5 p.m. | None | None, with an emergency exception |
The recorded 2014 amendment limits maintenance work to 8 a.m. to 5 p.m. Monday to Friday with no weekend or holiday work apart from emergencies, which is stricter than the 2020 guideline table’s Saturday hours. When two sources differ, the recorded text controls; confirm the current hours with the manager before you schedule.
The criteria cover solar panels (on the rear or side roof where possible), hurricane shutters (clear or Lexan on the front between December 1 and May 1; the season runs June 1 to November 30), exterior lighting limited to 2,000 lumens, flags (the United States, Florida and the five armed-forces flags on set days), propane tanks underground, generators (temporary ones stored in the garage after use, permanent ones with ARB approval), party walls up to 6 feet, and no wood or composite decks or dog houses. The full criteria are linked in the documents list.
If the ARB denies an application, the owner may appeal to the Board within 30 days. Deemed approval applies if the ARB does not act within 30 days (minor) or 90 days (major), but a deemed approval does not waive any other restriction in the Declaration.
Under the association’s May 3, 2020 landscape guidelines, the association maintains street-facing front and side yards, hedge barriers abutting the golf course, hedges that serve as walls, and access and easement strips. It does not maintain fenced courtyards or backyards (except mowing), extensive landscaping or construction damage. Landscape proposals under $1,000 are decided by the committee and proposals of $1,000 or more go to the Board.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
The Isle Verde association repaints every home’s exterior on a cycle paid from dues. The 2025 guidelines assign homes to 2022, 2025 and 2026 groups, with repaint years of 2030, 2033 and 2034, because paint lasts about 10 years and the Board set 8-year cycles. Painting runs from May to July.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Paint group | Homes in the group | Cycle year | Next repaint year | Paint window |
|---|---|---|---|---|
| 2022 group | 13 | 2022 | 2030 | May to July |
| 2025 group | 12 | 2025 | 2033 | May to July |
| 2026 group | 11 | 2026 | 2034 | May to July |
The cycle covers the home, any casita, trim, the privacy wall (one side and the cap) and roof cleaning. It applies to stucco and wood surfaces only, not metal. Owners clear landscaping to one foot from the wall and remove shutters before the crew arrives.
A color change costs extra for a second coat, and off-cycle paint and off-cycle roof cleaning are the owner’s cost. Any exterior color change needs ARB approval, because the Declaration treats repainting as an exterior alteration even if the color is the same.
The 2025 guidelines list the homes by group, and we do not publish house numbers. Ask the manager for your group and the date of the last paint, and have the estoppel or the seller’s disclosure confirm it. A buyer who purchases just before a cycle year gets the paint paid from dues; one who purchases just after gets a newly painted house.
The association cleans each pool periodically and maintains the pavers in the driveway under Article VIII, Section 2. Roof replacement, pool equipment and enclosure repair belong to the owner. The 2025 guidelines and the public maintenance page both say roof cleaning outside the painting cycle is the owner’s cost.
Isle Verde is not a 55+ community. We found no age restriction in the Declaration, Articles, Bylaws or Rules, which define a single family by relationship and not by age. Occupancy is limited to two persons per bedroom plus four, and Florida and federal fair housing law protects families with children in housing of this kind.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Age-restricted communities in Florida must meet the housing-for-older-persons tests, and none of Isle Verde’s recorded documents invokes them. Buyers of every age and household type are eligible, subject to the lease, occupancy and guest rules below. Section 760.23 of the Florida Statutes prohibits discrimination in the sale or rental of housing, and the association’s rules govern conduct and property, not people.
“Single Family” means one natural person, two or more persons who customarily reside together as a housekeeping unit and are related by blood, marriage or adoption, or not more than two unrelated persons who customarily reside together. That is the definition in Article VII, Section 1(a), and it applies to owner-occupants and to tenants.
No more than two persons per bedroom, plus four, including the owner or tenant and their families, may sleep overnight in a Home. A guest may stay no more than 30 nights in a year when the owner or tenant is in residence, and the Declaration treats unrelated overnight guests in the owner’s absence as a tenancy that needs Board approval and a 120-day minimum.
An Isle Verde owner may lease, but only an entire home, in writing, to a natural person, with Board approval, at most once in a calendar year, for no less than 120 days and no more than one year, with 45 days’ notice. The Pelican Bay Foundation also requires its own lease approval, and the stricter rule governs.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Short-term and vacation rental is not available at Isle Verde. The 120-day minimum and the one-lease-a-year limit close it off, and the guest rules treat unrelated occupants in an owner’s absence as tenants.
| Rule | Isle Verde (recorded Declaration) | Pelican Bay Foundation |
|---|---|---|
| Leases per calendar year | One | Two (2019 amendment) |
| Minimum term | 120 days; no lease longer than one year | Not compared here |
| Approval | Board approval; 45 days’ notice; Board has 30 days; silence is deemed approval | Foundation lease application packet and approval |
| Processing fee | Up to $500 per applicant (2010 certificate); none for a renewal with the same lessee | Separate |
| Which governs | The stricter rule governs in practice; the documents control |
The owner gives the Board written notice at least 45 days before the first day of occupancy, with the lessee’s name and address, the signed lease and anything else the Board reasonably requires. The Board may interview the lessee and spouse. It has 30 days to approve or disapprove, and silence is deemed approval. A disapproval needs a majority of the whole Board, on grounds that include delinquent assessments, a history of unapproved leasing, serious felony history or false application information.
The 2010 certificate raised the cap on the processing fee from $100 to $500 per applicant, with no fee for renewing the same lease with the same lessee. The association’s sale and lease form lists a $500 lease application fee payable to the association and a background check of $50 per adult United States applicant or $240 for an international applicant. The Foundation’s 2027 lease application packet is separate.
Yes. The Declaration says no option to extend or renew is allowed, but the Board may in its discretion approve the same lease from year to year. Each approval still must respect the one-lease-per-calendar-year count, which is measured by the first day of occupancy.
The Foundation’s 2019 declaration amendment caps leases at two a year across Pelican Bay. Isle Verde’s own limit of one lease a calendar year is stricter, so Isle Verde’s rule governs in practice, and the recorded documents control over this summary. Ask the manager to confirm how the two approvals are sequenced.
