Las Brisas at Pelican Bay is 50 villa lots on Las Brisas Way in Naples, a Chapter 720 homeowners' association of mostly attached villas built from 1982 to 1988, where the Board approves sales and leases. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Las Brisas is a villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Las Brisas at Pelican Bay is 50 villa lots addressed 1-50 Las Brisas Way, Naples, FL 34108, built from 1982 to 1988, where the neighborhood association paints the exteriors and cleans the tile roofs, the Board approves both buyers and tenants, and the Pelican Bay Foundation supplies the beach, tram and Community Center.
The first question a buyer should ask here is the one the county roll gets wrong. The roll codes all 50 parcels as condominium, but that is a county use code, not the legal regime. The recorded declaration is a Chapter 720 homeowners’ association document for 50 lots with 50 votes, and the declaration says the association’s powers and duties are those of Chapters 617 and 720, particularly sections 720.301 through 720.312. That changes the statutes, the sale process, the insurance split and the safety laws that apply, and Las Brisas adds a feature most Pelican Bay villa neighborhoods lack: a recorded Board approval step for sales. Each of those points is set out below.
This page is about Las Brisas at Pelican Bay in Collier County. It is not the Las Brisas Coach Homes Condominium or the Las Brisas Condo Homes condominium that appear in the Clerk’s index, it is not the Las Brisas RSYT Condominium Association that Florida’s corporation records list, and it is not any of the many unrelated Florida restaurants, nurseries, car washes and limited liability companies that carry the name. This guide is built from the recorded declaration chain at the Collier County Clerk, the Florida Division of Corporations filing, the Pelican Bay Foundation’s published documents, Florida’s statutes as they read in 2026, Collier County’s flood, zoning and evacuation layers, FEMA’s flood map, and a Southwest Florida MLS pull dated October 7, 2026.
If you own at Las Brisas and are thinking about a sale, start with the market snapshot and the sale-process section, then call Jesse. If you are buying, the rule-by-rule detail below will tell you whether this villa neighborhood fits before you tour. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
McGreevy and Comisar are the best realtor for Las Brisas at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Las Brisas read built from the recorded declaration chain and every closing in the MLS file.
If you’re searching for the best realtor for Las Brisas in Pelican Bay, Naples, whether you’re ready to sell your Las Brisas 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 Las Brisas for a specific reason. The 12-month median of $2,950,000 sits on only three sales, one of them a $5,550,000 closing that is more than twice any other price in the file, while the 60-month median of $2,487,000 sits on sixteen. A listing agent who prices Las Brisas off the 12-month number, off a Pelican Bay average, or off the condominium coding on the tax roll will misprice a villa by hundreds of thousands of dollars, and one who forgets that the Board must approve the buyer can lose a closing date. We price against the sales and the documents that belong to this one street.
Recent Las Brisas track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, the Southwest Florida MLS shows 3 Las Brisas closings (pulled October 7, 2026) at a median sold price of $2,950,000, from $2,499,000 to $5,550,000, for a total of $10,999,000. The highest-priced Las Brisas sale was $5,550,000. The median days on market was 27, counted on all 3 sales, and the median sale price was 96.5 percent of the final list price. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Las Brisas sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Las Brisas we also build the approval file before the first showing: the declaration asks for written notice to the Board at least 30 days before a closing, the Board then has 10 days to act, the buyer’s lender and insurer will ask for the association’s estoppel certificate, and the Pelican Bay Foundation needs its own estoppel and collects its resale capital assessment at closing. We calendar all of it on day one.
For Las Brisas buyers: the first question is which of the three villa models you are buying, because the declaration prorates the association’s exterior maintenance cost by model size. The second is the approval step, because your purchase needs a Certificate of Approval from the Board. The third is the stack of charges, which here runs through three bills: the association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Las Brisas address; we do.
Honors and recognition:
Selling your Las Brisas home? Get a free home valuation priced against the sales of your own villa model, or call Jesse direct at (239) 898-6072.
Buying a home in Las Brisas? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Las Brisas sits on one street, Las Brisas Way, in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. Every villa is addressed on that street, and the county’s 2026 roll lists 50 residential parcels on it and nowhere else.
The address range is 1-50 Las Brisas Way, Naples, FL 34108. The Collier County Property Appraiser, 2026 tax roll, lists 50 residential parcels on that single street, and the Southwest Florida MLS files every sale under the subdivision name Las Brisas at Pelican Bay, with the street shown as Las Brisas Way. Searches by street address land on this page for that reason.
The recorded land is Parcel A of Pelican Bay Unit Four (Plat Book 13, pages 30 through 32), and the county roll carries the subdivision as Pelican Bay Unit 4. The 1987 exhibit to the declaration adds a described part of Parcel B of the same unit. Collier County’s planned unit development layer places the neighborhood in the Pelican Bay planned unit development, whose ordinance on the county layer is numbered 04-59, with a future land use designation of Urban Residential Subdistrict, and North Collier Fire serves the five addresses we checked.
Florida has many places called Las Brisas, so a search for the name alone is a trap. The Collier County Clerk’s index lists a Las Brisas Coach Homes condominium and a Las Brisas Condo Homes condominium, each with its own association and its own recorded declaration, and a Las Brisas G 6 corporation tied to a Harbor Lakes group address. Florida’s corporation records list the Las Brisas RSYT Condominium Association (active), an inactive Las Brisas South Association and an inactive Las Brisas Neighborhood Community Watch, plus restaurants, a plumbing company, a pool service, nurseries and a supermarket. We matched none of those to the 50 lots on Las Brisas Way. The association for this page is Las Brisas Neighborhood Association, Inc.
We found no recorded instrument that promises a particular view, and the Foundation’s published text does not describe one for Las Brisas, so we do not claim golf, water or preserve frontage. The declaration does describe the physical form: villas on individual lots, privacy walls, courtyards, tile roofs, attached garages for two cars and special-paving driveways. We walk the specific villa and the survey with you, because the lot, not the neighborhood, decides the outlook.
Las Brisas owns no beach and no golf course. The Gulf beach is a Pelican Bay Foundation amenity reached by the Foundation’s tram or by car, set out in the amenities section below, and the recorded documents we read describe no golf frontage for these lots.
Villa Lantana at Pelican Bay is the neighborhood most buyers cross-shop with Las Brisas, and it sits in Pelican Bay Unit Five while Las Brisas sits in Unit Four. A decision table comparing the two appears later on this page. Other Pelican Bay villa neighborhoods in this series include Tierra Mar, Bridgeway Villas and Bay Villas.
We found no public statement that Las Brisas is gated and no gate in the recorded documents we read. The declaration calls the roads private streets, prohibits overnight parking on them, and makes the association responsible for street lighting. Ask the association what access control exists before you rely on one.
Living in Las Brisas at Pelican Bay means a villa on its own lot, from 1,870 to 3,096 square feet of living area on the county roll with a median of 2,368.5, in a 50-lot neighborhood where the association maintains the landscaping outside the privacy walls, the driveways, the mailboxes and the exterior paint, and the Foundation provides the beach, tram and Community Center.
Las Brisas is a mid-sized villa pocket, with 50 parcels on the 2026 roll, built from 1982 to 1988. What follows is what daily life looks like, drawn from the recorded documents, the county’s records, the Florida corporation filing and the Foundation’s published documents.
Las Brisas is a villa neighborhood of 50 lots run by Las Brisas Neighborhood Association, Inc., a Florida not-for-profit corporation filed October 27, 1982. The original Declaration of Covenants, Conditions and Restrictions of Las Brisas Villas was recorded on May 5, 1983, and the members amended and restated it in 2001. That Amended and Restated Declaration, with the amendments recorded since, is the document in force.
The Southwest Florida MLS tags each Las Brisas sale as either attached or single-family and villa detached. Of the 16 sales in the last 60 months, 14 were attached and 2 were detached, so the neighborhood is overwhelmingly attached villas. The declaration treats the walls enclosing each villa site as privacy walls, also called party walls, and shares their repair cost, so a buyer should confirm from the survey which walls a specific villa shares.
The county roll shows living areas from 1,870 to 3,096 square feet with a median of 2,368.5. The MLS closings in the last 60 months ran from 2,072 to 3,254 square feet, and two MLS areas, 3,169 and 3,254, exceed the largest figure on the county roll. We flag that gap and do not explain it; a buyer should ask which measure a listing uses. The declaration itself sets a minimum floor area of 1,800 square feet under air for a villa and a height limit of 30 feet.
The MLS records bedroom counts from 2 to 4 across the 16 closings, with eight listing a den, and three-bedroom homes without a den are the largest single group at six. The declaration describes tile roofs, privacy walls, courtyards, an atrium in some models and attached two-car garages, and it names three model types, Villa A, Villa B and Villa C, which it uses to share exterior costs. Four of the 16 MLS closings list exactly 2,290 square feet, the declaration’s figure for a Villa B, so that number is a model figure, not a measurement.
Florida’s corporation records list the association’s principal address as in care of Eagle Property Management of Naples, changed on June 1, 2020, with annual reports filed on April 8, 2024, April 10, 2025 and May 28, 2026. The association’s own website, if it has one, is member-only, so we do not describe it, and we name no officers because those lists change.
The recorded documents we read describe no clubhouse, neighborhood pool or beach of the association’s own. Pools, where they exist, are private and belong to the villa. The neighborhood bars detached accessory buildings, carports, vehicle repair outside the garage, garage sales and any use of a villa as a public lodging establishment or time-share. Buyers who want a screened courtyard pool should get the Board’s answer in writing before contracting, because the declaration bars new screen enclosures over a courtyard and allows only a narrow, Board-approved path to enclose part of one.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
Las Brisas at Pelican Bay villas closed 3 times in the last 12 months at a median of $2,950,000, from $2,499,000 to $5,550,000 (Southwest Florida MLS, October 8, 2025 to October 7, 2026). That is a small sample, so we lead with 60 months, the first window with ten or more closings: 16 sales at a median of $2,487,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Las Brisas is a thin market: three sales in the last 12 months and no active or pending listing on the pull date. One of the sales was entered after closing and was not marketed through the MLS, so it counts in every closing, median, range, volume and per-square-foot figure below and is left out only of days on market and sale-to-list, which is why those two columns show 15 sales at 60 months and not 16. We name the window and the number of sales beside every figure, label any median built on fewer than ten sales as a small sample, and then split by the two building designs the MLS records.
The Southwest Florida MLS pull dated October 7, 2026 counts 16 Las Brisas closings in the 60 months from October 8, 2021, at a median of $2,487,000 (the mean of the 8th and 9th of 16 prices, $2,475,000 and $2,499,000), a low of $1,600,000, a high of $5,550,000 and total volume of $40,629,000. The median sold price per square foot was $958 on 16 sales, the median days on market 27 on 15 sales, and the median sale price was 96.9 percent of the final list price on 15 sales.
Because a median built on three sales can move on one closing, here are all four standard windows, each ending October 7, 2026.
| Window | Closings | Median | Low | High | Volume | Per sq ft | Days on market (n) | Sale-to-list (n) |
|---|---|---|---|---|---|---|---|---|
| 12 months | 3, small sample | $2,950,000 | $2,499,000 | $5,550,000 | $10,999,000 | $964 | 27 (3) | 96.5% (3) |
| 24 months | 5, small sample | $2,499,000 | $2,000,000 | $5,550,000 | $15,114,000 | $964 | 64 (5) | 92.6% (5) |
| 36 months | 8, small sample | $2,547,000 | $1,900,000 | $5,550,000 | $22,459,000 | $992 | 82 (8) | 94.5% (8) |
| 60 months | 16 | $2,487,000 | $1,600,000 | $5,550,000 | $40,629,000 | $958 | 27 (15) | 96.9% (15) |
The 36-month median is the mean of $2,499,000 and $2,595,000, the 4th and 5th of eight prices. The 60-month median is the mean of $2,475,000 and $2,499,000. The 36-month per-square-foot figure is the mean of $964 and $1,021, shown as $992, and the 60-month figure is the mean of $951 and $964, shown as $958. The 36-month days on market of 82 is the mean of 64 and 100. Drop the $5,550,000 sale and the 60-month median moves only from $2,487,000 to $2,475,000, so the headline median is steady, while the 12-month median would fall to $2,724,500 on two sales.
