Pelican Bay - Lugano

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

Lugano is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.

It is 71 homes on the Collier County Property Appraiser’s 2026 tax roll, built between 1985 and 1989 along Via Lugano: 54 condominium residences in four low-rise buildings, at 5940, 5930, 5890 and 5880 Via Lugano, and 17 villas. Lugano at Pelican Bay is not Lugano Court, a different homeowners association that Florida’s corporate records list as inactive, and not Lugano, Switzerland. This page covers the four condominium buildings and the villas on Via Lugano in Naples 34108, and nothing else.

On October 7, 2026, no Lugano home was for sale or under contract in the Southwest Florida MLS, and in the last 36 months 13 Lugano homes closed at an $800,000 median. That median hides the most useful fact about the neighborhood: Lugano sells as two different products under one name. Nine condominiums closed at a $730,000 median and four villas closed at a $2,160,000 median, so an agent who prices Lugano from one number prices both wrongly.

Lugano is also one marketed name for several Florida corporations. The state’s records show Lugano Village Association, Inc. as active and four older building associations, one for each condominium building, as inactive after a merger event dated December 21, 1990. The Pelican Bay Foundation’s community map calls Lugano “a mixed subdivision of four low-rise condominium buildings and 17 villas,” and the neighborhood’s own public page carries the banner “Lugano Village Association, Pelican Bay.”

Jesse McGreevy and Marc Comisar lead Domain Realty Group, and they wrote this page the way they would brief a client at the kitchen table. It is built from the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, the Southwest Florida MLS pulled October 7, 2026, the Florida Division of Corporations records for the Lugano entities, Collier County’s milestone-inspection records, FEMA’s flood map queried at five points in the neighborhood, the Pelican Bay Foundation’s published FY2027 budget, estoppel certificate, lease packet and leasing amendment, and Florida’s condominium statutes as they read in 2026. Where the public record stops, this page says so and names the document that would answer the question.

If you own at Lugano 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, fee-by-fee and rule-by-rule detail below will tell you whether Lugano fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Lugano

McGreevy and Comisar are the best realtor for Lugano 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 Lugano read built on every county-recorded sale since 1987, the county’s building-by-building milestone record and every MLS closing since October 2021.

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

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

That matters at Lugano for a specific reason. The 71 homes sell as two products: the four condominium buildings, where 13 closings in 60 months ran from $550,000 to $1,250,000, and the 17 villas, where 6 closings in the same 60 months ran from $1,275,000 to $2,613,000. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Lugano building against the sales in that building, and we do that below.

Recent Lugano track record (last 12 months): In the last 12 months Lugano has seen 5 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026, a small sample), at a median sold price of $895,000 and a median sale-to-list ratio of 93.4 percent. The highest-priced Lugano sale of those twelve months was $2,613,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

Honors and recognition:

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

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

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

Living in Lugano as a Homebuyer

Living in Lugano means owning a two- or three-bedroom condominium in one of four low-rise buildings, or a villa of 1,621 to 2,663 square feet on the county roll, on Via Lugano within about three-quarters of a mile, in a straight line, of the Pelican Bay beaches. Lugano is small, and most of its homes are condominiums.

Most Lugano buyers are weighing three things at once: a Pelican Bay address that sits near the south boardwalk tram stop and the Foundation’s South Tennis Center, a neighborhood whose homes rarely come up for sale, and a layered set of charges that includes the building, the Foundation and the county. On the Foundation’s community map, Tram Station 2, at the head of the South Boardwalk, is about 0.44 miles in a straight line from the middle of Lugano, and The Commons is about 0.52 miles away. The public record on the buildings themselves is thin, because the association keeps its governing documents and rules behind a member login, and this page says plainly where that leaves a buyer.

What Does a Day at Lugano Look Like?

A typical day starts on Via Lugano, with a ride on the tram from Station 2 or Station 4 to the beach, lunch at the Sandbar on South Beach, or a morning on the Foundation’s South Tennis Center courts. In a straight line South Beach is about 0.71 miles from the middle of Lugano, the Sandbar about 0.70 miles and the South Tennis Center about 0.55 miles. Publix at The Marketplace is about 3.1 miles by road on our routing.

What Does Lugano’s Ownership Structure Allow?

Lugano’s public pages describe one active association, Lugano Village Association, Inc., and the county roll files the 54 condominium residences under four named condominiums and the 17 villas under the Pelican Bay plat. The pages that anyone can read do not state a leasing, pet, age or parking rule for the neighborhood. The Foundation’s own leasing rule is public: no more than two leases per calendar year, unless a neighborhood’s covenants say otherwise.

What Should a Buyer Look at First?

Look first at the building, then the plan. A 1,130 square foot residence in the 5940 building and a 1,600 square foot residence in the 5890 building share a neighborhood name but not a size, a year built or a price band. Then ask the association’s manager for the document package, because section 718.503 of the Florida Statutes gives a condominium buyer seven days to cancel after receiving it.

If you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you want the Pelican Bay-wide view before you narrow to Lugano, start with our Pelican Bay buyer guide. If you own at Lugano, get a free Lugano home valuation or call Jesse direct at (239) 898-6072.

Lugano Market Snapshot: What the Condominiums and Villas Actually Sell For

In the last 36 months Lugano recorded 13 Southwest Florida MLS closings at an $800,000 median, from $550,000 to $2,613,000, for $14,690,500 in volume. Thirty-six months is the first window with ten or more closings, so it leads here, and the 12-month window holds only five sales.

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

One of the 19 closings in 60 months, a $860,000 sale in the 5880 building on September 4, 2025, was entered in the MLS after closing and was not marketed through it. It counts in every price, volume and $ per sq ft figure on this page, and it is left out only of days on market and sale-to-list, which is why those two columns use one fewer sale. Where the median of an even count is shown, it is the mean of the middle pair: the 24-month median of $877,500 is the mean of $860,000 and $895,000, and the 60-month days-on-market median is 64 days (n=18), the mean of the middle pair rounded to the whole day.

The 12-month and 24-month windows hold fewer than ten sales, so we treat them as small samples and name the window beside every figure. The 36-month window is the first with ten or more, which is why $800,000, and not the $895,000 of the 12-month window, is the number this page treats as Lugano’s market.