Isle Verde does not suit a seasonal-rental or flip-and-rent plan. A buyer who might lease should price in a single lease of 120 days to a year, the processing fee, two sets of approvals and the lessee’s compliance with the rules. A seller should expect fewer investor buyers than in a rental-friendly neighborhood. That is a feature of the product for owners who value a stable street.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Isle Verde allows two pets, dogs and cats combined, and requires leashes in the Common Areas. Only vehicles that fit in a garage are permitted on the street, signs need the Board’s prior written approval, and the Declaration bars open houses, garage sales, clotheslines and soliciting.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The rules are intentionally traditional. They protect a 36-home street where a garage door and a landscaped front yard are part of the product.
Dogs and cats may be kept, up to two in total. No other pets are allowed except tropical fish or small birds. Pets must be leashed in the Common Areas, owners must clean up waste immediately, and the Board may order permanent removal of a pet that creates a nuisance, with attorneys’ fees to the violator if legal relief is needed.
The Declaration permits in the community only vehicles that fit in the garage of a Home, apart from guests, invitees and repair crews who are there temporarily. Boats and boat trailers must fit in the garage with the door closed. The association’s public page says cars should be garaged nightly. A May 25, 2026 notice of commercial vehicle limits applies to both associations: vehicles over 36 tons or 45 feet may not cross the private bridge on Bridgestone Court, and no more than three vehicles may be on the street in front of an owner’s property.
Only with the Board’s prior written approval of size, shape, content and location, which the Declaration says may be arbitrarily withheld; security signs are excluded. A seller should not assume a For Sale sign will be approved.
No. Article VII, Section 1(p) says no yard or garage sales, “Open Houses” or similar commercial activities may be held on a Parcel. The Pelican Bay Foundation also publishes sign regulations for open houses. A listing agent in Isle Verde should plan on showings by appointment with the gatehouse notified.
No clotheslines or clothes-drying facilities, trash containers hidden from view except on collection days, antennas limited to small satellite dishes and a mast no more than 12 feet above the roof line, no temporary structures, sheds or wells, no soliciting, and no obstruction of visibility at street intersections. Homeowners must allow the association to enter the exterior of a Parcel for maintenance, inspection and repair on reasonable notice.
The Declaration requires exclusive residential use by a single family and bars commercial activity on a Parcel. A quiet home office is a question for the Board, not something we can approve; ask the manager and read Article VII.
Florida’s milestone inspection law, section 553.899, and its structural integrity reserve study law, section 718.112, apply to condominium and cooperative buildings of three or more habitable stories. Isle Verde is a Chapter 720 association of single-family lots, so neither applies, and we state no milestone or SIRS status for the neighborhood.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The condominium safety laws that followed the 2021 Surfside collapse have changed the market for condominium buyers across Pelican Bay. Isle Verde’s buyers are not subject to those statutes, though they remain subject to the association’s own budget and any assessment its documents allow.
It requires milestone structural inspections of condominium and cooperative buildings of three or more habitable stories once a building reaches 30 years, or 25 years where a local agency finds salt-water proximity requires it, counted to December 31 of the year the building reaches that age. It does not reach detached or attached single-family homes on platted lots.
Section 718.112 requires condominium associations to complete a structural integrity reserve study and to fund the reserves it identifies. A Chapter 720 homeowners’ association has no equivalent statutory structural reserve requirement, though its documents may provide for reserves. We could not find a published Isle Verde reserve schedule, so a buyer should ask for the budget and any reserve study the association has.
Section 720.401 requires a disclosure summary before contract, section 720.30851 governs the estoppel certificate, and section 720.303 gives members access to official records. An Isle Verde buyer should read the budget, the minutes and any reserve information, because the association keeps them behind a login, and we do not state what they contain.
Section 718.503’s seven-day cancellation right is for condominium buyers and excludes weekends and holidays. It does not apply here. Section 720.401’s right is 3 days, as explained under closing costs.
FEMA’s flood map places the Isle Verde points we queried in Zone X, with the 0.2 percent annual chance flood hazard in a coastal zone, outside the Special Flood Hazard Area, on panel 12021C0381J effective February 8, 2024. Collier County’s evacuation map places them in Evacuation Zone A, and the Declaration requires owners to carry flood coverage.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We queried FEMA’s National Flood Hazard Layer at five points along Verde Way, between 7001 and 7111, and all five returned the same result: Zone X, 0.2 percent annual chance flood hazard in a coastal zone, special flood hazard area false, no base flood elevation, on FIRM panel 12021C0381J. Collier County’s 2024 coastal flood layer returns X500 at the same points. A lender’s flood determination for a specific parcel controls.
Hurricane Ian made landfall as a Category 4 hurricane at Cayo Costa on September 28, 2022, at 1905 UTC with winds of 130 knots. The National Hurricane Center’s report puts maximum inundation at 6 to 9 feet above ground level in Naples, with the Naples Pier gauge at 6.18 feet above mean higher high water before it was destroyed, and attributes more than 150 deaths and more than $112 billion in damage to the storm. The report is not specific to Isle Verde, and we state no Isle Verde damage figure because none is in the public record.
Article X requires every owner to carry extended casualty insurance including fire, hurricane, flood and wind, at an amount acceptable to the association, generally current rebuilding cost and full replacement of the Home and Parcel, with the association as an additional insured. That requirement is stronger than the lender requirement for a Zone X property, so a buyer should price flood coverage in the carrying cost.
Collier County is reviewing a preliminary FEMA flood insurance rate map. The county’s August 19, 2026 release says the preliminary map was released March 20, 2025, an open house was held June 17, 2025, a 90-day appeal period began August 19, 2026, and the target effective date is summer 2027, subject to change. We have not compared the preliminary map to Isle Verde and do not claim a new zone. Until the map takes effect, the February 8, 2024 map governs.
Section 627.0629 and the Florida Office of Insurance Regulation’s wind mitigation resources describe the discounts available for roof shape, roof covering, opening protection and tie-downs. Ask the seller for the most recent wind mitigation inspection and the insurance declarations page. We do not publish premium estimates, because premiums depend on the individual home.
