Pelican Bay - Laurel Oaks

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

Laurel Oaks is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is 160 condominium residences in 18 two-story buildings plus a clubhouse, built in 1990 and 1991 and spread along Tanbark Drive at 818 to 886 Tanbark Drive, Naples, Florida 34108. In the last 12 months the Southwest Florida MLS recorded 10 Laurel Oaks closings at a median sold price of $652,500, which makes it one of the more accessible condominium addresses behind the Pelican Bay Foundation’s beach, tram and amenity system.

Laurel Oaks here means Laurel Oaks at Pelican Bay Condominium, ZIP 34108, in Collier County. It is not the Laurel Oaks neighborhood in Estero near West Bay Club, and it is not Laurel Oaks Condominium Association, a separately incorporated Florida corporation with its own Sunbiz record. Searches for “Laurel Oaks Naples” land on all three, so every figure below is tied to the Tanbark Drive condominium by its recorded declaration, its county roll and its MLS subdivision.

This page goes deeper on Laurel Oaks than any other source we know of. It is built from the recorded Laurel Oaks declaration chain from 1990 to 2019, the association’s Florida Division of Corporations filings, every recorded notice of commencement we found against the buildings, the Pelican Bay Foundation’s published estoppel form, budget package and governing documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, FEMA’s flood map service, Collier County’s milestone building list, the Collier County Public Schools attendance zone tool, and the Southwest Florida MLS pull of October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.

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

Why McGreevy and Comisar Are the Best Realtor for Laurel Oaks

McGreevy and Comisar are the best realtor for Laurel Oaks 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 Laurel Oaks market read built on 60 months of MLS closings, county sales since 1990 and the recorded condominium documents.

If you’re searching for the best realtor for Laurel Oaks in Pelican Bay, Naples, whether you’re ready to sell your Laurel Oaks 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.

Why Laurel Oaks Needs a Building-Specific Agent

Laurel Oaks is 160 residences with three county-recorded sizes, two-story buildings, a Foundation tier that charges a one-time capital assessment at resale, and a condominium association whose declaration lets it review every sale. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price Laurel Oaks from the building’s own record. A listing agent who prices Laurel Oaks off a Pelican Bay high-rise average, or off a generic Naples condominium index, misses all of it. The 12-month median here is $652,500, while a Pelican Bay high-rise such as St. Raphael recorded a 12-month median of $2,350,000 (n 11, 12 months to September 30, 2026), so the comparison has to be made inside the right building class.

Recent Laurel Oaks Track Record (Last 12 Months)

Recent Laurel Oaks track record (last 12 months): In the last 12 months we tracked 10 Laurel Oaks resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings dated October 8, 2025 to October 7, 2026), at a median sold price of $652,500. The highest-priced Laurel Oaks sale in that window was $685,000, a 1,203 square foot two-bedroom that closed on November 24, 2025 after 8 days on the market. The median sale-to-list ratio was 94.2% (n 10). 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.

What We Do for Laurel Oaks Sellers and Buyers

For Laurel Oaks 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 Laurel Oaks we also build the paperwork file before the first showing, because Florida law requires a condominium seller to give the buyer a document package and gives the buyer seven days to cancel after receiving it, and because the Laurel Oaks declaration adds an association approval step to every sale. We assemble it early so the clocks start on day one.

For Laurel Oaks buyers: the first question at Laurel Oaks is the size and the floor plan, because the county records three heated areas and the MLS lists more. The second is the stack of charges, which runs through three bills: the condominium association, the Pelican Bay Foundation and the Pelican Bay Services Division. The third is the approval step. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Laurel Oaks residence; we answer them below.

Honors and Recognition

Honors and recognition:

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

Selling your Laurel Oaks home? Get a free home valuation, see how we sell Pelican Bay homes, or Call Jesse direct at (239) 898-6072.

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

Living in Laurel Oaks as a Homebuyer

Living in Laurel Oaks means owning a two-story garden condominium of about 1,203 to 1,481 square feet on Tanbark Drive, with the beach tram, Marker 36 and Sandbar on the Foundation side and roofs, exterior paint, structure and parking handled by the condominium association. Club Pelican Bay is about half a mile away.

What Owning at Laurel Oaks Looks Like Day to Day

Laurel Oaks sits on one street. Tanbark Drive carries all 160 residences, which the county roll groups into 18 building addresses, and the buildings share a pool and a clubhouse or meeting room that the recorded declaration names among the common expenses. Parking is in assigned paved spaces, and the declaration lists parking spaces, air-conditioning equipment and porches as limited common elements, meaning they belong to the common property but are reserved to one residence. The association maintains roofs, exterior paint, structure and parking; the owner maintains windows, doors, shutters, interior systems, air conditioning, dryer vents and floor coverings. That split drives the monthly budget more than any amenity does.

The Three Sizes and Three Bedroom Mixes

The Collier County Property Appraiser’s 2026 tax roll records three heated areas across the 160 residences: 1,203 square feet on 88 residences, 1,340 on 36 and 1,481 on 36. Across the 32 MLS closings of the last 60 months, 23 were two-bedroom, 5 were three-bedroom, 3 were two-bedroom plus den, and 1 sale entered after closing did not record the bedroom count. The MLS also lists living areas of 1,301, 1,314, 1,438, 1,468 and 1,579 square feet on individual sales, so compare size by the county’s heated area and read an MLS figure as one agent’s entry.

What a Buyer Should Check Before Touring

Before you tour a Laurel Oaks residence, ask for four things: the floor on which the residence sits, because the declaration treats hard flooring differently on upper floors; the age of the air-conditioning system, which belongs to the owner; the most recent estoppel figures from the association; and the status of any approved shutters. Then ask the question every Pelican Bay buyer now faces, which is whether the seller or the buyer is paying the Foundation’s $15,000 resale capital assessment under the contract, because the Foundation’s form names the buyer as the party who owes it.

How a Laurel Oaks Purchase Closes

A Laurel Oaks purchase closes through two approvals instead of one. The Foundation’s estoppel form states that the Foundation does not require transfer approval and has no right of first refusal, but the Laurel Oaks Declaration, Article 17, requires prior written Board approval of sales, gifts and inheritance, with a 30-day decision window. We walk both steps in detail in the approval section below. Plan for the condominium resale package under Florida Statutes section 718.503 and the buyer’s seven-day cancellation right that runs from receipt of it.

Selling your Laurel Oaks home? Start with a free home valuation or Call Jesse direct at (239) 898-6072, and read the Pelican Bay valuation page for the community-wide picture.

Buying a home in Laurel Oaks? Call Marc at (239) 287-5873, or read how we represent buyers before your first showing.

Laurel Oaks Market Snapshot: What the Condominiums Actually Sell For

In the last 12 months Laurel Oaks recorded 10 closings in the Southwest Florida MLS, at a median sold price of $652,500, a range of $555,000 to $685,000 and $6,395,000 in total volume. Ten is the first window holding 10 or more sales, so the 12-month read leads this page and the longer windows follow.

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

The 12-Month Read: 10 Closings at a $652,500 Median

Over the 12 months to October 7, 2026, Laurel Oaks had 10 closings (n 10). Because 10 is an even count, the median is the mean of the middle pair, $645,000 and $660,000, which is $652,500. The lowest sale was $555,000 and the highest $685,000. The median days on market was 62 (n 10), the mean of the middle pair, 56 and 67 days. The median sale-to-list ratio was 94.2% (n 10): eight of the ten closed below the final list price and two closed at it. Three sold within 30 days and three took more than 100. The median MLS price per square foot was $476, computed as sold price divided by the MLS living area on each sale.

Four Windows Side by Side

The table below sets the 12, 24, 36 and 60-month windows beside each other. Each window runs back from October 7, 2026. One of the 32 sales in the 60-month window, dated December 17, 2021, was entered after closing and was not marketed through the MLS, so it counts in closings, medians, ranges, volume and price per square foot, and is excluded only from days on market and sale-to-list, which is why those two columns show n 31 for the 60-month window.

The 24-month median of $642,500 is the mean of $640,000 and $645,000 (n 12). The 36-month median is $640,000 on 19 closings. The 60-month median of $660,000 sits on 32 closings and is the highest of the four, which tells you the five-year average includes the 2022 peak rather than the present.

Every Laurel Oaks Closing in the Last 60 Months

Here is every Laurel Oaks closing the Southwest Florida MLS recorded from October 7, 2021 to October 7, 2026, newest first, 32 in all. We show the street, never the house number. Per-square-foot figures divide sold price by the MLS living area on that sale, so they carry the MLS’s measurement.

Calendar-Year Medians Since 2021

Calendar-year counts at Laurel Oaks are small samples, because no year in the five-year file reaches 10 closings. Read each row as a list of a handful of deals, not a trend line. The per-square-foot column is the median of each sale’s price divided by its MLS living area.

The 2022 median of $754,500 (8 closings, small sample) is the peak in this file. The 12-month median of $652,500 (10 closings, 12 months to October 7, 2026) is 13.5% lower, a drop of $102,000 on $754,500. The two windows differ, so treat the comparison as direction, not a forecast. In 2022, six of the eight sales closed above the final list price and the median days on market was 4 (n 8); in the 12 months to October 7, 2026 none closed above list.

Active Laurel Oaks Listings on October 7, 2026

Four Laurel Oaks residences were active on the Southwest Florida MLS on October 7, 2026, and none was pending. Their median list price was $619,000, the mean of $589,000 and $649,000 (n 4, a small sample). At the 12-month closing pace of 10 sales, four active listings equal 4.8 months of supply: 4 / (10 / 12) = 4.8.

What Size Does to Price

Size explains less of the Laurel Oaks price range than condition and timing do. The 1,203 square foot residence made up 5 of the 10 closings in the 12-month window, with a median of $630,000 (n 5, small sample) and a range of $555,000 to $685,000. Across 60 months, 19 of the 32 closings were 1,203 square feet, at a median of $640,000. The two sales at $660,000 and $675,000 in January 2026 were both the 1,579 square foot two-bedroom with den.

Selling your Laurel Oaks home? The 12-month median is a starting point, not a price. Request a valuation built from the closings above or Call Jesse direct at (239) 898-6072.