Every Lugano Closing in the Last 60 Months

The 19 closings below run newest first and are listed by street and building only, with the villas grouped as one type. We never publish unit numbers, house numbers or owner names.

Square footage in this table is the MLS figure. The county roll’s heated area for the same homes is smaller for condominiums, a conflict explained under the homes section, so do not divide a price by one source’s area and compare it with the other’s.

What Did the Condominiums and the Villas Sell For Separately?

Over 60 months Lugano’s 13 condominium closings had an $800,000 median and its 6 villa closings a $2,250,250 median (the mean of $2,200,000 and $2,300,500), so the typical villa sold for 2.8 times the typical condominium. Villas were 4 of the 13 closings in the last 36 months but 55.9 percent of the dollar volume.

Villa medians rest on two to six sales each, so one closing moves them a great deal, and the villa $ per sq ft figures are inflated by one MLS size entry explained below. The condominium tier is the steadier read, and over 60 months its median days on market was 50 (n=12) at a median sale-to-list of 100.0 percent (n=12), against 128 days (n=6) and 94.7 percent for the villas.

Which Lugano Building Sells for the Most?

Over 60 months the 5880 building, Lugano IV, had the highest building median at $877,500 on 4 sales, followed by the 5940 building at $869,000 on 5, and the 5930 building at $767,500 on 3. The 5890 building had a single sale, so it has no median. Every building figure is a small sample.

We attribute each MLS closing to a building from its street number, 5940 to Lugano I, 5930 to Lugano II, 5890 to Lugano III and 5880 to Lugano IV, and we group every other Via Lugano number as a villa. The roster of Pelican Bay neighborhoods that guided this page lists the four buildings and the villas as one Lugano row, and the MLS carries them under one name.

What Do Two-Bedroom and Three-Bedroom Condominiums Sell For?

Over 60 months, 9 two-bedroom condominiums, counting a bedroom plus den as two, sold at a $730,000 median and $488 per sq ft, and 4 three-bedroom condominiums sold at an $877,500 median and $438 per sq ft. The three-bedroom median is 20.2 percent above the two-bedroom median, but each tier is a small sample.

The three-bedroom homes are the larger plans, and in this sample buyers paid less for each added square foot. These are MLS configurations and MLS areas, so treat them as a guide to what sold, not as a statement of what the building’s plans were.

How Have Lugano’s Calendar-Year Medians Moved?

Lugano’s yearly median swings with the mix of condominiums and villas, which is why a single year says little. The MLS shows 4 sales in 2022 at a $1,550,000 median, 2 in 2023 at $1,175,000, 5 in 2024 at $625,000, 4 in 2025 at $1,705,000, and 4 in 2026 through October 7 at $812,500.

Two villas closed in 2025 and only one in 2024, so the 2025 median of $1,705,000 is a villa-heavy number and the 2024 median of $625,000 a condominium number. No year has ten sales, so every yearly median here is a small sample.

Did Lugano Condominium Prices Fall After 2023?

Yes. The four condominiums that closed from April 2022 to May 2023 had a $1,000,000 median (the mean of $900,000 and $1,100,000) and sold in 3 to 10 days, while the nine that closed since October 7, 2023 have a $730,000 median, a 27.0 percent decline. Both groups are small samples, and we do not attribute a cause.

The earlier group includes the highest condominium price in the 60-month record, $1,250,000 on March 15, 2023, and the recent group includes the lowest, $550,000 on September 12, 2024. A seller who anchors on the 2022 and 2023 prices is anchoring on a different market from the one the last 36 months describe.

How Much Below List Do Lugano Homes Sell?

Of Lugano’s 18 sales marketed through the MLS in 60 months, 3 closed above the final list price, 6 at it and 9 below it, and the three weakest ratios were 88.7, 90.3 and 91.1 percent. Over the last 36 months, 1 closed above, 3 at and 8 below, and the buyers paid about 5.5 percent less than the combined final list price.

The 12 non-SDE closings of the last 36 months carried a combined final list price of $14,628,000 and sold for $13,830,500, a gap of $797,500, or 5.45 percent. In the last 12 months the five sales were listed at $6,504,000 and sold for $6,143,000, a gap of $361,000, or 5.55 percent. The pattern is consistent: in aggregate, buyers paid about 94.5 cents on the dollar of the final ask.

How Fast Do Lugano Homes Sell?

Six of the 18 marketed sales closed in 14 days or fewer, five condominiums and one villa, and the most recent was a $630,000 condominium on April 2, 2026 that sold in one day, above its list price. Four sales took 200 days or more, two villas at 276 and 216 days and two condominiums at 261 and 219 days.

Speed splits by price and by year: all five of the condominiums that sold within 14 days closed in 2022, 2023 and April 2026, and none of the 12 marketed sales since October 2023 except the April 2026 one closed in under 30 days. The median of 103 days over 36 months describes a market where a priced-right home can sell quickly but the typical one takes months.

Why Does One Lugano Villa Show $1,283 per Square Foot?

The February 14, 2025 villa sale at $2,550,000 lists 1,987 square feet in the MLS, which gives $1,283 per square foot, the highest in the table. The county roll’s villa sizes run from 1,621 to 2,663 square feet, so 1,987 is a possible size, but the MLS area and the roll’s heated area often differ, and we cannot tell which is right. We show the MLS figure, name it, and do not correct it.

The next-highest villa figure is $1,048, and the median of the six villa figures, $867, would be $811 without the $1,283 entry, so one entry lifts the villa $ per sq ft medians on this page, and the villa price medians are the safer comparison. When we price a villa for a client we measure against villas of the same plan and size, not against the median price per square foot.

What Do the County’s Recorded Sales Say Back to 1987?

The Property Appraiser’s recorded-sales file lists 181 qualified improved sales of $100,000 or more at Lugano parcels from 1987 through June 30, 2026, 55 of them in 1987 to 1989 when the homes were new, with a 1987 peak of 31 sales that matches the roll’s 1987 build year. Medians rose from $194,000 in 1987 to 1989 to $690,000 in 2020 to mid-2026.

The county file reaches back before the MLS pull’s 60 months, and it counts deed sales, not marketing history, so it carries no days on market or list price. The $2,613,000 top of the last row is the December 29, 2025 villa sale that also tops the MLS record.

How Do the County File and the MLS Differ?