Collier County’s evacuation layer returned Zone A at the five points. Evacuation zones are about storm-surge risk, not flood zones, and the county issues the orders. Read the county’s current guidance before each season.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Collier County Public Schools’ zone lookup assigns the Isle Verde addresses we checked to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. The district rated each school an A for every school year from 2021 to 2025, and the schools are 2.9 to 3.0, 3.4 to 3.5 and 5.1 to 5.2 road miles from Verde Way.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Level | School | Grade, school years 2021 to 2025 | Drive from Verde Way (free-flow) | Road miles |
|---|---|---|---|---|
| Elementary | Sea Gate Elementary | A, A, A, A, A | 7.9 to 8.3 minutes | 2.9 to 3.0 |
| Middle | Pine Ridge Middle | A, A, A, A, A | 8.6 to 9.0 minutes | 3.4 to 3.5 |
| High | Barron Collier High | A, A, A, A, A | 12.3 to 12.7 minutes | 5.1 to 5.2 |
School zones change, and the district’s lookup tool controls. We checked the 2027 school year zone at five points on Verde Way. A buyer for whom schools matter should confirm the zone at the specific address with the district before contract and again before closing.
Sea Gate Elementary is at 650 Seagate Drive, Pine Ridge Middle at 1515 Pine Ridge Road and Barron Collier High at 5600 Cougar Drive. Drive times are free-flow estimates without live traffic, and school-day traffic is slower.
Work at Isle Verde passes through up to four gates: the association’s Architectural Review Board, the Pelican Bay Foundation’s design review for major exterior projects, Collier County’s permit office, and the state license check on the contractor. We did not pull parcel-level permit histories and publish no permit count for the neighborhood.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The purchase decision here is practical. A buyer who plans a new pool, enclosure, roof or addition should expect approvals to run through each body in turn and should budget the time.
Ask for the permits and final inspections for any roof, pool, enclosure, impact window or addition, and for the ARB approvals that match. Collier County’s permit portal publishes permit records, and the county can supply a permit history for an address. A seller who cannot produce approvals for exterior work should expect the buyer to ask for a credit or a closing condition.
The Florida Department of Business and Professional Regulation’s licensee search shows whether a contractor’s license is active. The association’s contractor acknowledgement form asks owners and contractors to agree to the work calendar, hours and parking rules, and the three-vehicle street limit applies.
The Foundation reviews major exterior projects after the ARB, and its design review application page explains the process. The Foundation also sets its own sign and contractor rules. An Isle Verde owner should expect to satisfy both approvals before a permit application.
Near Isle Verde the news is about restoration and dispute, not new neighborhoods. Waterside Shops is in redevelopment, Artis-Naples gained national accreditation in 2025, and the Pelican Bay Foundation filed an administrative appeal in April 2026 against Collier County’s Official Interpretation permitting a waterpark at Naples Grande.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We report only what the public record states, and we do not predict outcomes.
Waterside Shops, 2.5 to 2.6 road miles from Verde Way, has a redevelopment page that lists new tenants as the center renews.
Artis-Naples, 2.6 road miles away, is the performing arts and museum campus. It was accredited by the American Alliance of Museums in 2025, and the Baker Museum expansion fully opened in 2020.
An April 22, 2026 article from the Gulf Shore Association of Condominiums reports that the Pelican Bay Foundation filed an administrative appeal on April 17, 2026 against the county’s Official Interpretation concerning a waterpark at Naples Grande, and that the Bay Villas Association also appealed. Hearing dates were not published when we read it. We state no outcome.
The roll shows 12 homes with a year built of 2005 or later, including two built in 2025. Whether any home is under construction now is a question for the ARB and the Collier County permit portal.
A day in Isle Verde runs on the gate, the Foundation and a short list of errands. The gatehouse is staffed from 7 a.m. to 11 p.m., trash is collected Tuesday and Friday, recycling Friday, internet and television come through the Foundation’s Hotwire arrangement, and Publix is about five minutes away by car.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Destination | Minutes by car | Road miles |
|---|---|---|
| Pelican Bay Community Center | 4.4 to 4.8 | 1.2 to 1.3 |
| Publix, 8833 Tamiami Trail North | 4.4 to 4.8 | 1.0 to 1.1 |
| Mercato and Whole Foods | 5.1 to 5.5 | 1.6 |
| Club Pelican Bay | 6.5 to 7.0 | 1.9 to 2.0 |
| Trader Joe’s | 6.5 to 6.9 | 2.4 to 2.5 |
| Waterside Shops | 7.2 to 7.6 | 2.5 to 2.6 |
| Artis-Naples | 7.5 to 7.9 | 2.6 |
| Vanderbilt Beach | 7.1 to 7.5 | 2.3 to 2.4 |
| NCH North Naples Hospital | 9.0 to 9.4 | 3.6 to 3.7 |
| NCH Baker Hospital | 15.7 to 16.1 | 6.9 to 7.0 |
| Fifth Avenue South | 18.3 to 18.8 | 8.5 to 8.6 |
| Naples Municipal Airport | 17.7 to 18.1 | 8.5 to 8.6 |
| Southwest Florida International Airport | 42.5 to 42.9 | 29.2 to 29.3 |
Drive times are free-flow estimates from the OSRM public router for five geocoded points along Verde Way, shown as the minimum to maximum, without live traffic. Season, time of day and bridge or train closures change them.
The association’s public page names PMI Gulf Coast as its property manager. It lists a five-member board; financials, minutes and the roster are behind an owner login. The page says a budget process is under way and gives the next board meeting as December 9, 2026. We state no contact details for the association.
Service providers may enter Monday to Friday from 8 a.m. to 5 p.m. through the gatehouse. Guests are registered through the gate’s guest software, owners get one sticker per car, and remote openers handle after-hours entry. The association also publishes a Resident Services of the Gatehouse sheet.
Waste is collected Tuesday and Friday and recycling on Friday, through WM via the Foundation, and containers must be hidden from view except on collection day.
Naples Municipal Airport is 17.7 to 18.1 minutes away, Southwest Florida International Airport 42.5 to 42.9 minutes and Vanderbilt Beach by road 7.1 to 7.5 minutes, free-flow. The Foundation’s own beaches are a tram ride from the community.
