Pelican Bay - L'Ambiance

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

L’Ambiance is a garden and coach-home condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.

It is 188 residences in four condominiums, Garden Homes I and II and Coach Homes I and II, on L’Ambiance Circle in Naples 34108, with building numbers running from 100 to 2400, completed in 1995 and 1996 and entered through a gate. The county and the Southwest Florida MLS spell the street L Ambiance Cir, and buyers searching the address will find it either way. L’Ambiance at Pelican Bay is not L’Ambiance at Longboat Key Club in Sarasota, not L’Ambiance at Avenir and not L’Ambiance Beach. This page covers the 188 homes on L’Ambiance Circle, and nothing else.

McGreevy and Comisar are the team L’Ambiance sellers call first, and the team its buyers call when they want the neighborhood’s real record: what a garden home and a coach home have each sold for, why the quarterly bill differs by building, what the 2025 reserve studies say about the roofs and railings, and how a closing here runs through the association’s approval and the Foundation’s before the deed works. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and they wrote this page the way they would brief a client at the kitchen table.

This page goes deeper on L’Ambiance than any other source we know of. It is built from the association’s own public site and the recorded declarations of all four condominiums and the Commons covenants, the association’s adopted 2026 budgets, 2025 reserve studies, insurance certificates, rules and 2025 to 2026 board minutes, the Pelican Bay Foundation’s published FY2027 budget, estoppel certificate and lease packet, FEMA’s flood map queried at six points along the circle, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

If you own at L’Ambiance and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the garden-versus-coach explanation, the fee-by-fee and rule-by-rule detail below will tell you whether L’Ambiance fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for L’Ambiance

McGreevy and Comisar are the best realtor for L’Ambiance 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 L’Ambiance read built on every MLS closing for five years, all four recorded declarations and the association’s own adopted budgets.

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

That matters at L’Ambiance for a specific reason. The 188 homes share one gate, one clubhouse and one Commons association, yet they are four separate condominiums with four budgets, and recorded sales over the last five years run from $650,000 to $1,799,000. Garden or coach, floor, size, renovation and timing explain that spread, and an agent who prices L’Ambiance from a Pelican Bay average, or from a generic Naples condominium index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific L’Ambiance building against the sales of the same size; we do that below.

Recent L’Ambiance track record (last 12 months): In the last 12 months L’Ambiance has seen 8 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), at a median sold price of $746,000 and a median sale-to-list ratio of 94.9 percent across the six sales marketed through the MLS. The highest-priced L’Ambiance sale of those twelve months was $906,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

Honors and recognition:

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

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

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

Living in L’Ambiance as a Homebuyer

Living at L’Ambiance means owning a two-story garden or coach-home condominium in a gated circle of 188 homes in the northern part of Pelican Bay, with a pool, spa, workout room and clubhouse of its own, plus the Foundation’s beaches, trams and tennis. Entry prices sit in the lower half of Pelican Bay’s condominium neighborhoods, and the quarterly bill is not small.

Most L’Ambiance buyers are choosing between three things at once: a Pelican Bay address with beach access, a quarterly assessment that runs from about $12,500 to about $14,800 a year depending on the building, and an association that approves every buyer and every tenant before the deed or the lease works. The buildings are two stories, arranged around ponds, fountains and landscaped courtyards, and the association describes the grounds as large ponds, fountains and waterscapes with maintained landscaping.

What Does a Day at L’Ambiance Look Like?

A typical day starts at the clubhouse pool or the workout room, or a short walk to the Pelican Bay Community Center, which the association describes as adjacent and which our routing puts 0.44 miles away by road. Publix at The Marketplace at Pelican Bay is 0.96 miles by car and Mercato is 1.14 miles. The beach is a tram ride: the Foundation operates eight tram stations and its beaches are the western edge of the community.

What Do Four Condominiums Under One Gate Mean for an Owner?

You own a unit in one of four recorded condominiums, and you also belong to the Commons association that runs the gate, clubhouse, pool, roads and landscaping. The practical result is that two neighbors on the same circle can pay different quarterly bills, carry different insurance limits and sit under different reserve studies. We map every difference in the garden-versus-coach section below.

Who Lives at L’Ambiance?

We describe the property, not the people. L’Ambiance’s recorded declarations set no age limit for occupants, require each unit to be occupied by one family as a residence, and bar business use, so the neighborhood is open to full-time and seasonal owners alike. It is not a 55-plus community, and a later section explains why that matters for the buyer pool.

What Should a Buyer Look at First?

Look first at which of the four condominiums the home is in, then at the garage and the size. A garden home has a one-car garage and a 2026 quarterly bill of about $3,130 to $3,170; a coach home has a two-car garage and a bill of about $3,680 to $3,700. Then read the association’s current budget and reserve study, because the Foundation’s charges stack on top of the association’s own.

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 L’Ambiance, start with our Pelican Bay buyer guide. If you own at L’Ambiance, get a free L’Ambiance home valuation or call Jesse direct at (239) 898-6072.

L’Ambiance Market Snapshot: What the Homes Actually Sell For

In the last 24 months L’Ambiance recorded 14 Southwest Florida MLS closings at an $855,000 median, from $660,000 to $1,300,000, for $12,308,000 in volume. Twenty-four months is the first window with ten or more closings, so it leads here; the last 12 months hold only 8.

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

Days on market and sale-to-list use the twelve sales marketed through the MLS in that window. Two of the sales were entered after closing and were not marketed through the MLS. They count in the closings, medians, ranges, volume and price per square foot below, and are excluded only from days on market and sale-to-list, which is why those two columns show n=12 in the 24-month row. Every window below is measured back from October 7, 2026.

The medians for even counts are the mean of the middle pair: $730,000 and $762,000 for the 12-month figure, $830,000 and $880,000 for the 24-month figure. The 24-month days-on-market median is 30 days, rounded from the mean of a middle pair of 22 and 39 days. The roster behind this page, with a window ending September 30, 2026, also shows 8 closings at $746,000 for twelve months, so the extra week changed nothing.

Every L’Ambiance Closing in the Last 24 Months

The fourteen closings below are listed by configuration only; all are on L’Ambiance Circle. We never publish unit numbers, house numbers or owner names. Sizes are the Southwest Florida MLS living area for each sale.

The list shows what the median hides. The two homes over $1,200,000 were both 2,579 square feet, the size the association gives for its largest coach homes. The three slowest closings, at 115, 117 and 120 days, were all two- and three-bedroom homes of 1,349 to 1,693 square feet that sold between $660,000 and $725,000. The fastest, at 1, 2 and 6 days, were a 1,389 square foot two-bedroom at $730,000 and two 2,579 square foot coach homes at $1,230,000 and $1,300,000.

How Does the Last Year Compare With the Year Before?

The twelve months before this window, October 7, 2024 to October 6, 2025, recorded six closings at a $930,000 median, from $830,000 to $1,300,000, for $6,100,000 in volume. Six is below ten, so treat it as a small sample, and so is the latest year’s eight. The gap is wide anyway: the median of the last 12 months is 19.8 percent below that earlier year ($746,000 against $930,000).

Much of that gap looks like mix. Two of the six sales in the earlier year were 2,579 square foot coach homes at $1,230,000 and $1,300,000; the latest year has one 2,579 square foot sale, entered after closing at $900,000, and three homes under 1,400 square feet. Median price per square foot, which discounts for size, fell from $491 to $460, which is 6.3 percent. We do not claim to know how much of that 6.3 percent is price and how much is the mix of floor and finish, and we price each L’Ambiance listing against the sales of its own size.

What Does the Longer Record Show?

Widening the window gives 22 closings in 36 months at an $865,000 median and 32 closings in 60 months at $900,000. Over 60 months the sale-to-list median was 95.0 percent across 29 marketed sales, so the typical L’Ambiance home sold 5.0 percent under its final list price, and the median price per square foot was $499. Of the 29 marketed sales, 23 closed below final list, 3 at list and 3 above. Fifteen went under contract within 30 days; 9 took 90 days or more.

Only 2024 reaches ten closings, so every other row is a small sample. The 2022 row is the high-water mark of the five years: three of its five sales closed at exactly $1,100,000, and a 2,864 square foot home closed at $1,799,000, the highest price in the file.

What Does a Home Sell For by Size?

Size explains more of the price than the building number. The table groups all 32 closings in 60 months by the MLS living area of each sale.

Only the middle two size groups reach 8 or more closings, and none reaches ten, so read the table as a guide to where each size has traded and not as a price list. The smallest homes carry the highest price per square foot and the largest standard coach home carries the highest price. One sale lists 2,864 square feet, which is larger than any size the association states and larger than the roll’s 2,579 maximum; we cannot tell from the public record whether that is an enlargement or a measurement difference.

How Much Do Buyers Pay in Each Price Band?

Of the 32 closings in 60 months, 2 closed under $700,000, 13 between $700,000 and $899,999, 8 between $900,000 and $999,999 and 9 at $1,000,000 or more. All nine of those closed in 2022 and 2024, four in 2022 and five in 2024.

What Is for Sale in L’Ambiance Today?

On October 7, 2026, the Southwest Florida MLS showed one L’Ambiance home under contract and none active: a three-bedroom, two-bath of 2,099 square feet on L’Ambiance Circle, pending with a contingency at $999,000, or about $476 per square foot, after 188 days on market. With no active listing there is no months-of-supply figure to compute, and the one pending sale is the garden size the association gives as its largest, 2,091 square feet under air, against 2,099 in the MLS.

The association’s own website also listed one rental on that date, a three-bedroom, two-bath garden home of 2,099 square feet at $4,800 a month. One rental is not a rental market, but it gives an investor a number to test against the $999,000 asking price: $4,800 a month is $57,600 a year before the quarterly assessment of roughly $12,500 to $12,700 a year for a garden home.

What Does the County Say About Thirty-One Years of Sales?

The Collier County Property Appraiser’s recorded-sales file runs from 1995 through June 30, 2026. It lists 107 qualified sales in 1995 and 77 in 1996 against 188 units, which is what a two-year sell-out looks like, at a $214,000 median in both years as the file prints them. The county median reached $883,750 in 2024 (10 sales), about 4.1 times the 1995 figure.

Selected years only. Source: Collier County Property Appraiser recorded-sales file, qualified sales of improved property at $100,000 and up. The county records the deed consideration and the MLS records the reported closing price, so the two files can differ by sale and by count; the county counts only sales it qualifies, which is why it shows 2 sales in 2022 where the MLS shows 5. Where they disagree on one sale, we use the deed figure and name the MLS figure once.

What Is Your L’Ambiance Home Worth? Start With the 24-Month Median

The 24-month median is $855,000, but your home’s value depends on its condominium, size and garage. Get a free L’Ambiance home valuation or call Jesse direct at (239) 898-6072. Buying at L’Ambiance? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Garden Homes or Coach Homes? How to Tell the Four L’Ambiance Condominiums Apart

L’Ambiance is four condominiums on one circle: Garden Homes I and II, with 132 homes in twelve- and sixteen-unit buildings, and Coach Homes I and II, with 56 homes in four-unit buildings. A buyer tells them apart by building number, garage, building size and the quarterly bill, because the MLS and the county use one neighborhood name for all four.

The four declarations are recorded separately, each with its own association budget, reserve study and insurance certificate, and the Commons covenants tie them together. The table gives the facts a buyer can check against the documents.

The homes add up as the association describes them: three sixteen-unit and seven twelve-unit garden buildings make 132 garden homes, fourteen four-unit coach buildings make 56 coach homes, and 132 plus 56 is 188. The quarterly assessments are the totals in each condominium’s adopted 2026 budget. The building-number ranges come from the association’s insurance certificates, which list each condominium’s buildings. The clubhouse has its own address on the circle and is insured separately.

How Do You Tell a Garden Home From a Coach Home on Sight?

Count the doors on the building and look at the garage. A garden building holds twelve or sixteen homes under one roof with one single-car garage door per home; a coach building holds four homes, with a two-car garage door for each home. Both kinds are two-story buildings, and the coach homes are the larger homes.

What Do the Drawings Show About a Coach Building?