They match for 2023, 2024 and January to June 2026, and they differ for 2022 and 2025. The county lists 3 sales in 2022 and omits the $2,300,500 January 3 closing, and its four 2025 sales include a $610,000 sale that matches no MLS closing and omit the $2,550,000 February 14 closing. We publish the deed figure when they disagree and never average the two.

Counts and medians in the 12-month to 60-month windows above come from the MLS, and the yearly and decade history comes from the county. If you are checking a number against your own title company’s records, the county’s deed price is the one that is recorded.

Is Anything for Sale in Lugano Right Now?

No. The Southwest Florida MLS showed no active and no pending Lugano listing on October 7, 2026, so there is no list price to benchmark and no months-of-supply figure to compute. With five closings in 12 months, a typical year brings only a handful of Lugano homes to market, and the next one is worth knowing about early.

If you want to be told the day a Lugano home is listed, call Marc at (239) 287-5873 and ask for a Lugano alert. If you own and have wondered whether a quiet market works for you, get a free Lugano home valuation or call Jesse direct at (239) 898-6072.

Ready to Sell or Buy at Lugano in Pelican Bay? Talk to Jesse and Marc

Lugano had no home for sale on October 7, 2026, and 5 closings in the last 12 months at an $895,000 median (Southwest Florida MLS, October 7, 2025 to October 7, 2026, n=5, a small sample), so the building and plan you own or want set the price band. Selling? Get a free Lugano home valuation or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price every Lugano buyer’s offer and every Lugano listing against the sales in the same building, never against a Pelican Bay average.

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

Where Is Lugano, and What Are Its Street Addresses?

Lugano is on Via Lugano in Naples, Florida 34108, a street that meets Pelican Bay Blvd about 0.17 miles from the middle of the neighborhood. Its four condominium buildings are at 5940, 5930, 5890 and 5880 Via Lugano, and its 17 villas sit on the other Via Lugano numbers. Sanctuary, Glencove and Chateaumere are the closest neighbors.

If you searched for 5880 Via Lugano, 5890 Via Lugano, 5930 Via Lugano or 5940 Via Lugano in Naples, FL, you are looking at the four Lugano condominium buildings below. The villas have their own street numbers on the same street, and we do not publish individual home numbers.

The filing dates and statuses come from the Florida Division of Corporations. The residence counts and years come from the Collier County Property Appraiser’s 2026 roll, which lists 54 condominium residences in the four buildings and 17 villa parcels, 71 in all. The roll also lists one more parcel on the street under a non-residential use code, which we do not count as a home.

Which Address Is Which Building?

The county’s address ranges run in this order: 5940 is Lugano I, 5930 is Lugano II, 5890 is Lugano III and 5880 is Lugano IV. The state’s records agree, because each building’s former association lists its building’s address as its officer address. A buyer searching a listing by building address can therefore tell which of the four condominium buildings it is without a plat.

Is Lugano the Same as Lugano Court or Lugano, Switzerland?

No. Lugano Court Homeowners Association, Inc. is a different Florida corporation that the state lists as inactive, and the Swiss city of Lugano is in Ticino. Lugano at Pelican Bay is the 71-home neighborhood on Via Lugano in Collier County. A search for “Lugano” alone returns all three, so confirm the street and the county before you read a price, a tax figure or a school zone.

How Far Is Lugano From Its Neighbors?

Sanctuary, at 5950 and 5970 Pelican Bay Blvd, is 0.13 to 0.18 miles from the middle of Lugano by road, and Glencove, at 5800, is 0.22 miles. Chateaumere, at 6000 to 6080, is 0.26 to 0.34 miles, Chanteclair at 5900 is 0.31 miles, and Tierra Mar is 0.38 miles. Interlachen, at 6710 to 6820, is about 1 mile, and Calais, at 7000, is 1.34 miles.

Our routes run from the middle of Lugano at free-flow speed, so real trips take longer at peak hours. The Via Lugano entrance at Pelican Bay Blvd is 0.17 miles and 0.7 minutes from the middle of the neighborhood. A different Sanctuary, Sanctuary at Pelican Landing, is in Bonita Springs and is not this one.

Lugano’s Four Condominium Buildings, One by One

Lugano’s 54 condominium residences are in four low-rise buildings of 12 to 15 homes each: Lugano I and II, finished in 1987 on the county roll, and Lugano III and IV, finished in 1988. Every building lists a 2035 next milestone-inspection year, and each building’s 60-month MLS record is a small sample of one to five sales.

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

The four buildings are close in size and age, but their floor plans differ, and the plan matters more to price than the building name. The county roll’s heated areas run from 1,085 to 1,600 square feet in the buildings, and the MLS reports larger living areas for some homes, a conflict we explain under the homes section.

Lugano I at 5940 Via Lugano

Lugano I has 15 residences built in 1987 on the roll, in four sizes: three of 1,130 square feet, six of 1,322, three of 1,340 and three of 1,600. Five closed in the last 60 months at an $869,000 median, from $550,000 on September 12, 2024 to $1,250,000 on March 15, 2023 (a small sample). The county’s milestone record shows permit PL20230005713 with its cycle completed.

Lugano II at 5930 Via Lugano

Lugano II has 15 residences built in 1987, three of 1,085 square feet, six of 1,322, three of 1,430 and three of 1,600. Three closed in 60 months at a $767,500 median, from $625,000 to $800,000 (a small sample), the latest on April 17, 2025 after 261 days on the market. The county’s milestone record shows permit PL20230005699, cycle completed.

Lugano III at 5890 Via Lugano

Lugano III has 12 residences built in 1988, six of 1,410 square feet and six of 1,600. One sale closed in 60 months, a $630,000 condominium on April 2, 2026 that sold after one day on the market, above its $625,000 list price, so there is no median to publish. The county’s milestone record shows permit PL20230005702, cycle completed.

Lugano IV at 5880 Via Lugano

Lugano IV has 12 residences built in 1988, six of 1,410 square feet and six of 1,600. Four closed in 60 months at an $877,500 median (the mean of $860,000 and $895,000), from $730,000 to $1,100,000, three of them since September 2025. The county’s milestone record shows permit PL20230005705, cycle completed.

Which Lugano Building Is Best for a Buyer?

None is best in the abstract, because the record is too thin to rank them. Choose by plan and by documents: the 1,600 square foot homes in Lugano III and IV are the largest condominium plans on the roll, and the 1,085 and 1,130 square foot homes in Lugano II and I are the smallest. Ask each building’s association for its budget and reserve study before you compare buildings on price.