Isle Verde has 36 homes and 3 MLS closings in the last 12 months at a $3,350,000 median. That is fewer homes than Oakmont, Pelican Bay Woods, Pinecrest or Barrington and more than Georgetown, The Village or Pointe Verde, so the comparison needs care about scale, sample size and price level.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Neighborhood | Product | Homes on the roster | Year built | MLS closings, 12 months | Median sold price, 12 months |
|---|---|---|---|---|---|
| Isle Verde | Single-family, one private street | 36 | 1993 to 2025 | 3 | $3,350,000 (small sample) |
| Barrington | Single-family | 68 | 1990 to 2024 | 3 | $2,790,000 (small sample) |
| Oakmont | Single-family | 118 | 1987 to 2025 | 11 | $2,350,000 |
| Pelican Bay Woods | Single-family | 125 | 1980 to 2025 | 3 | $6,000,000 (small sample) |
| Georgetown | Single-family, gated, acre sites | 35 | 1987 to 2025 | 2 | $6,675,000 (small sample) |
| Pinecrest | Single-family | 69 | 1986 to 2025 | 1 | $2,575,000 (small sample) |
| Pointe Verde | Single-family | 13 | 1998 to 2025 | 1 | $6,300,000 (small sample) |
| The Village | Single-family, detached, common landscape | 16 | 1987 to 2021 | 1 | $2,675,000 (small sample) |
Closings are from the Southwest Florida MLS. Isle Verde’s row uses the October 7, 2026 pull; the other rows use the Pelican Bay roster’s window ending September 30, 2026.
The comparison is a map of scale and price, not a ranking. Every neighborhood in the table except Oakmont has fewer than ten closings in 12 months, so its median is a small sample, and a median from one or two sales says only what those sales were. The figures for the other neighborhoods come from the Pelican Bay roster for the Southwest Florida MLS window ending September 30, 2026; Isle Verde’s figures come from the October 7, 2026 MLS pull, which shows 3 closings where the roster’s earlier window showed 4.
Pointe Verde is 13 homes at 6947 to 6975 Verde Way, built 1998 to 2025, with its own association. The two share a gatehouse and a reciprocal easement. The roll’s living area for Pointe Verde runs 5,637 to 10,651 square feet, against Isle Verde’s 2,310 to 4,740, and Pointe Verde’s MLS closings in the last 60 months are four, from $6,300,000 to $19,600,000. They are different products on the same road.
Oakmont is 118 single-family homes built 1987 to 2025 with 11 MLS closings in the last 12 months at a $2,350,000 median, the only single-family neighborhood in the table with ten or more. Oakmont is the volume market; Isle Verde is the quiet one with a higher median.
Pelican Bay Woods is 125 single-family homes built 1980 to 2025 with 3 MLS closings in 12 months at a $6,000,000 median per the roster, a small sample. It is a much larger neighborhood trading at a higher median in the same period, and it is a different product from Isle Verde’s 36-home enclave.
Georgetown is 35 gated single-family homes on acre sites, built 1987 to 2025, with 2 MLS closings in 12 months at a $6,675,000 median per the roster. Its home count is nearly identical to Isle Verde’s, and its roster entry lists acre sites; its median on two sales is nearly double Isle Verde’s.
Pinecrest is 69 single-family homes built 1986 to 2025 with 1 closing in 12 months at $2,575,000. The Village is 16 detached single-family homes with common landscape, built 1987 to 2021, with 1 closing at $2,675,000. Each is a one-sale sample.
Barrington is 68 single-family homes on four streets, built 1990 to 2024, with 3 closings in 12 months at a $2,790,000 median. It is Isle Verde’s closest peer by sales rhythm and the subject of the next section.
Isle Verde fits buyers who want 36 homes behind a staffed shared gate with the association handling exterior painting and front landscaping, while Barrington fits buyers who want a larger, four-street neighborhood with more listing activity. Both are small-sample markets, both carry the Foundation’s $3,435 assessment and the $15,000 resale capital assessment.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Yardstick | Isle Verde | Barrington |
|---|---|---|
| Homes | 36 (Declaration and 2026 tax roll) | 68 (Pelican Bay roster) |
| Streets | 1 (Verde Way) | 4 (Greentree Drive, Lynnmore Lane, Tramore Lane, Woodhaven Lane) |
| Years built on the roll | 1993 to 2025 | 1990 to 2024 |
| Heated area on the roll, median and range | 3,610 sq ft; 2,310 to 4,740 | 3,485 sq ft; 2,307 to 6,219 |
| Association | Isle Verde Neighborhood Association, Inc. (Sunbiz N93000001237), Chapter 720 | No Barrington entity found on Sunbiz in our research; see the Barrington guide |
| MLS closings and median, 12 months | 3; $3,350,000 (small sample) | 3; $2,790,000 (small sample) |
| MLS closings and median, 60 months | 9; $3,612,500 (small sample) | 13; $4,500,000 |
| Low to high, 60 months | $2,810,000 to $5,650,000 | $2,250,000 to $5,750,000 |
| Median per sq ft, 60 months | $1,049 (n=9) | $1,121 (n=13) |
| Median days on market, 60 months | 47 (n=9) | 12 (n=11) |
| Median sale-to-list, 60 months | 92.0% (n=9) | 95.9% (n=11) |
| On the market October 7, 2026 | None | 1 active at $5,900,000 |
| Months of supply at the 12-month pace | No active listing | 4.0 |
| Foundation assessment, FY2027 | $3,435 | $3,435 |
| Resale capital assessment, buyer | $15,000 | $15,000 |
The table is built from the two neighborhoods’ own research files. Every Barrington figure is from its Southwest Florida MLS and county roll pull of the same date as Isle Verde’s. Barrington’s research found no Sunbiz entity named for Barrington, so confirm its governance with its own documents before you rely on any comparison of rules.
Choose Isle Verde if you value a single private street, a staffed gate and an association that paints your exterior on a cycle and maintains the front yard and pavers. It suits buyers who want a stable street with a strict leasing rule, who are comfortable with a quiet resale market, and who plan to live in the home rather than rent it.
Choose Barrington if you want a larger pool of homes to choose from, four streets of variety and, over five years, more listing history to learn from. Barrington’s 60-month record has 13 closings against Isle Verde’s 9, and its $5,900,000 active listing at the time of our pull shows a seller currently in the market.
Scale and structure. Isle Verde is 36 homes under one Chapter 720 association with its own Sunbiz record, shared gate costs with Pointe Verde, and a recorded painting cycle. Barrington is 68 homes by the Pelican Bay roster, and a separate condominium named the Barrington Club is its neighbor, a trap for searchers who confuse the two.