Buying a home in Laurel Oaks? Call Marc at (239) 287-5873 to review the active listings against these closings, and see our buyer process.

Laurel Oaks Sales History: Every Recorded County Sale Since 1990

Collier County’s recorded-sales file lists 465 qualified Laurel Oaks sales from 1990 through June 30, 2026, starting with 86 in 1990 at a $135,000 median deed price and reaching a 2022 median of $754,500. The county records the deed price, which is the figure we publish for the long view.

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

Qualified Sales by Era, 1990 to June 2026

The county file counts only qualified sales of improved parcels at $100,000 or more. Those 465 sales fall into eight eras. The first, 1990 to 1994, holds 163 of them because the buildings were being sold for the first time: 86 in 1990 alone, at a $135,000 median deed price. The most recent era, 2022 to June 2026, holds 28.

The Last Ten Years of Deeds

Recent county rows show the same shape as the MLS: a climb from a $340,000 median deed price in 2017 (9 sales, small sample) to $444,500 in 2021 (14 sales), then a jump to $754,500 in 2022 (8 sales, small sample) and a settling to $610,000 in 2024 and $630,000 in 2025. For 2023 the county recorded 4 qualified sales at a $701,500 median deed price; the Southwest Florida MLS pull of October 7, 2026 lists 3 sales at $703,000 for the same year. We publish the deed figure for county history and name the MLS figure once, here.

The county’s 2026 row covers only January 1 to June 30, 2026, with 4 qualified sales at a $660,000 median deed price (small sample). The MLS count for 2026 through October 7 is 7 closings at $660,000 (small sample), because the MLS runs three months later than the county file.

What the Long View Tells a Buyer and a Seller

Laurel Oaks has been a thin market since its first sell-out. After the 1990 to 1994 first sales, the county file averages about 12 qualified sales a year for 2000 to 2004 (60 in five years), about 5 a year for 2005 to 2009 (24) and about 7 a year for 2010 to 2014 (33). Since 2022 it shows 28 in four and a half years, about 6 a year, or roughly 4 percent of the 160 residences changing hands annually. A seller should expect few comparable sales in any given quarter, and a buyer should expect to wait for the residence that fits. Both should price from the closings table above rather than from an asking price.

Where Is Laurel Oaks? The Tanbark Drive Address

Laurel Oaks sits at 818 to 886 Tanbark Drive, Naples, Florida 34108, inside Pelican Bay. Tanbark Drive is the only street on the Collier County Property Appraiser’s 2026 tax roll for the 160 condominium parcels, and the Pelican Bay Foundation’s community map includes a Laurel Oaks polygon among the 95 associations inside Pelican Bay.

The Street Address: 818 to 886 Tanbark Drive

People search Laurel Oaks by its street address more often than by its name, usually as “Tanbark Drive Naples” with a house number. The condominium’s building addresses run from 818 to 886 on Tanbark Drive, and the state’s condominium file (Florida DBPR) lists the project as 160 units recorded August 3, 1990, under a Green Tree Drive address that differs from the Tanbark Drive address on the county roll and in the clerk’s records. When two public files disagree on a street, we use the county roll and the recorded documents.

What Laurel Oaks Is Not

Laurel Oaks is not a 55-plus community, because the recorded declaration contains no age restriction, and it is not a single-family neighborhood. It is not the Laurel Oaks in Estero near West Bay Club. It is not Laurel Oaks Condominium Association, a separate Florida corporation. It is not a high-rise: the 18 residential buildings are two stories. Pelican Bay as a whole is not gated at the community level, and Laurel Oaks sits inside it.

Where Laurel Oaks Sits Inside Pelican Bay

The Pelican Bay Foundation’s community map lists Laurel Oaks with a lifestyle description and the web address www.laureloaksinpelicanbay.com, which did not resolve when we tried it on October 7, 2026. We therefore could not read the association’s own site. Everything on this page about the association comes from recorded documents, the Florida Division of Corporations and public county records, and we mark the items that only a member can see.

Ready to Talk About Laurel Oaks? 160 Residences on Tanbark Drive in Pelican Bay

If you own on Tanbark Drive and are weighing a sale, request a free home valuation or Call Jesse direct at (239) 898-6072. If you are buying in Pelican Bay and want Laurel Oaks priced against its neighbors, Call Marc at (239) 287-5873 or read how we represent buyers.

How Did Laurel Oaks Come to Be?

Laurel Oaks was declared a condominium on August 3, 1990 by Laurel Oaks Development Corporation and built out across 1990 and 1991: the county roll shows 120 residences built in 1990 and 40 in 1991, in 18 two-story buildings. Its recorded history runs through thirteen amendments, an amended declaration in 1994 and a full restatement in 2019.

The Declarant and the 1990 Declaration

The original Declaration of Condominium was recorded August 3, 1990 in Official Records Book 1548, Page 2112 of Collier County, with Laurel Oaks Development Corporation as declarant. The association’s corporation, Laurel Oaks at Pelican Bay Condominium Association, Inc., had already been incorporated as a Florida not-for-profit on January 12, 1990 under Sunbiz document number N36149, and the Division of Corporations lists it as active.

Thirteen Amendments in Eleven Months

Between August 10, 1990 and July 17, 1991 the clerk recorded thirteen amendments to the declaration, followed by a correction of the thirteenth on November 7, 1991. They arrive at about one a month through March 1991, then two in July 1991, and the county roll’s split of 120 residences built in 1990 and 40 in 1991 is consistent with a project that was sold and completed in stages. We link every one of them in the Downloadable Documents table at the foot of this page.

The 1994 Amended Declaration and Bylaws

The Amended Declaration and Bylaws, recorded May 4, 1994 in Official Records Book 1943, Page 855 (34 pages), states the building count: 160 units in 14 two-story buildings of 8 units and 4 two-story buildings of 12 units, which is 14 times 8 plus 4 times 12, or 112 plus 48, or 160. Amended Bylaws followed on March 7, 1995 (Official Records Book 2036, Page 1245), and a declaration restatement on May 25, 2001 (Official Records Book 2831, Page 1858).

The 2019 Second Amended and Restated Declaration

The governing document today is the Second Amended and Restated Declaration, recorded October 4, 2019 (Official Records Book 5681, with the text beginning at Page 186), alongside Second Amended and Restated Articles of Incorporation dated September 30, 2019 in the Division of Corporations record. Every rule section below cites that 2019 declaration. Our clerk search found no recorded amendment to it after October 2019, but a condominium can amend by a two-thirds vote of the voting interests, so confirm that against the current resale package.

Where Laurel Oaks Fits in the Pelican Bay Story

Pelican Bay is a master-planned community that Collier County’s PUD master list shows at 2,104 acres with a 7,800-unit cap and 6,623 units built as of June 11, 2026. Laurel Oaks, at 160 residences built in 1990 and 1991, is part of the late-1980s and early-1990s garden-condominium wave that also produced Valencia (1988 to 1990) and Willow Brook (1988), and it predates Avalon (1992 to 1994) and Pebble Creek (1994 to 1996). Its neighbor Serendipity, at 66 two-story units built between 1985 and 1990, is the closest comparison and gets its own section below.

The Condominiums at Laurel Oaks: Buildings, Sizes and Floor Plans

Laurel Oaks is 160 condominium residences in 18 two-story residential buildings, built in 1990 (120 residences) and 1991 (40), in three county-recorded sizes: 1,203 square feet on 88 residences, 1,340 on 36 and 1,481 on 36. The buildings sit along Tanbark Drive with a clubhouse, and the declaration restricts parking to assigned paved spaces.

Eighteen Buildings, Two Stories Each

The 1994 Amended Declaration and Bylaws, section 3.1, describes 14 two-story buildings of 8 units and 4 two-story buildings of 12 units, and the county roll’s 18 building addresses match that count. These are two-story buildings, not towers: a Laurel Oaks residence is on the first floor or the second, and the building height keeps Laurel Oaks below the three-story threshold in Florida’s milestone inspection and structural integrity reserve study statutes, as the milestone section below explains.

Heated Area on the Roll Versus Living Area in the MLS

The county’s heated areas are the cleanest comparison, because one office measured all 160 parcels the same way. The MLS lists those sizes and others. In the 60-month sales file the 1,203 square foot residence appears 19 times, 1,301 five times, 1,340 three times, 1,579 twice, and 1,314, 1,438 and 1,468 once each. All three of the 1,340 square foot sales were three-bedroom residences, and the one active listing at 1,481 square feet is a two-bedroom plus den. We do not know how each MLS entry was measured, so compare residences by county heated area first.

What You Own: The Unit Boundary

Under the 2019 Declaration, section 8.1, a unit’s boundary is the interior undecorated finished surface of its walls, floors and ceilings. Parking spaces, air-conditioning equipment and porches are limited common elements under section 8.6, which means the condominium owns them but one residence has the exclusive use. Article 9 then splits the work: the Association handles roofs, exterior painting, structure and parking, and the owner handles windows, doors, shutters, interior systems, air conditioning, dryer vents and floor coverings.

Floors, Flooring and Sound

Section 9.4 of the Declaration requires Board approval and sound-deadening for hard flooring, except in first-floor units. A second-floor buyer who plans to replace carpet with tile or plank should read that section before pricing the project. A first-floor buyer is exempt from the sound-deadening requirement.

Combining Units and Shutters

Section 9.11 allows units to be combined with Board approval. We do not know whether any MLS size that differs from the county’s three heated areas reflects a combination or a different measurement, so ask for the recorded approval if a listing claims a larger layout. Section 9.12 has the Board adopt shutter specifications, so a buyer should ask for the current approved shutter specification before ordering any.

Amenities at Laurel Oaks and the Pelican Bay Foundation Tier

Laurel Oaks amenities come in two layers. The condominium has its own pool and a clubhouse or meeting room named in the recorded declaration, and every owner is automatically a Class A member of the Pelican Bay Foundation, which operates the beach, tram, Marker 36, Sandbar, racquet courts and fitness center for the whole community.

The Laurel Oaks Layer: Pool and Clubhouse

The 2019 Declaration, section 1.13, lists pool service among the common expenses and the condominium has a clubhouse or meeting room. The association’s own rules for hours, guests and use are member documents, so we do not print them. The declaration’s smoking ban reaches common and limited common areas, balconies and lanais, and fishing is not permitted in any lake on the condominium property.