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

How Did Lugano at Pelican Bay Come to Be?

Lugano was built from 1985 to 1989 as a mix of four condominium buildings and 17 villas inside Pelican Bay, and the state’s corporate records show a master entity and four building associations filed between October 1985 and April 1988. The roll’s years are 1987 and 1988 for the buildings and 1985, 1987 and 1989 for the villas.

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

The Pelican Bay Foundation’s community map describes the neighborhood as built from 1985 to 1989, and the county roll agrees with that span. We could not source the builder, the developer, the architect or the number of stories, and we do not guess at them.

When Were Lugano’s Buildings Built?

The roll gives 1987 for Lugano I and II and 1988 for Lugano III and IV, and for the villas 1985 for one, 1987 for 15 and 1989 for one. The county’s recorded-sales file shows 55 sales in 1987 to 1989 and a peak of 31 in 1987, which is what a neighborhood selling out its first homes looks like in the record.

What Do Florida’s Corporate Records Show for Lugano?

The Florida Division of Corporations lists five Lugano entities. Lugano Village Association, Inc. (document N11589) was filed on October 15, 1985, restated its articles on April 18, 2013 and filed a 2026 annual report on April 18, 2026, and is active. The four building associations, N11590, N14927, N20255 and N25918, were filed from 1985 to 1988 and are inactive.

What Happened to the Four Building Associations?

Each of the four building associations carries a merger event dated December 21, 1990 on the state’s record, and each is now inactive. The Division data we read does not name the surviving entity, so it is our inference, not a record, that they merged into Lugano Village Association, Inc., which was filed the same day as the first building association.

Who Is the Active Association’s Registered Agent?

The 2026 filing for Lugano Village Association, Inc. lists Advanced Property Management Services, Inc., at 1035 Collier Center Way, Unit 7, Naples 34110, as both registered agent and principal address, a change dated April 18, 2026. We do not publish officer names, and the filing is a record of the corporation, not a statement of who manages each building today.

Does Lugano Have Its Own Public Site?

Yes. The association’s public site at luganonaples.com carries the banner “Lugano Village Association, Pelican Bay” and menu links to a property-management owner portal, to a resale and estoppel service and to a sales and leasing section. The governing documents, budgets and rules are behind the members’ login, so this page does not state their contents.

Can You See Lugano’s Recorded History for Yourself?

Yes. The Collier County Clerk’s Official Records search returns every recorded deed, condominium declaration and amendment by name or date, and the Property Appraiser’s sales history shows each parcel’s recorded deeds. A title company will pull the same records before a closing, and so will we for a Lugano client before an offer.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we read the state’s corporate record for all five Lugano entities and the county’s file of 181 recorded sales before we wrote a word of this history.

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

The Homes: Four Buildings and 17 Villas, 1,085 to 2,663 Square Feet

Lugano’s 71 homes on the county roll run from 1,085 to 2,663 square feet of heated area, with a median of 1,430: 54 condominium residences of 1,085 to 1,600 square feet in four low-rise buildings, and 17 villas of 1,621 to 2,663 square feet with a median of 2,105. The MLS reports larger areas for some homes.

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

What Sizes Are Lugano’s Condominiums?

On the county roll the condominiums come in seven heated areas: 1,085, 1,130, 1,322, 1,340, 1,410, 1,430 and 1,600 square feet. The most common is 1,600, the largest, with 18 homes across all four buildings, and 1,322 in Lugano I and II and 1,410 in Lugano III and IV each have 12. Lugano III and IV have only two plans each, six homes of each.

How Big Are the Villas?

The 17 villas run from 1,621 to 2,663 square feet of heated area on the roll, with a median of 2,105, and 15 of the 17 were built in 1987, one in 1985 and one in 1989. The Foundation’s community map describes the villas as both attached and detached and does not say which is which, so we do not sort them.

Why Does the MLS Show Larger Condominiums Than the County Roll?

The MLS lists living areas of 1,280 to 2,005 square feet for Lugano condominiums that sold in 60 months, including 1,700 and 2,005, while the roll’s largest condominium plan is 1,600 square feet. We do not know whether the MLS counts enclosed lanai or other area, so this page names the source beside each size and never compares a price per square foot from one source with the other.

What Bedroom Layouts Appear in the MLS?

Sold condominiums appear in the MLS as two bedrooms and two baths, two bedrooms plus a den and two baths, three bedrooms and two baths, and three bedrooms plus a den and two baths. Sold villas appear as three bedrooms with two or three baths and three bedrooms plus a den with two or three baths. The roll’s bedroom field is blank for Lugano, so the MLS is our only source.

Which Lugano Homes Overlook the Lake or Have a Private Pool?

The Foundation’s community map says some Lugano homes overlook a lake and landscaped areas, “many of which come complete with their own private pool,” and it does not say which homes. We do not state which buildings or villas have lake views or pools. Ask for the home’s own description, then walk it, because a view or a pool is a fact about one home.

What Is the Extra Parcel on Via Lugano?

The roll lists one additional parcel on Via Lugano with a non-residential use code, a building of 2,495 square feet built in 1987. We do not know what it is and do not count it among the 71 homes. If you are buying near it, the Collier County Property Appraiser’s parcel search shows its owner and use.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we measure a Lugano home against sales of the same plan in the same building, so we tell you which of the two area figures a comparison uses.

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

What Amenities Come With a Lugano Home?

A Lugano home comes with Pelican Bay Foundation membership, which brings nearly three miles of beach, eight tram stations, 18 Har-Tru tennis courts at two centers and a community park, and the nearest tram stop is about 0.44 miles in a straight line from the middle of Lugano. Whether Lugano itself has a pool or clubhouse we could not confirm.

How Far Are the Tram Stops, the Beach and the Courts?

The distances below are straight-line measurements from the middle of the Lugano polygon to points on the Foundation’s community map, which is not the same as a walk or a ride. Tram Station 2, at the head of the South Boardwalk, is 716 meters away, or 0.44 miles, and South Beach is 1,135 meters, or 0.71 miles.

What Does the Beach Offer?