Here is every closing in the 60 months to October 7, 2026, newest first, by month and building design, with no unit numbers or owner names.
| Closed | Street | Design | Beds and baths | Living area (sq ft) | Sold price | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| May 2026 | Las Brisas Way | Attached | 4 bed, 3 bath and a half bath | 3,254 | $5,550,000 | $1,706 | 100 |
| April 2026 | Las Brisas Way | Attached | 3 bed, 2 bath and a half bath | 2,710 | $2,499,000 | $922 | 27 |
| February 2026 | Las Brisas Way | Attached | 3 bed, 3 bath and a half bath | 3,060 | $2,950,000 | $964 | 2 |
| August 2025 | Las Brisas Way | Detached | 2 bed plus den, 2 bath and a half bath | 2,310 | $2,000,000 | $866 | 111 |
| April 2025 | Las Brisas Way | Attached | 2 bed, 2 bath | 2,072 | $2,115,000 | $1,021 | 64 |
| June 2024 | Las Brisas Way | Attached | 2 bed plus den, 2 bath and a half bath | 2,306 | $2,850,000 | $1,236 | 123 |
| May 2024 | Las Brisas Way | Attached | 3 bed plus den, 2 bath and a half bath | 3,169 | $1,900,000 | $600 | 137 |
| April 2024 | Las Brisas Way | Attached | 3 bed, 2 bath and a half bath | 2,326 | $2,595,000 | $1,116 | 6 |
| May 2023 | Las Brisas Way | Attached | 2 bed plus den, 2 bath | 2,290 | $2,825,000 | $1,234 | 5 |
| April 2023 | Las Brisas Way | Attached | 2 bed plus den, 2 bath and a half bath | 2,362 | $2,700,000 | $1,143 | 30 |
| January 2023 | Las Brisas Way | Attached | 3 bed, 2 bath and a half bath | 2,687 | $1,950,000 | $726 | 84 |
| December 2022 | Las Brisas Way | Attached | 3 bed plus den, 2 bath and a half bath | 2,602 | $2,475,000 | $951 | 4 |
| October 2022 | Las Brisas Way | Attached | 3 bed plus den, 2 bath and a half bath | 2,800 | $2,525,000 | $902 | 10 |
| July 2022 | Las Brisas Way | Detached | 3 bed, 2 bath | 2,290 | $1,700,000 | $742 | 0 |
| May 2022 | Las Brisas Way | Attached | 2 bed plus den, 3 bath | 2,290 | $2,395,000 | $1,046 | Not marketed in the MLS |
| December 2021 | Las Brisas Way | Attached | 3 bed, 2 bath | 2,290 | $1,600,000 | $699 | 0 |
The July 2022 villa closed at $1,700,000 against a final list price of $1,600,000, the only Las Brisas sale in the file above its list price.
The MLS records each sale’s building design as attached or as single-family or villa detached. We split the same closings by that tag, and every median below is computed from the table above.
| Window | Attached: closings and median | Detached: closings and median |
|---|---|---|
| 12 months | 3 at $2,950,000, small sample | None |
| 24 months | 4 at $2,724,500, small sample | 1 at $2,000,000, small sample |
| 36 months | 7 at $2,595,000, small sample | 1 at $2,000,000, small sample |
| 60 months | 14 at $2,512,000 | 2 at $1,850,000, small sample |
The 24-month attached median is the mean of $2,499,000 and $2,950,000, and the 60-month attached median is the mean of $2,499,000 and $2,525,000, the 7th and 8th of 14. The 60-month detached median is the mean of $1,700,000 and $2,000,000. Two detached sales are too few to call a price, so we read the detached row as direction only.
Over the 60 months to October 7, 2026, fourteen attached villas sold at a median of $2,512,000, from $1,600,000 to $5,550,000, for $36,929,000 in all, with a median of 27 days on market (13 sales, because one was entered after closing) and 96.9 percent of final list price (13 sales). That is the market a buyer is really shopping, and it is the only subset with enough sales to price against.
Over the same 60 months, two detached villas sold, one in July 2022 at $1,700,000 and one in August 2025 at $2,000,000, for $3,700,000 in all. They took 0 and 111 days on market, and one closed above its final list price while the other closed at 87.1 percent of it. Two sales prove nothing about a trend, but both sold below the attached median of $2,512,000, and the lower of the two, $1,700,000, sat $812,000 under it.
By the MLS’s own bedroom description: 2 bedrooms, 1 sale at $2,115,000; 2 bedrooms plus den, 5 sales at a median of $2,700,000; 3 bedrooms, 6 sales at $2,224,500 (the mean of $1,950,000 and $2,499,000); 3 bedrooms plus den, 3 sales at $2,475,000; and 4 bedrooms, 1 sale at $5,550,000. Every group is a small sample, and the two-bedroom-plus-den median sits $475,500 above the three-bedroom median, which is $2,700,000 minus $2,224,500, an observation about this sample and not a rule.
By MLS living area, no villa under 2,000 square feet sold in the window; villas from 2,000 to 2,299 square feet sold 5 times at a median of $2,115,000; villas from 2,300 to 2,499 square feet sold 4 times at $2,647,500; villas from 2,500 to 2,799 square feet sold 3 times at $2,475,000; villas from 2,800 to 3,199 square feet sold 3 times at $2,525,000; and one villa of 3,254 square feet sold at $5,550,000. Size explains less than you would expect: a 3,169 square foot villa sold for $1,900,000 while a 2,306 square foot villa sold for $2,850,000, a gap of $950,000 in the opposite direction. The MLS does not record condition, renovation or lot position, and those are what separate them.
MLS closings by calendar year show a market that has held between two and four sales a year since 2022.
| Calendar year (MLS closings) | Closings | Median | Low | High |
|---|---|---|---|---|
| 2021 (from October 8) | 1 | $1,600,000 | $1,600,000 | $1,600,000 |
| 2022 | 4 | $2,435,000 | $1,700,000 | $2,525,000 |
| 2023 | 3 | $2,700,000 | $1,950,000 | $2,825,000 |
| 2024 | 3 | $2,595,000 | $1,900,000 | $2,850,000 |
| 2025 | 2 | $2,057,500 | $2,000,000 | $2,115,000 |
| 2026 (through October 7) | 3 | $2,950,000 | $2,499,000 | $5,550,000 |
The 2022 median is the mean of $2,395,000 and $2,475,000, and the 2025 median is the mean of $2,000,000 and $2,115,000.
In a two-street neighborhood we match closings by street and living area to find the same villa selling twice. Las Brisas has one street, and four of the 16 closings list exactly 2,290 square feet, the declaration’s Villa B figure. Matching on street and area would pair unrelated homes, and the MLS file carries no unit identifier we may publish. We therefore report no repeat-sale gain at Las Brisas, and a seller should be wary of any agent who quotes one from public data.
On October 7, 2026 the MLS showed no active and no pending Las Brisas listing. A buyer who wants to be here has no inventory to tour, and a seller who lists will be the only Las Brisas listing in front of buyers that day. That is an advantage only if the price is right, because the buyer will compare the villa with the sales above.
Zero active listings against 3 closings in 12 months is 3 divided by 12, or 0.25 closings a month, so 0 divided by 0.25 is 0.0 months of supply (12-month window, 0 active, October 7, 2026). Over 60 months the pace is 16 divided by 60, or about 0.27 closings a month. With no listings and a pace of roughly one closing every four months, the market is as thin as a market gets, and we would not read a trend into it.
Our read is that Las Brisas has one market with a wide price band and a clear split by pricing discipline. Villas priced to the last comparable go fast: seven of the 15 marketed sales in 60 months sold in 10 days or less. Villas priced above it sit: six sold after 64 days or more, and every one of them closed below its final list price, by amounts from 1.7 percent to 20.7 percent. One sold above its final list price and four sold at it. The 12-month median of $2,950,000 is real, but it rests on three sales spread from $2,499,000 to $5,550,000, and a seller should not price off it alone.
As Top 1% Real Estate Agents Nationally Since 2008, before we price a Las Brisas villa we sort the closings by design, bedroom count and living area, read the association’s maintenance split into the net cost of ownership, and build the Board approval timeline into the contract dates. We tracked all 16 Las Brisas closings of the last 60 months against the recorded documents for this guide. A seller can ask for that work at no cost.
Selling at Las Brisas? Start with a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
Las Brisas recorded 141 qualified sales in 40 calendar years from 1983 through June 30, 2026, according to the Collier County Property Appraiser, 2026 tax roll and recorded-sales file, and the yearly median rose from $295,450 in 1983 to $2,950,000 in 2026, about 9.98 times. The county records the deed price, so it is the long record.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The county file counts qualified sales of improved parcels at $100,000 and over on Las Brisas Way. Selected years, with the file running through June 30, 2026:
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 1983 | 6 | $295,450 | $253,500 | $302,300 |
| 1984 | 11 | $315,000 | $262,000 | $335,500 |
| 1987 | 10 | $333,250 | $249,900 | $374,100 |
| 1991 | 6 | $315,000 | $290,000 | $425,000 |
| 1994 | 9 | $319,000 | $267,500 | $395,000 |
| 1998 | 5 | $435,000 | $405,000 | $500,000 |
| 2000 | 4 | $460,750 | $448,200 | $580,000 |
| 2002 | 2 | $702,500 | $695,000 | $710,000 |
| 2004 | 3 | $840,000 | $720,000 | $912,500 |
| 2005 | 1 | $1,200,000 | $1,200,000 | $1,200,000 |
| 2008 | 4 | $752,500 | $680,000 | $1,275,000 |
| 2012 | 3 | $675,000 | $522,000 | $800,000 |
| 2014 | 5 | $1,030,000 | $800,000 | $1,087,500 |
| 2016 | 3 | $1,295,000 | $1,175,000 | $1,312,000 |
| 2018 | 6 | $1,420,000 | $1,200,000 | $1,700,000 |
| 2020 | 5 | $1,135,000 | $950,000 | $1,690,000 |
| 2021 | 2 | $1,672,500 | $1,600,000 | $1,745,000 |
| 2022 | 3 | $2,475,000 | $2,395,000 | $2,525,000 |
| 2023 | 3 | $2,700,000 | $1,950,000 | $2,825,000 |
| 2024 | 3 | $2,595,000 | $1,900,000 | $2,850,000 |
| 2025 | 3 | $2,115,000 | $2,000,000 | $2,550,000 |
| 2026 (through June 30) | 3 | $2,950,000 | $2,499,000 | $5,550,000 |
The 1983 through 1988 rows are the first owners buying from the builder and the early resales: 37 qualified sales in six years, 6 in 1983, 11 in 1984, 2 in 1985, 4 in 1986, 10 in 1987 and 4 in 1988, which matches a neighborhood the roll dates from 1982 to 1988. Since then the file shows between one and eleven sales a year. There were no qualified sales in 1989, 2003, 2015 or 2017, and 17 since the start of 2021 (2 + 3 + 3 + 3 + 3 + 3).
The county records deed consideration for qualified sales and the MLS records the reported closing price for sales entered there, so the two files do not list the same sales. For 2023, 2024 and 2026 the two files agree on the count and on the range. For 2022 the county shows 3 qualified sales from $2,395,000 to $2,525,000, while the MLS shows 4, including the $1,700,000 July sale, which the county file does not carry. For 2025 the county shows 3 sales with a high of $2,550,000, while the MLS shows 2, at $2,000,000 and $2,115,000. We did not obtain the county’s reason for either gap, and we use each file’s figures in its own table and never mix them in one median.
The yearly median rose from $295,450 in 1983 to $1,030,000 in 2014, about 3.5 times, and to $2,950,000 in 2026, about 9.98 times. The path was uneven: the median stood at $1,200,000 on a single sale in 2005, fell to $675,000 in 2012, climbed to $1,420,000 in 2018, dipped to $1,135,000 in 2020 and then more than doubled to $2,475,000 in 2022, up about 118 percent in two years. Those swings are the product of one to six sales a year, which is why we price from the specific villa’s model and the nearest sales and not from a yearly median.
Las Brisas buyers and sellers should start from the villa model, the 60-month window of 16 sales and the Board approval timeline, not from a single 12-month median. A Las Brisas villa sold in the last 12 months for as little as $2,499,000 and as much as $5,550,000. If you own here, request a free home valuation priced to your villa’s own model, or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
Las Brisas at Pelican Bay is a homeowners’ association under Chapter 720, Florida Statutes, not a condominium under Chapter 718. The recorded declaration describes 50 Lots owned in fee, each with one vote and a one-fiftieth share of common expenses, even though the county roll codes the 50 parcels as condominium.
Almost every Pelican Bay villa neighborhood sorts into one of those two regimes, and the regime decides which statutes protect you, who insures what, how a sale is handled and which safety laws apply. We read the recorded instruments and the state filing before calling Las Brisas either one.
The Amended and Restated Declaration, recorded June 5, 2001 at Official Records Book 2837, page 243, runs 47 pages with its exhibits and restates the original 1983 declaration “in its entirety, as amended.” It describes the land as Parcel A of Pelican Bay Unit Four, calls each parcel a Lot or Villa Site, states that there are fifty Lots and therefore fifty voting interests, and says the association’s powers and duties include those of Chapters 617 and 720, particularly sections 720.301 through 720.312. Section 6.2 gives every Lot one-fiftieth of the annual and special assessments, with one exception for exterior villa maintenance that we explain in the fees section.