The Foundation Layer: Beach, Tram and Courts

The Pelican Bay Foundation runs the beach access and the tram service to it, plus Marker 36, the Sandbar, a racquets program with 18 Har-Tru courts and a fitness center. Section 1.23 of the Laurel Oaks Declaration makes every owner a Class A Foundation member automatically, and section 16.7 makes lessees Class B members. Foundation member ID cards open those amenities, and the estoppel form charges a seller $500 if the cards are not returned.

The Club Layer: Club Pelican Bay

Club Pelican Bay is separate from both the condominium and the Foundation. Its golf and membership terms are the club’s own, and we found no recorded Laurel Oaks document that attaches a club membership to ownership. The clubhouse is about half a mile from Laurel Oaks by road, a 1.6-minute drive on a no-traffic route estimate.

Pickleball and Community Parks

Gulfshore Business reported that Pelican Bay Community Park opened 20 new pickleball courts. The Pelican Bay Community Center is 2.1 miles and about 4.8 minutes from Laurel Oaks by the same no-traffic estimate.

What Are the HOA Fees and Association Dues at Laurel Oaks?

The Laurel Oaks Condominium Association does not publish its monthly assessment, budget or reserve balance, so we do not state them; they are member records you receive in the resale package. What is public is the Pelican Bay Foundation’s FY2027 assessment of $3,435, the $15,000 resale capital assessment and the declaration’s list of what common expenses pay for.

What the Recorded Declaration Says Common Expenses Pay For

Section 1.13 of the 2019 Declaration defines common expenses to include master-metered utilities (water, sewer, electricity and trash that are not separately metered), pool service, lawn service, insurance, janitorial service and reserves. Section 12.4 adds that insurance premiums are a common expense. Those are the categories a Laurel Oaks owner’s assessment pays for, according to the recorded Declaration, and the amounts are not published.

What the Association Does Not Publish

The Laurel Oaks association’s budget, reserve figures, minutes and governance form are records only members can see. Florida law gives owners a right to inspect them and requires the association to deliver a financial package to a buyer, and we explain the statute rather than state what any member-only record contains. We also could not read the association’s own website: the address on the Foundation’s map did not resolve on October 7, 2026.

How to Get the Real Number Before You Offer

Ask for the resale package under Florida Statutes section 718.503, which carries the budget and financial statements, and for an estoppel certificate. Under section 718.116 the association’s estoppel fee is capped at $299, with $119 more for delivery inside three business days and $179 more if the account is delinquent. We request both for every Laurel Oaks buyer and compare the association’s figure against the closings above.

What the Assessment Does Not Cover

Under Article 9, the owner pays to replace windows, doors, shutters, interior systems, the air-conditioning system, dryer vents and floor coverings. Under section 12.2.1 the association insures the building at replacement value, and the owner insures what the declaration excludes: floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops, window treatments and owner alterations. An owner policy for those items belongs in every buyer’s budget.

Special Assessments and Recorded Work

We found no recorded special assessment against Laurel Oaks, but a special assessment is an association vote and not a county filing, so absence from the clerk’s index proves nothing. We do know that the association recorded notices of commencement for a 2021 fire alarm panel replacement, a 2022 repiping program and a 2023 re-roof, which we describe in the permits section; the notices show the work was contracted, not how it was paid for.

Selling your Laurel Oaks home? A buyer reads the fee stack before the kitchen. Get a free valuation that prices your residence against the fees, or Call Jesse direct at (239) 898-6072.

Buying a home in Laurel Oaks? Call Marc at (239) 287-5873 and we will request the estoppel and resale package before you offer; our buyer process explains the timing.

Laurel Oaks Layered Fees: Condominium, Foundation and Pelican Bay Services Division

A Laurel Oaks owner pays three layers: the condominium association assessment, which is not published; the Pelican Bay Foundation’s FY2027 assessment of $3,435 plus a $15,000 resale capital assessment at purchase; and a Pelican Bay Services Division assessment that Collier County lists at $1,250 for FY2027, to be confirmed on the November 2026 tax bill.

The Fee Stack at a Glance

Layer Two: The Foundation Assessment

The Foundation’s FY2027 estoppel form lists an annual assessment of $3,435: $2,180 for operations, $497 for reserves and $758 for bulk media, paid quarterly at $858.75. For condominiums the form says the billing is paid by the condominium association, and section 1.23 of the Laurel Oaks Declaration says Foundation assessments are collected by the Association, so an owner sees the Foundation share inside the association’s charge and not as a separate bill. The sum checks: 2,180 + 497 + 758 = 3,435.

The $15,000 Resale Capital Assessment

For deeds recorded on or after October 1, 2026, the Foundation’s form lists a $15,000 resale capital assessment, owed by the buyer on a separate check. It rises 3.5% a year from October 1, 2027, to $15,525 (15,000 times 1.035). The form describes a one-time move-within exemption with a $1,000 processing fee, and the Foundation’s exemption form sets out the qualifying cases. A buyer should treat $15,000 as part of the purchase price when comparing Laurel Oaks to a building outside Pelican Bay.

Layer Three: Pelican Bay Services Division

Collier County’s Pelican Bay Services Division page lists an FY2027 assessment of $1,250, made up of $789.07 for operations and maintenance and $460.93 for capital. The page does not label the figure proposed, approved or adopted, and it shows no FY2026 figure, so we do not call it per unit and we do not compare it to a prior year. Confirm the figure that applies to your parcel on the November 2026 property tax bill.

Property Taxes and What We Did Not Pull

We did not pull individual 2026 assessed values or tax bills for Laurel Oaks residences, and we do not print any. The Collier County Tax Collector publishes each parcel’s bill, and Florida resets a purchased residence’s taxable value on a sale, so a seller’s bill is a poor guide to a buyer’s.

What Sellers Pay at Closing

In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. The seller customarily pays documentary stamps on the deed at $0.70 per $100 under Florida Statutes section 201.02. On the 12-month median of $652,500 that is 6,525 hundreds times $0.70, or $4,567.50. The seller also pays the association and Foundation estoppels.

The Laurel Oaks Declaration, Bylaws and Rules, and How Approval Works

Laurel Oaks is governed by the Second Amended and Restated Declaration recorded October 4, 2019, in Official Records Book 5681, with Board approval required for every sale, gift and inheritance under Article 17. The Foundation requires no transfer approval and holds no right of first refusal, so the condominium’s Board is the only approval a buyer faces.

The Recorded Instruments, in Order

The table lists the recorded Laurel Oaks instruments we found in the Collier County Clerk’s Official Records, each linked to the clerk’s own viewer so you open the unaltered copy.

Voting, Shares and Amendment

Article 6 of the 2019 Declaration gives the condominium 160 voting interests, one for each residence, and each residence a 1/160 share of the common elements and expenses. Article 18 lets two-thirds of the voting interests amend the declaration, on a proposal from the President, the Directors or 25% of the voting interests. Our clerk search found no recorded amendment after October 2019, but recording lags, so ask for the current resale package.

Article 17: Sales, Gifts and Inheritance Need Board Approval

Article 17 requires prior written Board approval of sales, gifts and inheritance, with a 30-day decision window. Section 17.4.3 lists the good causes for disapproval. If the Board disapproves without good cause, the Association must, within 30 days, furnish an approved purchaser, or buy the unit itself, at the contract price or an arbitrated fair market value, in cash. If it fails to do so the transfer is deemed approved and the Association furnishes a certificate. The same article allows a transfer fee up to the legal maximum plus an estoppel fee (17.5), exempts mortgagee, tax-deed and similar transferees (17.6), voids unauthorized transfers unless approved later (17.7) and limits any person or entity to two units, with grandfathering (17.8).

What That Means for a Buyer and a Seller

A contract on a Laurel Oaks residence should carry an approval contingency that matches Article 17: apply early, expect a decision inside 30 days, and know that the transferee is jointly and severally liable for the unpaid assessments (section 10.1). A seller should expect the buyer’s application to be part of the closing timeline. An investor should count the two-unit cap, which applies to a person or entity across the whole condominium.

Signs, Open Houses and Parking

Section 14.5 allows for-sale and open-house signs only if they meet the Foundation’s sign standards and the Association and Foundation approve them in writing. Section 14.7 limits parking to assigned paved spaces and bars trucks, commercial vehicles, recreational vehicles, boats, motorcycles and golf carts.

Occupancy, Guests and Smoking

Section 14.1 limits occupancy to two persons per bedroom plus two overnight occupants, which is 6 for a two-bedroom and 8 for a three-bedroom. Article 15 treats a guest who stays 30 or more days in a year as a Resident or Tenant. Section 14.3 bans smoking in common areas, limited common areas, balconies and lanais.

Is Laurel Oaks a 55+ Community?

Laurel Oaks is not a 55-plus community. The Second Amended and Restated Declaration, recorded October 4, 2019, contains no age restriction, and the Laurel Oaks transfer review under Article 17 turns on the good-cause list and the contract, not on a buyer’s age.

What the Declaration Says About Age

We searched the text of the 2019 Declaration and the 1994 Amended Declaration and Bylaws for any age requirement and found none. A community can only operate as 55-plus if its own recorded documents say so and it satisfies the federal housing-for-older-persons rules; Laurel Oaks’s documents do neither.

What That Means for Buyers and Sellers

The buyer pool for a Laurel Oaks residence is defined by property, price and the Article 17 approval, and not by age. The Pelican Bay Foundation’s membership is by ownership. For the rules that do shape who can live in a residence, see the occupancy, leasing and pet sections of this page.

Can You Rent Out a Laurel Oaks Condo?

Yes, with limits: the 2019 Declaration allows written leases of at least 60 days, up to two a year, for owners who bought after the October 4, 2019 recording, and at least 30 days, up to three a year, for owners at that recording, but the Pelican Bay Foundation’s two-leases-per-year cap applies to everyone. Short-term and transient rentals are barred.