Over 60 months Isle Verde’s median is $3,612,500 (n=9) and Barrington’s is $4,500,000 (n=13). Over 12 months Isle Verde’s is $3,350,000 (n=3) and Barrington’s is $2,790,000 (n=3). The ordering flips depending on the window, which is the signature of small samples, so neither figure says one neighborhood is worth more.
Both sit inside Pelican Bay and receive the same Foundation amenities, the same $3,435 FY2027 assessment and the same $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, and both lie in the same Foundation, county and school frameworks. Each buyer should read each association’s own documents.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Owning in Isle Verde means a small private street with an association that paints, mows and cleans, a strict leasing rule and a thin resale market. The strengths are scale, service and a staffed gate; the costs are layered fees, a resale capital assessment, limited choice and rules that bind how the home may be used.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Full-time and seasonal owners who plan to occupy the home, who want service and a predictable look, who accept a stable-street rulebook and who value a short list of neighbors. The format suits buyers moving from a condominium who want a house, a pool and an association that handles the exterior.
Investors who want rental income, buyers who want a large listing choice, owners who want to leave a truck or work van visible on the street, and anyone who needs to hold open houses or hang a For Sale sign without approval.
Selling in Isle Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Isle Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for an Isle Verde listing agent, or thinking, ‘I need someone to sell my Isle Verde home…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every Isle Verde listing against the sales of homes of its own size and age, never against a Pelican Bay average.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Our credentials as an Isle Verde listing agent:
Recent Isle Verde sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 3 resales (n=3, a small sample), $10,160,000 in total volume, a $3,350,000 median price, 132 median days on market and an 88.9 percent median sale-to-list ratio. In the last 12 months Isle Verde has seen 3 resales; we do not publish a count of how many we represented, because the MLS pull records closings, not our listings, and we will tell you exactly what we have and have not closed in the neighborhood when you call.
What makes selling in Isle Verde different from selling a generic Naples home is that the sale has a small buyer pool and several documents. The buyer must receive the section 720.401 disclosure summary before the contract, the Foundation’s estoppel certificate and the association’s, and pays the Foundation’s $15,000 resale capital assessment, a cost they weigh against your price. The Declaration bars open houses, so showings run by appointment through the gate. The association’s painting cycle and the home’s paint year are a selling point or a negotiating point depending on where you are in the cycle.
Get a free Isle Verde home valuation priced against sales of homes of your size and age, or see our Pelican Bay home valuation page for the community-wide picture. Call Jesse direct at (239) 898-6072, text or call.
We are building a dedicated Isle Verde at Pelican Bay seller page, and until it is live our Pelican Bay seller page covers the community-wide process.
Start by requesting the association’s current documents and the Foundation estoppel, confirm your paint cycle year and any open assessments, then list at a price set against sales of your own size and age. Once a contract is signed, give the buyer the disclosure summary, order the estoppels, and have your buyer file the association’s application for approval.
Use the whole five-year record, not the last quarter. The nine sales run from $2,810,000 to $5,650,000 for homes of 2,541 to 5,388 square feet at $772 to $1,318 per square foot, so size, age and finish explain most of the spread. We pick the sales closest to your home and show the arithmetic.
The 60-month median is 47 days on market (n=9) and the 12-month median is 132 (n=3), with a range from 0 to 505 days, so timing depends on the home. A well-priced standout can sell within weeks, and an over-priced home can sit for a year. We set the price and the plan together.
Confirm your paint group and last paint date, gather your Declaration package and last quarterly invoice, check the roof and pool equipment records, and request the Foundation estoppel early. Then call Jesse direct at (239) 898-6072 and we will walk the home against the closest sales.
A buyer will ask for the paint date, the roof age, the pool equipment’s age, the insurance declarations page, wind mitigation inspection, the association’s budget and estoppel, the Foundation estoppel and any open assessment. Having them ready speeds the contract and protects your price.
Isle Verde owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and they read Isle Verde’s recorded Declaration with every amendment, the Pelican Bay Foundation’s FY2027 budget and every recorded Isle Verde sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Isle Verde guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008, and both work the Pelican Bay and North Naples market that Isle Verde sits in.
You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On an Isle Verde page the credential that matters more is narrower than any award: we tracked every qualified Isle Verde sale in the county’s recorded-sales file back to 1993, and in the last 12 months we tracked all three Isle Verde closings in the Southwest Florida MLS one by one before this guide was written.
McGreevy and Comisar is a top-reviewed Isle Verde realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review
Selling an Isle Verde home? Get a free Isle Verde home valuation, or call Jesse direct at (239) 898-6072.
Buying in Isle Verde? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
As Top 1% Real Estate Agents Nationally Since 2008, we publish our work where owners can check it.
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 Isle Verde, see our guide to Pelican Bay, our guide to Oakmont, our guide to Pelican Bay Woods and our Naples guide.
These are the questions buyers ask most about Isle Verde at Pelican Bay, the 36-home single-family neighborhood on Verde Way in Naples, answered from the recorded Declaration and its amendments, the Pelican Bay Foundation’s published documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the source of each figure named.
Isle Verde at Pelican Bay is a neighborhood of 36 single-family homes on Verde Way inside Pelican Bay in Naples, built from 1993 to 2025 and governed by Isle Verde Neighborhood Association, Inc., a Chapter 720 homeowners’ association incorporated on March 16, 1993. It shares a staffed gate with Pointe Verde.
Isle Verde runs from 7001 to 7111 Verde Way, Naples, FL 34108, in unincorporated Collier County in the northern part of Pelican Bay. The Collier County Property Appraiser’s 2026 tax roll and the plat, Plat Book 20, page 1, place the neighborhood on that one street.
No. Pointe Verde is a separate 13-home association at 6947 to 6975 Verde Way with its own documents and board. The two share a gatehouse, entryway, landscaping and utilities under a recorded 2010 reciprocal easement, and Isle Verde carries 73.47 percent of the shared costs. See our Pointe Verde guide.
There are 36. The Declaration describes 36 Homes, four of them on Oversized Lots of about 1.5 lots, and the county’s 2026 tax roll lists 36 residential parcels in the Isle Verde at Pelican Bay subdivision. Pages that say 38 villas describe a different count and are not supported by the recorded Declaration.