The restated text speaks of Living Units, unit owners and common elements, and in two places it borrows condominium procedure by reference: the lien may be foreclosed in the manner section 718.116 provides for condominium units, and notices of proposed amendments follow the form Chapter 718 specifies for a declaration of condominium. A reader who stops at those words could call Las Brisas a condominium. What settles the question is that every Owner holds record title to a Lot and the Living Unit on it, that membership is tied to ownership of a Lot, and that the association invokes Chapter 720 as its enabling statute.
The Florida Division of Corporations lists Las Brisas Neighborhood Association, Inc. as a Florida not-for-profit corporation, document number 765570, filed October 27, 1982 and active. Its last event is Amended and Restated Articles on May 10, 2001, and annual reports are on file for April 8, 2024, April 10, 2025 and May 28, 2026. A condominium association would be organized under Chapter 718, and the Florida condominium association with a similar name, Las Brisas RSYT Condominium Association, is unrelated to these lots.
The county’s 2026 roll codes all 50 Las Brisas parcels with a condominium use code. That is a county use code, not a statement about the legal regime, and we did not obtain the Property Appraiser’s explanation for why the code is applied to this neighborhood. The recorded declaration and the corporation filing are the authority on how the land is owned.
The Pelican Bay Foundation’s fiscal 2027 estoppel form distinguishes condominium units, whose Foundation assessment is billed through the condominium association, from single-family or commercial properties, which are billed to the owner. Las Brisas is an association of villa lots, and section 6.1(D) of the restated declaration makes each Lot responsible for its share of the assessments and charges levied by the Foundation that the association is responsible for collecting and remitting under the General Covenants, the Pelican Bay-wide declaration the association’s documents incorporate. The estoppel your closing agent orders will show which route applies to a given villa, so read that line before you rely on any monthly figure.
A Chapter 720 association is not subject to the condominium statutes’ milestone inspection, structural reserve study or condominium document package. Its liens come from section 720.3085, its estoppel certificates from section 720.30851 and its fines from section 720.305. We explain each of those in the sections that follow, and we say plainly when a rule is the declaration’s and not the state’s.
Section 720.401 requires a parcel owner selling in a Chapter 720 community to present the buyer with a disclosure summary before the contract is signed. If the summary was not provided before the contract, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever occurs first. A Las Brisas seller who hands the summary over with the first showing removes that risk, which is why we put it in the listing file.
An estoppel certificate in a Chapter 720 community must be issued within 10 business days of a written request, and under section 720.30851 the statute’s base fee amounts are $250, plus $100 if delivered on an expedited basis within 3 business days, and $150 more if a delinquent amount is owed. As we read the state’s current adjusted caps, those amounts are $299, $119 and $179. Section 6.6 of the Las Brisas declaration speaks of a certificate within 15 days, which is slower than the statute, and as we read it the statute governs.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
Las Brisas at Pelican Bay began with a Declaration of Covenants, Conditions and Restrictions recorded on May 5, 1983 (Official Records Book 1020, page 2), with the association incorporated in October 1982, the common area deeded to it in 1984 and the villas built from 1982 to 1988. The history below follows the recorded instruments in order.
The association was incorporated as Las Brisas Neighborhood Association, Inc. on October 27, 1982, and the original declaration went on record on May 5, 1983. We could not locate that first declaration as its own image in the Clerk’s online index. Its terms reach us through the 2001 restatement, which recites the 1983 recording and carries the original exhibits forward by reference, including the survey and legal descriptions of Lots 1 through 50 and the Pelican Bay-wide General Covenants recorded at Official Records Book 825, page 1755.
A notice of commencement dated August 22, 1983 was recorded at Official Records Book 1042, page 155, and we know it from the 1984 affidavit that amended it. On March 30, 1984 the developer entity, Pelican West Associates, a Florida partnership whose general partners were Palmcoast Development Corporation and Glendinning Realty, Inc., deeded the common area to the association by warranty deed at Official Records Book 1074, page 906. The deed conveys land within Parcel A of Pelican Bay Unit Four (Plat Book 13, pages 30 through 32).
An affidavit recorded on October 18, 1984 at Official Records Book 1105, page 685 states that construction of Las Brisas Villas had been continuous and uninterrupted since the 1983 notice and was not complete, and it changed the contractor and extended the notice for one year. It is a useful date check: the roll’s 1982 to 1988 build range is not a typo, because villas were still going up in the fall of 1984.
The Clerk’s index lists a dozen access and drainage easements granted to the association by individual lot owners between 1984 and 1987, covering lots in the numbered sequence of the neighborhood, plus a five-page 1986 instrument among the developer entities and the association. We read these from the index only, so we state that they exist and nothing about their terms. Their practical meaning for a buyer is that the association holds recorded rights to enter for drainage and access, which the restated declaration confirms in its easements article.
At a special meeting on November 20, 1985 the members approved an amendment to section 5.5 and a replacement set of exhibit pages. The certificate was recorded on September 30, 1987 at Official Records Book 1299, page 40 and runs 20 pages. Its section 5.5 guaranteed that the developer-era monthly assessment would not exceed $150 per villa site while the developer controlled the association, with the developer paying any shortfall. That was a start-up protection for first buyers and is history now, not a current fee. Two deeds were recorded the same day at pages 32 and 36, which we read from the index only.
A later recital cites a restated declaration at Official Records Book 1820, page 743, recorded in 1993, which we read as a reference only. In 1995 the members adopted two amendments by two-thirds vote. The March 21, 1995 amendment (Official Records Book 2040, page 1973) rewrote the villa-maintenance clause, and the April 26, 1995 amendment (Book 2052, page 1958) required every residence to have an attached two-car garage, kept the garage doors closed and capped regular vehicles at two per villa, parked overnight in the garage.
The members approved the restatement at the annual meeting on January 31, 2001 by at least two-thirds of the voting interests, and the president’s certificate was signed on May 4, 2001. The Amended and Restated Declaration was recorded on June 5, 2001 at Official Records Book 2837, page 243. It includes restated Articles of Incorporation and restated Bylaws as exhibits, and amended articles were filed with the state on May 10, 2001. It is the operative document for everything on this page unless we say otherwise.
A certificate recorded on May 17, 2002 (Official Records Book 3039, page 285) changed section 8.2. Before it, the association maintained, repaired and replaced the roofs and driveways. After it, the association keeps driveways and takes responsibility for the periodic cleaning of the tile roofs and for exterior painting, and the roof itself passes to the owner. That one amendment is the reason a Las Brisas buyer should ask the age of the roof.
Amendments recorded on April 6, 2005 (Official Records Book 3768, page 1303) and April 7, 2006 (Book 4013, page 314) tightened architectural control so that the Board may not approve changes that materially and adversely affect another residence, barred new screen enclosures over courtyards, required the written consent of every owner who shares an affected privacy wall, and adjusted the annual-meeting clause in the bylaws.
A Notice of Preservation of Covenants was recorded on December 2, 2011 at Official Records Book 4741, page 3072. Florida’s Marketable Record Title Act lets a community preserve its covenants for 30 years by recording such a notice, so this filing carries the original covenants forward under that statute, to about December 2041 on a 30-year reading.
A certificate recorded on March 30, 2016 (Official Records Book 5256, page 1262) restated sections 7 and 8.2 through 8.5, and it is the version of the maintenance split in force today. The association maintains driveways, street lights, exterior coach lights and their photocells, mailboxes, all landscaping outside the privacy walls, the periodic cleaning of the tile roofs and the painting of exterior surfaces except the front doors, and the owner keeps the rest. We set both lists out in the maintenance section.
A certificate recorded on March 19, 2019 (Official Records Book 5608, page 3015) rewrote the occupancy and guest rules, added a named-breed pet restriction, adjusted the transfer-approval grounds and restated the fine procedure. The same spring the Pelican Bay Foundation recorded its own leasing amendment, covered in the rentals section.
A certificate recorded on May 30, 2023 (Official Records Book 6252, page 1289), approved at the annual meeting on March 16, 2023, changed four things: alterations and privacy walls, parking tied to garage capacity, a 36-month ownership wait before a newer owner may lease, and a new section 13.7 that makes the purchaser of each villa pay a contribution to the association’s reserve account at closing.
A certificate recorded on July 19, 2024 (Official Records Book 6382, page 1153) restated section 9 on insurance and reconstruction. On September 3, 2025 the association recorded a quit claim deed of a small part of the common parcel (Official Records Book 6504, page 1281) to the limited liability company that owns the adjoining villa lot, for $10 and other consideration, with a boundary survey attached. We name no party and no lot number. The lesson for a buyer is to compare the survey with the recorded common-area description, because a lot line can move after the plat.
The Clerk’s index lists 136 notices issued in the association’s name between 1986 and 2025, most of them marked as membership or approval notices, and two agreements with the county water and sewer district recorded in 2009 and 2017. We read none of them page by page. The point for a buyer is that the association has used its approval power for four decades, and the only reliable way to learn how it works today is to ask the Board and the managing agent in writing.
Las Brisas’s 50 villas are mostly attached homes of 1,870 to 3,096 square feet on the county roll, built from 1982 to 1988 on Las Brisas Way, with 2 to 4 bedrooms in the MLS file. The declaration treats each home as the lot owner’s own, inside a shared exterior program run by the association and priced by model.
Section 6.2 of the declaration names three villa models and assigns each a deemed size for cost sharing: Villa A at 1,980 square feet, Villa B at 2,290 and Villa C at 2,600. Those are accounting figures, not measurements, and the real homes on the roll run from 1,870 to 3,096. A Villa C owner’s share of the villa-exterior budget is 2,600 divided by 2,290, or about 1.135 times a Villa B owner’s, and a Villa A owner’s share is 1,980 divided by 2,290, or about 0.865 times. The 2023 amendment also refers to “C” model villas when it allows a limited front-bedroom extension.
Attached villas share a wall with a neighbor, and the declaration’s privacy party wall section governs it: the cost of repair is shared by the owners who use the wall in proportion to use, and any dispute goes to binding arbitration with each side choosing one arbitrator and those two choosing a third. The 2016 text defines a privacy wall as any original wall on or near the lot line that encloses all or part of a villa site, whether or not it is structural. Of the 16 MLS closings in 60 months, 14 were attached and 2 detached, and a buyer should confirm from the survey which walls a specific villa shares.
The 16 MLS closings include one two-bedroom home, five two-bedroom homes with a den, six three-bedroom homes, three three-bedroom homes with a den and one four-bedroom home. Baths run from two to three, with a half bath in 11 of them.
The county roll shows living area from 1,870 to 3,096 square feet with a median of 2,368.5 across all 50 parcels, and the MLS closings run from 2,072 to 3,254 square feet. Two MLS figures exceed the roll’s largest, and four list the Villa B model figure of 2,290. Ask any listing agent which measure a number uses.
The declaration makes the owner responsible for landscaping inside the privacy walls and for the villa’s stucco, roof, doors, windows and screens, and the association responsible for landscaping outside them. It bars any alteration or enlargement that penetrates a privacy wall or combines villas, and it requires the written consent of every record owner who shares a wall before the Board may approve a change to it. Walk the lot line with the survey in hand, because the wall, not the street, is the practical boundary.
Every residence must have an attached garage for two full-size cars, with a remote opener, and the garage may never be enclosed or converted to living or storage space. Driveways and walks must be built of special paving such as Bomanite, interlocking pavers or exposed aggregate, and asphalt or plain concrete is barred. A villa may keep only as many regular vehicles as it has garage spaces, and those vehicles park overnight in the garage.
The declaration sets a minimum of 1,800 square feet under air for a villa and a height limit of 30 feet, bars a second-story addition except over an existing atrium, bars combining two villas, and allows a forward extension of the front bedroom of up to four feet and up to 60 square feet on the side of the front bedroom in “C” model villas, subject to architectural review and Board approval. Anyone who buys expecting to expand should read that clause before offering.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
A Las Brisas home carries Pelican Bay Foundation membership, which opens nearly three miles of Gulf beach, a Community Center above 25,000 square feet, a tram system and 88 acres of parks and recreation shared with about 6,500 residences. Las Brisas’s own common areas are its entry features, streets and landscaped open space, so the amenity story is the Foundation’s.
The Foundation’s overview sheet describes nearly three miles of beach. South Beach has The Sandbar for casual beachside meals and The Nest for drinks and snacks with views toward Clam Pass. North Beach looks over the Gulf and is home to Marker 36 Restaurant. Beach access for owners runs through the Foundation’s member card system, and the rentals section below explains what happens to those cards if a home is leased.