The coach drawing sheet on the association’s site shows a first-floor plan for the ground-floor home, labeled Unit A, and a second-floor plan for the upper home, labeled Unit B, with a stair entry to the upper home. Its code summary lists a two-story building with a basic area of 6,380 square feet, a building height of 30 feet 8 inches and unprotected construction. We cannot tell from the public record which of the two coach sizes, 2,025 or 2,579 square feet, belongs to the ground-floor home and which to the upper one.

What Do the Drawings Show About a Garden Building?

The twelve-unit and sixteen-unit garden sheets each carry an index of a first-floor plan, a second-floor plan and a roof plan, and label the garden floor plans in pairs: B1 and B2, C1 and C2, D1 and D2, and E1 and E2. The developer’s name on the sheets is D.C.I./McCoy Development with Signature Communities, the permit set is dated August 2, 1994 and the as-built revisions June 18, 1996.

How Does the Insurance Show the Difference?

The association’s insurance certificates, dated February 4, 2025, list a building limit for each building type, and the limit per home is higher in a coach building.

A coach home carries 36 to 39 percent more building limit per home than a garden home ($363,400 against $267,583 and $261,790). That is a large part of why the coach quarterly bill is higher, and the budgets in the fee section show the insurance line itself.

Why Is a Coach Home Priced Differently?

A coach home is a larger home with a two-car garage, and the sales show it. The four sales at 2,579 square feet had a $1,265,000 median in 60 months, against $730,000 for the six homes at 1,349 to 1,389 square feet. The coach homes also carry the higher quarterly bill: $3,699.23 in Coach Homes I against $3,132.40 in Garden Homes I is $566.83 more a quarter, or $2,267.32 a year. In Coach Homes II against Garden Homes II the difference is $510.99 a quarter, or $2,043.96 a year.

Is a “Carriage Home” a Fifth Kind?

No. The Pelican Bay Foundation’s community map calls L’Ambiance a gated low-rise community with coach homes, carriage homes and garden condos, built throughout 1995 and 1996, at an average of about 1,700 square feet per unit. The four recorded declarations name only Garden Homes and Coach Homes, the county roll lists the same four condominium names, and the reserve studies call the product townhome style. We found no fifth declaration, so a listing that says carriage home is describing a coach home.

Which Condominium Is a Given Home In?

The deed’s legal description names the condominium, and so does the county tax roll, which lists each home under one of four subdivision names: L’Ambiance Garden Homes I, Garden Homes II, Coach Homes I or Coach Homes II, each “a condominium”. The building number on the circle gives the same answer using the ranges above, and the size confirms it: 2,579 square feet is a coach home, and 2,025 square feet could be either, which is why a buyer should confirm the condominium in writing before relying on a quarterly figure.

Why Does the MLS Treat All Four as One Neighborhood?

The Southwest Florida MLS lists every sale under one subdivision name, L’Ambiance, with no field for the condominium. The result is that a median for L’Ambiance blends garden and coach homes. That is why this page reports sales by size as well as by window, and why we price a listing against the sales of its own size and garage.

How Did L’Ambiance at Pelican Bay Come to Be?

L’Ambiance at Pelican Bay was built in 1995 and 1996 as one gated neighborhood of 188 homes under four condominium declarations and one Commons covenant, and the county’s recorded-sales file shows 184 qualified sales in those two years. The developer’s plans were permitted in August 1994 and the as-built drawings are dated June 1996.

What Do the Recorded Documents Say About the Developer?

The Commons covenants name CPB Partners, Ltd. as the declarant, and the building sheets name D.C.I./McCoy Development with Signature Communities. Section 10.12 of each declaration has the developer guarantee that assessments would not exceed a stated amount until the owners elected a majority of the board or a set date: $648.26 a quarter in the Garden Homes I declaration and $744.76 in the Coach Homes I declaration, stepping up in later tiers, with the developer exempt from assessments on its own units but obliged to fund any deficit. Today’s Garden Homes I bill of $3,132.40 is 4.8 times that opening guarantee, and today’s Coach Homes I bill of $3,699.23 is about 5.0 times its own.

When Were the Declarations Recorded?

The Commons covenants are recorded in Official Records Book 2037 at page 1067. The four condominium declarations follow in sequence: Coach Homes I at Book 2039, page 1073; Garden Homes I at Book 2061, page 1886; Coach Homes II at Book 2078, page 1355; and Garden Homes II at Book 2130, page 226. The Florida Department of State’s records show the Commons Association filed on February 1, 1995.

What Has Changed Since 1996?

The association’s documents page lists five amendments, filed under the years 1998, 2002, 2010, 2011 and 2013. The 1998 amendment restates the Commons covenants; the 2002 amendment limits pets to one cat or one dog and adds a vehicle and parking rule; the 2010 amendment covers notice provisions; and the later two deal with bylaws, check signing and Commons exemptions. The concrete tile roofs were replaced in 2014, stucco was repainted in 2024, and the clubhouse renovation is in planning, which we cover in the reserves section.

How Does L’Ambiance Fit Into Pelican Bay’s History?

Pelican Bay is a planned unit development of about 2,104 acres, created by Collier County Ordinance 77-18 adopted on April 19, 1977 and amended and restated in a 2004 ordinance. L’Ambiance was one of the later neighborhoods built inside it, and the Foundation’s own map places it within about 50 meters of Avalon, Covington Row, Jamestown, Crescent and Barrington Club.

The Homes: Garden and Coach Floor Plans, 1,349 to 2,579 Square Feet

L’Ambiance’s homes run from 1,349 to 2,579 square feet of living area on the county roll, with a median of 1,928, in garden plans with a one-car garage and coach plans with a two-car garage. All are two-story buildings, and the association states garden sizes from 1,389 to 2,091 and coach sizes of 2,025 or 2,579 square feet.

What Does the County Roll Say About Size?

The Collier County Property Appraiser’s 2026 tax roll lists 188 condominium parcels in the four L’Ambiance condominiums, built 1995 to 1996, with heated area from 1,349 to 2,579 square feet and a median of 1,928. The roll’s smallest figure, 1,349, is below the association’s stated garden minimum of 1,389, and the MLS shows 2,099 square feet for a garden home that the association rounds to 2,091. We name each source wherever we use a size.

How Many Bedrooms and Baths Do the Sales Show?

The 32 closings in 60 months break down as 19 three-bedroom, two-bath homes, 6 two-bedroom, two-bath homes, 3 three-bedroom-plus-den, three-bath homes, 2 three-bedroom, three-bath homes and 2 two-bedroom-plus-den, two-bath homes. The three-bedroom, two-bath home is the typical L’Ambiance sale, at a $906,000 median over 19 sales, and the five three-bath sales are the largest homes, four at 2,579 square feet and one at 2,864.

Are the Buildings Three Stories?

No. The drawing indexes show a first floor, a second floor and a roof plan for the garden buildings and two floors for the coach building. That matters for two statutes, milestone inspections and structural integrity reserve studies, both of which apply to buildings of three stories or more, and the milestone section explains what that means for a buyer.

What Do the Declarations Say About Floors and Alterations?

Each of the four declarations requires that homes above the ground floor have wall-to-wall carpeting over quality padding, except in kitchens, bathrooms and laundry rooms, and allows hard-surface flooring only with a sound-absorbent underlayment equal to a cork underlayment; the Board may order the flooring replaced or removed at the owner’s cost if it is installed without one. Section 11.5 of each declaration also requires the Board’s written approval for a material alteration, a substantial addition or any change to the exterior appearance. A buyer who wants hard flooring upstairs or new windows should ask for that approval in writing before closing.

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

What Amenities Come With an L’Ambiance Home?

L’Ambiance’s own amenities are a members-only pool and spa, a workout room and a clubhouse set among ponds, fountains and waterscapes, and the Pelican Bay Foundation adds nearly three miles of beach, eight tram stations, 18 Har-Tru tennis courts at two locations and a Community Center that the association describes as adjacent.

What Does the Association Provide?

The association’s own amenities page lists a community members-only pool, a spa, a workout room with exercise equipment and a clubhouse, in a setting of a lake, waterscapes, fountains and maintained landscaping. The Commons covenants give the Commons Association the pool, spa, gatehouse, resident supervisor, parking areas, fences and signs, and the Commons budget carries the lines that pay for them. The association also states that fiber optic cable is installed in every home, with standard internet speeds over one gigabit to each unit.

What Are the Pool and Clubhouse Rules?

The board’s rules, approved April 28, 2025, set pool hours from 7 a.m. to sunset, require a shower before entering the pool or spa, bar food and drink from the pool and the wet deck within four feet of it, and keep animals out of the pool and deck. Children under twelve are not allowed in the hot tub. Unsupervised minors may not use the clubhouse facilities after 7 p.m. From October to April the clubhouse parking areas are for owners, visitors or tenants using the clubhouse or pool, and the guest parking areas in the cul-de-sacs are for visitors only.

Who May Use the Common Areas?

Owners, and their guests, may use the Commons facilities. Section 13.6 of each declaration adds that an owner whose unit is leased may not use the recreation or parking facilities during the lease term, so the tenant uses them in the owner’s place. The Foundation’s lease packet separately deactivates the owner’s Foundation member cards for the lease period.

What Does the Pelican Bay Foundation Add?

The Foundation’s published pages describe nearly three miles of beach, open from 9 a.m. to sunset with beach attendants, eight tram stations carrying more than 900,000 trips a year, 18 Har-Tru tennis courts at two locations, a Community Center with an art studio, card rooms and bridge and mahjong, a fitness center, and two beachfront dining spots, Marker 36 on the north beach and the Sandbar on the south. Every L’Ambiance quarterly bill carries the Foundation’s assessment, and the association’s FAQ sheets say all Foundation fees are in the assessments.

What About the New Racquets Center and Park?

The Foundation’s racquets page describes a new Racquets Center in the adjacent Pelican Bay Community Park, with 8 Har-Tru tennis courts and 20 pickleball courts, of which 3 tennis and 10 pickleball courts are designated for members. Collier County’s own park page lists 20 pickleball courts and six lighted clay tennis courts, says the facility reopened after a sound-mitigation system was installed, and says the playground is closed until November 2026 for a replacement. The two sources count the tennis courts differently, so ask the Foundation which courts members may reserve.

Is L’Ambiance Gated?

The association says L’Ambiance is a gated community, and its documents describe a call-box system: a visitor finds the owner in the call-box directory, the owner answers and presses 9 to open the gate, and an owner’s own four-digit code opens it at the box. Registration is by the Gate Code Access Request Form. The Pelican Bay Foundation states that Pelican Bay is not gated at the community level and that its arterial roads are public, so L’Ambiance’s gate is a neighborhood gate inside a community that is open at its edges. The minutes record gate repairs among ongoing maintenance.

What Are the HOA and Condo Fees at L’Ambiance?

L’Ambiance’s adopted 2026 budgets set a quarterly assessment of $3,132.40 in Garden Homes I, $3,168.37 in Garden Homes II, $3,679.36 in Coach Homes II and $3,699.23 in Coach Homes I, which is $12,529.58 to $14,796.92 a year per home, with the Pelican Bay Foundation’s assessment inside every one.

The figures are the totals printed in each condominium’s 2026 budget as adopted by the board, prepared by Eagle Property Management for calendar 2026. They are public on the association’s documents page, and the Garden Homes I and II and Coach Homes I and II budgets each cover only their own condominium.

What Does the Quarterly Bill Break Into?

Every home carries the same two shared lines, the Foundation’s assessment at $836.25 a quarter and the Commons dues at $1,220.35 a quarter, which together are $2,056.60. What differs is the building’s own budget: $1,075.80 a quarter in Garden Homes I, $1,111.77 in Garden Homes II, $1,622.76 in Coach Homes II and $1,642.63 in Coach Homes I.

The insurance and reserve lines are the budgets’ own printed lines, and the last row is the arithmetic remainder. The wind and hazard insurance line in each 2026 budget is $132,134 for Garden Homes I, $123,882 for Garden Homes II, $76,536 for Coach Homes I and $75,154 for Coach Homes II.

Why Is a Coach Quarterly Bill Higher Than a Garden Bill?

Three lines explain it. Coach Homes I against Garden Homes I is $566.83 a quarter higher: $201.95 of that is the insurance line, $158.61 the reserve line and $206.27 the rest of the building’s budget. A coach building has four homes sharing the roof, walls and insurance limit where a garden building has twelve or sixteen, and a coach home is the larger home. The annual difference is $2,267.32 for Coach Homes I over Garden Homes I and $2,043.96 for Coach Homes II over Garden Homes II.