The Association’s Leasing Rules, Article 16

Article 16 requires a written lease with a 30-day Board approval window; if the Board does not act the lease is deemed approved. The maximum lease term is one year, with no transient tenants, no subleasing and no short-term advertising. A security deposit may not exceed one month’s rent (section 16.3). The Association may charge a fee per applicant but none for a renewal (section 16.6). Section 10.4 lets the Association attach rental income when an owner is delinquent.

The Two Tiers of Frequency

Owners who held title at the October 4, 2019 recording may lease at a minimum of 30 days, up to 3 times a year. Later owners may lease at a minimum of 60 days, up to 2 times a year. Because the Foundation’s own cap of two leases a year, set by the Section 3.26 amendment recorded May 28, 2019, also applies, the practical ceiling for everyone is two.

What a Rental Buyer Should Do

A buyer who wants a rental should price the residence as a two-lease-a-year asset of at least 60 days, not a seasonal one-month rental. Before offering, read Article 16, the Foundation’s Lease Application Packet and the May 28, 2019 leasing amendment. The 1994 Amended Declaration also restricted leased units’ use of recreation and parking facilities, so read the 2019 text for what survives.

Selling your Laurel Oaks home? Rental rules shape your buyer pool, and a free valuation accounts for them; Call Jesse direct at (239) 898-6072.

Buying a home in Laurel Oaks? Call Marc at (239) 287-5873 before you assume a rental plan, and see how we represent buyers.

Pet Rules at Laurel Oaks

Laurel Oaks allows one pet per residence, up to 30 pounds, with listed breeds banned and no pets in leased units, under section 14.4 of the 2019 Declaration. On the Foundation’s berm, dogs must be on a lead of 6 feet or less.

The Association Rule, Section 14.4

Section 14.4 of the Declaration allows one pet, with a 30-pound maximum, bans listed breeds and bars pets in leased units. The 1994 Amended Declaration carried a no-pets-in-leased-units rule as well, so the restriction has been consistent across the recorded versions we read.

The Foundation Rule on the Berm

The Foundation’s Rules and Regulations require pets on the berm to be on a lead of 6 feet or less. Read the Rules and Regulations before you bring a dog from a prior home.

What a Buyer With a Pet Should Do

Ask the association for the current written pet policy and the breed list before you offer, and confirm the weight limit against your animal’s current weight. A buyer who may need to lease the residence later should remember that pets are not permitted in leased units, which can cut the pool of tenants.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Laurel Oaks

Laurel Oaks is built as 18 two-story residential buildings, below the three-habitable-story line where Florida’s milestone inspection law (section 553.899) and structural integrity reserve study law (section 718.112) begin to apply, and Collier County’s January 2026 milestone list carries no Laurel Oaks or Tanbark Drive row. The association’s own reserve practices are member records, and we do not state them.

What Florida Law Requires and When

Florida Statutes section 553.899 requires a milestone inspection of a condominium building with three or more habitable stories, and section 718.112(2)(g) requires a structural integrity reserve study for a condominium building three stories or higher. Collier County’s Milestone Inspections program page sets the first inspection at 25 years after the certificate of occupancy for a building within three miles of saltwater, and at 30 years otherwise. The Legislature revisited condominium reserves and inspections again in 2025 with HB 913.

Why Two Stories Matter at Laurel Oaks

The 1994 Amended Declaration and Bylaws describes every Laurel Oaks residential building as two stories. A two-story building is below the three-story trigger in both statutes, so the milestone inspection and the structural integrity reserve study are not required of Laurel Oaks by their terms. A buyer should still ask the association whether it has commissioned any voluntary engineering or reserve study, because the answer is a member record that we cannot read for you.

What Collier County’s Milestone List Shows

We read Collier County’s milestone buildings by year list, which was current as of January 2026 and has 497 rows, and found no Laurel Oaks or Tanbark Drive row. The county’s three-mile saltwater boundary map is the document that decides the 25-year or 30-year clock for the buildings that are on the list. The same list carries three rows for Serendipity Drive addresses, which the county spells “Serenidity”; that is a Serendipity matter, and the Serendipity page covers it.

What We Do Not Say

We do not state what any Laurel Oaks reserve study, engineering report, budget or insurance schedule contains, because those are member records. We explain what the statutes require and what to request. A buyer’s right to the association’s financial package under section 718.503 is the lawful route to the numbers.

Questions to Put to the Association

Ask whether the buildings have had a roof, paint or paving reserve schedule updated in the last three years; whether the 2022 water supply replacement and the 2023 re-roof were fully completed and closed out; whether any special assessment has been proposed; and what the association’s insurance deductible is for wind and water. Written answers belong in your inspection file.

Hurricanes, Flood Zone and Insurance at Laurel Oaks

Laurel Oaks sits in FEMA flood Zone X at all five Tanbark Drive points we queried, the shaded 0.2 percent annual chance zone, outside the Special Flood Hazard Area, on a panel effective February 8, 2024. The association insures the buildings, the owner insures the interior, and Ian cost the Foundation about $16.4 million.

What FEMA’s Map Says at Five Tanbark Drive Points

We queried FEMA’s National Flood Hazard Layer at five addresses spread along Tanbark Drive on October 7, 2026. All five returned Zone X, subtype “0.2 percent annual chance flood hazard in coastal zone,” on panel 12021C0381J, effective February 8, 2024, with no base flood elevation. Zone X is outside the Special Flood Hazard Area, which is the area where a federally backed mortgage requires flood insurance. These are map lookups and not determinations for any parcel, so a lender’s flood determination or an elevation certificate decides your residence.

Collier’s Coastal Maps and the Community Rating System

Collier County adopted its updated coastal flood maps effective February 8, 2024, according to the county’s 311 knowledge base. The county’s 2026 Flood Protection Newsletter reports a Community Rating System Class 5 rating, which gives a 25% discount on National Flood Insurance Program policies in the county.

What Hurricane Ian Did to Pelican Bay

The National Hurricane Center’s Tropical Cyclone Report on Hurricane Ian is the federal record of the September 2022 storm. The Pelican Bay Foundation reported about $16.4 million of damage and levied a special assessment of $2,195 per unit in August 2023. We do not know what Ian cost the Laurel Oaks buildings, and the association’s own claim records are member documents.

How Laurel Oaks Is Insured

Section 12.2.1 of the 2019 Declaration has the Association insure the building, including the units, at replacement value, with an appraisal at least every 36 months so long as the Condominium Act requires it. Section 12.2.2 requires best-efforts flood coverage, and section 12.4 makes the premiums a common expense. The insured items exclude floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops, window treatments and owner alterations, so every owner needs a unit-owner policy for what the Association does not insure. The Florida Office of Insurance Regulation explains wind mitigation credits.

Flood and Radon Disclosures in a Sale

Florida Statutes section 689.302 requires a flood disclosure in residential sales, and section 404.056 requires a radon notice in the contract. We prepare both before the first showing so a buyer is not surprised.

Selling your Laurel Oaks home? Insurance cost is now part of every offer. Get a free valuation and a candid read of how buyers see your residence, or Call Jesse direct at (239) 898-6072.

Buying a home in Laurel Oaks? Call Marc at (239) 287-5873 for insurance and flood-zone questions before you offer, and read how we represent buyers.

Which Schools Serve Laurel Oaks?

Laurel Oaks addresses are zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High in Collier County Public Schools: we ran 107 Tanbark Drive addresses through the district’s address lookup for the 2026-27 school year, and all 107 returned the same three schools with no rezoning flag.

The Three Zoned Schools

The district’s address lookup (which labels the year 2027) returned Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for every Tanbark Drive address we tested. The Collier County Public Schools attendance zone tool is the authority, and zones can change, so confirm your own address before you rely on this.

Grades and Drive Times

The district’s 2024-2025 school grades show A grades for all three schools, and each has held an A for five years. By a no-traffic route estimate from the middle of Laurel Oaks, Sea Gate Elementary is 2.1 miles and 4.8 minutes away, Pine Ridge Middle is 2.6 miles and 5.5 minutes, and Barron Collier High is 4.3 miles and 9.2 minutes.

What We Cannot Promise

A school assignment is a district decision, not part of the condominium’s recorded documents. A listing cannot guarantee a school, and a residence’s zoning can change with district action. Check the district tool at contract and again before closing.

County Permits and Recorded Work at Laurel Oaks

Collier County’s clerk holds three sets of Laurel Oaks notices of commencement we found: a September 2021 fire alarm panel replacement, 19 notices in August 2022 for new PEX A water supply pipes in all 18 residential buildings and the clubhouse, and an October 2023 re-roof of 19 buildings. A notice shows work was contracted, not completed.

The 2021 Fire Alarm Panel Replacement

On September 23, 2021 the association recorded a notice of commencement for replacing the fire alarm panel, in Official Records Book 6016, Page 663 (open the notice).

The 2022 Potable Water Supply Replacement

On August 24, 2022, in Official Records Book 6166, Pages 2088 to 2106, the association recorded 19 notices of commencement. Eighteen cover new PEX A potable water supply pipes from the PVC main building shut-off to the individual units in each of the 18 residential buildings, and the nineteenth covers replacing polybutylene pipes with PEX A inside the clubhouse. Open the first notice and the last; the clerk numbers run in sequence from the first to the last. We do not name the contractor.

The 2023 Re-Roof

On October 4, 2023, in Official Records Book 6293, Page 2248, the association recorded a notice for “Re-Roof, Remove Existing Roof, Install New Roof” at Tanbark Drive, “19 total bldgs” (open the notice). That is the 18 residential buildings plus the clubhouse, which matches the 18 residential building addresses on the county roll plus the clubhouse.

What a Buyer Should Ask About Permits

Ask the association for the certificates of completion for each of those three projects, and ask the seller for permits on any interior work, especially air-conditioning replacements, window and door replacements and any combined units. The county permit record for each residence is public; we did not pull individual residence permits for this page.

What Is Zoned and Being Built Near Laurel Oaks?

All five Laurel Oaks address points we tested fall inside the Pelican Bay planned unit development in Collier County’s zoning layer, with an Urban Residential Subdistrict future land use. Just east of the planned unit development, a single-family RSF-1 area and a separate community facilities planned unit development sit within roughly 300 to 1,000 feet.