The Community Center is more than 25,000 square feet and holds a fitness center, a wellness studio, a spa, an art studio and the Racquets pro shop, according to the Foundation’s realtor overview. Owners reach it with the same member credentials as the beaches.
The Foundation’s realtors page describes a shared-use racquet complex operated with Collier County, with 20 pickleball courts and 8 Har-Tru clay tennis courts. Older descriptions of Pelican Bay quote a different court count, and we use the Foundation’s current figure.
Trams run along the berms and boardwalks, with eight stations listed on the Foundation’s tram page. Ask how a household will actually get to the beach, by tram, on foot or by car, before you value the membership.
The Foundation reports 88 acres of parks and recreation. Pelican Bay’s boardwalks and berm paths connect the residential neighborhoods to the beaches, the Community Center and the commercial areas, so a villa on Las Brisas Way is a walking, tram or short drive distance from most of what the Foundation runs. We state no walking time from Las Brisas because the documents do not.
The Foundation’s overview sheet points visitors to The Marketplace (Publix, CVS, banks, shops and restaurants), Waterside Shops (more than 60 stores and restaurants) and Artis-Naples, home of the Naples Philharmonic and The Baker Museum.
The Foundation’s rules bar pets from dining areas, Community Center rooms, the fitness center, any Foundation or Collier County beach, and the trams and boardwalks. That matters for Las Brisas households because the neighborhood allows two pets per villa, as the pets section below explains, but the Foundation’s amenity rules apply on top.
The association owns the common areas, which the declaration describes as the land in the exhibits to the original declaration outside the villa lots, including the private streets and their lighting, the entry features and the landscaped open space. It keeps the lawns and irrigation outside the privacy walls, the street and coach lighting, the driveways and the mailboxes. A shared pool or clubhouse is not part of the recorded plan we read, although the common-area maintenance clause names recreation facilities in a generic list.
Las Brisas owners pay for three layers: Las Brisas Neighborhood Association, Inc., the Pelican Bay Foundation, whose FY2027 estoppel form lists $3,435 a year, and the Pelican Bay Services Division, which the county shows at $1,250 for FY2027. The association’s own dues are the layer to confirm in writing, because we found no published figure.
The Foundation’s FY2027 estoppel (form version 08/31/2026) lists an annual amount of $3,435, which breaks into $2,180 operating, $497 reserve and $758 bulk media. A quarter of that is $858.75. These are the Foundation’s own figures on its own form. They tell you what the Foundation line carries, and they do not by themselves tell you how a Las Brisas owner is billed for it.
This is a question we cannot close from public records. The Foundation’s form names two routes: condominium units are billed through the condominium association, and single-family or commercial properties are billed to the owner. Las Brisas is a homeowners’ association of villa lots, even though the county roll codes its parcels as condominium, and the Foundation’s rules say neighborhood associations collect and remit assessments where their covenants provide. The estoppel your closing agent orders will show which route applies, so read that line before you rely on any monthly figure.
The association’s dues figure is not published in any recorded document or page we could read, and we found no public budget. The declaration gives each of the 50 lots an equal one-fiftieth share of the general expenses under section 6.2, with villa-exterior costs prorated by model, so the figure differs by villa type. The statute requires an estoppel to state the regular periodic assessment and how often it is due, so the estoppel is the number to use, and we would rather say so than print a figure we cannot document. The association’s principal address on file with the state is in care of Eagle Property Management of Naples.
Under the 2016 maintenance section, the association’s budget carries driveways, street lights, exterior coach lights and their photocells, mailboxes, landscaping and irrigation outside the privacy walls, the periodic cleaning of the tile roofs and the painting of exterior surfaces other than front doors. It also carries insurance, management, reserves and the cost of common areas. That is a longer exterior program than a bare-bones association offers, and it is why Las Brisas’s dues are not comparable to a neighborhood that maintains only the lawns.
Section 6.2 prorates the villa-exterior costs by deemed square footage, using 1,980 square feet for Villa A, 2,290 for Villa B and 2,600 for Villa C. A Villa C owner therefore pays about 1.135 times a Villa B owner’s share (2,600 divided by 2,290), and a Villa A owner about 0.865 times (1,980 divided by 2,290). As a worked example only, if a Villa B share of painting were $1,000, a Villa C share would be about $1,135 and a Villa A share about $865. The dollar figure is hypothetical, and the ratios come from the recorded text.
The county’s Pelican Bay Services Division page shows a FY2027 assessment of $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. We cite that county page only and state no earlier year and no millage.
The two figures we can source add to $4,685 a year ($3,435 plus $1,250), before the association’s own dues. That sum is a floor, not a total. It also assumes both bills reach the owner, which is the same billing question above. We would rather give you a floor you can defend than a monthly figure you cannot.
For deeds recorded on or after October 1, 2026, the Foundation’s resale capital assessment is $15,000. It is paid by the buyer. The Foundation’s realtors page says it rises 3.5% a year starting October 1, 2027, which would make it $15,525 for deeds from that date, and we cite that page for the escalator, not the estoppel. A Las Brisas buyer should add this to the cost of getting into the neighborhood, and a seller should expect buyers to price it in. The Foundation also publishes a resale capital exemption form, with a $1,000 processing fee for an exemption request.
Section 13.7 of the declaration, added in 2023, makes the purchaser of a villa pay a contribution to the association’s reserve account at closing, in an amount the Board sets. The section says it is not a prepayment of assessments. It also provides a one-time exemption for an owner-occupant who buys a different villa in Las Brisas, requested with the transfer application. We could not find the current amount in public records, so ask for it in writing before you sign.
The Foundation charges $250 for an estoppel, plus an optional $100 expedite (completed within 3 business days). For the association’s own estoppel, Florida’s section 720.30851 sets 10 business days, a fee of no more than $250, an additional $100 if expedited in 3 business days and an additional $150 if the account is delinquent. As we read the state’s current adjusted caps, those figures are $299, $119 and $179. Section 6.6 of the declaration allows the association 15 days to deliver its certificate, and we plan around the statute’s shorter clock. The certificate is effective for 30 days, or 35 if sent by regular mail, and the association waives any excess amount if the buyer relied in good faith.
The Foundation charges a seller $500 for member ID cards that are not returned at closing. The fix is simple: collect the owner and household cards before the closing date and hand them in. The Foundation neither approves a transfer nor holds a right of first refusal, so the cards and the estoppel are the Foundation’s only touchpoints with a sale besides the resale capital assessment. The Las Brisas Board is a different matter, and the sale section below covers its approval.
Florida documentary stamps are $0.70 per $100 of consideration, rounded up, and the seller customarily pays them in Collier County. On Las Brisas’s recent range (Southwest Florida MLS, 60-month window, n=16, one sale entered after closing):
| Price | Doc stamps at $0.70 per $100 |
|---|---|
| $1,600,000 (lowest sale, 60 months) | $11,200 |
| $2,487,000 (60-month median) | $17,409 |
| $2,499,000 (lowest sale, 12 months) | $17,493 |
| $2,950,000 (12-month median, n=3, small sample) | $20,650 |
| $5,550,000 (highest sale, 60 months) | $38,850 |
The buyer customarily pays for the owner’s title policy in Collier County, but the contract controls both items.
The declaration lets the association levy special assessments, apportioned the same way as regular ones, and reserves follow section 720.303, which members may waive by vote. Reserve balances and the budget are in the association’s member records, so we do not publish them. Ask for the current budget and the reserve approach before you make an offer.
Section 6.5 of the declaration charges interest at the highest lawful rate and a late fee of at least 5 percent of the installment once it is 10 days past due. The Foundation’s lease packet adds that delinquent Foundation assessments carry 18% interest. We read the 5 percent as a floor and not a cap, which is another reason to ask for the Board’s current schedule.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
Each Las Brisas owner sits under three bodies with three separate bills: Las Brisas Neighborhood Association, Inc. under the 2001 restated declaration, the Pelican Bay Foundation under its governing documents and the Pelican Bay Services Division under county authority. This section shows who bills for what, what the owner controls and where the unsourced pieces are.
The association is a Florida not-for-profit corporation, document number 765570, filed October 27, 1982 and active, with amended and restated articles filed May 10, 2001. It filed annual reports on April 8, 2024, April 10, 2025 and May 28, 2026. The declaration gives the association 50 voting interests, one per lot, and an equal one-fiftieth share of the general expenses.
The Foundation runs the beaches, trams, parks and Community Center. Its FY2027 estoppel line is $3,435 a year. The Foundation does not approve a Las Brisas transfer and has no right of first refusal, so it affects a sale through its resale capital assessment, its estoppel and the membership cards, not through a vote. The Foundation also caps leases at two a year, and the Las Brisas declaration is stricter in other ways, as the rentals section explains.
The Pelican Bay Services Division is an advisory board and assessment program the county publishes on its own page, split between operations and maintenance and capital and projects. Its FY2027 assessment is $1,250.00 on the county’s page. We repeat no assessment approval date because the page does not state one.
The owner pays for the home’s insurance at full replacement value under section 9, and for the stucco, roof replacement, doors, windows, screens, air-conditioning compressors, pool equipment and the landscaping inside the privacy walls under section 8.2. The Foundation’s own insurance is the Foundation’s coverage and not yours.
Ask the association for the current budget, the regular periodic assessment and frequency, any special assessment adopted or proposed, the reserve funding approach, the reserve contribution amount and the billing route for the Foundation line. Ask the Foundation for the estoppel and confirm the resale capital figure for your deed date. We can pull the Las Brisas comparison sales for you so the fee line is weighed against the price.
Las Brisas’s declaration sets equal one-fiftieth assessments with villa-exterior costs prorated by model, charges interest at the highest lawful rate plus a late fee of at least 5 percent after 10 days, lets the association accelerate, suspend voting and refuse a lease approval for delinquency, and fines only after 14 days’ notice and a hearing before a committee of at least three non-board members.
Section 6.2 divides the general expenses equally among the 50 lots and the villa-exterior expenses by deemed size. The Board adopts the budget under the bylaws. The lien that secures assessments relates back to the original recording, as section 6.3 provides, and section 6.5(C) says the association may foreclose it the way a condominium association forecloses under section 718.116.
Section 720.3085 requires the association to send a written notice of intent to record a claim of lien at least 45 days before it records one. This is a general statutory process, and we describe nothing about any account.
Section 6.5 lets the association accelerate the remaining installments of the year when an assessment is delinquent. The statute governs the notice, and the details are worth reading on the recorded page.
Section 6.5 also lets the association suspend a delinquent owner’s voting rights, and it lists denial of lease approval among the remedies. Section 720.305 says a suspension may not prohibit an owner or tenant from having vehicular and pedestrian access to and from the parcel, including the right to park, and the declaration cannot override that.
The 2019 amendment of section 14.3 requires 14 days’ notice and a hearing before a committee of at least three people who are not Board members. A fine is due 10 days after notice, or 3 days after the committee’s decision on appeal, and unpaid fines can become an assessment after 30 days. The recorded dollar amount is garbled in the copy we read, with a per-day figure struck through, so we state no number here. Read the recorded page, and ask the Board for the current schedule.
Section 720.305 caps a fine at $100 per violation and $1,000 in the aggregate unless the governing documents provide otherwise, and says a fine of less than $1,000 cannot become a lien against a parcel. Which rule applies to a given fine turns on the recorded text, and a lawyer should read it.
Section 12.7 lets the association demand rent from a tenant when the owner is delinquent. A buyer who plans to rent the villa should know that this exists and should keep assessments current.
Section 720.3085 says an accepted payment is applied first to interest, then to the administrative late fee, then to collection costs and attorney fees, and only then to the delinquent assessment. Ask the association how it applies partial payments if you ever fall behind.
Section 14.5 gives the prevailing party in an enforcement action its attorney fees. For an owner, that cuts both ways.
The 2001 Las Brisas declaration runs from definitions and easements in its opening sections to enforcement, amendment and general provisions at the end, with the articles of incorporation and bylaws attached as exhibits. This section walks the sections that matter to a buyer in plain language, from the recorded text, and we cite section numbers so you can read the original.
The recorded image is 47 pages and the text we worked from is machine-read, so we paraphrase, cite section numbers and quote only a few short phrases. For any provision that matters to your purchase, read the recorded original together with the later amendments, and ask the association for its current rules.
The opening sections define the 50 lots, the villa sites, the common area and the voting interests, give each lot one vote and describe the association’s easements. Section 4.3 gives the association a perpetual, non-exclusive drainage easement, and the recorded easements in the Clerk’s index back that up. Section 3.4 states that the covenants run in perpetuity, which the term section below explains.
Section 5.1 gives the association the powers of a Florida not-for-profit corporation and cites Chapter 617 and Chapter 720, Florida Statutes, including sections 720.301 through 720.312. Section 5.5 is the 1987 developer guarantee of assessments, which no longer has any current effect.