What Is in the Commons Budget?

The 2026 Commons budget totals $917,707 for 188 homes, or $4,881.42 per member a year and $1,220.35 a quarter. It carries a resident supervisor line of $84,342, water and sewer of $170,000, a management fee of $53,539, an “Update the Documents” line of $24,500, $115,000 of reserve funding and $2,000 for the social committee. The four condominiums share it by unit: $331,936 from Garden Homes I, $312,411 from Garden Homes II and $136,680 from each of the two coach condominiums.

Does the Assessment Pay for Water, Sewer and Cable?

The Commons budget carries $170,000 for water and sewer, about $904 a home a year when spread over 188 homes, and the Pelican Bay Foundation’s assessment carries $758 a year per unit for bulk media. The budgets do not say which utilities the assessment pays for at each home. Ask the association in writing, and compare the answer with what you pay the utility directly.

How Did the 2026 Budgets Change From 2025?

The November 25, 2025 budget meeting minutes record insurance coming down about $100,000 across the operating budgets and name the Foundation’s assessment increase as the main driver of the 2026 increases. Garden Homes I is the only condominium whose quarterly bill fell, by $18.90, while Coach Homes I rose $80.71, the largest increase. The reserve studies project the concrete tile roof replacement as funded by about 2042 to 2043 and state that they do not advocate special assessments, and we found none adopted in the 2025 to 2026 minutes we read.

Where Do the Association’s Own Papers Disagree?

Four places, and a buyer should ask for the current figure in writing. First, the Coach Homes I FAQ sheet quotes $3,679.37 a quarter, the Coach Homes II figure, while the Coach Homes I budget says $3,699.23. Second, the Garden Homes I FAQ sheet still labels $3,132.40 as the 2025 assessment, which is the 2026 budget figure. Third, the budgets show the Foundation line as $3,345 a year, while the Foundation’s own table shows $3,295 for FY2026 and $3,435 for FY2027, a difference of $50 against the first. Fourth, the insurance certificates show a 5 percent hurricane deductible and the 2026 budgets say 3 percent. The association’s papers are public; whatever sits behind its member login, such as the member directory, is not publicly available, and we do not claim to know what it holds.

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

L’Ambiance’s Layered Fees: Condominium, Commons, Foundation and Services Division

Owning at L’Ambiance means paying the condominium’s own quarterly budget, the Commons assessment, the Pelican Bay Foundation assessment that rides inside the quarterly bill, the county’s Pelican Bay Services Division line on the tax bill, and one-time Foundation charges at resale, including the $15,000 resale capital assessment the buyer pays for deeds recorded on or after October 1, 2026.

The Foundation’s FY2027 Approved Budget Package sets the total assessment at $3,435 per unit: $2,180 operating, $497 for the replacement reserve and $758 for bulk media, which is $858.75 a quarter. Because L’Ambiance is a set of condominiums, the Foundation bills the associations and the associations pass it through in the quarterly bill; the association’s FAQ sheets say all Foundation fees are in the assessments. A single-family owner in Pelican Bay is billed directly.

What Is the Resale Capital Assessment?

The Foundation’s FY2027 fee schedule raises the resale capital fee to $15,000, and its estoppel certificate lists it as a buyer cost due at closing. It applies to transfers recorded on or after October 1, 2026 and rises 3.5 percent a year from October 1, 2027, to $15,525. A buyer who is a current Pelican Bay member moving from one Pelican Bay property to another may qualify for the Foundation’s one-time exemption, which costs a $1,000 processing fee, and an owner who has used the exemption before is not eligible.

What Is the Pelican Bay Services Division Line?

Collier County’s Pelican Bay Municipal Services Taxing and Benefit Unit funds street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement service and beautification. The county’s Pelican Bay Services Division page lists a FY 2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. It is a county district, not a community development district, and it appears with property taxes.

What Did Hurricane Ian Cost the Foundation?

The Foundation’s audited FY2024 financial statements record that its facilities sustained significant damage from Hurricane Ian on September 28, 2022, that costs were estimated at about $16,400,000, and that in August 2023 the board approved a Hurricane Ian assessment of $2,195 per residential unit. The statements also note the later storms and say remaining Ian assessments would help with those costs. We found no L’Ambiance-specific Ian assessment in the public documents, so the figure above is the Foundation’s.

What Are the One-Time and Occasional Foundation Fees?

The Foundation’s FY2027 fee schedule and estoppel certificate list a $250 estoppel fee with a $100 expedite fee for delivery within three business days, a $500 charge to the seller if member cards are not returned at closing, a $500 lease processing fee and $10 a day for guest cards, with a two-day minimum. The association’s own lease application quotes a separate $300 Foundation fee, so the two papers disagree on the lease fee, and we advise confirming the figure with the Foundation before a lease.

How Is the Tax Bill Different?

Collier County property taxes are billed on the assessed value that the Property Appraiser sets each January, and a homestead exemption under Section 196.031 and the assessment cap under Section 193.155 apply to an owner’s primary residence only. A buyer’s first tax bill is therefore not the seller’s. We tell buyers to estimate at the purchase price and to check the Collier County Tax Collector’s records for the parcel.

How Do the Four Condominium Associations and the Commons Association Fit Together?

L’Ambiance has four condominium declarations and one Commons covenant: Garden Homes I and II and Coach Homes I and II each own their buildings and budgets, while L’Ambiance Commons Association, a Florida nonprofit filed in 1995, runs the gatehouse, clubhouse, pool, roads and landscaping that all 188 homes share.

What Does Each Condominium Maintain?

Section 11.1 of each declaration makes the association responsible for the common elements, including electrical wiring up to each unit’s circuit breaker panel, water pipes up to the unit shut-off valve, sewer lines up to the unit, the exterior surface of the main entrance doors and all exterior building walls, including painting, waterproofing and caulking. Under Section 11.2 each owner maintains the windows, screens, entrance door interior, appliances, water heaters, air conditioning equipment, floor coverings and the plumbing and electrical inside the unit. The garage interior and door opener belong to the owner, while the garage structure, the exterior of the garage door and the driveways belong to the association.

What Does the Commons Association Own and Run?

The Commons covenants define the Common Areas to include the recreation facilities, gatehouse, resident supervisor, parking areas, swimming pools, fences and signs, and give the Commons Association the duty to maintain, repair and replace them. Its 2026 budget shows what that costs: $917,707 across 188 homes, with the resident supervisor and water and sewer as its two largest named lines.

Who Manages L’Ambiance?

Eagle Property Management of Naples, Inc. manages the association and prepares its budgets, and the association’s board meets on a published calendar, including meetings on October 29, 2026 and January 28, 2027, at 4 p.m., with the January meeting in person and by Zoom. The management company’s P.O. Box is 112260 in Naples 34108, and requests for insurance certificates go to the association’s insurance broker by email, per the management company’s sheet.

What Does the Florida Department of State Show?

Sunbiz lists L’Ambiance Commons Association, Inc. as active, filed February 1, 1995, with its latest event a corporate merger on December 18, 1998 and an annual report filed April 16, 2026. The four condominium corporations, Garden Homes I and II and Coach Homes I and II, show as inactive by merger. We have not read the merger documents, so we do not say how the merger changed day-to-day governance; the budgets, reserve studies and insurance certificates are still issued condominium by condominium.

How Does Voting Work?

The association’s FAQ sheets state one indivisible vote per unit. Under Section 11.6 of the Garden Homes I declaration, a material alteration of the common elements costing more than $15,000 in the aggregate in a calendar year needs the approval of a majority of the voting interests, and in the Coach Homes I declaration the threshold is $10,000.

The L’Ambiance Declarations, Bylaws and Rules, Section by Section

L’Ambiance’s four Declarations follow one pattern: Section 10 sets assessments and liens, Section 11 divides maintenance, Section 12 sets use rules, Section 13 limits leasing to three leases a year, Section 14 requires board approval of every transfer and Section 15 sets insurance, with the Commons covenants and the board’s April 28, 2025 rules layered on top.

We read all four Declarations, the Commons covenants and the five recorded amendments in full. The section numbers below match across the Garden Homes I and II and Coach Homes I and II Declarations; where a number differs, we say which one.

Section 10: How Do Assessments and Liens Work?

Assessments are billed quarterly. If an installment is more than 30 days past due and a claim of lien is recorded, the association may accelerate the balance of the year’s assessment. Section 10.12 holds the developer’s original assessment guarantee, which has long since ended, and the estoppel certificate rules of Section 718.116 apply when you sell.

Section 11: Who Maintains What?

Section 11.1 puts the exterior walls, painting and waterproofing, the main entrance doors’ exterior surface and the shared utility lines on the association, and Section 11.2 puts everything inside the unit on the owner. Section 11.5 requires the board’s written approval before an owner makes a material alteration, a substantial addition or any change to the exterior appearance, and lets the board rescind an approval that produces unanticipated adverse effects.

Section 12: What Are the Use Restrictions?

Each unit may be occupied by one family as a residence only. No business may be conducted from a unit, and the use of a unit as a public lodging establishment is deemed a business use, which rules out short-term rental. Section 12.2 sets no age limit, with occupants under 18 supervised by an adult. Section 12.5 bars all signs, including For Sale, For Rent and Open House signs, except the developer’s. Section 12.6 requires parking on a paved surface, driveway or garage, bars boats, campers and commercial vehicles, and says an owner’s right to keep more than two vehicles may be limited.

Section 13: What Does the Leasing Section Say?

Leases must be written, for the whole unit, to a natural person, approved in advance, no more than three times in a calendar year, for 30 days at the least and one year at the most, with no renewal option and no subleasing. The leasing section has its own heading below.

Section 14: What Does the Transfer Section Say?

Every sale or gift needs board approval, with a 30-day notice before closing, a board decision within 30 to 60 days and a recordable Certificate of Approval. An unapproved transfer is void. The transfer section has its own heading below.

Section 15: What Does the Insurance Section Say?

The association carries the property insurance on the buildings, and Section 15.1 puts the unit’s contents, floor, wall and ceiling coverings, cabinets, appliances and improvements on the owner, so an owner’s own condominium policy matters. The insurance certificates, hurricane deductible and the budgets’ insurance lines are in the storm section.

Section 16: What Happens After a Casualty?

Under the casualty section of the Garden Homes I declaration, if insurance proceeds, reserves and other funds can restore the buildings with a special assessment of no more than 15 percent of the year’s total annual budget, the condominium is restored unless two-thirds of the voting interests vote to terminate; above that threshold, it is terminated unless two-thirds vote for the larger assessment. Read the same section in the declaration for the condominium you are buying into, because the thresholds are the declaration’s and not the statute’s.

What Do the Bylaws and the Board’s Rules Add?

The Bylaws set board elections, meetings, officers and fiscal procedures, and the board’s rules, approved April 28, 2025, cover leasing terms, pets, parking, grills, storm shutters, signs, pods and dumpsters, contractor hours and fines. Fines may not exceed $100 per occurrence up to a total of $1,000, written notice comes first, and an owner may ask for an open hearing before the board; towing costs fall on the vehicle owner. Only electric grills are permitted on lanais, and pods may stay no more than 48 hours.

Where Are the Documents?

The association’s documents page links the four Declarations, the Commons covenants and the five amendments as PDFs, with no login. The recorded versions are in the Collier County Clerk’s official records. We link each one in the sources and in the downloadable documents table below.

How Does an L’Ambiance Purchase Get Approved?

Every sale or gift of an L’Ambiance home needs the board’s approval under Section 14 of the Declaration: the buyer gives 30 days’ written notice before closing, the board decides within 30 days of a complete file or 60 days of the notice, whichever is first, and silence counts as approval, with a recordable Certificate of Approval issued on demand.

What Does a Buyer Submit?

The association’s Purchase Application Packet asks for the application, the signed purchase agreement, a background authorization for the primary applicant and a $100 non-refundable processing fee payable to L’Ambiance Commons. The packet says to submit it at least 20 days before closing and says management will notify the buyer within 7 days of receipt. The Declaration asks for 30 days’ notice, so submit at 30 days to be safe, and provide a copy of the recorded deed within ten days after closing.

Can the Board Say No?