The Foundation describes nearly three miles of beach, open from 9 a.m. to sunset, and eight tram stations that carry over 900,000 trips a year. The Foundation’s rules bar pets from any Pelican Bay Foundation or Collier County beach, so a buyer with a dog should read the pet section below. The Foundation’s map marks The Sandbar and Sunset Cafe near South Beach and Marker 36 on North Beach.

What Tennis and Pickleball Facilities Are Nearby?

The Foundation operates 18 Har-Tru courts at two tennis centers, and the South Tennis Center is about 0.55 miles from the middle of Lugano. The Pelican Bay Community Park adds 8 Har-Tru courts and 20 pickleball courts, of which 3 and 10 are designated for members. The Foundation’s racquets program describes how members reserve and use them.

What Else Does the Foundation Run?

The Foundation reports over 500 acres of protected estuary, 88 acres of parks, 95 associations and about 6,500 residences, and it operates the Community Center, the fitness center and the beach facilities. Lugano sits among them. Foundation facilities are for members, their guests and permitted renters, and the lease section below explains what happens to an owner’s cards during a lease.

Does Lugano Have Its Own Pool or Clubhouse?

We could not confirm either. The association’s public page lists management and resale links but no amenity list, and the Foundation’s map note about private pools describes some homes, not a shared pool. If a shared pool or clubhouse matters to you, ask the manager in writing and tour it before you contract.

Does Lugano Have Gates or Guards?

We have not confirmed any gate or guard arrangement for Lugano. The Foundation’s realtor page asks agents not to use the phrase “gated community” for Pelican Bay, and we follow that request. A buyer who relies on a gate, a guard or an access rule should ask the Foundation what it covers and what it does not.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we measure every Lugano home against the Foundation’s real distances, not the brochure’s, before we recommend a showing.

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

What Are the HOA and Condo Fees at Lugano?

No Lugano association publishes its condominium fee on a page we could read. The fixed public charges we can state are the Pelican Bay Foundation’s $3,435 FY2027 assessment per residence, which the Foundation’s estoppel form says is billed to the condominium association for a condominium, and the county’s $1,250 Pelican Bay Services Division assessment.

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

The Foundation’s $3,435 works out to $858.75 a quarter. The county page does not state the basis of its $1,250.00, and the Foundation’s estoppel form says its bill for a condominium goes to the condominium association, so how the two charges reach a Lugano owner depends on the building’s budget. That is why we do not add them and call the sum a fee.

What Does the Foundation’s $3,435 Pay For?

The Foundation’s FY2027 budget splits the $3,435 per residence into $2,180 for operations, $497 for the replacement reserve and $758 for bulk media. The assessment was $2,944 in FY2024, $2,675 in FY2025 and $3,295 in FY2026, so FY2027 is up $140, or 4.2 percent, on FY2026, and up $760 on FY2025.

Who Pays the Foundation’s Assessment at a Condominium?

The Foundation’s estoppel form states that for a condominium the billing is paid by the condominium association, which means a Lugano condominium owner meets the Foundation’s cost inside the building’s assessment, not on a separate Foundation bill. We do not know how the villas are billed, and we could not read the building budget that would show the pass-through.

What Is the Pelican Bay Services Division Assessment?

Collier County’s Pelican Bay Services Division page lists a FY 2027 assessment of $789.07 for operations and maintenance plus $460.93 for capital and projects, $1,250.00 in all. The page does not spell out the basis of the figure, so confirm on your own tax bill or the manager’s budget how it reaches a Lugano home.

Can You Find Lugano’s Condominium Fees Anywhere Public?

Not on the association’s site as it stands. The public page shows a management portal, a resale and estoppel service and a sales and leasing section, and the governing documents sit behind the members’ login. Section 718.503 entitles a buyer to the current budget and the rules, so the practical route is the seller’s document package.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we build every Lugano buyer’s monthly number from the documents above before an offer, not after it.

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

Lugano’s Layered Fees: Association, Foundation and Services Division

A Lugano owner can pay through three layers: the association that bills the building, the Pelican Bay Foundation and the county’s Pelican Bay Services Division. The Foundation adds one-time charges at resale, estoppel and lease, and the buyer weighs the $15,000 resale capital assessment against the price.

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

What Is the $15,000 Resale Capital Assessment?

The Foundation’s FY2027 fee schedule charges $15,000 on a deed recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027, when it becomes $15,525. A current member moving to another home inside Pelican Bay pays a one-time $1,000 exemption fee instead, under the Foundation’s resale capital exemption form.

What Does the Foundation Charge a Seller?

The Foundation’s 2026 to 2027 estoppel form charges $250 for a certificate, plus $100 if you need it in three business days, and a $500 seller fee if the member cards are not returned. Florida’s estoppel statutes, sections 718.116 and 720.30851, cap what an association can charge, and as we read the state’s current adjusted caps the base fee is about $299.

What Do the Statutes Say About Estoppel Fees?

Section 718.116(8) governs condominium associations and section 720.30851 governs homeowners’ associations, and each caps a base estoppel fee, with separate capped add-ons for a delinquent account and for delivery within three business days. The state adjusts the caps over time, and as we read the current figures the base is $299. Ask each association which statute and figure it applies.

What Did Hurricane Ian Cost Foundation Members?

The Foundation’s FY2024 audited statements record that its board approved a Hurricane Ian assessment of $2,195 per residential unit in August 2023, based on Ian-related costs estimated at about $16,400,000. The statements add that the board decided in October 2024 to use any remaining Ian assessment funds for Hurricane Helene and Hurricane Milton costs.

What Does a Seller Pay at Closing in Collier County?

A Collier County seller pays Florida documentary stamp tax on the deed at $0.70 per $100 of price, so a sale at Lugano’s 36-month median of $800,000 owes $5,600 (8,000 units of $100 at $0.70), a condominium at $730,000 owes $5,110 and a villa at $2,160,000 owes $15,120. The buyer customarily pays for the owner’s title policy in Collier County, but the contract controls.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we list every one of these charges for a Lugano seller before the listing goes live.

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

What Are Lugano’s Declarations, Bylaws and Rules?

Lugano’s own declarations, bylaws and rules are not posted on the public pages we could read. What is public is the Foundation’s recorded declaration, rules and leasing amendment, the Florida Division of Corporations filings for the five Lugano entities, and one tenant application sheet. Everything else a buyer should obtain from the seller or the manager.