Section 6 sets the equal one-fiftieth share of general expenses, the proration of villa-exterior costs by deemed size, the lien and its relation back to the original recording, interest, the late fee, acceleration and the estoppel clause that gives the association 15 days. The statute is faster where it differs, and we plan around the statute.
No building, structure, pool or other improvement may be erected or altered, and no grading, excavation, landscaping or change of exterior color may be performed, without the Board’s prior written approval. The Board may refuse approval for any reason, including purely aesthetic ones. The architectural section below covers the process.
Section 8.1 makes the association responsible for the common areas. Section 8.2, as restated in 2016, splits the villa exteriors between the association and the owner. Section 8.5 handles privacy walls and section 8.8 limits major common-area alterations. The maintenance section below sets out both lists.
Section 9, restated in 2024, requires the owner to insure the villa at replacement cost. Section 10 describes the association’s own coverage of the common areas. The flood section below covers what the insurance chapter leaves out.
Section 11 is the long list: single-family use, occupancy, a minimum home size and height cap, signs, mailboxes, antennas, flagpoles, awnings, fences, courtyard enclosures, outside lighting, firearms, pets, garages and parking. We cover the ones that decide purchases in the sections on pets, rules and daily logistics.
Section 12 allows leases only with Board approval, on written forms, for the whole villa, to a natural person, for at least three months and at most a year, no more than twice a calendar year, with a 36-month ownership wait for owners who took title after June 8, 2022. The rentals section covers it in full.
Section 13 requires the Board’s prior written approval of a sale or gift, with a Certificate of Approval, and it is the clause that sets Las Brisas apart from most Pelican Bay neighborhoods. The sale section below walks the steps.
Section 14 lets the association enforce the documents by suit, by fines and by suspension of use rights after notice and a hearing, and gives the prevailing party its attorney fees under section 14.5.
Section 15.2 requires approval by two-thirds of the voting interests present and voting, or two-thirds by written consents gathered within 60 days. The term section below covers it.
Section 16 sets the priority among the documents, which the 2019 amendment states as the declaration, the articles, the bylaws and then the rules. Section 16.6 makes the Board’s interpretation of the documents binding if made in good faith, which is a reason to get any gray-area answer in writing.
The exhibits include the survey and legal descriptions, the restated articles, which give the association a perpetual term and a board of at least three directors, and the restated bylaws. We name no board members, because the Clerk and Sunbiz lists change.
At Las Brisas the association handles driveways, street lights, exterior coach lights and photocells, mailboxes, landscaping and irrigation outside the privacy walls, periodic cleaning of the tile roofs and painting of exterior surfaces except front doors, while the owner maintains the stucco, roof replacement, doors, windows, glass, screens, hardware, air-conditioning compressors, pool equipment and the landscaping inside the privacy walls under section 8.2.
Under the 2016 text of section 8.2, the association maintains driveways, street lights, exterior coach lights and their photocells, mailboxes, landscaping and irrigation outside the privacy walls, periodic cleaning of the tile roofs, and the painting of exterior surfaces other than front doors. Under section 8.1 it also maintains the common areas and their private streets, lighting and entrance features. The cost of the villa-exterior items is apportioned under section 6.2.
The owner is responsible for the stucco, the replacement of the roof, the doors, windows, glass and screens, the hardware, the air-conditioning compressors, the pool equipment and the landscaping inside the privacy walls. Because the 2002 amendment moved the roof to the owner, the age and condition of a villa’s tile roof is a first-order question for any buyer.
The association may carry out an owner-side repair and charge the owner for it as a special charge. The usual example is stucco at painting time: if the association is painting the exterior and the stucco underneath is cracked, the association can repair it and bill the owner. A buyer should ask when the last painting cycle was and when the next is due.
Painting and the other villa-exterior items are apportioned by deemed size. With Villa B at 2,290 square feet as the base, a Villa C owner pays 2,600 divided by 2,290, or about 1.135 times a B share, and a Villa A owner pays 1,980 divided by 2,290, or about 0.865 times. Ask which model the villa is, because the share follows the model.
Section 8.5 says the cost of repairing or replacing a privacy wall is shared by the owners who use it in proportion to use, and that a dispute goes to a three-arbitrator binding arbitration. A privacy wall may not be altered without the written consent of all owners who share it, under sections 7.1 and 8.3.
Section 8.8 requires a majority vote of the voting interests present before the association alters the common areas at a cost of more than 20 percent of the annual budget.
Ask for the painting and roof-cleaning schedule, the date and cost of the last roof replacement on the villa, any pending special charge for stucco, and the recorded survey showing which walls the villa shares. A seller with these papers in a folder shortens the Board’s review.
Las Brisas requires the Board’s prior written approval for any exterior work under section 7 of the declaration: the Board itself administers review, requires three complete plan sets, may set a fee schedule, inspect the work and fix a completion deadline, and may refuse approval for any reason, including purely aesthetic ones.
The Board of Directors performs architectural review directly. Nothing in the 2001 text creates a separate review committee, although section 4.13 of the bylaws lets the Board appoint committees. Committees that decide architectural matters for a specific parcel must meet with the same formalities as the Board.
Section 7.1 lets the Board require three complete sets of plans and specifications, samples of materials or colors, and additional information it reasonably needs. A fee, if any, may not exceed the estimated actual cost of review.
Any new building, structure or pool, any alteration of the exterior appearance of a structure, lot or common area, and any grading, excavation, landscaping or change of exterior color needs prior written approval. The declaration also requires approval of awnings, window shading, fences, outside lighting and antennas, as the rules section explains.
The Board may adopt a procedure for inspecting approved changes during and after construction and set a time limit within which an approved project must be finished. It may also regulate the appearance of the lot during construction, including dumpsters and stored materials.
Since 2005, the Board may not approve a change that materially and adversely affects another residence. In an attached community, that is the clause a neighbor invokes when a project touches a shared wall or roof line.
Screen enclosures over a courtyard are barred, and the existing ones may stay but cannot be replaced, with a Board process for enclosing part of a courtyard. The 2023 amendment allows a forward extension of the front bedroom of up to four feet and up to 60 square feet on the side of the front bedroom in C-model villas, subject to architectural review and Board approval.
We found nothing in the Las Brisas documents that makes the Pelican Bay Foundation’s architectural review part of the association’s process. A major exterior project may need the Foundation’s approval separately, so ask the Foundation before you commit.
Get the approval in writing, keep it with the permit file, and ask for the inspection sign-off. A seller with documented approvals is easier to sell, and a buyer who finds undocumented work should ask the Board whether it was approved.
The Las Brisas declaration runs in perpetuity under section 3.4, and members amend it by the approval of two-thirds of the voting interests present and voting at a meeting, or by two-thirds written consents obtained within 60 days. A Notice of Preservation of Covenants was recorded in 2011 under Florida’s Marketable Record Title Act.
Section 3.4 states that the covenants run with the land in perpetuity. Unlike neighborhoods with a fixed initial term and renewal clause, nothing in the recorded text counts down to an expiration.
A Notice of Preservation of Covenants recorded on December 2, 2011 preserves the covenants under the Marketable Record Title Act for 30 years, which runs to about December 2041 on that statute’s face. The association can record a new notice before then.
Section 15.2 requires two-thirds of the voting interests present and voting at a meeting, or two-thirds written consents received within 60 days. The recorded chain shows the members have used the power repeatedly, in 1987, 1995, 2001, 2002, 2005, 2006, 2016, 2019, 2023 and 2024.
Section 720.306 governs member meetings, quorum and amendment procedure for Chapter 720 associations, and section 720.3075 voids certain prohibited clauses. Some owner rights, such as flag display, are set by statute and override a contrary private rule.
Four recorded amendments since 2016, covering maintenance, occupancy, pets, parking, leasing and insurance, show a membership that changes its rules when it wants to. A buyer should read the amendments in date order and ask whether any is pending.
When the documents disagree, the declaration controls over the articles, the articles over the bylaws and the bylaws over the rules, as the 2019 amendment states it. A Board rule that conflicts with the declaration should lose.
Las Brisas is not a 55-plus community on the documents we read: section 11.1 limits each villa to single-family use, section 11.2 allows no more than two permanent occupants per bedroom, and nothing sets a minimum age for owners or residents. Ask the association to confirm in writing that no age rule exists in its current rules.
Section 11.1 limits each villa to single-family use and bars business, public lodging and time-share use. Section 11.2(A) caps permanent occupancy at two persons per bedroom. Neither is an age rule.
Section 11.2, as rewritten in 2019, lets guests stay up to 30 days in any six months when the owner is present. When the owner is absent, registered guests may stay up to 15 days in any six months and no more than twice in a calendar year, and a guest stay of 15 or more consecutive days in the owner’s absence is treated as a lease.
Section 13 requires a trust or entity that holds title to designate a primary occupant, and permits at most one change of that designation in a 12-month period. That rule is about who lives in the home, not how old they are.
Many Pelican Bay buyers are retirees, and age-restricted communities in Florida follow a separate federal and state framework. We found no such framework in the Las Brisas documents, and we will not infer an age policy from the neighborhood’s demographics.
A Las Brisas owner may lease only with the Board’s approval, on a written lease of the whole villa, for at least three months and at most a year, no more than twice in a calendar year, and an owner who took title after June 8, 2022 must first own for 36 consecutive months. The Foundation also caps leases at two a year, so the two rules agree on the number and the stricter one governs.
Section 12, as amended in 2019 and 2023, allows a villa to be leased only by a written lease of the entire villa to a natural person. The lease term must be at least three months and no more than one year, and no more than two leases may start in a calendar year. Two overnight occupants per bedroom is the cap for a tenant household. A leased villa’s owner may not use the recreation and parking facilities while it is leased.
For an owner who took title after June 8, 2022, the Board may not approve a lease until the owner has held title for 36 consecutive months. There are two named exceptions: a villa inherited from an owner who had lived in it for 36 months, and a lease-back to the prior owner for 180 days or less, after which the 36 months begins to run. The Board may also grant a hardship exception. An investor who buys today should assume three years of owner use before the first lease.
The owner gives notice at least 20 days before the occupancy begins, and the Board has 20 days to act. If the Board does not act, the lease is deemed approved. A disapproval requires a majority of the whole Board, on the grounds the declaration lists. The documents say a $100 per-applicant screening fee was presently set, and the Board may change it, so confirm the current figure.
An unapproved lease can be treated as a nullity, and the declaration provides a five-day eviction. The association can also demand rent from the tenant if the owner is delinquent, under section 12.7. Do not let a tenant move in on a verbal promise of approval.
The Foundation’s amendment, recorded May 28, 2019 (Official Records Book 5634, page 1101), says no single-family dwelling unit shall be leased more than two times per calendar year, and the clause opens “Unless otherwise provided by Neighborhood Covenants.” Las Brisas’s own limit is also two. We present both rules because the stricter one governs, and the recorded documents control, not our reading of them.
The FY2027 packet requires a $500 non-refundable processing fee, submission at least 30 days before the lease begins, a maximum of two renter cards, and an HOA approval form or a copy of the lease for a single-family home. Owner member cards are deactivated during a lease. Delinquent Foundation assessments carry 18% interest. Because the Foundation asks for 30 days and the association’s notice is 20, plan on 30.
A guest stay of 15 or more consecutive days while the owner is away is treated as a lease under the 2019 occupancy rules, which would count toward the two-lease limit and need the Board’s approval. Registered guests are otherwise limited to 15 days in any six months and two stays a calendar year when the owner is absent.
At two leases a year with a three-month minimum, a 36-month ownership wait for recent buyers, a Board approval and a Foundation fee each time, Las Brisas is not a short-term-rental neighborhood. Buyers who need rental income should model the approval timeline and the screening and Foundation fees before they offer.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
Las Brisas allows up to two pets per villa under section 11.14, as amended in 2019, with a named-breed prohibition, a leash requirement, a 10-day removal order for an annoying animal and no pets for tenants or guests, other than one guest pet for up to seven days when the owner is present.
The limit is two pets per villa. Reptiles, amphibians, poultry and livestock are not permitted, and a pet may not be left unattended in a garage.
The 2019 text bars Akita, Doberman, German Shepherd, Presa Canario, Cane Corso, Boxer, Chow Chow, Husky, Pit Bull and Rottweiler dogs and mixes of them. A buyer with one of these breeds, or a mix, should assume the answer is no. Florida law gives some protection to assistance animals for owners with disabilities, and the association cannot ignore it, so raise the question with the Board before you rule out the purchase.
Pets must be leashed or carried outside the villa, which tracks Collier County ordinance 93-56. If a pet is found to be an annoyance, the Board’s removal order is effective 10 days after notice.