Only for good cause, and only if a majority of the whole board votes after receiving a written opinion of counsel. The Declaration lists the only permitted grounds, which concern the applicant’s conduct and financial record, a failure to supply the application information or fees, a sale closed without prior approval, and a transfer that would give the buyer more than two units in the condominium. If the board disapproves without good cause and the owner demanded it with the notice, the association must furnish an approved alternate purchaser at the same price and terms within 30 days, or the original buyer is deemed approved.

What Happens If a Buyer Skips Approval?

A transfer that is not approved, or is disapproved under the Declaration, is void unless the board later approves it in writing. If no notice was given, failure to obtain approval creates a rebuttable presumption that the seller and buyer intend to violate the covenants and is good cause for disapproval. Do not close on an L’Ambiance home without the Certificate of Approval or the passing of the deadline.

What About Entity and Co-Owner Buyers?

When a trust, corporation or other entity buys, or when two or more co-owners who are not spouses buy, Section 14.1 conditions approval on designating one natural person as the primary occupant. Any change of primary occupant is treated as a transfer, and no more than one change is approved in any 12-month period, except for death or disability. An entity buyer should file the primary occupant’s application with the purchase application.

Does the Foundation Also Approve a Sale?

No. The Pelican Bay Foundation states that it requires no transfer approval and holds no right of first refusal, though condominium sub-associations may require approval, and L’Ambiance does. The Foundation’s separate steps for a sale are the estoppel certificate, the resale capital assessment and the member card process, and the association’s packet tells buyers to notify the Foundation about its resale procedure.

How Long Does All of This Take?

The Declaration’s clocks run 30 to 60 days and the packet’s run 7 to 20, so plan a closing around 30 days from a complete file and ask the association which it follows. The seller should request the Foundation’s estoppel early, since the Foundation’s FY2027 form lists a $250 fee, plus $100 to expedite.

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

Is L’Ambiance a 55+ Community?

L’Ambiance is not a 55-plus community. The recorded Declarations set no age limit for occupants, the association’s FAQ sheets state that there are no age restrictions, and the only occupancy rules are single-family residential use and the supervision of occupants under 18 by an adult.

What Does the Declaration Say About Age?

Section 12.2 of each Declaration states that there is no restriction on the age of occupants, and that occupants under 18 must be closely supervised by an adult so they do not become a source of annoyance. The rule is about conduct on the grounds, not about who may buy.

What Does That Mean for the Buyer Pool?

L’Ambiance sells to the whole market of Pelican Bay buyers, seasonal and full-time, with no age-restricted pool. The restrictions that do narrow the pool are the board’s approval of every buyer, the lease cap and the pet limit, and each has its own section.

Can You Rent Out an L’Ambiance Home?

An L’Ambiance owner can rent a home, but only after the board approves the tenant, no more than three times a calendar year, for 30 days to one year, and the Foundation’s own 2019 rule allows two leases a year. The stricter figure governs in practice, and the documents control over this page.

What Does the Declaration Say?

Under Section 13 of each Declaration, leases must be in writing and for the entire unit to a natural person. The owner gives the board 20 days’ notice before occupancy, the board has 20 days to decide and silence is deemed approval, and the Declaration lists ten enumerated grounds for disapproval. No unit may be leased more than three times in a calendar year, with the first day of occupancy setting the year, and the owner stays responsible for the assessments. The board may approve one extra lease in a year under unusual circumstances to avoid hardship. A lease made without approval may be treated as a nullity, with five days’ notice of eviction.

What Does the Foundation Say?

The Foundation’s 2019 amendment, recorded May 28, 2019, states that “unless otherwise provided by Neighborhood Covenants, no single-family Dwelling Unit shall be leased more than two times per calendar year,” and its text addresses short-term stays of the Airbnb kind. L’Ambiance’s own Declaration does provide otherwise, at three leases, and the amendment speaks of single-family dwelling units, so whether the Foundation applies two or three to a condominium here is a question to put to the Foundation in writing. The Foundation’s lease packet charges a $500 processing fee, asks that it be submitted 30 days before the lease, and deactivates the owner’s member cards for the lease period.

What Do the Association’s Own Papers Say?

The association’s rules, approved April 28, 2025, and its FAQ sheets repeat three leases a year, a 30-day minimum, one year at most and no tenant pets, with no more than two persons per bedroom. Its lease application costs $100 for each application, due with the lease at least 20 days ahead, and a repeat tenant staying the exact same dates as the year before pays no fee and needs no new background check.

How Many Leases Does L’Ambiance Actually See?

The association’s minutes report 55 leases in 2024, 28 in 2025 as of the February report (39 counting leases that carried in from 2024), 30 by May 2025, and about 34 booked for 2026 as of February 26, 2026. A lease is not a home, because a home can be leased up to three times in a year, so 55 leases means at most 55 of 188 homes, or 29 percent, and about 34 booked for 2026 means at most 18 percent.

Can an Owner Run a Short-Term Rental?

No. The 30-day minimum, the single-family residential use clause and the classification of public lodging as a business use rule out nightly and weekly rentals, and the Foundation’s 2019 amendment points the same way.

What Does a Tenant Get?

A tenant uses the recreation and parking facilities during the lease, in place of the owner, and is bound by the association’s rules. Leased units may be occupied only by the lessee’s family within the first degree of relationship and temporary house guests, with no more than two overnight occupants per bedroom, and tenants may not keep pets.

What Does an Investor Need to Know?

The rental math is a 30-day minimum, three leases a year at most and a board approval each time. The one rental the association’s site showed on October 7, 2026, a three-bedroom of 2,099 square feet at $4,800 a month, annualizes to $57,600 against a quarterly assessment of roughly $12,500 to $12,700 a year for a garden home. Buyers who plan to rent should price in the processing fees, the vacancy between leases and the approval timeline, and read Section 13 of the Declaration of the condominium they are buying into.

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

Pet Rules at L’Ambiance

L’Ambiance owners may keep one dog or one cat under the board’s rules and the 2002 amendment, pets must be leashed or carried outside the unit, and tenants may not keep pets at all. The association’s website says one dog of any size, and we found no weight limit in the documents we read.

How Many Pets Are Allowed?

One. The 2002 amendment limits an owner to one cat or one dog in the unit, the board’s rules approved April 28, 2025 say owners may keep only one dog or one cat in the complex, and the minutes of February 26, 2026 record one pet per household, with the limits that the fair housing laws put on service and support animals. The original Declaration allowed a reasonable number of pets, which is why the amendment matters.

What Are the Leash and Liability Rules?

Section 12.3 of each Declaration requires pets to be leashed or carried under the owner’s arm outside the unit, requires owners to remove waste at once, makes the owner liable for damage or injury, and lets the board order removal of a pet that becomes an unreasonable annoyance. The board may fine for violations, up to $100 per occurrence and $1,000 in total under its rules.

Is There a Size or Weight Limit?

The association’s website says L’Ambiance allows an owner to have one dog of any size, and neither the 2002 amendment nor the rules we read states a weight limit. The site’s wording and the amendment’s wording differ, though, so ask the association to confirm in writing before you buy with a large dog in mind.

Can a Tenant Have a Pet?

No. The rules and the lease application both state that tenants are not allowed pets of any kind at any time on the property.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at L’Ambiance

Florida’s milestone inspection and structural integrity reserve study laws apply to condominium buildings of three habitable stories or more, and L’Ambiance’s buildings are two stories, so as we read the statutes neither requirement applies to them. Collier County’s January 2026 milestone list shows no L’Ambiance row, and the contract disclosure under Section 718.503 is the practical point for a buyer.

What Does Section 553.899 Require?

Section 553.899(3)(a) of the Florida Statutes requires a milestone inspection of a building that is three habitable stories or more in height, by December 31 of the year the building reaches 30 years from its certificate of occupancy and every ten years after, and the statute states that it does not apply to a single-family, two-family, three-family or four-family dwelling with three or fewer habitable stories. L’Ambiance’s garden buildings are two stories and its coach buildings are two-story four-unit buildings, so both fall below the three-story threshold.

What Does Section 718.112 Require?

Section 718.112(2)(g) requires a structural integrity reserve study for condominium buildings and states that the requirement does not apply to buildings less than three stories in height. L’Ambiance’s reserve studies exist anyway: Reserve Advisors inspected the property on July 9, 2025, and earlier studies date from 2006, 2008 and 2023. They are the association’s own practice and not a statutory structural integrity reserve study.

Does Collier County’s Milestone List Include L’Ambiance?

We read Collier County’s milestone buildings list, which states that it is current as of January 2026, row by row, and it has no row for L’Ambiance. Other Pelican Bay neighborhoods built in the 1990s do appear on it, with due dates of January 1, 2033, so the absence is consistent with the two-story rule. The list carries typographical errors, and we do not state that it is exhaustive; the check that settles it is the contract disclosure below.

What Would the 30-Year Mark Have Meant?

The reserve studies give 1995 and 1996 as the construction years, so a three-story building of the same age would have reached 30 years in 2025 or 2026 and owed a first inspection by December 31 of that year. For L’Ambiance that deadline does not exist, which is why a buyer comparing L’Ambiance with a taller Pelican Bay building may see a milestone report there that L’Ambiance does not have.

What Must the Seller Tell the Buyer Under Section 718.503?

Section 718.503 requires a resale contract for a condominium unit to carry a clause giving the buyer seven days, excluding Saturdays, Sundays and legal holidays, after receiving the association’s documents to cancel or to acknowledge receipt. For contracts entered after December 31, 2024, Section 718.503(1)(e) also requires the contract to state that the association is not required to have a milestone inspection or a structural integrity reserve study when that is the case. For an L’Ambiance sale, that statement is the written answer to this section.

What Should a Buyer Ask For?

Ask for the current reserve study and the budget for the condominium you are buying into, the roofing and stucco repair history, the balcony railing and paver plans, and the current insurance certificate. All of them exist for L’Ambiance, and the association posts the 2025 and 2026 versions publicly, so the useful question is what has changed since.

What Do the 2025 Reserve Studies Say About L’Ambiance’s Roofs and Railings?

Reserve Advisors’ 2025 studies for the four condominiums and the Commons, based on a July 9, 2025 inspection, count $3,195,883 in reserve balances on May 31, 2025, list masonry pavers around 2028 and balcony railings between 2030 and 2035 as the next large items, and show the concrete tile roofs replaced in 2014 and not due again until about 2041.

What Are the Reserve Balances?

The five studies together count $3,195,883. The board’s minutes of January 2025 and January 29, 2026 put total reserves at about $3 million and in excess of $3.5 million, and record reserves invested in certificates of deposit and Treasuries at 4.2 to 4.25 percent.

The per-home balance is the balance divided by the number of homes. The coach condominiums hold more reserve per home than the garden ones, $18,481 and $18,628 against $11,677 and $12,456. The Commons budget funds $115,000 for 2026, above the study’s $104,600 recommendation, and the Garden Homes I budget’s reserve line of $386.03 a quarter equals the study’s $128.68 a month.

What Has Been Replaced and What Is Next?

The concrete tile roofs were replaced in 2014 with a next replacement projected for 2041 on a 25 to 30 year life. Gutters were done in 2014, light fixtures in 2016, trellises in 2023, and stucco paint and repairs in 2024, with the next stucco cycle in 2031. The next five years’ priorities are masonry pavers, original and projected for 2028, and balcony railings, original and projected for 2030 to 2035; each coach study adds 14 courtyard gates, reported as original, projected for 2030.

How Big Are the Items?

The studies quantify the work. Balcony railing is about 460 linear feet in Garden Homes I, 540 in Garden Homes II and 360 in each coach condominium. Stucco is 67,600 square feet in Garden Homes I, 65,400 in Garden Homes II and 44,100 in each coach condominium. Roofs are 1,040 squares in Garden Homes I, 1,000 in Garden Homes II and 560 in each coach condominium, and the masonry pavers are 24,840 square feet in each garden condominium and 16,830 in each coach condominium. Those are the quantities a buyer’s contractor or inspector can compare with what the buildings show.

Do the Studies Call for Special Assessments?

No. The studies state that they do not advocate special assessments, and they recommend contributions that the 2026 budgets already carry. A reserve study is a plan, not a guarantee, and a buyer should read the study’s own assumptions before relying on any funding conclusion.

What Did the Minutes Record About Maintenance?