The Foundation’s documents are public and linked in the sources below: the Second Amended and Restated Declaration, the Rules and Regulations dated December 12, 2024, the leasing amendment recorded May 28, 2019, the bylaws and the Planned Unit Development. Lugano’s buildings sit under those documents and under the condominium declarations recorded for each building, and where the two differ the stricter rule governs.

Where Can You Read a Building’s Recorded Declaration?

In the Collier County Clerk’s Official Records, searched by the building’s recorded condominium name, which is a public search that returns the recorded declaration and its amendments. We did not find a direct link to any Lugano declaration on a public page, so we have not linked one and we will not describe its contents.

What Does a Seller Owe a Buyer Under Florida Law?

Section 718.503 requires a seller of a condominium resale to give the buyer the declaration, bylaws, rules, the current budget and financial information, and the other listed documents, and the buyer may cancel within seven days after receiving them. Section 718.111(12) gives owners the right to inspect official records, so a buyer or seller can ask for more in writing.

What Needs Approval Before You Change the Outside of a Home?

The Foundation’s Design Review and Covenants application covers exterior changes in Pelican Bay, and the building association has its own approval rules. We have not read Lugano’s alteration rules, so start any exterior, balcony or window project with a written request to the manager and the Foundation.

Does a Buyer Need Association Approval to Purchase?

The Foundation does not require transfer approval, and its estoppel form says approval may be required by the condominium sub-association. We could not confirm what Lugano’s association requires, because the pages that would say are members-only. Ask the manager before you write an offer whether the association screens buyers, charges an application fee or holds a right of first refusal.

Who Manages Lugano?

The 2026 state filing names Advanced Property Management Services, Inc. as the association’s registered agent, and the public site links to a management portal. We do not publish individual names, telephone numbers or email addresses from either source, and a registered agent is not proof of who manages each building. Confirm the current contact before you rely on any of it.

How Does a Seller Order Lugano’s Resale Documents?

The association’s public site links to HomeWise Docs, a resale and estoppel document service, under an “Estoppels & Resale” menu item. We did not order a package, so we do not state its price or contents. Section 718.116(8) governs the estoppel, and the Foundation issues its own estoppel certificate separately, as described in the fees sections above.

Is Lugano a 55+ Community?

No public page we read describes Lugano as a 55+ community: the association’s public page, the Foundation’s rules and realtor page, and the county and state records state no age restriction. A restriction could appear only in a building’s own declaration, which we could not read, so a buyer who needs certainty should ask for it in writing.

What Do the Foundation Documents Say About Age?

The Foundation’s Rules and Regulations dated December 12, 2024 set age thresholds for guest cards, for example 13 and older for an Unaccompanied Guest Card, and for some activities, but we found no age requirement for owning or living in a Pelican Bay home. The Foundation’s rules govern its facilities, not who may own a condominium.

Where Would an Age Rule Appear if There Were One?

In a building’s recorded declaration or its rules, which the seller must provide to a buyer under section 718.503. Federal and Florida law allow qualifying 55 and older communities to restrict occupancy, and the declaration is where that restriction would be recorded. Our page states the legal fact only and describes the homes, not the people who live in them.

Can You Rent Out a Lugano Home?

Whether a Lugano owner can lease depends on the building’s declaration, which we could not read, and on the Foundation’s leasing rule, which is public: no more than two leases a calendar year unless neighborhood covenants provide otherwise, with a $500 lease processing fee, at least 30 days’ notice and the association’s signed approval of the tenants.

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

The Foundation’s leasing amendment, recorded May 28, 2019, limits a single-family dwelling unit to two leases in a calendar year unless neighborhood covenants provide otherwise, bars use on a time-share basis, and treats Airbnb-style arrangements as leasing. It is a scanned document, and we read its text through optical recognition, so open the linked copy before you rely on our summary.

Does Lugano Publish a Tenant Application?

For Lugano I, yes. The association’s public site serves a Tenant Evaluation “Property Application for LUGANO I” without a login. The applicant creates an account, pays an application fee, and may be asked for a credit report, a criminal background check, an eviction report, proof of income and verifications, and the sheet says the community association and its board make the final decision. We read only Lugano I’s sheet and cannot confirm the other buildings’ process.

What Does the Foundation Require for a Lease?

The Foundation’s Lease Application Packet for 2027 asks for a completed lease application at least 30 days before the lease period, including any extension beyond two weeks, a $500 non-refundable processing fee and a signed Condominium or Homeowner’s Association Approval of Tenants Form. Rentals receive a maximum of two member cards.

What Happens to the Owner’s Member Cards During a Lease?

The Foundation’s packet says membership privileges transfer from owner to renter for the term of the lease. Member ID cards deactivate on the day the lease starts and reactivate the day after it ends. An owner who leases therefore gives up the cards for the term, and the renter uses the cards the Foundation issues.

Does the Foundation Rule Allow Short-Term Rentals?

As we read the wording, no. A limit of two leases a calendar year rules out weekly or monthly turnover, and the amendment separately bars use on a time-share basis and counts Airbnb-style arrangements as leasing. Whether a Lugano building allows leasing at all, and for what minimum term, is a question for that building’s declaration.

What Does Leasing Mean for Resale?

For an investor, the Foundation’s two-lease limit, the $500 fee, the 30-day lead time and the association’s tenant screening shape the rental income a buyer can expect, and they narrow the buyer pool for a seller. We do not know Lugano’s own leasing rules, so we do not publish a rental yield, and we will go through each building’s rules with you before you contract.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tell every Lugano buyer who plans to rent exactly which documents control before the offer.

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

What Are the Pet Rules at Lugano?

Lugano’s own pet rules are not on any public page we could read, so a buyer with a dog or cat should ask the association in writing. The Foundation’s Rules and Regulations are public: pets must be leashed on Foundation property and are barred from the beaches, trams, dining areas and the fitness center.

What Do the Foundation’s Pet Rules Say?

Section 3.G of the Foundation’s rules requires current vaccinations and a leash of no more than six feet. Pets are not permitted in dining or food-service areas, the Community Center meeting and activity rooms, the fitness center, any beach, or on the trams and boardwalks. Repeated violations can cost a pet its access to Foundation common areas.

Are Service Animals Treated as Pets?