What the Zoning Layer Shows

Collier County’s growth management zoning layer places all five Tanbark Drive points inside the Pelican Bay PUD, and the county’s future land use layer designates the same points Urban Residential Subdistrict. The Pelican Bay PUD document with ordinances is the controlling text, and the county’s land development code governs the rest.

The Neighbors to the East

A single-family residential RSF-1 polygon lies east of the planned unit development, between about 314 and 960 feet from our five sample points. A separate community facilities planned unit development (CFPUD) lies at the northeast corner, between about 434 and 976 feet away. The county layer does not name the CFPUD or its use in a way we could read, so we do not identify it; ask the county’s zoning staff or the seller’s agent.

What Is Being Built or Argued Over Nearby

Epique Pelican Bay, which its official site describes as a 19-story Gulf-front tower and the final ownership opportunity in Pelican Bay, is a new Pelican Bay tower in the news. Waterside Shops describes a redevelopment on its site. The Naples Grande water park dispute is the live land-use question: the Park Shore Association reported on May 30, 2026 that the developers withdrew the site development plan amendment to proceed with hotel remodels, with the resort possibly reconsidering after pending appeals are decided, and that the Pelican Bay Foundation is among those who appealed the county staff’s interpretations. The Gulf Shore Association of Condominiums reported the Foundation’s appeal on April 22, 2026.

What Zoning Can and Cannot Tell You

Zoning describes what is allowed, not what will be built. We did not find a published Collier County docket for the water park appeals, so we make no prediction. A buyer who cares about a neighboring use should read the PUD ordinances and call the county.

Daily Logistics at Laurel Oaks

Laurel Oaks sits about half a mile from Club Pelican Bay, 1.8 miles from the Marketplace at Pelican Bay, 1.6 miles from Artis-Naples and 4.3 miles from NCH North Hospital, by route estimates from the middle of the condominium. Master-metered water, sewer, electricity and trash are common expenses under the Declaration.

Drive Times From Laurel Oaks

These are no-traffic route estimates from a point in the middle of Laurel Oaks, not live travel times. Season traffic on Vanderbilt Beach Road and US 41 lengthens them. Waterside Shops and Vanderbilt Beach access could not be placed by the geocoder, so we do not list them.

The Beach by Tram

The Foundation operates a tram service and beach access for members. A Laurel Oaks owner uses the Foundation’s member ID card, and a Realtor-hosted showing uses the Foundation’s guest card request.

Utilities, Trash and Deliveries

Section 1.13 of the Declaration lists master-metered water, sewer, electricity and trash as common expenses where they are not separately metered. We do not know which of those each Laurel Oaks residence meters separately, so ask the association’s resale package and the seller’s last bills.

Healthcare and Culture Nearby

NCH North Hospital is 4.3 miles from Laurel Oaks. Artis-Naples, the performing arts center, is 1.6 miles away.

How Does Laurel Oaks Compare to Serendipity and Other Pelican Bay Garden Condominiums?

Laurel Oaks, with 160 residences and a 12-month median of $645,000 on 11 closings to September 30, 2026, is the only garden condominium in the table below with 10 or more closings in that window; every other row is a small sample. Serendipity is the closest comparison at 66 units.

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

The Benchmark Table

The table compares seven Pelican Bay condominium buildings on units, product, year built, MLS closings and median sold price for the 12 months to September 30, 2026, the window the Pelican Bay roster uses. Laurel Oaks shows 11 closings and $645,000 here because the roster window ended on September 30; the October 7 pull used elsewhere on this page shows 10 and $652,500, because the October 3, 2025 sale at $640,000 drops out of the later window. The last column divides closings by units, per 100 units.

How to Read Closings per 100 Units

Closings per 100 units is a liquidity yardstick: Laurel Oaks, 11 / 160 = 6.9; Serendipity, 6 / 66 = 9.1; Avalon, 9 / 174 = 5.2; Barrington Club, 8 / 89 = 9.0; Pebble Creek, 8 / 264 = 3.0; Valencia, 4 / 135 = 3.0; Willow Brook, 4 / 112 = 3.6. By that measure Laurel Oaks sells in the middle of the group, behind Serendipity and Barrington Club and ahead of Avalon, Willow Brook, Pebble Creek and Valencia. Every comparison row except Laurel Oaks is a small sample, so treat the ranking as indicative.

What Sets Laurel Oaks Apart in the Group

Laurel Oaks is the third-largest building in the table, behind Pebble Creek at 264 units and Avalon at 174. Its 12-month median sits below Barrington Club at $777,500, Valencia at $760,000 (n 4), Willow Brook at $712,500 (n 4) and Serendipity at $690,000 (n 6), and above Avalon at $590,000 (n 9). Only Avalon, which is gated, sells lower in this window. The Foundation assessment and the $15,000 resale capital assessment apply to every building in the table.

Laurel Oaks vs Serendipity: Which Pelican Bay Condominium Fits You?

Laurel Oaks is a 160-residence, two-story garden condominium on Tanbark Drive with a 12-month median of $652,500, while Serendipity is a 66-unit garden condominium on Serendipity Drive with a 12-month median of $690,000 on 6 closings, a small sample. Choose by size, price band, liquidity and the paperwork each one requires.

The Decision Table

Both buildings are measured in the same 12-month window to October 7, 2026, from the McGreevy and Comisar Southwest Florida MLS pulls and the Collier County Property Appraiser’s 2026 tax roll.

Where Laurel Oaks Is the Better Fit

Laurel Oaks fits a buyer who wants more residences to choose from, a tighter price band ($555,000 to $685,000 across ten recent sales against Serendipity’s $525,000 to $1,150,000 across six), and a larger association. Its three county-recorded sizes make comparison easier than Serendipity’s range of 1,217 to 1,654 square feet. A seller at Laurel Oaks competes with four active listings; a seller at Serendipity competes with three.

Where Serendipity Is the Better Fit

Serendipity fits a buyer who wants a smaller association of 66 units, a wider choice of sizes and a higher ceiling: the 60-month median is $816,250 against Laurel Oaks’s $660,000, and its high was $1,150,000. It also turns over faster per unit, 9.1 closings per 100 units against 6.25. The 36-month window is Serendipity’s first with 10 or more closings, so its numbers carry more uncertainty than Laurel Oaks’s.

What the Two Share

Both buildings sit inside Pelican Bay, so both fall under the Foundation’s FY2027 assessment of $3,435, the $15,000 resale capital assessment and the Pelican Bay Services Division assessment. Both are garden condominiums with a Board approval step and their own Sunbiz association records. Read the Serendipity guide for its own declaration and rules.

Selling at Laurel Oaks or Serendipity? Compare your price band in a free valuation, or Call Jesse direct at (239) 898-6072.

Buying at Laurel Oaks or Serendipity? Call Marc at (239) 287-5873 to tour both on one afternoon, or start with how we represent buyers.

Honest Pros and Cons of Owning at Laurel Oaks

Laurel Oaks offers a 160-residence two-story garden condominium inside Pelican Bay’s beach, tram and amenity system at a 12-month median of $652,500, with the association maintaining roofs, paint and structure. The costs are a $15,000 resale capital assessment, a Board approval on every sale, rental limits, unpublished association financials and a market of roughly 10 sales a year.

What Works at Laurel Oaks

• Entry price inside Pelican Bay: a 12-month median of $652,500 (n 10), below Serendipity, Barrington Club, Valencia and Willow Brook in the roster window.
• Scale and liquidity: 160 residences and 32 MLS closings in 60 months, with more 12-month closings than any other building in the benchmark table.
• Exterior maintenance: roofs, exterior painting, structure and parking sit with the Association under Article 9.
• Height: two stories, below the three-story trigger of Florida’s milestone and structural integrity reserve study statutes.
• Foundation amenities: beach access, tram, Marker 36, Sandbar, racquets and fitness under one membership.
• Schools and logistics: zoned to three A-graded schools, with Club Pelican Bay about half a mile away.
• Zone X: all five flood-map queries returned the shaded X zone outside the Special Flood Hazard Area.

What to Weigh Carefully

• The $15,000 resale capital assessment, owed by the buyer on deeds recorded on or after October 1, 2026, rising 3.5% a year from October 1, 2027.
• Board approval on every sale, gift and inheritance under Article 17, with a 30-day decision window.
• Rental limits: written leases of at least 60 days for later owners, two a year, no short-term rentals.
• One pet of up to 30 pounds, no pets in leased units.
• Unpublished financials: the association’s budget, reserves and minutes are member records.
• Vintage: buildings from 1990 and 1991, with the 2022 water supply replacement and the 2023 re-roof recorded as contracted work.
• A thin market: 10 closings in 12 months, with a median of 62 days on market and one sale that took 446 days.
• A price below the 2022 peak: the 12-month median is 13.5% below 2022’s $754,500, comparing different windows.

How We Would Decide

If the monthly carrying cost, the $15,000 assessment and the approval step fit your plan, Laurel Oaks is a straightforward way into Pelican Bay, and McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will tour both buildings with you in one afternoon. If you want a smaller association, compare Serendipity first.

Selling your Laurel Oaks home? Talk through the trade-offs with a free valuation or Call Jesse direct at (239) 898-6072.

Buying a home in Laurel Oaks? Call Marc at (239) 287-5873, or read how we represent buyers.

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

If you’re searching for a Laurel Oaks listing agent, or thinking, ‘I need someone to sell my Laurel Oaks home…’ you are selling into about 10 sales a year, to a buyer who reads the fee stack first, with a Board decision before closing. McGreevy and Comisar sell Laurel Oaks 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)

Our Listing-Agent Credentials

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 Laurel Oaks listing.

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

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

What Laurel Oaks Homes Sold For

In the last 12 months Laurel Oaks has seen 10 resales in the Southwest Florida MLS (pulled October 7, 2026).

• Closings, last 12 months (MLS): 10, median $652,500, range $555,000 to $685,000.
• Dollar volume, last 12 months: $6,395,000 across the ten closings.
• Median days on market: 62 (n 10); median sale-to-list ratio: 94.2% (n 10).
• Widened window, last 60 months (MLS): 32 closings, median $660,000, range $520,000 to $850,000, total $21,109,900.
• Today: four active listings on October 7, 2026, from $579,000 to $660,000.