The 2025 to 2026 minutes record roof tile repairs completed in 2025 with spare tile stored on site, roof cleaning in the 2026 budget, pavers and gutters cleaned in January 2026, a pest control program from March 1, 2026, ongoing fountain and aquascape repair and algae treatment, and gate repairs. The clubhouse renovation is in planning, with architect and interior designer proposals among the 2026 bids, and the minutes say it is expected to affect the 2027 budget.

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

Hurricanes, Flood Zone and Insurance at L’Ambiance

FEMA’s current flood map, effective February 8, 2024, puts all six points we queried along L’Ambiance Circle in Zone X, the 0.2 percent annual chance flood hazard, and the association’s 2006 elevation certificates show lowest floors at 14.1 to 14.2 feet. The master policy’s certificates show a 5 percent hurricane deductible, and the 2026 budgets say 3 percent.

What Does FEMA’s Map Show?

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at six points along L’Ambiance Circle, taken from Census geocoder coordinates for addresses spread across the Garden Homes I, Garden Homes II, Coach Homes II and Coach Homes I buildings. All six returned Zone X, subtype 0.2 percent annual chance flood hazard in a coastal zone, outside the Special Flood Hazard Area, with no base flood elevation, on Flood Insurance Rate Map panel 12021C0381J, effective February 8, 2024. Zone X is not zero risk, and a lender’s flood requirement and a buyer’s own comfort are separate questions.

What Did the 2006 Elevation Certificates Say?

The association posts elevation certificates dated February 8, 2006, on the 1929 datum, prepared against the then-effective map of November 1, 2005. The Coach Homes I certificate lists zone AE with a base flood elevation of 12.3 feet, a bottom floor at 14.2 feet and a garage slab at 13.3 feet, which is 1.9 and 1.0 feet above the base flood elevation. The Garden Homes II and Coach Homes II certificates list zone X, the Garden Homes I and II bottom floors 14.2 feet with garages at 13.6, and the clubhouse zone X with a bottom floor at 14.1. No certificate shows flood vents. These are history, not current: the 2024 map above governs, and a buyer who needs an elevation certificate for a flood insurance quote should order a current one.

What Does the Association’s Insurance Certificate Show?

The certificates posted on the association’s page are dated February 4, 2025 for American Coastal Insurance Company commercial property policies running November 20, 2024 to November 20, 2025, special form and replacement cost, with $5,000 deductibles for all other perils and for sinkhole and a 5 percent per-calendar-year hurricane deductible. Ordinance or law limits are $449,677 for Garden Homes I, $421,181 for Garden Homes II, $254,380 for each coach condominium and $1,000,000 for the Commons, and the crime and cyber package carries $750,000 of employee theft on the garden policies, $500,000 on the coach policies and $450,000 on the Commons. These are the 2024 to 2025 policy year; ask for the current certificate, because that policy period ended November 20, 2025.

Is the Hurricane Deductible 5 Percent or 3 Percent?

The certificates say 5 percent and the 2026 budgets say 3 percent, and the public record does not reconcile them. For scale only, 5 percent of the garden twelve-unit building limit of $3,141,481 is $157,074, which is $13,090 a home if shared evenly, and 5 percent of a coach building’s $1,453,601 is $72,680, or $18,170 a home. How the deductible applies is in the policy, which we have not seen, so treat these as arithmetic for a conversation with the association and your own insurance agent about loss assessment coverage.

What Does an Owner’s Own Policy Need to Do?

Section 15.1 puts the contents, floor, wall and ceiling coverings, cabinets, appliances and improvements on the owner, so an owner’s condominium policy should insure those and carry loss assessment coverage for the association’s deductible and any special assessment. Homeowners policies do not cover flood, which is why Florida’s flood disclosure statute, Section 689.302, makes a seller give the buyer a flood disclosure at or before the contract.

How Did L’Ambiance Fare in Recent Storms?

We found no L’Ambiance-specific storm damage report for Hurricane Ian in 2022 or for the 2024 storms in the public documents. The 2025 to 2026 minutes record tile repairs and routine storm preparation rules, and the Foundation’s own Ian costs are in the fee section above. Ask the association for its insurer’s loss history before you buy.

What Are the Storm Rules for Owners?

The board’s rules make owners responsible for loose items on lanais and common areas when a tropical storm or hurricane warning is issued and during extended absences from June to November. Shutters must be the board’s standard model, style and color under Section 11.12, and an owner who installs temporary plywood is responsible for damage and for removal within 72 hours after the storm passes.

Which Schools Serve L’Ambiance?

Collier County Public Schools zones Pelican Bay addresses to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, as we read the district’s records, and the district’s 2021 to 2025 grade reports show an A in every year for all three. The district’s zone lookup decides by address, so confirm before you rely on a school.

How Far Are the Schools?

By road from the center of L’Ambiance Circle, Sea Gate Elementary is 3.34 miles and about 7.2 minutes away, Pine Ridge Middle 3.83 miles and 7.9 minutes, and Barron Collier High 5.26 miles and 11.1 minutes, on our free-flow routing of October 7, 2026.

What Are the Name Traps?

The district’s grade report also lists an Avalon Elementary School, which has nothing to do with Avalon at Pelican Bay or with L’Ambiance, and its grades of C, C, B, C and B are not those of any school that serves the neighborhood. Verify any school by address in the district’s zone lookup.

How Do I Check My Zone?

Use the district’s zone lookup at the link in our sources and enter the street address. Zones and capacities can change, and the district, not this page, is the authority.

County Permits and Recorded Work at L’Ambiance

Collier County’s permit history for an L’Ambiance address is searchable in the county’s CityView portal, which returns no public record without an address search, so this page does not list permit-by-permit history. What the public record does show is recorded work: the 2014 tile roof replacement, the 2023 trellis work and the 2024 stucco repainting, all in the reserve studies.

What Approvals Does a Renovation Need?

Three layers apply: the county’s building permit for work that requires one, the condominium association’s written approval under Section 11.5 of the Declaration, and the Pelican Bay Foundation’s design review for exterior changes. The association’s forms page carries the Architectural Change Application for the Foundation’s review. Contractor work is limited to 8 a.m. to 5 p.m., Monday through Saturday, and no work is permitted in Pelican Bay on Sunday.

What About Dumpsters and Pods?

Renovation dumpsters need board approval through an architectural application, must sit in the unit’s driveway and be removed by 5 p.m. each day, and are not allowed on Sundays. Moving pods may stay up to 48 hours and must fit completely within the driveway; the April 2025 policy is the one in the board’s rules.

How Do I Look Up a Permit?

Use the CityView link in the sources and search by address. We do not publish permit details by unit.

What Is Being Built Near L’Ambiance?

Collier County’s Vanderbilt Beach Road widening, from just east of US 41 to east of Goodlette-Frank Road, received notice to proceed in July 2026 as a roughly $28.4 million, two-year project, and Pelican Bay Community Park beside L’Ambiance has reopened its courts after a sound-mitigation installation. We list only what a primary source confirms.

What Is the Vanderbilt Beach Road Widening?

The county’s July 6, 2026 release says the contractor will widen about 1.8 miles of Vanderbilt Beach Road from four to six lanes, mostly in the existing median, with intersection improvements at Strada Place and Goodlette-Frank Road and median changes at Bay Laurel Drive. Lane closures are planned between 9 a.m. and 3:30 p.m., Monday through Saturday, and in spring 2027 traffic drops to one lane each way for about two months between Strada Place and Goodlette-Frank Road. The segment starts just east of US 41, so it affects trips east toward Goodlette-Frank Road rather than the circle’s own access.

What Opened on the Vanderbilt Beach Road Extension?

Phase I of the Vanderbilt Beach Road Extension, seven miles from Collier Boulevard to 16th Street NE, opened to traffic on June 12, 2026, according to the county, and Phase II to Everglades Boulevard is in final design. The extension is a regional road project and not a Pelican Bay one.

What Is Happening at Pelican Bay Community Park?

Collier County’s park page says the park at 764 Vanderbilt Beach Road is open with a sound-mitigation system installed and 20 pickleball courts, and that the playground is closed until November 2026 for a replacement. The Foundation’s racquets center there is a member amenity of Pelican Bay.

What Is Planned Inside L’Ambiance?

The association’s clubhouse renovation is in planning, with design proposals in the 2026 bids and an expected effect on the 2027 budget, per the minutes. We do not know its scope or cost, and a buyer should ask for the plan before closing.

Daily Logistics at L’Ambiance

From L’Ambiance Circle, the Pelican Bay Community Center is 0.44 miles by road, Publix at The Marketplace at Pelican Bay is 0.96 miles, Mercato is 1.14 miles, NCH North Naples Hospital is 3.28 miles, Fifth Avenue South is 7.93 miles and Southwest Florida International Airport is 28.85 miles, on our free-flow routing from the circle’s center.

How Far Is Everything?

The routes use the open-source routing engine at the average center of the circle, free flow, on October 7, 2026. Season, tourist traffic and the Vanderbilt Beach Road work will lengthen them.

What Is the Address of L’Ambiance?

L’Ambiance is at 100 to 2400 L’Ambiance Circle, Naples, Florida 34108, in Collier County. The county roll and the MLS write the street as L Ambiance Cir, and the association’s mailing address for notices is its manager’s P.O. Box in Naples 34108.

Where Do Guests Park?

Guest parking is in the cul-de-sac guest areas, which owners and tenants may not use, and each home has its garage and driveway. The rules allow the association to prohibit more than two vehicles per home on a regular basis, bar boats, campers, motorcycles, golf carts and commercial vehicles, and require that garages be used for vehicles and not converted without board approval.

How Does the Gate Work for Visitors and Deliveries?

A visitor finds the owner in the call-box directory, the call goes to the owner’s phone, and the owner presses 9 to open the gate. Owners can register a personal four-digit code, and the association’s Gate Call Box Access Code Request Form is how an owner registers a number and a code.

What Are the Trash and Garage Rules?

Refuse is bagged and put in the containers the refuse company provides, no earlier than 6 p.m. the day before collection, with containers returned within a reasonable time after pickup, and garage doors may not stay open more than three hours unless work requires it.

What About Internet and Cable?

The association states that fiber optic cable is installed in every home with standard speeds over one gigabit, and the Foundation’s assessment carries $758 a year per unit for bulk media. Ask the association which provider and plan the bulk media covers before you contract for service.

How Does L’Ambiance Compare With Avalon, Laurel Oaks and the Rest of Pelican Bay’s Condominiums?

Among Pelican Bay’s attached neighborhoods, L’Ambiance sits in the middle of the price range by 12-month median, at $746,000 against $590,000 at Avalon and $1,322,500 at Crescent, and it is the third-largest group by unit count, 188 homes, behind Pebble Creek’s 264 and Breakwater’s 218. It is also one MLS name covering four declarations, which is why a buyer compares it by product first.

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

The table uses the roster we built from county plats, Sunbiz records and the Southwest Florida MLS, with 12-month MLS closings counted over the window ending September 30, 2026. Any row with fewer than ten closings is a small sample. For L’Ambiance the October 7 pull used everywhere else on this page gives the same 8 closings and the same $746,000 median.

The wider Pelican Bay guide places all of these neighborhoods inside the Pelican Bay Foundation, so they share the Foundation’s amenities and assessment; they differ in product, age, size and in what each neighborhood’s own association adds on top.

How Does L’Ambiance Compare With Avalon?

Avalon at Pelican Bay is the closest neighbor, about 16 meters away on the Foundation’s map, and the closest in age: 174 garden condominiums built 1992 to 1994, also described by its association as gated. Avalon’s 12-month median is lower, $590,000 against $746,000, and Avalon has a single product, where L’Ambiance’s 188 homes split into 132 garden homes and 56 coach homes with a two-car garage and up to 2,579 square feet. A buyer comparing the two should compare size, garage and quarterly bill, not the median alone.

How Does L’Ambiance Compare With Laurel Oaks?

Laurel Oaks at Pelican Bay is 160 garden condominiums built in 1990 and 1991, with 11 closings in the roster’s 12-month window at a $645,000 median, a deeper recent record than Avalon’s 9. L’Ambiance is five years newer, gated, and its homes run larger at the top of the range; Laurel Oaks has the deeper recent sales record.

How Do the Neighbors Crescent, Barrington Club, Jamestown and The Pointe Compare?