Lessees, guests and other non-owners may not keep pets, with one exception: a guest may bring one pet for up to seven days while the owner is present. That is stricter than many Pelican Bay neighborhoods, and it matters for a villa you plan to rent.
The Foundation’s rules bar pets from dining areas, Community Center rooms, the fitness center, any Foundation or Collier County beach, and the trams and boardwalks. Las Brisas’s rules govern the neighborhood, and the Foundation’s govern the amenities.
Las Brisas’s most surprising rules are the Board’s approval of sales and leases, a ban on signs without prior Board approval (realtor signs among them), a garage-only parking rule, a bar on new courtyard enclosures, a 1,800 square-foot minimum and special paving for driveways. Each can change what a villa is worth or how it is sold.
Section 13 requires the Board’s prior written approval of every sale or gift. That is the rule that sets Las Brisas apart from most Pelican Bay neighborhoods, and the sale section below walks the steps.
Section 11.9 requires prior Board approval for signs, and it names realtor signs. A seller who expects to stake a for-sale sign should ask the managing agent what the Board allows before the listing goes live.
New screen enclosures over a courtyard are barred. Existing ones may stay but cannot be replaced, and the Board has a path to enclose part of a courtyard. A buyer who wants to cage a courtyard should assume the answer is no without a Board approval in hand.
Section 11.16 requires an attached two-car garage with a remote opener, doors kept closed, no conversion to living space, and vehicle repair only inside the garage. Driveways use special paving such as Bomanite, Z-block or exposed aggregate, and asphalt or plain concrete is barred. No detached accessory buildings are allowed.
Awnings and window shading need approval (section 11.11), fences need written approval (11.12), outside lighting is regulated (11.13), antennas are allowed only as approved or as the law requires (11.6), and a flagpole is allowed for the United States flag only, with Board approval. Florida law protects the display of the United States flag in a Chapter 720 community, subject to reasonable limits, and a buyer should read the Board’s approval requirement together with the statute.
The declaration sets a minimum of 1,800 square feet under air and a 30-foot height cap (11.3), bars garage sales (11.4), requires uniform mailboxes (11.5) and prohibits the discharge of firearms (11.17).
Section 11.1 bars business use, public lodging and time-share. A home office with no customers or signs is generally consistent with a single-family use rule, but ask.
No. Florida’s milestone inspection and structural integrity reserve rules apply to condominium and cooperative buildings of three or more habitable stories, and Las Brisas is a Chapter 720 homeowners’ association of 50 individually deeded lots. The county’s milestone list as of January 2026 also shows no Las Brisas record.
Florida Statutes section 553.899 applies milestone inspections to condominium or cooperative buildings of three or more habitable stories above ground, and it does not apply to single-family, two-family, three-family or four-family dwellings with three or fewer habitable stories. A Las Brisas villa is a dwelling on its own lot, and the association is neither a condominium nor a cooperative.
We read the Collier County milestone buildings list, dated as of January 2026, on October 7, 2026. It has no Las Brisas row, and a text search of the list for the name returned nothing. The Las Brisas addresses we checked sit inside the three-mile coastal buffer that the county’s milestone map uses, so location alone does not explain the absence; the property type does.
The county roll codes all 50 Las Brisas parcels with a use code that reads condominium. That is a county classification. The recorded declaration is a homeowners’ association declaration, the association is incorporated as a neighborhood association, and the lots are separately owned, so Chapter 718 does not govern. We explain the difference in the HOA-or-condominium section above.
Several other entities carry nearly the same name, including a condominium association with a similar name, an inactive South association and several businesses. A Las Brisas buyer who searches the state or county records should confirm the entity number, 765570, so the milestone and reserve rules of a different association do not get attributed to this one.
Hire a licensed home inspector, a roofer who knows the tile product, a wind-mitigation inspector and, if the villa shares a party wall, a contractor who can assess the wall and the roofline above it. Those are owner items under section 8.2.
A structural integrity reserve study is a condominium requirement. Las Brisas’s reserves follow its governing documents and section 720.303, which lets members waive reserves by vote, as set out in the fee section.
At five Las Brisas Way points the FEMA flood map showed Zone X, subtype 0.2 percent annual chance flood hazard in a coastal zone, outside the special flood hazard area and with no base flood elevation, on panel 12021C0381J effective February 8, 2024. The county places the neighborhood in Evacuation Zone A, and insurance is still the owner’s job.
On October 7, 2026 we queried the FEMA National Flood Hazard Layer and the county’s FEMA layers at five points along Las Brisas Way. All five returned Zone X, the coastal 0.2 percent subtype, with the special flood hazard area flag false and no base flood elevation. Always confirm with an elevation certificate, because a map describes a location, not a floor height.
A lender generally does not require flood insurance outside the special flood hazard area, but the declaration requires the owner to insure the villa at replacement cost and the association’s coverage is for the common areas. Whether to buy flood cover on the home is the owner’s decision, and a Zone X rating does not stop a Gulf storm surge or a heavy rain from flooding a villa.
Collier County’s evacuation map places Las Brisas in Zone A, the zone ordered out first. Know your plan before June 1.
Under section 10 the association carries property, liability and fidelity coverage, with optional flood and directors and officers coverage. The owner insures the villa and contents at replacement cost under section 9. Ask your own agent what the master policy does not cover and what your deductible responsibility is.
Under the 2024 restatement, the owner must begin repairs within six months of a casualty and finish within nine months. The association may step in after 30 days’ notice and take the insurance rights, and the deductible is paid by the party responsible for procuring the insurance. Any rebuild must still follow the architectural rules above.
The roof is the owner’s cost, though the association cleans it. A buyer should get a roof inspection that identifies the tile product and its age, and a wind-mitigation report, which many insurers use to price coverage.
Florida section 689.302 requires a seller of residential property to complete and provide a flood disclosure to the purchaser at or before the time the sales contract is executed. A Las Brisas seller should hand it over with the contract and the HOA disclosure summary.
Collier County announced a proposed Flood Insurance Rate Map on August 19, 2026, starting a 90-day appeal period that runs to about November 17, 2026. The county’s floodplain page says preliminary maps were issued March 20, 2025, and the current effective map is dated February 8, 2024. We do not state what zone any Las Brisas address would carry under the new map, because we have not confirmed it. Ask your insurance agent and the county’s floodplain staff for your address before you close, and confirm the exact appeal date with the county.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
By address, the Collier County Public Schools lookup for the 2026 school year assigns an address on Las Brisas Way to Sea Gate Elementary (650 Seagate Drive), Pine Ridge Middle School (1515 Pine Ridge Road) and Barron Collier High School (5600 Cougar Drive). We publish no letter grades, because we could not verify them from the state’s file.
We ran the county school-zone lookup for Las Brisas addresses on October 7, 2026 and it returned those three schools. Assignments change, so confirm for your own address before you rely on it.
The state’s school grade file did not give us a usable answer, so we state no letter grade. Check the Florida Department of Education’s current release.
We do not list private schools here because we did not verify any from a primary source.
Las Brisas’s daily rules are specific: vehicles limited to the garage spaces and parked overnight in the garage, guests may use driveways for up to 30 days in any six months, no overnight parking on the private roads, and no boats, recreational vehicles or commercial vehicles. We found no recorded trash-day or golf-cart rule, so we state none.
The neighborhood’s streets are private roads owned by the association. A suspension for delinquency cannot block an owner’s access to the home under section 720.305.
As amended in 2023, section 11.15 limits a villa’s vehicles to the number of garage spaces, to be parked overnight in the garage. Guests may park in the driveway for up to 30 days in any six months. The Board can grant limited hardship exceptions. Boats, recreational vehicles and commercial vehicles are not allowed.
Guests may stay with the owner present for up to 30 days in any six months. Absent the owner, registered guests are limited to 15 days in any six months and twice a calendar year.
The Foundation’s trams run along berms and boardwalks. See the amenity section for stations and rules.
The county’s layers place Las Brisas in the North Collier fire district, in the Pelican Bay planned unit development under ordinance 04-59 and in the Urban Residential Subdistrict of the future land use map. Those are county classifications as of October 7, 2026.
The Marketplace, Waterside Shops and Artis-Naples are the Foundation-listed anchors. We do not state a distance from Las Brisas because the documents do not.
A Las Brisas sale needs the Board’s prior written approval under section 13 of the declaration: the buyer applies at least 30 days before closing, the Board has 10 days to act, silence is deemed approval, and the Board issues a recordable Certificate of Approval. The Pelican Bay Foundation needs no vote, but the sale also needs the disclosure summary, two estoppels, the Foundation’s resale capital assessment and a flood disclosure at contract.
Under section 720.401 a seller must give the buyer the disclosure summary before the contract is signed, or the contract is voidable by the buyer within 3 days after receipt or before closing, whichever comes first.
Section 689.302 requires the seller’s flood disclosure at or before the time the sales contract is executed.
Section 13 requires prior written Board approval of a sale or gift. The buyer submits a written application at least 30 days before closing, with the contract, and the Board has 10 days to act. If the Board does not act in that time, approval is deemed given, and the Board must issue the certificate on demand. Write the approval into the contract as a condition, and set the closing date far enough out to allow it.
The Board issues a recordable Certificate of Approval. The Clerk’s index shows 136 association notices of membership and transfer approvals from 1986 to 2025, which tells you the process has been in constant use. A sale without the approval is void or voidable under the declaration.
Disapproval is allowed only for good cause, by a majority of the whole Board after a written opinion of counsel. The listed grounds include felony convictions (the 2019 amendment adds the sex-offender registry), financial irresponsibility, a history of disruptive conduct and an unapproved transfer. If the Board disapproves without good cause, the declaration provides a demand-for-alternate-purchaser mechanism: the association must produce a purchaser at the same price within 30 days, with closing within 60 days and appraisals if the price is in doubt.
A first mortgagee that forecloses or accepts a deed in lieu is exempt from the approval requirement. The 2019 text also provides that approval cannot be denied to a spouse or first-degree relative of an owner, although a portion of that edit is struck in the copy we read, so read it before relying on it.
The application carries a screening fee, presently $100 per the documents, though the Board may change it. Under section 13.7 the buyer also pays a reserve contribution at closing, in an amount the Board sets, with a one-time exemption for an owner-occupant buying a different villa in the neighborhood, requested with the application.
Order it early. Section 720.30851 gives the association 10 business days and caps the fee as described in the fee section.
The Foundation estoppel is $250 with an optional $100 expedite, and it shows the Foundation line and the billing route.
The Foundation’s $15,000 resale capital assessment applies to deeds recorded on or after October 1, 2026 and is a buyer cost. The seller returns the ID cards at closing to avoid the $500 fee.
A trust or entity that takes title must designate a primary occupant, and may change that designation at most once in 12 months. Raise it with the Board in the application if title will be held in a trust.
The seller customarily pays documentary stamps and the buyer customarily pays for the owner’s title policy, but the contract controls both.
As Top 1% Real Estate Agents Nationally Since 2008, we order both estoppels in the first week, file the Board application with the contract, calendar the 10-day decision window, and build the disclosure summary and the flood disclosure into the contract package.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
Las Brisas recorded 3 closings at a $2,950,000 median in the last 12 months, second only to Villa Lantana’s 1 sale at $3,100,000 among the eight villa neighborhoods below, and ahead of Sand Pointe’s 1 sale at $2,450,000, Tierra Mar’s 9 sales at $2,150,000 and Bridgeway Villas’ 5 sales at $2,062,000. Every villa neighborhood here is a small market.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table compares Las Brisas with seven Pelican Bay neighborhoods that villa buyers cross-shop. Every sales figure is from the Southwest Florida MLS for closings from October 8, 2025 to October 7, 2026. Where the number of sales is even, the median is the mean of the middle pair, and any median built on fewer than 10 sales is a small sample.
| Building | Units | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| Las Brisas | 50 | Villa | 1982 to 1988 | 3, small sample | $2,950,000 |
| Villa Lantana | 24 | Attached and detached villa | 1985 to 1990 | 1, small sample | $3,100,000 |
| Sand Pointe | 21 | Detached villa | 1984 to 1986 | 1, small sample | $2,450,000 |
| Tierra Mar | 49 | Villa and townhome condominium | 1980 to 1981 | 9, small sample | $2,150,000 |
| Bridgeway Villas | 59 | Villa | 1983 to 1987 | 5, small sample | $2,062,000 |
| Beauville | 36 | Attached and detached villa | 1988 to 1990 | 4, small sample | $1,900,000 (mean of $1,800,000 and $2,000,000) |
| Villas of Pelican Bay | 49 | Attached villa (HOA) | 1988 to 1991 | 4, small sample | $1,722,500 (mean of $1,550,000 and $1,895,000) |
| Bay Villas | 70 | Villa | 1981 to 1983 | 3, small sample | $1,549,000 |
Of the eight, Las Brisas ranks second on 12-month median, behind Villa Lantana and ahead of Sand Pointe, Tierra Mar, Bridgeway Villas, Beauville, Villas of Pelican Bay and Bay Villas. No neighborhood in the table has ten or more sales in the window, so the ranking is directional, not a measurement. Las Brisas’s 12-month median also leans on one $5,550,000 sale; without it, the 12-month median is $2,724,500 on 2 sales.