What Is Different About Selling at Laurel Oaks

Four things set a Laurel Oaks sale apart from a generic Naples condominium sale. The condominium Board must approve the buyer under Article 17 within 30 days. The buyer owes the Foundation a $15,000 resale capital assessment on a separate check. The seller owes a Foundation estoppel of $250 (plus $100 for expedite) and the association’s estoppel, capped by statute at $299 with $119 and $179 add-ons. And the buyer pool is shaped by rental limits (two leases a year, 60-day minimum for later owners) and a one-pet, 30-pound rule. We build the file for all four before the first showing, and we manage the seven-day cancellation right that starts when the buyer receives the condominium documents.

What Is Your Laurel Oaks Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Laurel Oaks home valuation, or use the Pelican Bay home valuation page. It takes about a minute, and Jesse follows up with the Laurel Oaks closings that fit your residence: the same county-recorded size, the same floor, adjusted for condition, flooring, air conditioning and shutters. An automated estimate cannot tell one 1,203 square foot residence from another. We price to the difference.

Talk to Jesse Direct

(239) 898-6072, text or call. Confidential conversations welcome. Call Jesse direct at (239) 898-6072. For the Pelican Bay-wide seller plan, read how we sell Pelican Bay homes.

Our Dedicated Laurel Oaks Seller Page Is Coming

Our dedicated seller page for Laurel Oaks at Pelican Bay, titled Sell My Home in Laurel Oaks at Pelican Bay, is coming. Until it is built, this section and the free valuation above are the place to start.

How long will it take to sell my Laurel Oaks condo?

In the last 12 months the median Laurel Oaks closing took 62 days on the market (n 10), with a range from 8 to 446 days, and four residences were active on October 7, 2026. Add the Board’s 30-day approval window to the contract period when you plan your move.

Who pays the $15,000 Pelican Bay resale capital assessment?

The Foundation’s FY2027 form names the buyer as owing it on deeds recorded on or after October 1, 2026. The contract can allocate it differently, so we address it in the offer.

Do I need the Laurel Oaks Board’s approval to sell?

Yes. Article 17 of the 2019 Declaration requires prior written Board approval of every sale, with a 30-day decision window. Deliver the contract and the buyer’s application promptly.

What price should I list my Laurel Oaks condo at?

Against recent closings of your county-recorded size and condition. The 1,203 square foot residence closed at a median of $630,000 over the last 12 months (n 5, a small sample), and the median sale-to-list ratio was 94.2% (n 10).

Can I sell my Laurel Oaks condo with a tenant in it?

Yes, subject to the lease, which cannot exceed one year under Article 16. Tell the buyer’s agent the lease terms at the first showing.

What does a Laurel Oaks seller pay at closing?

Documentary stamps on the deed at $0.70 per $100, which is $4,567.50 at the 12-month median of $652,500, plus the Foundation and association estoppels. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.

Your Local Real Estate Experts

Laurel Oaks 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 the Laurel Oaks declaration chain, its Sunbiz record, the Foundation’s FY2027 estoppel and every Southwest Florida MLS closing of the last 60 months before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Laurel Oaks guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008. You can read 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 Laurel Oaks page the credential that matters more is narrower than any award: we tracked every qualified Laurel Oaks sale in the county’s file back to 1990. In the last 12 months we tracked all 10 Laurel Oaks closings in the Southwest Florida MLS before this guide was written.

What Our Clients Say

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

★★★★★ “Marc was 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

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review

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

Contact McGreevy and Comisar

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

Selling a Laurel Oaks home? Get a free home valuation, or Call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Laurel Oaks, see our guide to Pelican Bay, our guide to Avalon, our guide to Bay Colony and our Naples guide. Pelican Bay owners can start with selling a Pelican Bay home or buying in Pelican Bay.

Frequently Asked Questions: Laurel Oaks Buyer Edition

These are the questions buyers ask most about Laurel Oaks, the 160-residence condominium on Tanbark Drive inside Pelican Bay in Naples, answered from the recorded condominium documents, the Pelican Bay Foundation’s published forms, Collier County’s records, FEMA’s map service and the Southwest Florida MLS, with the date and source of each figure.

What is Laurel Oaks at Pelican Bay?

Laurel Oaks at Pelican Bay is a 160-residence garden condominium in 18 two-story buildings plus a clubhouse, built in 1990 and 1991 on Tanbark Drive in Naples, Florida 34108, inside the master-planned community of Pelican Bay. Its association is Laurel Oaks at Pelican Bay Condominium Association, Inc., Sunbiz document N36149, active since January 12, 1990.

Where is Laurel Oaks, and what is its street address?

Laurel Oaks is at 818 to 886 Tanbark Drive, Naples, Florida 34108. Tanbark Drive is the only street on the Collier County Property Appraiser’s 2026 tax roll for the 160 condominium parcels. The state’s condominium file lists a Green Tree Drive address, which differs from the county roll and the clerk’s records.

Is Laurel Oaks the same as the Laurel Oaks in Estero?

No. This page covers Laurel Oaks at Pelican Bay Condominium in Naples, ZIP 34108, in Collier County. It is not the Laurel Oaks neighborhood in Estero near West Bay Club, and it is not Laurel Oaks Condominium Association, a separately incorporated Florida corporation with a different Sunbiz record.

How many homes are in Laurel Oaks and when were they built?

Laurel Oaks has 160 residences. The Collier County Property Appraiser’s 2026 tax roll shows 120 built in 1990 and 40 in 1991. The 1994 Amended Declaration and Bylaws describes 14 two-story buildings of 8 units and 4 two-story buildings of 12 units, which is 112 plus 48, or 160.

How big are Laurel Oaks condominiums?

The county roll records three heated areas: 1,203 square feet on 88 residences, 1,340 on 36 and 1,481 on 36. The Southwest Florida MLS lists additional living areas on individual sales, including 1,301, 1,314, 1,438, 1,468 and 1,579 square feet, so compare residences by the county’s heated area first.

How many bedrooms do Laurel Oaks residences have?

Across the 32 MLS closings of the last 60 months, 23 were two-bedroom, 5 were three-bedroom and 3 were two-bedroom plus den, and 1 sale entered after closing did not record a bedroom count. All three of the 1,340 square foot sales were three-bedroom residences.

What do Laurel Oaks condos sell for?

In the 12 months to October 7, 2026, the Southwest Florida MLS recorded 10 Laurel Oaks closings at a median of $652,500, from $555,000 to $685,000. Over 60 months the median is $660,000 on 32 closings, from $520,000 to $850,000. The 1,203 square foot residence closed at a median of $630,000 in the last 12 months (n 5, small sample).

How many Laurel Oaks condos sell each year?

About 6 to 10. The MLS shows 10 closings in the last 12 months, 32 in 60 months, and calendar-year counts of 8 in 2022, 3 in 2023, 7 in 2024, 5 in 2025 and 7 so far in 2026, all small samples. The county file shows 28 qualified sales from 2022 to June 2026.

How long do Laurel Oaks condos take to sell?

The median Laurel Oaks closing in the last 12 months took 62 days on the market (n 10), the mean of the middle pair, 56 and 67 days. Three sold within 30 days and three took more than 100, including one that took 446 days. The 60-month median is 38 days (n 31).

Are there Laurel Oaks condos for sale now?

On October 7, 2026, four Laurel Oaks residences were active in the Southwest Florida MLS, at $579,000, $589,000, $649,000 and $660,000, a median list of $619,000. That is 4.8 months of supply at the 12-month closing pace. Call Marc at (239) 287-5873 for the current list.

What are the HOA fees at Laurel Oaks?

The Laurel Oaks association does not publish its monthly assessment, budget or reserves, so we do not state them; they arrive in the resale package under Florida Statutes section 718.503. Section 1.13 of the Declaration lists what common expenses pay for, including master-metered utilities, pool service, lawn service, insurance and reserves.

What is the Pelican Bay Foundation assessment for Laurel Oaks?

The Foundation’s FY2027 estoppel form lists an annual assessment of $3,435 ($2,180 operating, $497 reserve and $758 bulk media), paid quarterly at $858.75. For condominiums the form says the billing is paid by the condominium association, and section 1.23 of the Declaration says the Association collects Foundation assessments.

What is the $15,000 resale capital assessment and who pays it?

It is a one-time Foundation charge on deeds recorded on or after October 1, 2026. The Foundation’s form names the buyer as owing it on a separate check. It rises 3.5% a year from October 1, 2027, to $15,525. A one-time move-within exemption carries a $1,000 processing fee. The contract can allocate it differently.

What does the Pelican Bay Services Division assessment cost at Laurel Oaks?

Collier County’s Pelican Bay Services Division page lists an FY2027 assessment of $1,250, made up of $789.07 for operations and maintenance and $460.93 for capital. The page does not say whether it is proposed, approved or adopted, so confirm the figure for your parcel on the November 2026 property tax bill.

Does the condominium association have to approve a Laurel Oaks buyer?

Yes. Article 17 of the 2019 Declaration requires prior written Board approval of sales, gifts and inheritance, with a 30-day decision window. If the Board disapproves without good cause, it must furnish an approved purchaser or buy the unit at the contract price or an arbitrated fair market value, in cash.

Does the Pelican Bay Foundation approve buyers?

No. The Foundation’s FY2027 estoppel form states that the Foundation does not require transfer approval and has no right of first refusal. A condominium sub-association may require approval, and Laurel Oaks does under Article 17 of its Declaration.

Is Laurel Oaks a 55+ community?

No. The 2019 Declaration and the 1994 Amended Declaration and Bylaws contain no age restriction. A community can only operate as 55-plus if its recorded documents say so and it meets the federal rules, and Laurel Oaks’s documents do not.

Can I rent my Laurel Oaks condo?

Yes, within limits. Article 16 requires a written lease of one year or less with Board approval. Owners at the October 4, 2019 recording may lease for at least 30 days up to three times a year; later owners need at least 60 days and up to two times a year. The Foundation’s two-lease cap also applies.

Can I use a Laurel Oaks condo as a short-term rental?

No. Article 16 bars transient tenants, subleasing and short-term advertising, and sets a 60-day minimum for owners who bought after the October 4, 2019 recording. The Foundation’s cap of two leases a year applies as well.