On the Foundation’s map Crescent at Pelican Bay is about 39 meters from L’Ambiance and absorbed the former Covington Row. It has 148 units, four of its buildings are three stories, and its 18 closings at $1,322,500 are the highest turnover and median in the table. Barrington Club at Pelican Bay is about 44 meters away, with 89 garden condominiums and a $777,500 median on 8 closings, a small sample. Jamestown at Pelican Bay is about 31 meters away: ten single-family homes in a gated enclave, with no closings in the window. The Pointe at Pelican Bay is about 200 meters away, with 87 attached villas and garden condominiums and 2 closings at a $1,193,750 median in the 12 months to October 7, 2026, a small sample.

How Do Pebble Creek, Willow Brook, Interlachen, Calais and Breakwater Compare?

Pebble Creek at Pelican Bay has 264 garden condominiums in 17 low-rise buildings and a $1,130,000 median on 8 closings, a small sample. Willow Brook at Pelican Bay has 112 low-rise units built in 1988 and a $712,500 median on 4 closings, a small sample. Interlachen at Pelican Bay has 92 units from 1984 to 1991 and an $830,000 median on 7 closings. Calais at Pelican Bay uses the words carriage homes for its own product, a different building type from L’Ambiance’s coach homes, and posted $1,100,000 on 7 closings. Breakwater at Pelican Bay has 218 units, built 1996 to 2022, and 17 closings at $1,188,000.

Where Does L’Ambiance’s Rival Glencove Fit?

Glencove at Pelican Bay is the buyer’s other lower-priced, mid-size option: 96 garden condominiums built in 1987, about 2.1 miles south of L’Ambiance centroid to centroid, with only one closing in the roster window at $735,000. The next section sets the two side by side.

Looking at L’Ambiance against its neighbors? Get a free L’Ambiance home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

L’Ambiance vs Glencove: Which Pelican Bay Condominium Fits You?

L’Ambiance suits a buyer who wants a larger, newer neighborhood with a garage and a deep sales record, and who can accept a four-condominium structure and a fee near $12,500 to $14,800 a year; Glencove suits one who wants a smaller 1987 low-rise building and will accept that recent sales are few. L’Ambiance recorded 32 closings in 60 months at $900,000 and Glencove 11 at $735,000.

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

L’Ambiance’s 12-month and 60-month figures come from the windows table earlier on this page. Glencove’s come from the same Southwest Florida MLS pull and the Collier County roll, and with one closing in a year its 12-month median is a single sale, not a typical price. Only the 60-month rows of both neighborhoods reach ten closings.

What Sold at Glencove?

Glencove has fewer than ten closings in every window up to 36 months, so we list all eleven closings in 60 months. Ten of the eleven were two-bedroom, two-bath homes.

Over the 60 months the median was $735,000 (n=11), from $460,000 to $850,000, with a $471 median per square foot, 14 median days on market and a 95.5 percent median sale-to-list. The pattern is a fast market in 2021 through 2023, when seven of the eleven sales closed, and a slow one since: the last three sales took 55, 180 and 216 days.

How Do the Two Neighborhoods Differ in Structure?

L’Ambiance is four condominium associations and a Commons association that run one gated neighborhood, with its own approval process, a quarterly bill and a rental limit of three leases a year under each declaration. Glencove at Pelican Bay is one condominium of 96 units in low-rise buildings. We have not verified Glencove’s leasing, pet or approval rules or its fees for this page, so a buyer should request its declaration and budget before comparing rules.

Which Fits You?

Choose L’Ambiance if you want a garage, a coach-home size above 2,000 square feet, or a neighborhood with enough recent sales to compare, and you can carry the quarterly bill. Choose Glencove if you want a smaller 1987 building and a lower entry price, and you accept that one sale in the last year, and one active listing that has sat 173 days, make its current price harder to read.

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

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

Honest Pros and Cons of Owning at L’Ambiance

Owning at L’Ambiance gives a buyer a gated Pelican Bay address with a garage, a choice of garden or coach home and a deep recent sales record, at a 24-month median of $855,000. The costs are a four-figure quarterly bill, a $15,000 Foundation charge to the buyer at resale, a three-leases-a-year rental limit and a one-pet rule.

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

What Are the Pros?

• Two products: garden homes of 1,389 to 2,091 square feet with a one-car garage and coach homes of 2,025 to 2,579 square feet with a two-car garage, by the association’s own description.
• Liquidity: 14 closings in 24 months and 32 in 60 months, against 2 and 11 at Glencove.
• Gated neighborhood: the association describes the neighborhood as gated, with fiber internet to every home.
• Newer construction: built 1995 to 1996, later than Avalon, Laurel Oaks, Glencove and Interlachen.
• Pelican Bay amenities: the Foundation’s amenities sit inside the quarterly bill, and the neighborhood has its own pool.

What Are the Cons?

• Quarterly bill: $3,132.40 to $3,699.23 a quarter in 2026, or $12,529.58 to $14,796.92 a year.
• Resale charge: the $15,000 Foundation resale capital assessment, paid by the buyer, rising to $15,525 from October 1, 2027.
• Rentals: three leases a year under each declaration, with the Foundation’s own rule stating two, so the stricter limit governs in practice.
• Pets: one dog or one cat per home, and none for tenants.
• Softer recent prices: the last 12 months’ median is 19.8 percent below the prior 12 months, measured on small samples of 8 and 6.

What Should a Buyer Verify Before Contracting?

Check the rules against how you plan to use the home. Confirm the current quarterly assessment in writing, ask which of the four condominiums the home belongs to, and read the association’s 2025 reserve studies before the seven-day window under Section 718.503 closes. A buyer with two dogs, or a plan to rent the home out for several months a year, should read the pet and leasing rules first.

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

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

What Does It Cost to Sell an L’Ambiance Home?

A seller at L’Ambiance pays documentary stamp tax on the deed, the association’s estoppel certificate, a negotiated commission and any mortgage payoff, and in Collier County the buyer customarily pays the owner’s title policy, though the contract controls. At the 24-month median of $855,000 the deed tax alone is $5,985.

Data updated: October 2026 (Florida Department of Revenue rate; Southwest Florida MLS median, pulled October 7, 2026)

How Much Is the Deed Tax?

Florida’s documentary stamp tax on the deed is $0.70 per $100 of consideration, rounded up to the next $100, and a Collier seller customarily pays it. At $855,000 that is 8,550 units and $5,985; at the 12-month median of $746,000 it is $5,222.

What Does the Estoppel Certificate Cost?

Section 718.116 of the Florida Statutes caps the fee for a condominium estoppel certificate, which a Collier seller customarily pays. The statute’s long-standing caps are $250 for the standard certificate, $100 for delivery within three business days and $150 when the account is delinquent; as we read the state’s current adjusted caps they are $299, $119 and $179. We could not find L’Ambiance’s own estoppel fee schedule in the association’s public documents, so ask the manager, Eagle Property Management of Naples, for the current figure. The Foundation issues its own estoppel certificate.

Who Pays the Commission?

Commissions are negotiable and not set by law. Since the National Association of REALTORS settlement took effect on August 17, 2024, an offer of compensation to a buyer’s agent cannot be posted on the MLS, and a buyer’s agent needs a written agreement stating the compensation before touring a home. We put the listing commission and any buyer-side offer in writing before you sign.

Who Pays the Owner’s Title Policy?

In Collier County the buyer customarily selects the closing agent and pays for the owner’s title insurance policy, but nothing in the statutes requires it and the purchase contract controls. We do not count the owner’s policy as a seller cost on this page. The Foundation’s $15,000 resale capital assessment is also a buyer cost.

How Are Taxes and Association Dues Prorated?

Florida property taxes are billed in November for the calendar year and paid in arrears, so a seller who closes before the bill is paid credits the buyer for the days the seller owned the home, usually estimated from the prior year’s bill. The quarterly assessment is prorated to the closing date in the same way, and the closing statement shows both lines.

Selling at L’Ambiance? Get a free L’Ambiance home valuation and we will build your net sheet before you list, or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

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

If you’re searching for an L’Ambiance listing agent, or thinking, ‘I need someone to sell my L’Ambiance home…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every L’Ambiance listing against the sales of its own product and size, 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 L’Ambiance listing agent:

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

Recent L’Ambiance sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 8 resales (n=8, a small sample), $6,208,000 in total volume, a $746,000 median price, 83 median days on market and a 94.9 percent median sale-to-list ratio. The two timing figures use the six sales marketed through the MLS (n=6). In the last 12 months L’Ambiance has seen 8 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 at L’Ambiance different from selling a generic Naples condominium is that the home belongs to one of four condominiums and a Commons association, and the buyer needs approval. The association’s Purchase Application Packet asks for the buyer’s materials at least 20 days before closing and a $100 non-refundable fee payable to L’Ambiance Commons, and management notifies the buyer within 7 days. A garden home and a coach home carry quarterly bills about $567 apart, so a buyer prices the two differently. The Foundation’s FY2027 schedule charges your buyer a $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, a cost your buyer weighs against your price. And three leases a year under each declaration, against two in the Foundation’s rule, narrows the investor pool.

What Is Your L’Ambiance Home Worth? Get a Free Valuation in 60 Seconds.

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

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

How Do I Sell My Home at L’Ambiance?

Start by requesting the association’s current document package and estoppel certificate, then list at a price set against recorded sales of your own product and size. Once a contract is signed, the buyer submits the association’s Purchase Application Packet, at least 20 days before closing.

How Long Does L’Ambiance Take to Approve a Buyer?

The Purchase Application Packet asks for the application at least 20 days before closing, and management notifies the buyer within 7 days. A buyer who applies late can push a closing past its contract date.

What Does an L’Ambiance Buyer Pay to Apply?

The packet, revised May 22, 2024, lists a $100 non-refundable fee payable to L’Ambiance Commons. The buyer also sends the association a copy of the recorded deed within 10 days after closing, and the Foundation’s own steps are separate.

Is a Garden Home Priced Differently From a Coach Home?

Yes, and a buyer will price them separately. Coach homes are larger, up to 2,579 square feet with a two-car garage, and carry a quarterly bill about $567 higher in Coach Homes I than in Garden Homes I. We price your home against sales of the same product and size, never against the neighborhood median.

Can an Investor Buy My L’Ambiance Home?

An investor can buy, but cannot rent freely. Each declaration allows three leases in a calendar year, for 30 days at the least and one year at the most, with the board’s advance approval, and the Foundation’s own rule states two a year, so the stricter limit governs in practice.

What Documents Must I Give an L’Ambiance Buyer?

Section 718.503 of the Florida Statutes requires a seller to give the buyer the declaration, Articles, Bylaws, rules, the current budget and financial statement. The buyer may cancel within seven days after receipt, so assembling the file before listing helps.

Your Local Real Estate Experts

L’Ambiance 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 L’Ambiance’s four recorded declarations, the association’s 2026 budgets and 2025 reserve studies, and every recorded L’Ambiance sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this L’Ambiance 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 L’Ambiance 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 L’Ambiance page the credential that matters more is narrower than any award: we tracked every qualified L’Ambiance sale in the county’s recorded-sales file back to 1995, and in the last 12 months we tracked all eight L’Ambiance closings in the Southwest Florida MLS one by one before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed L’Ambiance 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.

★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” Constanza Hernandez, verified Google review

★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that’s gonna treat you like family, well you found them.” Stephen Joslin, verified Google review

★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review

★★★★★ “After my father’s unexpected passing, my family faced the difficult task of selling my mom’s home in Bonita Springs. We were fortunate to work with Marc Comisar.” K. D. Wessel, verified Google review

★★★★★ “We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied.” Phil, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions: L’Ambiance Buyer Edition

These are the questions buyers ask most about L’Ambiance at Pelican Bay, the gated garden-home and coach-home neighborhood on L’Ambiance Circle in Naples, answered from the four recorded declarations, the association’s own budgets and rules, 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.

What is L’Ambiance at Pelican Bay?

L’Ambiance at Pelican Bay is a gated neighborhood of 188 two-story homes in four condominiums, Garden Homes I and II and Coach Homes I and II, built in 1995 and 1996 on L’Ambiance Circle inside Pelican Bay in Naples.

Where is L’Ambiance, and what are the addresses?