Villa Lantana has 24 villas built 1985 to 1990 and one sale in the last 12 months at $3,100,000. Over 60 months it recorded 8 sales at a median of $2,125,000, which is $362,000 below Las Brisas’s $2,487,000 on 16. We compare the two in full below.
Bridgeway Villas has 59 villas built 1983 to 1987 and 5 sales in the last 12 months at a median of $2,062,000, which is $888,000 below Las Brisas’s 12-month median. Both are small samples, and Las Brisas has one more sale in the window to price against.
Villas of Pelican Bay is also a homeowners’ association of attached villas, with 49 units built 1988 to 1991 and a 12-month median of $1,722,500 on 4 sales. A buyer who prefers an HOA structure to a condominium should look at both, and the Board approval of sales at Las Brisas is the difference to weigh.
Tierra Mar has 9 sales in 12 months at $2,150,000, the most in the table, and it is a villa and townhome condominium built in 1980 and 1981. It is a useful reference for what a villa buyer pays in a regime with a different set of statutes, and a poor guide to a specific Las Brisas villa’s price.
Every median in the table rests on nine or fewer sales, and five of the eight rest on one to three. The lesson is the one we apply on every pricing: use the nearest sales of the same design and size, and treat a neighborhood median as context.
Las Brisas suits a buyer who wants a 50-lot Chapter 720 association of mostly attached villas with Board approval of sales, 16 closings in 60 months at a $2,487,000 median and a 27-day median pace; Villa Lantana suits one who wants a 24-villa neighborhood of attached and detached homes, with 8 closings in 60 months at $2,125,000 and a 104-day median pace.
Data updated: October 2026 (Collier County Property Appraiser roll and sales files through June 30, 2026; Southwest Florida MLS, pulled October 7, 2026; FEMA effective map, February 8, 2024)
Both are Unit Four and Unit Five villa neighborhoods under the same Foundation and Services Division layers. The difference that decides a purchase is the paperwork and the pace: Las Brisas has the larger sales record and a Board that must approve each sale, and Villa Lantana is a smaller neighborhood with a slower, thinner market.
| Question | Las Brisas | Villa Lantana |
|---|---|---|
| Association | Las Brisas Neighborhood Association, Inc., a Chapter 720 homeowners’ association of 50 lots | Villa Lantana Neighborhood Association, state entity N05329; its recorded documents are covered in the Villa Lantana guide |
| Residences | 50 | 24 |
| Built | 1982 to 1988 | 1985 to 1990 |
| Product | Mostly attached villas (14 of 16 closings) with 2 detached | Attached and detached villas (6 of 8 closings attached) |
| Living area, county roll | 1,870 to 3,096 sq ft, median 2,368.5 | 1,864 to 2,666 sq ft, median 2,165 |
| Closings, last 12 months | 3, median $2,950,000, small sample | 1, $3,100,000, small sample |
| Closings, last 24 months | 5, median $2,499,000, small sample | 2, median $2,430,000 (mean of $1,760,000 and $3,100,000), small sample |
| Closings, last 60 months | 16, median $2,487,000 (mean of $2,475,000 and $2,499,000) | 8, median $2,125,000 (mean of $2,100,000 and $2,150,000), small sample |
| Price range, 60 months | $1,600,000 to $5,550,000 | $1,595,000 to $3,100,000 |
| Price per sq ft, 60 months | $958 (16 sales) | $870 (8 sales) |
| Days on market, 60 months | 27 (15 sales) | 104 (8 sales) |
| Sale-to-list, 60 months | 96.9% (15 sales) | 93.5% (8 sales) |
| Active listings, October 7, 2026 | None | None |
| County recorded sales since 2021 | 17 | 13 |
| Sale approval | Board approval and a Certificate of Approval | See the Villa Lantana guide |
| Milestone and reserve-study law | Does not apply to an HOA of lots | See the Villa Lantana guide |
| Foundation costs | FY2027 estoppel line $3,435 and a $15,000 resale capital assessment on deeds from October 1, 2026 | The same Foundation schedule applies; the estoppel shows the billing route |
Las Brisas’s 60-month median of $2,487,000 on 16 sales sits $362,000 above Villa Lantana’s $2,125,000 on 8, which is $2,487,000 minus $2,125,000. Per square foot the gap is $89, $958 against $869, and the pace gap is wider, 27 days against 104. The Las Brisas sale-to-list ratio is 96.9 percent on 15 sales against 93.5 on 8. Eight sales is still a small sample, so we read this as direction, not as a rule.
Villa Lantana’s one sale in 12 months closed at $3,100,000 after 172 days on the market at 94.1 percent of its final list price. Las Brisas had 3 sales at a median of $2,950,000 with a 27-day median pace. Neither is a trend, and a buyer should look at the 60-month figures for the longer view.
The county’s recorded sales since 2021 total 17 for Las Brisas and 13 for Villa Lantana. Las Brisas’s county file runs back to 1983 with 141 qualified sales, and Villa Lantana’s starts in 1985. Neither file replaces the nearest comparable sale of the same design.
At Las Brisas the buyer applies to the Board at least 30 days before closing and receives a Certificate of Approval, pays a reserve contribution at closing and waits out a 36-month ownership period before leasing if the buyer took title after June 8, 2022. For the equivalent steps at Villa Lantana, read the Villa Lantana guide, which covers its recorded documents.
Choose Las Brisas if you want the larger sales record, a longer association maintenance list and a faster recent pace, and you accept a Board that approves sales and leases. Choose Villa Lantana if you want a smaller neighborhood and a mix of attached and detached homes, and you accept a slower pace of sales. Either way, read the recorded documents and the estoppel, and we will pull the comparison for your target home.
Selling at Las Brisas? Get a free home valuation or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873 or read how we represent buyers.
Owning at Las Brisas means a 50-villa Pelican Bay neighborhood with an association that paints exteriors and maintains driveways and landscaping outside the walls, Foundation beach and amenity access, no milestone or reserve-study mandate and the second-highest 12-month median among eight villa neighborhoods, set against a Board that approves every sale and lease, a $15,000 resale capital assessment, a 36-month wait before a newer owner can lease and a thin sales record.
The declaration counts 50 lots, each held with a vote and an equal share. That is different from a condominium unit.
Painting, tile-roof cleaning, landscaping outside the walls, irrigation, driveways, street lights, coach lights and mailboxes are on the association’s list under section 8.2.
Section 553.899 does not reach Las Brisas, so the neighborhood avoids that condominium cost layer.
Beaches, trams, the Community Center and the racquet complex come with Foundation membership, which is documented on the Foundation’s published pages.
Sixteen MLS closings in 60 months and 141 qualified county sales since 1983 give a buyer more to price against than most small villa neighborhoods.
Seven of the 15 marketed sales over 60 months closed within 10 days, and the median pace was 27 days.
Section 13 requires prior written approval, an application at least 30 days before closing and a reserve contribution at closing. Disapproval needs good cause, but the process adds a step and a timeline to every contract.
The $15,000 Foundation assessment is a buyer cost for deeds recorded on or after October 1, 2026.
Owners who took title after June 8, 2022 must wait 36 months, leases run three months to a year, no more than twice a calendar year, and each needs Board approval, a screening fee and a Foundation fee.
The association cleans the roof, but the owner replaces it, and the 2002 amendment moved that cost to the owner.
Vehicles park overnight in the garage, and pets are limited to two with a named-breed ban and no pets for tenants.
We found no published association dues figure, and the Foundation billing route is a question for the estoppel.
Medians built on fewer than 10 sales are labeled small samples, and a single sale at a high or low price moves them. The $5,550,000 sale of May 2026 is an example.
If you’re searching for a Las Brisas listing agent, or thinking, ‘I need someone to sell my Las Brisas home…’ you are selling into about 3 sales a year, to a buyer who must also be approved by your Board, who reads the maintenance split and the fee layers before touring, and who needs two estoppels and a transfer application to close. McGreevy and Comisar sell Las Brisas on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Las Brisas is a villa neighborhood where design, size and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Las Brisas listing along with the document file a Las Brisas buyer’s lender, insurer and attorney ask for in week one. Read how we sell Pelican Bay homes.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Las Brisas has seen 3 resales in the Southwest Florida MLS (pulled October 7, 2026).
With 3 Las Brisas closings in 12 months and no active listing, a buyer compares your villa with the last few recorded sales and weighs the Board process. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price an attached villa against the attached sales and a detached one against the detached sales. Over 60 months the attached median was $2,512,000 on 14 sales and the detached median $1,850,000 on 2. Our goal is to list at a price that wins the first 30 days, because the six marketed sales that took 64 to 137 days all sold below list, by 1.7 to 20.7 percent.
Section 13 requires the Board’s approval of the buyer, and the Foundation requires no approval and holds no right of first refusal. Section 11.9 requires prior Board approval of signs, including realtor signs, so ask the managing agent what is allowed before you stage the lawn.
A dedicated seller page for this neighborhood, titled sell my home in Las Brisas at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by design, the document file before the first showing, and the transfer approval timeline built into the contract.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Las Brisas sales that fit your villa: the same design, the same size, adjusted for condition and roof. An automated estimate cannot tell an attached villa from a detached one, and over 60 months the two medians differ by $662,000. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared villa priced to its design’s recent sales, yes. No active listings against 3 closings in 12 months is 0.0 months of supply, a low-inventory market, and seven of the 15 marketed sales over 60 months closed in 10 days or less.
Against the attached sales. Over the last 60 months attached villas closed at a median of $2,512,000 on 14 sales and detached villas at $1,850,000 on 2. Condition, size and the roof can move a price either way, and a list price that ignores them usually sits.
The buyer does. Section 13 requires prior written Board approval of a sale, on an application filed at least 30 days before closing with the contract, and the Board has 10 days to act. Plan the closing date around it.
The Board approval, the maintenance split and the fee layers. Have the transfer application, the disclosure summary and the estoppels ready before the first showing.
Yes, subject to the lease and to the leasing rules. Tell the buyer’s agent the lease terms at the first showing, and remember that the Foundation deactivates owner ID cards during a lease.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Las Brisas owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Las Brisas’s recorded declarations, the Clerk’s index and every recorded Las Brisas sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Las Brisas guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples villa market that Las Brisas sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Las Brisas page the credential that matters more is narrower than any award: we tracked every Las Brisas closing in the Southwest Florida MLS back to October 2021, 16 in the last 60 months, and in the last 12 months we tracked all 3 Las Brisas closings against the recorded instruments before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay 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.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Rochelle Joslin, verified Google review
Selling a Las Brisas home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Las Brisas? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Las Brisas, see our Pelican Bay guide, our guide to Tierra Mar, our guide to Bridgeway Villas and our Naples guide.
These are the questions buyers ask us most about Las Brisas at Pelican Bay, answered from the recorded declaration, the Clerk’s index, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
It is a homeowners’ association under Chapter 720. The 2001 restated declaration governs 50 lots, gives the association the powers of Chapters 617 and 720, and counts 50 voting interests. The county roll codes the parcels “condominium,” but that is a use code, not the legal regime.
Las Brisas sits on Las Brisas Way in Pelican Bay, Naples, FL 34108, in unincorporated Collier County. The villas are addressed 1-50 Las Brisas Way. The common area was deeded to the association in 1984 within Parcel A of Pelican Bay Unit Four.
Fifty. The declaration defines 50 lots, each with one vote and an equal one-fiftieth share of the general expenses, and the county roll shows 50 residential parcels.
From 1982 to 1988 on the county roll. The association was incorporated in October 1982, the declaration was recorded in May 1983, and an affidavit recorded in October 1984 states that construction was continuous and not yet complete.
The county roll shows 1,870 to 3,096 square feet of living area with a median of 2,368.5. The 16 MLS closings in 60 months ran from 2,072 to 3,254 square feet, and the declaration uses deemed sizes of 1,980, 2,290 and 2,600 square feet for Villas A, B and C.
Mostly attached. Of the 16 MLS closings in 60 months, 14 were attached and 2 were detached. A buyer should confirm from the survey which walls a particular villa shares.
In the last 12 months (Southwest Florida MLS, n=3, a small sample) the median was $2,950,000, from $2,499,000 to $5,550,000. Over 60 months (n=16) the median was $2,487,000, from $1,600,000 to $5,550,000. The market snapshot above lists every closing.