Are pets allowed at Laurel Oaks?

Section 14.4 of the Declaration allows one pet of up to 30 pounds, bans listed breeds and bars pets in leased units. On the Foundation’s berm, dogs must be on a lead of 6 feet or less. Ask the association for the current breed list in writing before you offer.

Is Laurel Oaks in a flood zone?

At five addresses spread along Tanbark Drive we queried, FEMA’s National Flood Hazard Layer returned Zone X, the shaded 0.2 percent annual chance zone in the coastal area, outside the Special Flood Hazard Area, on a panel effective February 8, 2024, with no base flood elevation. These are map lookups, not parcel determinations.

Does Laurel Oaks need a milestone inspection or structural reserve study?

Not by the statutes’ terms. Florida’s milestone inspection law (section 553.899) and structural integrity reserve study law (section 718.112) apply to buildings of three or more stories, and Laurel Oaks’s 18 residential buildings are two stories. Collier County’s January 2026 milestone list has no Laurel Oaks row.

How is the Laurel Oaks building insured, and what do I insure?

Section 12.2.1 of the Declaration has the Association insure the building, including units, at replacement value, with an appraisal at least every 36 months while the Act requires it. The owner insures floor, wall and ceiling coverings, fixtures, appliances, water heaters, cabinets, countertops, window treatments and alterations.

What schools serve Laurel Oaks?

Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. We ran 107 Tanbark Drive addresses through the Collier County Public Schools address lookup for the 2026-27 school year and all returned those three schools with no rezoning flag. All three held A grades for five years. Confirm your address with the district.

What has been repaired or replaced at Laurel Oaks recently?

The association recorded notices of commencement for a fire alarm panel replacement in September 2021, new PEX A potable water supply pipes in all 18 residential buildings and the clubhouse in August 2022, and a re-roof of 19 buildings in October 2023. A notice shows work was contracted, not completed.

Can I put hard flooring in a second-floor Laurel Oaks unit?

Only with Board approval and sound-deadening. Section 9.4 of the Declaration requires both for hard flooring, except in first-floor units. Get the approval in writing before you order materials.

Does Laurel Oaks have a pool and clubhouse?

The Declaration lists pool service and a clubhouse or meeting room among the common expenses, so yes, the condominium has both. The association’s hours and guest rules are member documents. Fishing is not permitted in any lake on the condominium property, and smoking is banned in common and limited common areas.

How close is Laurel Oaks to the beach, and how do I get there?

Pelican Bay’s beach is reached by the Foundation’s tram service with a member ID card. Owners are Class A Foundation members automatically under section 1.23 of the Declaration. We do not publish a beach walking or driving time because the tram is the access route.

Do I have to join Club Pelican Bay?

No recorded Laurel Oaks document we found attaches a Club Pelican Bay membership to ownership. The club’s golf and membership terms are its own. The clubhouse is about half a mile from Laurel Oaks, a 1.6-minute drive on a no-traffic estimate.

How far is Laurel Oaks from the airport and the hospital?

By no-traffic route estimates from the middle of Laurel Oaks, Southwest Florida International Airport is 26.7 miles and 37.2 minutes away, NCH North Hospital is 4.3 miles and 8.7 minutes, and NCH Baker Hospital is 6.1 miles and 12.6 minutes. Season traffic lengthens each.

Can I combine two Laurel Oaks units?

Section 9.11 of the Declaration allows units to be combined with Board approval. Section 17.8 limits any person or entity to two units across the condominium, with grandfathering. Ask for the recorded approval if a listing advertises a combined layout.

What are the parking rules at Laurel Oaks?

Section 14.7 limits parking to assigned paved spaces and bars trucks, commercial vehicles, recreational vehicles, boats, motorcycles and golf carts. Parking spaces are limited common elements under section 8.6.

Is Laurel Oaks cheaper than Serendipity?

On the 12-month medians, yes: $652,500 at Laurel Oaks (n 10) against $690,000 at Serendipity (n 6, small sample). Over 60 months Laurel Oaks is $660,000 and Serendipity $816,250. See the Laurel Oaks vs Serendipity section for the full decision table.

Who is the best realtor for Laurel Oaks?

McGreevy and Comisar: Top 1% Real Estate Agents Nationally Since 2008, #1 Team in Southwest Florida since 2012, with this guide built from the recorded documents and every MLS closing of the last 60 months. Call Marc at (239) 287-5873 or read how we represent buyers.

How do I start buying at Laurel Oaks?

Call Marc at (239) 287-5873 for a buyer consultation, or start with our buyer page for Pelican Bay. We request the estoppel and resale package, set the approval timeline and read the fee stack with you before you offer.

Frequently Asked Questions: Laurel Oaks Seller Edition

These are the questions Laurel Oaks owners ask before they list, answered from the recorded Declaration, the Pelican Bay Foundation’s FY2027 forms, Florida Statutes and the Southwest Florida MLS pulled October 7, 2026, with the source of each figure. Call Jesse direct at (239) 898-6072 for a conversation about your own residence.

What is my Laurel Oaks condo worth?

Start with the 12-month Southwest Florida MLS read: 10 closings at a median of $652,500, from $555,000 to $685,000, to October 7, 2026. Your residence’s county-recorded size, floor, condition and air-conditioning age move it inside that band. Request a free valuation and Jesse will price it against the closings that fit.

What have Laurel Oaks condos sold for recently?

The most recent closing was September 9, 2026 at $660,000 for a 1,203 square foot two-bedroom after 56 days. Before it came $615,000 on July 31, 2026 for a three-bedroom of 1,340 square feet and $645,000 on June 29, 2026. Every closing of the last 60 months is in the table in the market snapshot above.

How long will my Laurel Oaks condo take to sell?

The median Laurel Oaks closing took 62 days on the market in the last 12 months (n 10), with a range of 8 to 446 days. Add the Board’s 30-day approval window and the buyer’s seven-day cancellation right when you plan your move.

How should I price my Laurel Oaks condo?

Against closings of your own county-recorded size and condition, not against asking prices. The median sale-to-list ratio over the last 12 months was 94.2% (n 10): eight of ten closed below the final list price and two closed at it, and none closed above. Four active listings today give a buyer choices.

When is the best time to list a Laurel Oaks condo?

Our 12-month MLS closings fall across seven different months, and no single month dominates. The more useful timing question is supply: four active listings on October 7, 2026 equal 4.8 months of supply, so a well-priced new listing is one of four. Price it to close in 60 days.

Do I need association approval to sell my Laurel Oaks condo?

Yes. Article 17 of the 2019 Declaration requires prior written Board approval of every sale, gift and inheritance, with a 30-day decision window. A transfer without approval is void unless the Board approves it later (section 17.7). We submit the buyer’s application with the contract.

How long does the Board’s approval take?

Article 17 gives the Board 30 days to decide. If the Board disapproves without good cause, it must within 30 days furnish an approved purchaser, or buy the unit, at the contract price or an arbitrated fair market value in cash; if it fails, the transfer is deemed approved and a certificate is furnished.

What does the Pelican Bay Foundation require of a seller?

An estoppel certificate, which costs a seller $250, plus $100 for expedited delivery in 3 business days, per the Foundation’s FY2027 form, and the return of member ID cards, with a $500 fee if they are not returned. The Foundation requires no transfer approval and has no right of first refusal.

What does the condominium estoppel cost?

Florida Statutes section 718.116 caps the association’s estoppel fee at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent. The seller customarily pays it. We order it the day the contract is signed.

Who pays the $15,000 resale capital assessment?

The Foundation’s FY2027 form names the buyer as owing it on a separate check on deeds recorded on or after October 1, 2026. The contract can allocate it differently, so we state the allocation in the offer terms and price your listing knowing a buyer will count it.

Can a buyer avoid the resale capital assessment?

Only through a qualifying exemption. The Foundation’s form describes a one-time move-within exemption with a $1,000 processing fee, and the Foundation’s exemption form sets out the qualifying cases. Neither you nor we can waive it.

What documents must I give a Laurel Oaks buyer?

Florida Statutes section 718.503 requires a condominium seller to give the buyer the declaration, bylaws, rules, the budget and financial information, and the other items the statute lists, and gives the buyer a seven-day right to cancel after receipt. We assemble the package before the first showing so the clock starts early.

What will it cost me to sell my Laurel Oaks condo?

The customary seller items are documentary stamps on the deed, the Foundation estoppel of $250 and the association estoppel of up to $299, plus the commission in your listing agreement, which is negotiable. Documentary stamps at $0.70 per $100 are $4,567.50 on a $652,500 sale. The contract controls who pays what.

Do I pay for the buyer’s title policy?

No. In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. Do not budget it as a seller cost unless your contract says otherwise.

How much are documentary stamps on my Laurel Oaks deed?

Florida Statutes section 201.02 sets documentary stamps on a deed at $0.70 per $100 of consideration. On $600,000 that is $4,200, on $652,500 it is $4,567.50 and on $700,000 it is $4,900. The seller customarily pays it.

Can I put a for-sale sign at Laurel Oaks?

Only if it meets the Foundation’s sign standards and the Association and the Foundation approve it in writing under section 14.5 of the Declaration. The same rule governs open-house signs. We market Laurel Oaks through photography, video, the MLS and scheduled showings.

Can I hold an open house at Laurel Oaks?

Open-house signs are allowed only under section 14.5, with written approval from the Association and the Foundation. We hold scheduled showings instead and use the Foundation’s Realtor guest card request form where a showing needs one.

Can I sell my Laurel Oaks condo with a tenant in it?

Yes, subject to the lease. A Laurel Oaks lease cannot exceed one year under Article 16, so a buyer’s wait is bounded, and the buyer must still be approved. Tell the buyer’s agent the lease terms at the first showing.

What if my buyer wants to rent the condo after closing?

A buyer who purchases after October 4, 2019 is a later owner: written leases of at least 60 days, up to two a year, no short-term rentals, with the Foundation’s two-lease cap. A buyer planning a rental should read Article 16 before offering.

Can I sell to someone who already owns Laurel Oaks units?

Section 17.8 limits any person or entity to two units in the condominium, with grandfathering. A buyer who owns one unit may buy a second; a buyer who already owns two needs the grandfathering to apply. Ask the Association before you accept the offer.