L’Ambiance is on L’Ambiance Circle, Naples, FL 34108, in unincorporated Collier County, with building numbers from 100 to 2400. The county roll and the MLS write the street as L Ambiance Cir, so search both spellings.

How many homes are in L’Ambiance?

There are 188: 68 in Garden Homes I, 64 in Garden Homes II, 28 in Coach Homes II and 28 in Coach Homes I. The Collier County Property Appraiser’s 2026 roll matches 188 condominium parcels in the four condominiums.

What are the four condominiums?

Garden Homes I (68 homes, building numbers 100 to 500), Garden Homes II (64 homes, 600 to 1000), Coach Homes II (28 homes, 1100 to 1700) and Coach Homes I (28 homes, 1800 to 2400). Each has its own recorded declaration, budget and reserve study, and the Commons association ties them together.

How do I tell a garden home from a coach home?

By the building, the garage and the size. A garden building holds twelve or sixteen homes with a one-car garage each; a coach building holds four homes with a two-car garage each, and coach homes are the larger homes at 2,025 or 2,579 square feet by the association’s description. The deed’s legal description names the condominium.

How big are the homes at L’Ambiance?

The county roll shows 1,349 to 2,579 square feet of heated area with a median of 1,928. The association states garden sizes of 1,389 to 2,091 square feet and coach sizes of 2,025 or 2,579, so we name the source whenever we quote a size.

When was L’Ambiance built?

L’Ambiance was built in 1995 and 1996. The county’s recorded-sales file shows 107 qualified sales in 1995 and 77 in 1996, and the association’s plans carry a permit date of August 2, 1994.

How much do L’Ambiance homes sell for?

In the 24 months to October 7, 2026 the Southwest Florida MLS recorded 14 closings (n=14) at an $855,000 median, from $660,000 to $1,300,000. In the last 12 months there were 8 (a small sample) at $746,000, and over 60 months 32 closings at $900,000.

What do L’Ambiance homes sell for by size?

Over 60 months, the six homes of 1,349 to 1,389 square feet had a $730,000 median (small sample), the ten of 1,620 to 1,730 square feet $883,750, the eight of 1,928 to 1,967 square feet $922,500 and the four of 2,579 square feet $1,265,000 (small sample). Price the size, not the neighborhood.

Is L’Ambiance cheap for Pelican Bay?

It sits in the lower half of Pelican Bay’s condominium neighborhoods: on the roster’s window ending September 30, 2026 its 12-month median was $746,000 (8 closings, a small sample), against $590,000 at Avalon, $645,000 at Laurel Oaks, $1,130,000 at Pebble Creek and $1,322,500 at Crescent.

How fast do L’Ambiance homes sell?

Across the twelve sales marketed through the MLS in the last 24 months the median was 30 days on market and the median sale-to-list ratio 95.5 percent (n=12). The last 12 months were slower, at 83 days (n=6, a small sample), and the three slowest closings took 115, 117 and 120 days.

How many L’Ambiance homes are for sale right now?

On October 7, 2026 the MLS showed no active listing and one home pending: a three-bedroom, two-bath of 2,099 square feet at $999,000, after 188 days on market. With no active listing there is no months-of-supply figure.

What are the HOA fees at L’Ambiance?

The adopted 2026 budgets set a quarterly assessment of $3,132.40 in Garden Homes I, $3,168.37 in Garden Homes II, $3,679.36 in Coach Homes II and $3,699.23 in Coach Homes I, or $12,529.58 to $14,796.92 a year, with the Foundation’s assessment inside every bill.

Why is the quarterly bill higher for a coach home?

Insurance, reserves and the rest of the building’s budget all run higher: Coach Homes I is $566.83 a quarter above Garden Homes I, of which $201.95 is insurance and $158.61 reserves. A coach building has four homes sharing one insured structure and a coach home is larger.

What does the Pelican Bay Foundation add?

The Foundation’s published pages describe nearly three miles of beach, eight tram stations, 18 Har-Tru tennis courts at two locations, a Community Center and a fitness center. Its FY2027 assessment is $3,435 per unit, passed through inside the L’Ambiance quarterly bill.

What is the resale capital assessment?

A Foundation charge of $15,000, paid by the buyer, on deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027 to $15,525. A current Pelican Bay member moving within the community may qualify for a one-time exemption with a $1,000 processing fee.

Is L’Ambiance gated?

The association says it is a gated community, with a call-box directory, a code system and a gate access request form. The Foundation states that Pelican Bay as a whole is not gated at the community level, so this is a neighborhood gate inside an open community.

Is L’Ambiance a 55+ community?

No. Section 12.2 of each declaration states that there is no restriction on occupant age, with occupants under 18 supervised by an adult.

Can I rent out a home at L’Ambiance?

Yes, with the board’s approval each time: written leases for the whole unit to a natural person, three a year at most under each declaration, 30 days to one year. The Foundation’s 2019 amendment states two a year unless neighborhood covenants provide otherwise, so the stricter limit governs in practice.

Can I use an L’Ambiance home as a short-term rental?

No. The 30-day minimum, the single-family residential use clause and the declaration’s treatment of public lodging as a business use rule out nightly and weekly rentals.

What are the pet rules at L’Ambiance?

One dog or one cat per home under the 2002 amendment and the board’s April 28, 2025 rules, leashed or carried outside the unit, and no pets for tenants. The association’s website says one dog of any size, and we found no weight limit, so confirm in writing.

How does a buyer get approved at L’Ambiance?

Under Section 14 of the declaration the buyer gives 30 days’ written notice, and the board decides within 30 to 60 days with a recordable Certificate of Approval. The association’s Purchase Application Packet asks for the application at least 20 days before closing and a $100 non-refundable fee payable to L’Ambiance Commons.

Can the board refuse a buyer?

Only for good cause listed in the declaration, by a majority of the whole board after a written opinion of counsel. The listed grounds concern the applicant’s conduct and financial record, missing application information or fees, a sale closed without approval, and a transfer that would give the buyer more than two units in the condominium.

Is L’Ambiance in a flood zone?

FEMA’s current map, effective February 8, 2024, puts six points along the circle in Zone X, the 0.2 percent annual chance hazard, outside the Special Flood Hazard Area, on panel 12021C0381J. The association’s 2006 certificates list one coach condominium as zone AE under the earlier map, so a buyer should order a current elevation certificate.

What is the hurricane deductible?

The insurance certificates dated February 4, 2025 show 5 percent per calendar year and the 2026 budgets say 3 percent. The public record does not reconcile them, so ask the association for the current certificate and the policy.

Does L’Ambiance need a milestone inspection or a structural reserve study?

As we read Sections 553.899 and 718.112, no: both apply to buildings of three stories or more, and L’Ambiance’s buildings have two. Collier County’s January 2026 milestone list has no L’Ambiance row, and the association commissions its own reserve studies anyway.

How healthy are the reserves?

Reserve Advisors’ 2025 studies count $3,195,883 across the four condominiums and the Commons on May 31, 2025, or $11,677 to $18,628 per home in the condominiums. The tile roofs were replaced in 2014 and the studies do not advocate special assessments.

Have there been special assessments?

We found none adopted in the 2025 to 2026 board minutes we read. The Foundation levied a $2,195 per-unit Hurricane Ian assessment in August 2023, per its FY2024 audit, and we found no L’Ambiance-specific one.

What is near L’Ambiance?

By road from the circle: the Pelican Bay Community Center is 0.44 miles, Publix at The Marketplace at Pelican Bay 0.96 miles, Mercato 1.14 miles, NCH North Naples Hospital 3.28 miles and Fifth Avenue South 7.93 miles. Southwest Florida International Airport is 28.85 miles.

Which schools serve L’Ambiance?

As we read the district’s records, Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each with an A in the district’s recent grade reports. Confirm by address in Collier County Public Schools’ zone lookup.

Is this the same L’Ambiance as the one at Longboat Key Club?

No. L’Ambiance at Longboat Key Club in Sarasota, L’Ambiance at Avenir and L’Ambiance Beach are different properties. This page covers the 188 homes on L’Ambiance Circle in Naples.

How does L’Ambiance compare with Avalon?

Avalon is about 16 meters away on the Foundation’s map, with 174 garden condominiums built 1992 to 1994 and a lower 12-month median of $590,000. L’Ambiance adds the coach homes, a two-car garage option and larger sizes.

How does L’Ambiance compare with Glencove?

Glencove is a 96-unit low-rise condominium from 1987 about 2.1 miles south, with 11 closings in 60 months at $735,000 against L’Ambiance’s 32 at $900,000. The two are compared side by side above.

What should I ask before I contract for an L’Ambiance home?

Ask which of the four condominiums it is in, the current quarterly figure in writing, the current insurance certificate and hurricane deductible, the 2025 reserve study and the clubhouse renovation plan. Then ask how long the association’s approval will take against your closing date.

Can I talk to McGreevy and Comisar before I decide to buy?

Yes, without obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the call costs nothing. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida, and if you also own a home to sell, call Jesse direct at (239) 898-6072.

Frequently Asked Questions: L’Ambiance Seller Edition

These are the questions L’Ambiance owners ask before selling, answered from the four recorded declarations, the association’s Purchase Application Packet and rules, the Pelican Bay Foundation’s FY2027 fee schedule and estoppel certificate, Florida’s statutes and the Southwest Florida MLS, with the source of each figure named.

What is my L’Ambiance home worth?

It depends on the condominium, the size and the garage. Over the last 24 months L’Ambiance closed 14 sales at an $855,000 median, from $660,000 to $1,300,000, and the 2,579 square foot coach homes sold at $900,000 to $1,575,000 over 60 months. Get a free L’Ambiance home valuation and we will price your home against sales of its own size.

How do you price a garden home against a coach home?

Separately. A garden home has a one-car garage and a 2026 quarterly bill of about $3,130 to $3,170; a coach home has a two-car garage, a bill of about $3,680 to $3,700 and 2,025 or 2,579 square feet. We never price either against the neighborhood median.

What is the L’Ambiance median sale price?

The 24-month median is $855,000 (n=14), the 12-month median $746,000 (n=8, a small sample) and the 60-month median $900,000 (n=32). We lead with 24 months because it is the first window with ten or more closings.

Why did the 12-month median fall?

The last 12 months’ $746,000 is 19.8 percent below the prior year’s $930,000, on small samples of 8 and 6. Much of it is mix: the earlier year had two 2,579 square foot coach homes at $1,230,000 and $1,300,000, and median price per square foot fell only 6.3 percent, from $491 to $460.

How long does an L’Ambiance home take to sell?

Across the twelve MLS-marketed sales in 24 months, the median was 30 days and the median sale-to-list ratio 95.5 percent. Over 60 months, 15 of 29 marketed sales went under contract within 30 days and 9 took 90 days or more, so price decides the clock.

Should I price off the 12-month or the 24-month window?

Neither alone. We start from the 24-month window because it holds 14 closings, check the last 12 months for direction and then price against recorded sales of your size. A buyer’s appraiser will use the closest comparable sales, not a neighborhood average.

What does the buyer have to do to be approved?

Under Section 14 of the declaration the buyer gives 30 days’ written notice before closing, and the board decides within 30 to 60 days with a recordable Certificate of Approval. The association’s Purchase Application Packet asks for the application, the signed contract, a background authorization and a $100 fee.

How long does buyer approval take at L’Ambiance?

The declaration’s clocks run 30 to 60 days and the packet asks for the application at least 20 days before closing, with management notifying the buyer within 7 days. We tell sellers to plan around 30 days from a complete file.

What does an L’Ambiance buyer pay to apply?

A $100 non-refundable fee payable to L’Ambiance Commons under the packet revised May 22, 2024. The buyer also sends the association a copy of the recorded deed within 10 days after closing.

What does the Foundation charge my buyer?

A $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, rising to $15,525 from October 1, 2027, plus a membership process of its own. The Foundation states that it requires no transfer approval and holds no right of first refusal.

What do I pay at closing?

Typically the deed’s documentary stamp tax, the estoppel certificates, a negotiated commission, any mortgage payoff and prorated taxes and assessments. At the $855,000 24-month median the deed tax is $5,985, and the buyer customarily pays the owner’s title policy in Collier County, though the contract controls.

How much is the documentary stamp tax on my sale?

$0.70 per $100 of consideration, rounded up to the next $100. At $746,000 that is $5,222 and at $855,000 it is $5,985, and a Collier seller customarily pays it.