No. The Foundation’s rules say service animals are not pets under its policy. Section 4.1 adds that an emotional support animal follows the pet rules unless the Foundation approves it as a reasonable accommodation. A buyer who relies on an assistance animal should ask the building and the Foundation how each applies its policy.

What Should a Lugano Buyer Ask About Pets?

Ask the association whether it limits the number, size or breed of pets, whether guests may bring them and whether the rule is in the declaration or in board rules, since a board rule is easier to change. Ask for the answer in writing, because a verbal answer from a seller or an agent does not bind an association.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Lugano

Collier County’s records list all four Lugano buildings, at 5940, 5930, 5890 and 5880 Via Lugano, as milestone inspections completed, with the next inspection year 2035. A buyer should still ask the association for the inspection summary and the structural integrity reserve study, because the county’s list includes neither document and says nothing about what the inspector found.

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

The status comes from the county’s live milestone map. It tells you the county recorded the cycle as completed. It does not tell you what the inspector found or whether repairs were required, and we will not guess.

What Does Section 553.899 Require?

Section 553.899 of the Florida Statutes requires a milestone inspection of a condominium building of three or more habitable stories by December 31 of the year it reaches 30 years old, or 25 years where the local agency finds the building within three miles of saltwater, and every 10 years after. Collier County’s page describes the three-mile rule.

Why Does the County Show 2035 for Permits Numbered 2023?

The four permits carry 2023 numbers, but the county’s next-inspection year is 2035. On a ten-year cycle that implies a completion in 2025, which is our reading, not the county’s statement. Collier’s milestone page says a building 25 or 30 years old before July 1, 2022 had to be inspected by December 31, 2024, and Lugano’s 1987 and 1988 buildings were older than that.

What Is a Structural Integrity Reserve Study?

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for a condominium building of three habitable stories or more. Existing associations had to complete the first one by December 31, 2025, or by December 31, 2026 if it was done together with a milestone inspection. We could not confirm whether any Lugano association has completed one.

Do We Know How Tall the Lugano Buildings Are?

No. The Foundation’s map calls them low-rise, but we could not source a story count for any of the four buildings, and the county’s presence of each on its milestone list is the county’s record, not ours. The statutes apply to buildings of three habitable stories or more, so the story count is one of the first facts to ask the manager for.

What Should a Buyer Request About Milestone and Reserve Records?

Ask for the milestone inspection summary, the structural integrity reserve study, the current budget and the reserve schedule for the building you are considering, and read them before the seven-day cancellation period under section 718.503 ends. We do not describe what these records contain, because they are not public and we have not read them.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we check the county’s milestone record for the building before we recommend an offer.

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

Hurricanes, Flood Zone and Insurance at Lugano

FEMA’s flood map places Lugano in Zone AE, the coastal floodplain and a special flood hazard area, with a base flood elevation of 10.0 feet, on panel 12021C0383J effective February 8, 2024, at all five points we queried: the four building addresses and one villa. That is a mapped flood hazard, so lenders and insurers will ask about it.

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

We queried FEMA’s National Flood Hazard Layer at the four condominium building addresses on Via Lugano and at one villa. Every point returned the same result: Zone AE, a base flood elevation of 10.0 feet and the same panel. The county’s FEMA flood-zone layer agrees. A flood zone is a property-by-property fact, and the map is not an elevation certificate, so a buyer should ask for the building’s elevation certificate or order one.

Which Hurricane Evacuation Zone Is Lugano In?

Collier County’s evacuation-zone layer places the middle of Lugano in Zone A. The county announces evacuations by zone, so a Lugano owner should know the zone before storm season and check the county’s current order and Florida’s emergency management pages when a storm threatens. The county’s fire-district layer shows the North Collier fire district for the neighborhood.

Is Lugano in the Coastal High Hazard Area?

Not at the middle of the neighborhood. The county’s Coastal High Hazard Area layer returned no polygon at that point, even though FEMA maps the building addresses in Zone AE. The two are different maps for different purposes, so a buyer should not read the absence of one as the absence of the other, and a lender or insurer will use the FEMA zone.

Is a New Flood Map Coming for Lugano?

Yes. FEMA released a preliminary Flood Insurance Rate Map for Collier County on March 20, 2025, and the county says a 90-day appeal and comment period began August 19, 2026, with a target date of summer 2027 for the new map to take effect, subject to change. We have not compared the preliminary map with Lugano’s current Zone AE, so check the preliminary map by address before you buy.

How Many Elevation Certificates Does the County Hold on Via Lugano?

The county’s Elevation Certificates layer lists six certificates on Via Lugano: five at villas and one at a condominium. We state counts only. An elevation certificate is a record of one building’s measured elevation, and a seller or buyer can request the one for a specific home from the county, the association or the seller.

Does a Lugano Buyer Need Flood Insurance?

A lender typically requires flood insurance on a federally backed mortgage for a home in a special flood hazard area, and Zone AE is one. A cash buyer is not forced to buy it but carries the exposure. A condominium owner should ask what the association’s master policy covers and what an individual policy must add, because the answer differs by building.

What Does Section 689.302 Require of a Seller?

Section 689.302 of the Florida Statutes requires a residential seller to give the buyer a flood disclosure in the form the statute sets out, which asks about the seller’s knowledge of flood damage and flood claims on the home. A seller at Lugano should complete it before listing, so the buyer sees it at the start, not at closing.

What Did Hurricane Ian Do to the Pelican Bay Foundation?

The Foundation’s FY2024 audited statements record that its facilities sustained significant damage on September 28, 2022, that Ian-related costs were estimated at about $16,400,000, and that the board approved an Ian assessment of $2,195 per residential unit in August 2023. We found no public record of building-level storm damage at Lugano, and we will not describe any.

Does Collier County’s Flood Program Help Owners?

Collier County reports a Class 5 rating in the National Flood Insurance Program’s Community Rating System, which the county says saves policyholders about $9.6 million a year in premiums. The discount applies to flood policies in the county’s unincorporated areas, and the amount on a single Lugano policy depends on the policy.

How Can a Lugano Owner Lower a Wind Premium?

Florida’s Office of Insurance Regulation publishes wind-mitigation resources, including the inspection form insurers use to credit features such as roof shape, roof-to-wall connections and opening protection. A condominium owner’s policy and the association’s master policy treat these features differently, so ask your insurer what credit applies to a unit in your building.

How Should a Buyer Plan for Storm Season?