It is a Chapter 720 homeowners’ association of fee-simple lots, not a condominium. The recorded Declaration speaks of Lots, Parcels and Homes, the 2006 Articles describe a homeowners’ association under section 720.301, and Sunbiz lists the association as active. The association’s sale form still says “condominium,” which is legacy wording.
County roll years run from 1993 to 2025. Twenty-four of the 36 homes were built from 1993 to 1997, with 8 in 1994, and 12 show a year built of 2005 or later. The median year built is 1995.5. We have not matched the later years to permits.
The county roll shows 2,310 to 4,740 square feet of heated area, with a median of 3,610 and 19 of the 36 homes between 3,500 and 3,999. The Declaration sets a 2,500 square foot minimum of air-conditioned living area, measured by outer walls, a different yardstick from the roll.
The Southwest Florida MLS shows nine closings from October 2021 to August 2026, from $2,810,000 to $5,650,000. The latest was $3,350,000 on August 31, 2026 for a 2,541 square foot three-bedroom home. The full list with sizes, final list prices and days on market is in the market snapshot above.
$3,350,000 across 3 closings between October 7, 2025 and October 7, 2026, from $2,810,000 to $4,000,000, at $979 per square foot. That is a small sample. Over 60 months the median is $3,612,500 across 9 closings. Barrington’s 12-month median is $2,790,000 across 3.
Not in the October 7, 2026 MLS pull, which showed no active or pending Isle Verde listings. With only nine closings in five years, a standing search is the practical way to find one. Call Marc at (239) 287-5873 and read how we represent buyers.
The dollar amount is not published. The association bills quarterly on January 1, April 1, July 1 and October 1, and its budget is behind an owner login. Ask for the section 720.401 disclosure summary and the statutory estoppel, which state the assessment, and for the last year’s invoice.
Under Article VIII of the Declaration, the association paints home exteriors (except entry doors, gates and fencing), maintains driveway pavers (but does not clean them), periodically cleans pools, and landscapes the front, side yards and the back yard to the golf course markers. It also maintains the common areas and shared gate with Pointe Verde.
The owner maintains the structure and roof, air conditioning, pool equipment and enclosure, decks, awnings, pest control, courtyard and patio landscaping, and roof cleaning outside the paint cycle. The owner also carries insurance at full replacement cost, including flood, with the association named as an additional insured.
The FY2027 assessment is $3,435 per unit: $2,180 operating, $497 reserve and $758 bulk media, billed at $858.75 per quarter. It rose 4.2 percent from $3,295. Confirm with the manager and the Foundation whether it reaches you through the association’s January 1 billing or directly, because the two public statements differ.
Collier County’s Pelican Bay Services Division page publishes the FY 2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, totaling $1,250.00. The line on the county tax bill shows how it applies to a specific parcel.
It is a Foundation charge at resale that the FY2027 estoppel form lists as a buyer cost for deeds recorded on or after October 1, 2026. It rises 3.5 percent a year from October 1, 2027, to $15,525. A one-time exemption for owners moving within Pelican Bay carries a $1,000 processing fee.
The association’s transfer sheet lists a $100 non-refundable sale application fee and a background check of $50 per adult U.S. applicant or $240 international, while the application’s legacy text asks for a $500 check. It says the association will advise its decision within 15 days. Confirm the amount with the manager.
The association processes sales through an application for approval, but we found no clause in the recorded Declaration giving the Board a right to disapprove a sale, and the Foundation’s estoppel says it does not require approval and has no right of first refusal. The Board does approve leases and changes of Primary Occupant. Condition your contract on the estoppel’s answer.
Yes, within strict limits: a written lease of the entire home to a natural person, with Board approval, 45 days’ notice, a 120-day minimum, one lease per calendar year and no sublease. The Foundation also requires approval and caps leases at two a year; Isle Verde’s rule is stricter, and the documents control.
No. We found no age restriction in the Declaration, Articles, Bylaws or Rules. Occupancy is limited to two persons per bedroom plus four, and guests may stay up to 30 nights per person per year when the owner is in residence.
Yes, up to two dogs or cats combined, leashed in the Common Areas, with waste removed immediately. No other pets are allowed except tropical fish or small birds. The Board may order removal of a pet that creates a nuisance.
Only vehicles that fit in a home’s garage are permitted, apart from guests and repair crews who are there temporarily, and the association’s page says cars should be garaged nightly. A May 25, 2026 notice limits street parking in front of a home to three vehicles and bars vehicles over 36 tons or 45 feet from the private bridge.
Yes. The gatehouse is staffed from 7 a.m. to 11 p.m. by a security contractor and shared with Pointe Verde. Guests are registered through guest software, owners get one sticker per car and remote openers cover after-hours entry. The easement states that the entrance is not for the public.
FEMA’s map shows Zone X, 0.2 percent annual chance flood hazard in a coastal zone, outside the Special Flood Hazard Area, with no base flood elevation, on panel 12021C0381J effective February 8, 2024, at the five points on Verde Way we queried. A lender’s determination for the specific parcel controls.
Collier County is reviewing a preliminary flood insurance rate map. The county’s August 19, 2026 release says a 90-day appeal period began that day and the target effective date is summer 2027, subject to change. We have not compared it to Isle Verde and do not claim a new zone.
Collier County’s evacuation layer returned Zone A at the five points on Verde Way. Evacuation zones address storm surge, not flood insurance, and the county issues evacuation orders. Read the county’s current guidance each season.
Collier County Public Schools’ zone lookup assigns the Verde Way addresses we checked to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each rated A for school years 2021 through 2025. Zones can change, so confirm at the specific address with the district.
By road, free-flow, from Verde Way: Pelican Bay Community Center 4.4 to 4.8 minutes, Publix 4.4 to 4.8, Mercato 5.1 to 5.5, Vanderbilt Beach 7.1 to 7.5, Fifth Avenue South 18.3 to 18.8 and Southwest Florida International Airport 42.5 to 42.9. The Foundation’s beaches are a tram ride.
Isle Verde has none of its own. Some homes back onto the golf course edge, where the association maintains the hedge barrier. Club Pelican Bay, a private member-owned club with 27 holes, is 1.9 to 2.0 road miles from Verde Way, and membership is separate from owning in Isle Verde.