What happens if the Board says no to my buyer?

If the Board has good cause under section 17.4.3, the sale does not proceed. If it has none, the Association must within 30 days furnish an approved purchaser, or buy the unit itself, at the contract price or an arbitrated fair market value, in cash, or the transfer is deemed approved.

Will a buyer ask about the 2022 repiping and 2023 re-roof?

Yes. The association recorded 19 notices of commencement in August 2022 for new PEX A water supply pipes and a re-roof notice for 19 buildings in October 2023. A notice shows work was contracted, not completed, so a buyer will ask for the completion certificates. We request them from the association before listing.

Does Laurel Oaks need a milestone inspection before I sell?

No, not by the statutes’ terms. Florida’s milestone inspection law applies to buildings of three or more habitable stories, and Laurel Oaks’s buildings are two stories. Collier County’s January 2026 milestone list has no Laurel Oaks row. Buyers may still ask what the association has done voluntarily.

What flood information do I give a Laurel Oaks buyer?

Florida Statutes section 689.302 requires a flood disclosure in residential sales. FEMA’s map returned Zone X, outside the Special Flood Hazard Area, at five Tanbark Drive points on October 7, 2026, but those are map lookups, not parcel determinations. Give the buyer any elevation certificate or claim history you hold.

Do I owe a buyer a radon or property tax notice?

Florida Statutes section 404.056 requires a radon notice in the contract, and section 689.261 requires a property tax disclosure summary in a residential sale. We include both in the contract package.

Should I renovate before I sell my Laurel Oaks condo?

Price and condition both matter. In the last 12 months the 1,203 square foot residence closed from $555,000 to $685,000 (n 5, small sample), and the MLS does not record renovation, so condition explains part of that spread and timing the rest. We compare photographs and permits, then recommend only changes that buyers pay for.

Should I replace the air conditioner before listing?

Not necessarily. The air-conditioning system belongs to the owner under Article 9, and a buyer’s inspector will report its age. We weigh a replacement against a price adjustment using your residence’s comparable closings.

What if my Laurel Oaks condo has hard flooring?

Section 9.4 of the Declaration requires Board approval and sound-deadening for hard flooring, except in first-floor units. If your second-floor residence has tile or plank, find the approval before you list, because a buyer will ask for it.

Can I sell my Laurel Oaks condo furnished?

Yes, through a separate agreement for the furnishings. The condominium sale and the personal property are separate items in the contract. Tell us early so we can photograph and list it accurately.

Does FIRPTA affect my sale?

If the seller is a foreign person for U.S. tax purposes, federal withholding rules under FIRPTA may apply at closing. The IRS explains FIRPTA withholding, and your tax adviser should confirm your case before you list.

What is the seven-day cancellation right?

Florida Statutes section 718.503 gives a condominium buyer seven days to cancel after receiving the required documents. That is why we deliver the full package early: the seven days start when the buyer has it.

How will you market my Laurel Oaks condo?

Premium marketing: cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. We list on the Southwest Florida MLS and write the description around the recorded facts a Laurel Oaks buyer checks.

How do I get a free valuation from McGreevy and Comisar?

Use the free home valuation page, or call Jesse direct at (239) 898-6072, text or call. Jesse follows up with the Laurel Oaks closings that fit your residence and a recommended list price.

Why list my Laurel Oaks condo with McGreevy and Comisar?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, and this guide is built from the recorded Laurel Oaks documents and every MLS closing of the last 60 months. See who we are.

Sources and Authoritative References

Every Laurel Oaks figure on this page traces to a primary source below, from the Collier County Clerk’s recorded instruments and the Florida Division of Corporations to the Pelican Bay Foundation, Collier County, Florida Statutes, FEMA and the Southwest Florida MLS. Each link returned a successful response on October 7, 2026.

No listing portal or competing brokerage is cited. The Southwest Florida MLS is cited by name because Matrix is a members-only system.

The Southwest Florida MLS closed-sales and active-listing pulls of October 7, 2026 and the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file (through June 30, 2026) are the two data sets behind every market figure; both are cited as plain text because neither is a public web page.

Collier County Clerk, Official Records (Laurel Oaks instruments)

1. Declaration of Condominium, Laurel Oaks at Pelican Bay, recorded August 3, 1990, OR 1548, Page 2112
2. First amendment, August 10, 1990, OR 1550, Page 1664
3. Second amendment, August 17, 1990, OR 1552, Page 870
4. Third amendment, September 5, 1990, OR 1556, Page 300
5. Fourth amendment, September 25, 1990, OR 1561, Page 493
6. Fifth amendment, October 16, 1990, OR 1565, Page 2323
7. Sixth amendment, November 15, 1990, OR 1572, Page 1513
8. Seventh amendment, December 3, 1990, OR 1576, Page 50
9. Eighth amendment, December 19, 1990, OR 1580, Page 261
10. Ninth amendment, January 9, 1991, OR 1584, Page 1582
11. Tenth amendment, February 8, 1991, OR 1591, Page 2119
12. Eleventh amendment, March 11, 1991, OR 1598, Page 1049
13. Twelfth amendment, July 17, 1991, OR 1632, Page 1716
14. Thirteenth amendment, July 17, 1991, OR 1632, Page 1722
15. Correction of the thirteenth amendment, November 7, 1991, OR 1661, Page 2238
16. Amended Declaration and Bylaws, May 4, 1994, OR 1943, Page 855
17. Amended Bylaws, March 7, 1995, OR 2036, Page 1245
18. Declaration restatement, May 25, 2001, OR 2831, Page 1858
19. Second Amended and Restated Declaration, October 4, 2019, OR 5681, Page 179
20. Notice of commencement, fire alarm panel replacement, September 23, 2021, OR 6016, Page 663
21. Notice of commencement, potable water supply replacement, first of 19, August 24, 2022, OR 6166, Page 2088
22. Notice of commencement, potable water supply replacement, last of 19, August 24, 2022, OR 6166, Page 2106
23. Notice of commencement, re-roof, October 4, 2023, OR 6293, Page 2248

Florida Division of Corporations and Department of Business and Professional Regulation

24. Sunbiz detail record, Laurel Oaks at Pelican Bay Condominium Association, Inc., document N36149
25. Sunbiz filing image, Second Amended and Restated Articles of Incorporation, September 30, 2019
26. Florida DBPR condominium extract (Condo_CW.csv), project record for Laurel Oaks

Pelican Bay Foundation

27. Estoppel Certificate, Fiscal Year 2027
28. Estoppel Certificate, Fiscal Year 2025-2026, revised August 31, 2026
29. FY2027 Approved Budget Package
30. FY2026 Budget
31. FY2024 Audited Financial Statements
32. FY2023 Audited Financial Statements
33. Second Amended and Restated Declaration, recorded April 9, 2009
34. Declaration amendment, Section 3.26 leasing, recorded May 28, 2019
35. Amended and Restated Bylaws, adopted October 27, 2025
36. Rules and Regulations, December 12, 2024
37. Lease Application Packet 2027
38. Resale Capital Assessment Exemption Form
39. Pelican Bay PUD with ordinances
40. Realtors resource page
41. Realtor guest card request form
42. Our beaches
43. Tram service
44. Marker 36
45. Sandbar
46. Our racquets program
47. Fitness center and wellness studio
48. Community map of the associations
49. Design review and covenants application portal

Collier County

50. Milestone Inspections program page
51. Milestone buildings by year, as of January 2026
52. Three-mile saltwater boundary map for milestone inspections
53. Pelican Bay Services Division page
54. 2026 Flood Protection Newsletter
55. Collier County 311, coastal flood map adopted February 8, 2024
56. PUD Master List, June 11, 2026
57. Growth Management zoning layer (ArcGIS FeatureServer)
58. Land Development Code, Municode
59. Milestone inspection status dashboard
60. Collier County Tax Collector, property taxes

Florida statutes and state agencies

61. Florida Statutes 718.503, condominium resale disclosure
62. Florida Statutes 718.116, condominium assessments and estoppel certificates
63. Florida Statutes 718.112 (2025), structural integrity reserve studies
64. Florida Statutes 553.899, milestone inspections
65. Florida Statutes 689.302, flood disclosure in residential sales
66. Florida Statutes 689.261, property tax disclosure summary
67. Florida Statutes 404.056, radon gas notification
68. Florida Statutes 201.02, documentary stamp tax on deeds
69. Florida Department of Revenue, documentary stamp tax
70. Florida Senate, HB 913 (2025), condominium reserves and inspections
71. Florida Office of Insurance Regulation, wind mitigation resources
72. Florida Administrative Code Rule 69O-186.003, title insurance rates
73. Florida Department of Financial Services, title insurance overview

Federal agencies

74. FEMA National Flood Hazard Layer map service
75. FEMA Map Service Center
76. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
77. Internal Revenue Service, FIRPTA withholding
78. U.S. Census Bureau geocoder
79. National Association of REALTORS, settlement frequently asked questions

Schools, healthcare and the area

80. Collier County Public Schools attendance zone tool
81. Collier County Public Schools, 2024-2025 school and district grades
82. NCH North Hospital
83. Artis-Naples, history
84. Waterside Shops, redevelopment
85. Epique Pelican Bay, official site
86. Club Pelican Bay, membership
87. Club Pelican Bay, golf
88. Gulfshore Business, Pelican Bay Community Park opens 20 pickleball courts
89. Park Shore Association, Naples Grande water park update, May 30, 2026
90. Gulf Shore Association of Condominiums, Pelican Bay Foundation joins battle against waterpark, April 22, 2026

McGreevy and Comisar

91. Pelican Bay community guide
92. Serendipity at Pelican Bay guide
93. Naples real estate guide
94. Pelican Bay home valuation request
95. Jesse McGreevy agent profile
96. Marc Comisar agent profile
97. About McGreevy and Comisar
98. McGreevy and Comisar Google Business Profile

Downloadable Documents

The Laurel Oaks 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 viewer, Foundation forms at pelicanbay.org, statutes at the Florida Legislature and county records at Collier County.

We host nothing ourselves. The association’s budget, reserve study, minutes and insurance schedule are member records and are not linked.

Market data from Southwest Florida MLS, pulled October 2026.

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