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

The buyer customarily selects the closing agent and pays for the owner’s title policy, but no statute requires it and the purchase contract controls. We do not list it as a seller cost.

What does an estoppel certificate cost?

The Foundation’s 2026 to 2027 form lists $250, plus $100 to expedite. Section 718.116 caps condominium estoppel fees at $250, $100 and $150 in its long-standing terms and, as we read the state’s current adjusted caps, $299, $119 and $179. L’Ambiance’s own fee schedule is not published, so ask the manager.

How is the commission set?

It is negotiated and not set by law. Since August 17, 2024, an offer of compensation to a buyer’s agent cannot appear on the MLS, and a buyer’s agent needs a written agreement before touring a home, so we put both sides in writing before you list.

Can I put a For Sale sign on my L’Ambiance home?

No. Section 12.5 of each declaration bars all signs, including For Sale, For Rent and Open House signs, except the developer’s. We market through the MLS and private showings instead.

How do showings work through the gate?

A visitor finds the owner in the call-box directory and the owner presses 9 to open the gate, and an owner can register a code through the association’s access form. We arrange access with you in advance and confirm the procedure with the manager before the first showing.

What documents must I give an L’Ambiance buyer?

Section 718.503 requires the declaration, Articles of Incorporation, Bylaws, rules, the current budget and financial information, and for contracts after December 31, 2024 a statement about milestone and reserve study requirements. The buyer may cancel within seven days after receipt, so assemble the file before listing.

Do I have to give the buyer a flood disclosure?

Yes. Section 689.302 requires the seller to give a flood disclosure at or before the contract. FEMA’s current map puts six points along the circle in Zone X, and we help you complete the form accurately.

Does my building need a milestone inspection before I sell?

As we read Section 553.899, no: it applies to buildings of three stories or more and L’Ambiance’s are two. Collier County’s January 2026 milestone list has no L’Ambiance row.

What will a buyer ask about the insurance?

The hurricane deductible, which the certificates show as 5 percent and the 2026 budgets as 3 percent, and the current certificate, since the posted policy period ended November 20, 2025. Have the current certificate ready before you list.

What will a buyer ask about reserves?

What the 2025 studies say: $3,195,883 across the five entities, masonry pavers around 2028, balcony railings between 2030 and 2035 and tile roofs not due until about 2041. We provide the study for your condominium with the listing.

Can an investor buy my L’Ambiance home?

Yes, but the investor cannot rent freely. Each declaration allows three leases a year of 30 days to one year with board approval, the Foundation’s rule states two, and the stricter figure governs in practice.

Can a buyer with a large dog buy my home?

The 2002 amendment and the rules allow one dog or one cat per home, and the association’s website says one dog of any size. We found no weight limit, so we confirm the rule in writing for the buyer.

Do I owe the Foundation anything at closing?

A $500 charge applies to the seller if member cards are not returned at closing, and the Foundation issues its own estoppel certificate. Return the cards before closing.

What happens if my home is currently leased?

The lease counts toward the three a year under the declaration. Tell us the dates so we schedule showings around the tenant and the buyer’s approval.

How are taxes and assessments prorated?

Florida property taxes are billed in November for the calendar year and paid in arrears, so a seller who closes earlier credits the buyer for the days of ownership. The quarterly assessment is prorated to the closing date, and the closing statement shows both lines.

Should I renovate before selling?

Check Section 11.5 first: a material alteration, substantial addition or exterior change needs the board’s written approval. Upstairs flooring has its own rule, wall-to-wall carpet over padding or hard flooring only with a sound-absorbent underlayment, and a buyer will ask whether yours was approved.

Can an entity or trust buy my home?

Yes, but Section 14.1 conditions approval on naming one natural person as the primary occupant, and the entity’s buyer files that person’s application with the purchase application.

Will the clubhouse renovation affect my sale?

The board’s minutes record the clubhouse renovation as in planning, with an expected effect on the 2027 budget. We do not know its scope or cost, so we tell buyers to ask for the plan and we advise sellers to do the same before listing.

Do you publish what you have sold at L’Ambiance?

Call and we will tell you exactly what we have and have not closed in the neighborhood.

Can I sell if I live out of state?

Yes. The association’s and the Foundation’s forms are public PDFs, the approval runs through the association’s manager and the estoppels are requested in writing, so most of a sale can be run by phone and email. Ask us how we coordinate the gate and the Foundation cards.

What happens if the buyer skips the association’s approval?

A transfer that is not approved under the declaration is void unless the board later approves it in writing, so never close without the Certificate of Approval or the passing of the deadline.

Is the L’Ambiance on my listing the same as L’Ambiance at Longboat Key Club?

No. L’Ambiance at Longboat Key Club in Sarasota, L’Ambiance at Avenir and L’Ambiance Beach are different properties, so we title your listing with L’Ambiance Circle in Naples and the Pelican Bay name.

Can I talk to McGreevy and Comisar before I decide to sell?

Yes, without obligation. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the call costs nothing. Call Jesse direct at (239) 898-6072, and if you are also buying your next home, call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Sources and Authoritative References

Every L’Ambiance fact on this page comes from the association’s own public site and recorded documents, the Pelican Bay Foundation’s published documents, a Florida statute, a federal or Collier County record, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, the page says so and names the document that would answer the question.

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

L’Ambiance Association, Public Site and Recorded Documents

1. L’Ambiance association home page
2. L’Ambiance association documents and forms page
3. L’Ambiance association meeting calendar
4. L’Ambiance association news archive
5. L’Ambiance association homes for sale and rent page
6. Reserve Advisors 2025 reserve study, Coach Homes I
7. Reserve Advisors 2025 reserve study, Coach Homes II
8. Reserve Advisors 2025 reserve study, Commons
9. Reserve Advisors 2025 reserve study, Garden Homes I
10. Reserve Advisors 2025 reserve study, Garden Homes II
11. Adopted 2026 budget, Coach Homes I
12. Adopted 2026 budget, Coach Homes II
13. Adopted 2026 budget, Commons
14. Adopted 2026 budget, Garden Homes I
15. Adopted 2026 budget, Garden Homes II
16. Insurance certificate, Coach Homes I
17. Insurance certificate, Coach Homes II
18. Insurance certificate, Commons
19. Insurance certificate, Garden Homes I
20. Insurance certificate, Garden Homes II
21. Request sheet for insurance certificates
22. Eagle Property Management agreement summary
23. Association FAQ sheet, Coach I
24. Association FAQ sheet, Coach II
25. Association FAQ sheet, Garden I
26. Association FAQ sheet, Garden II
27. Gate call box access code request form
28. Declaration amendment, 1998
29. Declaration amendment, 2002
30. Declaration amendment, 2010
31. Declaration amendment, 2011
32. Declaration amendment, 2013
33. Recorded declaration documents, Coach Homes I
34. Recorded declaration documents, Coach Homes II
35. Recorded declaration documents, Garden Homes I
36. Recorded declaration documents, Garden Homes II
37. Commons covenants, Articles and Bylaws
38. Elevation certificate, Clubhouse
39. Elevation certificate, Coach I
40. Elevation certificate, Coach II
41. Elevation certificate, Garden I
42. Elevation certificate, Garden II
43. Original building and site plan, L’Ambiance 12 plex Garden
44. Original building and site plan, L’Ambiance 16 plex Garden
45. Original building and site plan, L’Ambiance Coach Home
46. Original building and site plan, L’Ambiance Clubhouse
47. Original building and site plan, L’Ambiance Master Planting Plan
48. Board minutes, January 30, 2025
49. Board minutes, February 27, 2025
50. Board minutes, March 18, 2025 (organizational meeting)
51. Board minutes, March 18, 2025
52. Board minutes, April 24, 2025
53. Board minutes, May 29, 2025
54. Board minutes, June 6, 2025
55. Board minutes, September 25, 2025
56. Board minutes, November 25, 2025
57. Board minutes, January 29, 2026
58. Board minutes, February 26, 2026
59. Board minutes, April 30, 2026
60. Purchase Application Packet, revised May 22, 2024
61. Rules and Regulations, approved April 28, 2025
62. Lease Application

Pelican Bay Foundation, Published Documents and Pages

63. Pelican Bay Foundation realtor page
64. Pelican Bay Foundation community map
65. Pelican Bay Foundation tram service
66. Pelican Bay Foundation beaches
67. Pelican Bay Foundation exclusive amenities
68. Pelican Bay Foundation racquets program
69. Pelican Bay Foundation Community Center
70. Pelican Bay Foundation fitness center
71. The Sandbar on South Beach
72. Marker 36 on North Beach
73. Pelican Bay Foundation design review and covenants application
74. Pelican Bay Foundation Realtor Guest Card request form
75. Pelican Bay Foundation FY2027 Approved Budget Package
76. Pelican Bay Foundation estoppel certificate, 2026 to 2027
77. Pelican Bay Foundation estoppel certificate, 2025 to 2026, revised August 31, 2026
78. Pelican Bay Foundation Lease Application Packet, 2027
79. Pelican Bay Foundation resale capital exemption form
80. Pelican Bay Foundation Rules and Regulations, December 12, 2024
81. Second Amended and Restated Declaration of the Pelican Bay Foundation
82. Declaration amendment on leasing, recorded May 28, 2019
83. Amended and Restated Bylaws of the Foundation, accepted redline
84. Pelican Bay Planned Unit Development with ordinances
85. Pelican Bay Foundation FY2024 audited financial statements

Florida Statutes and State Agencies

86. Section 553.899, milestone inspections
87. Section 718.111, the association and official records
88. Section 718.112, bylaws and structural integrity reserve studies
89. Section 718.113, maintenance and alterations
90. Section 718.116, assessments and estoppel certificates
91. Section 718.110, amendment of the declaration
92. Section 718.1255, disputes
93. Section 718.503, disclosure to buyers
94. Section 718.504, prospectus or offering circular
95. Section 689.302, flood disclosure
96. Section 720.303, homeowners association records
97. Section 720.401, disclosure to buyers in homeowners associations
98. Section 720.30851, estoppel certificates in homeowners associations
99. Section 201.02, documentary stamp tax on deeds
100. Section 196.031, homestead exemption
101. Section 193.155, homestead assessments
102. Florida Department of Revenue, documentary stamp tax
103. Florida Department of Revenue, property tax information for taxpayers
104. Florida Office of Insurance Regulation, wind mitigation resources
105. Florida Division of Emergency Management
106. Florida DBPR, license search
107. Florida DBPR, condominiums division
108. Florida Division of Corporations, L’Ambiance entity name search
109. Florida Division of Corporations, entity search home

Federal Flood, Storm and Housing Records

110. FEMA National Flood Hazard Layer map service
111. FEMA Map Service Center
112. FloodSmart, the National Flood Insurance Program
113. National Hurricane Center
114. U.S. Census Bureau geocoder
115. U.S. Census Bureau TIGERweb transportation layers
116. IRS, FIRPTA withholding
117. Consumer Financial Protection Bureau, owning a home
118. U.S. Small Business Administration, disaster assistance
119. Federal Housing Finance Agency

Collier County Records, Schools and Health

120. Collier County, Pelican Bay Services Division
121. Collier County, milestone inspections
122. Collier County, milestone buildings by year
123. Collier County, floodplain management
124. Collier County CityView, planning locator
125. Collier County CityView portal
126. Collier County Clerk, Official Records public access
127. Collier County Clerk of Courts
128. Collier County Tax Collector, property taxes
129. Collier County Public Schools, 2024 to 2025 school and district grades
130. Collier County Public Schools, school zone lookup
131. Collier County Public Schools home page
132. Sea Gate Elementary School
133. NCH North Naples Hospital
134. NCH Healthcare System
135. Collier County, Vanderbilt Beach Road widening, construction starting, July 2026
136. Collier County, Vanderbilt Beach Road Extension Phase I ribbon cutting, June 2026
137. Collier County Parks, Pelican Bay Community Park

Downloadable Documents

The L’Ambiance documents below are official records, linked at the issuing association, agency or legislature so you always open the current, unaltered copy. The association posts its budgets, reserve studies and insurance certificates publicly; its member directory and anything behind its login are not publicly available, so request those from the association in writing and compare what you receive with these public records.

Market data from Southwest Florida MLS, pulled October 2026.

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