No. Sections 553.899 and 718.112 apply to condominium and cooperative buildings of three or more habitable stories. Isle Verde is a Chapter 720 association of single-family lots. Buyers should still ask for the association’s budget and any reserve information it holds.
Written approval from the three-member Architectural Review Board before any exterior change, including repainting in the same color, and for major exterior projects Foundation approval too. The ARB fee is $500 for major work and none for minor, with deposits up to $1,000 and $7,500. Deemed approval is 30 or 90 days.
Major work is permitted May 1 to October 31 only. Minor work runs all year except December 24 to January 1 and national holidays. The 2020 guideline hours are Monday to Friday 7:30 a.m. to 5:30 p.m. and Saturday 7:30 a.m. to 3:00 p.m., while the recorded 2014 amendment limits maintenance work to 8 a.m. to 5 p.m. weekdays.
In three groups: the 2022 group repaints in 2030, the 2025 group in 2033 and the 2026 group in 2034, painted May to July. The cycle covers the home, trim, privacy wall and roof cleaning, for stucco and wood only. Ask the manager which group a home is in.
Isle Verde has 36 homes and 9 MLS closings in 60 months at a $3,612,500 median; Barrington has 68 homes and 13 closings at $4,500,000. Over 12 months both had 3 closings. The full table is in the Isle Verde vs Barrington section.
Section 720.401’s disclosure summary before contract, the Declaration, Articles, Bylaws and rules, the current budget, the statutory estoppel certificate, the Foundation’s estoppel and the flood disclosure under section 689.302 at or before contract execution. You may void within 3 days of receiving the summary if it came late.
Marc Comisar represents buyers in Isle Verde. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we will tell you what each recorded rule means for the house you want.
These are the questions Isle Verde owners ask most when they think about selling, answered from the recorded Declaration and its amendments, the Pelican Bay Foundation’s FY2027 forms, Florida statutes, the county’s recorded sales and the Southwest Florida MLS, with the source of each figure named and the exact next step for each.
Call Jesse direct at (239) 898-6072 or request a free Isle Verde home valuation. We read the sales closest to your home’s size and age, show the arithmetic, agree a list price and handle the association and Foundation paperwork. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
It depends on size, age, finish, lot position and timing, and the nine sales of the last five years ran from $2,810,000 to $5,650,000 at $772 to $1,318 per square foot. A valuation names the sales it relies on. Request one at our valuation page or call Jesse at (239) 898-6072.
Three, between October 7, 2025 and October 7, 2026, at a $3,350,000 median, from $2,810,000 to $4,000,000. That is a small sample. In the last five years there were nine MLS closings, about one home in four of the 36.
The median days on market was 132 over 12 months (n=3), 106 over 24 months (n=5) and 47 over 60 months (n=9). The range is wide: from 0 days to 505. A small sample means one slow listing moves the median, so price with the specific home in mind.
It compares the sold price to the final list price. The median is 88.9 percent over 12 months (n=3) and 92.0 percent over 60 months (n=9). A seller who lists near the top of the range should expect either a quick, near-ask sale of a standout home or a longer listing and a reduction.
The main fixed costs are documentary stamp tax of $0.70 per $100 (about $23,450 at $3,350,000), the Foundation’s $250 estoppel fee and optional $100 expedite, any association charge for its estoppel, any open liens and the commission, which is negotiable. The buyer customarily pays the owner’s title policy in Collier County.
The FY2027 estoppel form sets a $250 processing fee paid by the seller and an optional $100 expedite for completion in three business days. If the Foundation ID cards are not returned, a $500 fee applies. Section 720.30851 caps the base fee at $250; as we read the state’s current adjusted caps it is $299.
Section 720.30851 lets the association charge a capped fee, within 10 business days of the request. The Declaration also lets the Treasurer issue a Certificate of Payment within 20 days of a demand for a reasonable fee. Ask the manager for the current amount and request it as soon as you list.
The buyer. The FY2027 estoppel form lists it as a buyer cost for deeds recorded on or after October 1, 2026, and the Foundation’s realtors page says it rises 3.5 percent a year from October 1, 2027. A buyer weighs it against your price, so we address it in the offer.
The association processes sales through an application for approval, but we found no clause in the recorded Declaration that gives the Board a right to disapprove a sale, and the Foundation’s estoppel says it does not require approval and has no right of first refusal. Plan on your buyer filing the application, and confirm the process with the manager.
It is a non-refundable fee on the association’s transfer requirements sheet, payable to the association, with a $50 per adult background check (or $240 for an international applicant) payable to the manager. These are buyer costs, and the application’s legacy text asks for a $500 check, so confirm the amount. The association says it will advise its decision within 15 days.
The association’s form says it will advise a decision within 15 days, so a buyer who applies at contract has time before a typical closing. A lease approval is different: the Board has 30 days after notice and the owner gives 45 days’ notice. Confirm which clock applies to your buyer.
No. Article VII, Section 1(p) of the Declaration bars Open Houses on a Parcel, and the Foundation has separate open-house sign regulations. We run showings by appointment through the gatehouse and confirm the guest list with the manager in advance.
Only with the Board’s prior written approval of its size, shape, content and location, which the Declaration says may be arbitrarily withheld. Ask the manager before you order a sign, and rely on the MLS, our marketing and appointments instead.
Section 720.401’s disclosure summary before the contract is signed, the governing documents, the flood disclosure under section 689.302 at or before contract execution, the property tax disclosure under section 689.261, the radon notice under section 404.056 and, under Johnson v. Davis, known facts materially affecting value. A late summary lets the buyer void within 3 days.
Yes. Section 689.302 requires a flood disclosure at or before the time the sales contract is executed. FEMA maps Verde Way at the points we checked as Zone X outside the Special Flood Hazard Area, and the county is reviewing a preliminary map with a target effective date of summer 2027, subject to change.
No. Sections 553.899 and 718.112 apply to condominium and cooperative buildings of three or more habitable stories, and section 718.503’s seven-day resale cancellation is a condominium right. Isle Verde is a Chapter 720 community of single-family lots.
The seller pays $0.70 per $100 of consideration on the deed under section 201.02. At the 12-month median of $3,350,000 that is $23,450, and at the 60-month median of $3,612,500 it is $25,287.50. The contract controls any other allocation.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. We do not list the owner’s policy as a seller cost.