Nothing on the October 7, 2026 pull. There were no active or pending Las Brisas listings. Call Marc at (239) 287-5873 and we will watch for the next one and for off-market opportunities.
We found no published association figure, so we publish none. The Foundation’s FY2027 estoppel line is $3,435 a year and the Services Division’s is $1,250, which together are a $4,685 floor before the association’s own dues. The estoppel is the number to rely on.
The Foundation’s FY2027 form lists $3,435 a year: $2,180 operating, $497 reserve and $758 bulk media. Whether a Las Brisas owner is billed directly or through the association is shown on the estoppel, so read that line.
The county’s page shows $1,250.00 for FY2027, which is $789.07 for operations and maintenance plus $460.93 for capital and projects.
Under section 8.2 as restated in 2016, driveways, street lights, exterior coach lights and photocells, mailboxes, landscaping and irrigation outside the privacy walls, periodic cleaning of the tile roofs and painting of exterior surfaces except front doors, with the cost apportioned by villa model.
The stucco, roof replacement, doors, windows, glass and screens, hardware, air-conditioning compressors, pool equipment and the landscaping inside your privacy walls. The association can repair owner items and bill you as a special charge.
The Foundation’s resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026, and the buyer pays it. The Foundation’s realtors page says it rises 3.5% a year from October 1, 2027, to $15,525.
Yes. Section 13 requires the Board’s prior written approval of every sale. You apply at least 30 days before closing with the contract, the Board has 10 days to act, and silence is deemed approval. Disapproval needs good cause and a majority of the whole Board after a written opinion of counsel.
The HOA disclosure summary before the contract under section 720.401, the seller’s flood disclosure at or before contract under section 689.302, the association’s estoppel and the Foundation’s estoppel. Ask also for the budget, the rules and the transfer application.
Section 13.7, added in 2023, makes the purchaser pay a contribution to the reserve account at closing, in an amount the Board sets. It is not a prepayment of assessments, and an owner-occupant buying a different Las Brisas villa can request a one-time exemption. We could not find the amount, so ask for it in writing.
Yes, with limits. Leases need Board approval, run three months to a year, and are capped at two a calendar year, which matches the Foundation’s cap. Owners who took title after June 8, 2022 must own for 36 months first.
Thirty-six consecutive months if you took title after June 8, 2022, with narrow exceptions for inheritance from an owner-occupant and a lease-back to the prior owner of 180 days or less. The Board can grant a hardship exception.
Two. Named breeds are barred, pets must be leashed or carried, and tenants and guests may not keep pets other than one guest pet for up to seven days with the owner present.
The 2019 text lists Akita, Doberman, German Shepherd, Presa Canario, Cane Corso, Boxer, Chow Chow, Husky, Pit Bull and Rottweiler, and mixes of them. Ask the Board about assistance animals before you rule a purchase out.
New screen enclosures over a courtyard are barred. Existing ones may stay but cannot be replaced, and the Board has a path to enclose part of a courtyard. Get any approval in writing before you offer.
Vehicles are limited to the garage spaces and park overnight in the garage. Guests may use the driveway for up to 30 days in any six months. No overnight parking on the private roads, and no boats, recreational vehicles or commercial vehicles.
At five points along Las Brisas Way the FEMA flood map showed Zone X, the 0.2 percent annual chance coastal subtype, outside the special flood hazard area, on panel 12021C0381J effective February 8, 2024. Confirm with an elevation certificate and your insurance agent.
We do not state it. Collier County announced a proposed map on August 19, 2026 with a 90-day appeal period running to about November 17, 2026, and we have not confirmed what zone it assigns to Las Brisas. Ask your insurance agent before you close.
No. Section 553.899 applies to condominium and cooperative buildings of three or more stories, and Las Brisas is a Chapter 720 association of individually deeded lots. The county’s milestone list as of January 2026 has no Las Brisas row.
The county’s lookup on October 7, 2026 returned Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School. We publish no letter grades, and you should confirm assignment for your address.
We could not confirm from public records whether the entrance is gated, so we do not say. The streets are private roads under the declaration. Visit and ask the managing agent.
You insure the villa at replacement cost under section 9, and the association insures the common areas under section 10. Flood cover is your decision, and a Zone X rating does not prevent flooding.
Under the 2024 text, the owner must begin repairs within six months and finish within nine. The association may step in after 30 days’ notice and take the insurance rights, and the deductible falls on the party responsible for procuring the insurance.
In perpetuity under section 3.4, with a Marketable Record Title Act notice recorded December 2, 2011. Members can amend it by two-thirds of the voting interests present and voting.
The seller customarily pays documentary stamps at $0.70 per $100, and the buyer customarily pays for the owner’s title policy, but the contract controls. A buyer should add the $15,000 resale capital assessment, the reserve contribution and the Board screening fee, presently $100 per the documents.
Within limits. The declaration sets a minimum of 1,800 square feet under air and a 30-foot height, bars second-story additions except over an existing atrium, and allows a forward bedroom extension of up to four feet in C-model villas, all subject to architectural review and Board approval.
Call Marc at (239) 287-5873 or read how we represent buyers. We pull the comparable sales for your target villa, order both estoppels, file the Board application with the contract and build the timeline into your offer.
These are the questions Las Brisas owners ask us when they are thinking of selling, answered from the recorded documents, the Foundation’s published schedule, Florida’s statutes and the Southwest Florida MLS pull of October 7, 2026. For a price on your own villa, call Jesse at (239) 898-6072.
It depends on design, size, condition and the roof. Over the last 60 months (n=16) attached villas closed at a median of $2,512,000 on 14 sales and detached villas at $1,850,000 on 2, from $1,600,000 to $5,550,000. Ask for a free home valuation priced to the nearest sales of your type.
There were no active listings on October 7, 2026 and 3 closings in 12 months, so a buyer has little to choose from. That favors a well-prepared, correctly priced villa, but three sales is a small sample and the Board process adds time.
The median over 60 months was $958 a square foot on 16 sales, and $964 over the last 12 months on 3. Individual sales ranged from $600 to $1,706 a square foot, so condition and size matter more than the average.
Over 60 months the median was 27 days on market on 15 marketed sales. Seven of the 15 sold within 10 days, and six took 64 to 137 days. The pace is bimodal, which is what mispriced listings look like.
The 60-month median was 96.9 percent of the final list price on 15 sales. One sold above list, four at list and ten below it, by 1.7 to 20.7 percent. Pricing to the recent sales of your design avoids the long listings.
Attached sold at a median of $2,512,000 on 14 sales and detached at $1,850,000 on 2 over 60 months. Two detached sales is too few to rank them, but the figures show how much the design can matter to a price.
In the 16 closings, two-bedroom homes with a den (5 sales) had a median of $2,700,000, three-bedroom homes (6) $2,224,500 and three-bedroom homes with a den (3) $2,475,000. One four-bedroom sold at $5,550,000. Square footage and condition explain more than the bedroom count.
The 2,300 to 2,499 square-foot band (4 sales) had a median of $2,647,500, the 2,500 to 2,799 band (3) $2,475,000 and the 2,800 to 3,199 band (3) $2,525,000. The 2,000 to 2,299 band (5 sales) was lowest at $2,115,000. No band reaches 10 sales.
Without it, the 60-month median is $2,475,000 and the 12-month median is $2,724,500 on 2 sales. It is a genuine sale and belongs in the record, but price your villa against the nearest comparable.
The buyer does. Section 13 requires prior written Board approval of a sale or gift. The buyer applies at least 30 days before closing with the contract and the Board has 10 days to act.
The buyer files a written application and the contract, pays the screening fee (presently $100 per the documents) and the Board decides within 10 days. If it does not act, approval is deemed given, and the Board issues a recordable Certificate of Approval on demand.
Disapproval is allowed only for good cause, by a majority of the whole Board after a written opinion of counsel. Without good cause, the demand-for-alternate-purchaser mechanism applies: a purchaser at the same price within 30 days, closing within 60. Talk to a real estate attorney before you rely on it.
No. The Foundation holds no right of first refusal and does not vote on a sale, but it charges the buyer the $15,000 resale capital assessment and issues an estoppel.
The HOA disclosure summary under section 720.401 before the contract, the flood disclosure under section 689.302 at or before the contract, and the association and Foundation estoppels. Have the rules, budget and transfer application ready too.
The buyer can void the contract within 3 days after receiving the summary, or before closing if that is sooner. Give it before the contract is signed.
The statute’s base caps are $250, plus $100 if expedited and $150 if the account is delinquent. As we read the state’s current adjusted caps, those figures are $299, $119 and $179. The seller customarily pays, and the contract controls.
$250, plus an optional $100 expedite completed within 3 business days. The form shows the Foundation line and the billing route.
The Foundation charges a seller $500 for member ID cards that are not returned at closing. Collect the owner and household cards before the closing date.
The buyer, for deeds recorded on or after October 1, 2026. The contract can allocate it differently, but most do not. The Foundation’s exemption form carries a $1,000 processing fee.
Customarily documentary stamps at $0.70 per $100 of price: $17,409 at $2,487,000, the 60-month median, $20,650 at $2,950,000 and $38,850 at $5,550,000. The seller also pays the estoppel and any unpaid assessments. The contract controls.
In Collier County the buyer customarily pays for the owner’s title policy, but the contract controls. Confirm it in the offer.
The declaration calls it a recordable certificate, and the Clerk’s index shows many association-issued transfer approvals. Ask the managing agent how it is delivered and whether the title company records it.
The roof is the owner’s cost, so a buyer will ask its age. If it is near the end of its life, a quote or a permit history helps, and an inspection report before listing avoids a renegotiation. Any replacement goes through Board approval first.
Yes, subject to the lease and the approval rules. Tell the buyer’s agent the lease terms at the first showing, and remember the Foundation deactivates owner ID cards during a lease.
Only with prior Board approval, which the declaration says includes realtor signs. Ask the managing agent before you list, and plan to market through the MLS and online instead.
Yes. The estoppel will show it, a delinquent account can carry an additional estoppel fee, and the lien relates back to the original recording. The association can also refuse to approve a lease for delinquency, and a buyer’s approval can turn on it.
It helps. The association paints exteriors, cleans the tile roofs, maintains driveways and landscaping outside the walls, and keeps street and coach lights and mailboxes, which a buyer can value. Show the painting schedule.
The FEMA map showed Zone X at five points on Las Brisas Way on October 7, 2026, and the effective map is dated February 8, 2024. A buyer’s insurer may still ask for an elevation certificate, and a preliminary map announced August 19, 2026 is in its appeal period.
Start from sales of your design and size, then adjust for condition, roof and the Board timeline. The 60-month medians (n=16) are context, and the nearest three sales are the guide. We will pull them for you.
The county’s recorded sales file goes back to 1983 and shows 141 qualified sales. We can pull the history for your address from the county file and the Clerk’s index.
They overlap but differ. For 2022 the county shows 3 qualified sales and the MLS shows 4. For 2025 the county shows a high of $2,550,000 while the MLS shows two sales. When they disagree on one sale, we publish the deed figure.
Plan on at least 30 days from contract to closing for the Board application, with the Board’s 10-day clock inside it. Order both estoppels in the first week and file the application with the contract.
Yes, if the buyer is approved by the Board, and the sale still needs the disclosures and estoppels. We can discuss a private sale, but exposure on the MLS generally supports price.
The commission is negotiated in the listing agreement, and we explain every line before you sign. Call Jesse direct at (239) 898-6072.
We are the #1 Team in Southwest Florida since 2012, we read the recorded documents before we price, and we have the Board application, disclosures and estoppels in the contract package from day one. Ask us how we handle a Board-approved sale.
Request a free home valuation or call Jesse direct at (239) 898-6072. We will pull the sales that fit your villa and walk you through the Board process.
Every Las Brisas fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.
The Las Brisas documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Amended and Restated Declaration (2001), OR 2837, Page 243 | Collier County Clerk | Open the 2001 Las Brisas restated declaration |
| Certificate of amendment, leasing, parking and reserve contribution (2023), OR 6252, Page 1289 | Collier County Clerk | Open the 2023 amendment |
| Certificate of amendment, occupancy, pets, transfers and fines (2019), OR 5608, Page 3015 | Collier County Clerk | Open the 2019 amendment |
| Certificate of amendment, maintenance (2016), OR 5256, Page 1262 | Collier County Clerk | Open the 2016 maintenance amendment |
| Certificate of amendment, insurance (2024), OR 6382, Page 1153 | Collier County Clerk | Open the 2024 insurance amendment |
| Notice of Preservation of Covenants (2011), OR 4741, Page 3072 | Collier County Clerk | Open the 2011 preservation notice |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Leasing amendment (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Las Brisas. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Las Brisas, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
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Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Pelican Bay - Las Brisas, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
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| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Las Brisas has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Las Brisas do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Las Brisas home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