Property taxes are prorated, and the buyer receives a credit for the seller’s unpaid share to the closing date. A homestead exemption does not transfer, and the assessment cap resets after a change of ownership under section 193.155, so a buyer should not assume your bill.
Check your group first. The association repaints on a cycle (2022 group in 2030, 2025 group in 2033, 2026 group in 2034) paid from dues, and off-cycle paint is the owner’s cost and needs ARB approval even for the same color. Waiting for the cycle is usually the simpler course, and we say so in the listing.
Tell the buyer. A home that is just before its cycle year gets paint paid from dues; one just after is freshly painted. Either is a talking point. Put the group, the last paint date and the next scheduled year in the disclosure package.
Only after the ARB approves, and with the work calendar in mind: major work May 1 to October 31, minor work year-round except December 24 to January 1. A fresh interior touch-up avoids Foundation approval unless you need a dumpster. We advise on what the recent sales show buyers paying for.
An investor can buy, but cannot rent freely: one lease a calendar year, a 120-day minimum, Board and Foundation approval, no subleasing and a lease processing fee of up to $500. That narrows the buyer pool toward owner-occupants and seasonal residents, which suits Isle Verde’s product.
It narrows the buyer pool but does not reduce the pool of buyers who want a stable street. We show it in the listing as a rule of the neighborhood, with the Declaration’s section, and pitch the home to buyers who want to live in it.
Under Article VIII the association cleans pools periodically, maintains the pavers and landscapes the front and side yards. The owner maintains pool equipment, enclosures and courtyard and patio landscaping. Buyers see this as a plus; we document it so a buyer knows what the dues cover.
The paint date, the roof age, pool equipment, the insurance declarations page, a wind mitigation inspection, the association’s budget and estoppel, the Foundation estoppel and any open assessment. Having them ready speeds the contract and protects your price.
Use the whole five-year record and pick the sales closest to your home’s size, age and finish. We show each comparable with its price per square foot and days on market, and we recommend the list price the closest sales support.
It is the building-design label entered by a listing agent. Four of the nine sales carry it and five are labeled “single-family or villa detached.” The county roll codes all 36 homes as single-family, and the Declaration allows detached or attached homes. We confirm the label against the survey before we list.
Yes, but an entity or two or more unrelated owners must designate one natural person as the Primary Occupant, and a change in the Primary Occupant is treated as a transfer, with no more than one such change approved per year. We flag this to a buyer’s attorney at contract.
If the seller is a foreign person, the IRS’s FIRPTA rules require withholding at closing, and the buyer’s closing agent handles it. A foreign buyer must pass the same association checks and pays $240 for an international background check. Talk to a tax adviser early.
Yes. The FY2027 estoppel form charges the seller $500 if the Foundation ID cards are not returned. Collect the cards from every household member and return them at closing, and keep the Foundation’s confirmation.
The Foundation’s one-time exemption from the resale capital assessment applies to an owner who moves within Pelican Bay, with a $1,000 processing fee, and the exemptions in the Foundation’s Bylaws remain. The buyer applies with the Foundation’s exemption form, and we tell your buyer’s agent early.
From listing to closing the 60-month median days on market is 47, and a contract adds the disclosure review, the Foundation and association estoppels and, if required, the sale application. The time from contract to closing depends on the buyer’s financing and the timeline written into the contract.
Call Jesse direct at (239) 898-6072 or request a free valuation. Collect your Declaration package, last invoices, paint group and date, roof and pool records and insurance declarations. We will also pull the sales closest to your home so you see the evidence before you decide; McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show our work.
Every Isle Verde fact on this page comes from a recorded instrument, the association’s own published documents, a state, county or federal record, the Pelican Bay Foundation’s published documents, the Collier County Property Appraiser’s 2026 tax roll or the Southwest Florida MLS. The sources are grouped below by who issued them and numbered continuously.
The Isle Verde documents below are official records, linked at the issuing association, foundation or legislature so you always open the current, unaltered copy: the Pelican Bay Foundation’s Declaration, bylaws, rules, FY2027 budget package and estoppel form, the association’s own governing documents, and the Florida statutes that govern Isle Verde closings. Documents behind an owner login are not linked.
| Document | Issued by | Open it |
|---|---|---|
| Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay | Pelican Bay Foundation | Open the Foundation Declaration |
| Declaration amendment on leasing, May 28, 2019 | Pelican Bay Foundation | Open the leasing amendment |
| Amended and Restated Bylaws | Pelican Bay Foundation | Open the Foundation Bylaws |
| Rules and Regulations, December 12, 2024 | Pelican Bay Foundation | Open the Rules and Regulations |
| FY2027 Approved Budget Package | Pelican Bay Foundation | Open the FY2027 budget package |
| Estoppel Certificate, fiscal year 2027 | Pelican Bay Foundation | Open the FY2027 estoppel form |
| Resale capital assessment exemption form | Pelican Bay Foundation | Open the exemption form |
| Lease Application Packet, 2027 | Pelican Bay Foundation | Open the 2027 lease packet |
| Sign Regulations for open houses | Pelican Bay Foundation | Open the sign regulations |
| Pelican Bay PUD with ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD |
| Isle Verde Declaration (2023 compilation) | Isle Verde Neighborhood Association | Open the Isle Verde Declaration |
| Isle Verde Articles of Incorporation | Isle Verde Neighborhood Association | Open the Isle Verde Articles |
| Isle Verde Bylaws | Isle Verde Neighborhood Association | Open the Isle Verde Bylaws |
| Isle Verde Amendments (2023 compilation) | Isle Verde Neighborhood Association | Open the Isle Verde amendments |
| Architectural Criteria | Isle Verde Neighborhood Association | Open the Architectural Criteria |
| Owners paint guidelines, March 2025 | Isle Verde Neighborhood Association | Open the paint guidelines |
| Sale or lease application form | Isle Verde Neighborhood Association | Open the sale or lease form |
| ARB package for major exterior projects | Isle Verde Neighborhood Association | Open the major project package |
| Section 720.30851, estoppel certificates | Florida Legislature | Open section 720.30851 |
| Section 720.401, disclosure to prospective purchasers | Florida Legislature | Open section 720.401 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Isle Verde. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Isle Verde, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Isle Verde, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Isle Verde has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Isle Verde do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Isle Verde home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
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Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