Ask for the association’s master policy declarations, the deductible and who pays it after a loss, since a percentage hurricane deductible on a master policy can become a special assessment. Check the building’s reserve balance and the Foundation’s, and price your own policy before you remove contingencies. The National Hurricane Center’s reports describe past storms, not your building.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we put the flood zone, the elevation question and the insurance quote on the table before a Lugano buyer makes an offer.

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

What Are Property Taxes at Lugano?

A Lugano home’s property tax depends on its assessed value, its exemptions and the millage of the taxing authorities. We could not obtain tax-bill figures for Lugano parcels, so we publish no bill amounts. We can state how the tax works, why a seller’s bill is not a buyer’s bill and how to read yours.

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

The county’s public map layers we queried carry parcel numbers but no value or tax fields, and the Property Appraiser’s bulk roll we read for Lugano carries sizes, years and use codes but not tax bills. Use the Property Appraiser’s parcel search for a specific home’s just value and exemptions, and the Tax Collector for the bill itself.

Why Is a Seller’s Tax Bill Not a Buyer’s Bill?

Florida’s homestead exemption and the cap on the growth of a homesteaded home’s assessed value, in sections 196.031 and 193.155, protect the owner who has lived in the home, and a sale resets the assessment toward market value. A buyer should therefore estimate the bill from the price they will pay and the current millage, not from the seller’s bill.

How Do You Estimate a Buyer’s Tax Bill?

Multiply the taxable value, roughly the purchase price less any exemption, by the total millage and divide by 1,000. The millage appears on the Tax Collector’s notices and on the Property Appraiser’s TRIM notice each summer. We do not state a Lugano millage because we did not pull one for these parcels, and a number copied from another neighborhood’s roll would be wrong.

How Are Property Taxes Prorated at Closing?

Florida taxes are billed in arrears for the calendar year, with the bill mailed in November and discounts of 4 percent in November, 3 percent in December, 2 percent in January and 1 percent in February. At a closing before the bill is paid, the seller credits the buyer for the seller’s days of ownership, and the title company usually estimates from the prior year’s bill.

What Does Section 689.261 Tell a Buyer?

Section 689.261 of the Florida Statutes requires a prospective purchaser of residential property to receive a property tax disclosure summary at or before signing the contract. It warns that the buyer should not rely on the seller’s current taxes and that a change of ownership or improvements can trigger reassessment that raises them.

Where Do You Look Up a Lugano Tax Bill?

Look up the parcel in the Collier County Property Appraiser’s search for the just value, exemptions and assessed value, and in the Tax Collector’s records for the bill, its discount schedule and any non-ad valorem lines. The Pelican Bay Services Division charge is a county charge, and the county page does not say how it reaches a home, so confirm it there.

Which Schools Serve Lugano?

Collier County Public Schools zone data, checked at the middle of Lugano, assigns the neighborhood to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. All three earned an A in every year from SY2021 to SY2025 in the district’s 2024-2025 grades report. Attendance zones can change, so confirm by address with the district.

How Do You Confirm Which School Serves a Specific Home?

Use the district’s school-zone lookup with the home’s street address, and confirm the answer with the district before you rely on it. Our check used the district’s own zone boundaries and a point at the middle of Lugano, so a villa at the edge of the neighborhood is worth checking separately. Zones can change from one school year to the next.

Are There Other Schools Nearby?

Yes, the district and independent schools offer other options, and we have not compared them for this page. Collier County Public Schools’ home page lists the district’s schools and its choice programs. A buyer who is deciding on a school should check the district’s published information and tour the school, not rely on a real estate guide.

How Do You Check Permits and Recorded Work at a Lugano Address?

Collier County’s CityView portal holds the permit history for every Lugano address, and the Clerk’s Official Records hold each building’s recorded documents. The only permits we pulled are the four milestone-inspection permits, one for each building, which the county shows as completed. We did not find a consolidated public list of other Lugano permits.

How Do You Search CityView?

Search CityView by street address, then read the permit type, status and dates for the address, and request the full file from the county’s Records Room if you need it. The portal is the county’s public record of building permits, and it is where roof, window, hurricane-shutter, electrical and plumbing work on a Lugano home would appear.

What Recorded Documents Can You Find at the Clerk?

The Clerk’s Official Records public access search returns recorded deeds, mortgages, liens and condominium declarations and amendments by name or date. A buyer can search by the building’s recorded condominium name and by the seller’s name to see liens or recorded amendments before closing, and a title company will run the same search.

Which Permits Did We Pull?

We pulled the four milestone-inspection permits, PL20230005713 for 5940, PL20230005699 for 5930, PL20230005702 for 5890 and PL20230005705 for 5880 Via Lugano, each recorded by the county with a cycle-completed status and a 2035 next-inspection year. We did not pull individual home permits, which belong to each owner.

What Is the Zoning Around Lugano?

Collier County’s zoning layer shows Lugano inside the Pelican Bay Planned Unit Development, an active PUD whose county record lists petition R-76-31, ordinance 04-59 and amendment number PUDA-03-AR-4008, with a future land use of Urban Residential Subdistrict and no zoning overlay. The record also lists development of regional impact DRI-77-1.

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

We queried the county’s layers at the middle of Lugano and at points 400 and 900 meters away in each direction. Zoning is the county’s classification for land, not a promise about what may be built, and a buyer who cares about a specific vacant parcel should read the PUD document and ask the county’s planning staff.

What Is the Pelican Bay Planned Unit Development?

The Pelican Bay PUD is the county ordinance and master plan that governs land use across the community, and the Foundation publishes it with its ordinances. It is linked in the sources below. We cite its petition and ordinance numbers from the county layer and do not summarize its text, which a buyer should read for anything that depends on density or height.

What Does Urban Residential Subdistrict Mean?

It is the county’s future land use designation at the middle of Lugano. Future land use is set by the county’s growth management plan and guides what zoning the county may approve. The designation tells a buyer the county plans residential use there. It does not tell a buyer what lies next door, and the zoning table above is the better check.

What Is Being Built Near Lugano?

The largest changes near Lugano are the Naples Grande water-park dispute, road work on Vanderbilt Beach Road and at I-75 and Pine Ridge Road, the Waterside Shops redevelopment and the beach renourishment. In the sources we read, which run to mid-2026, the Pelican Bay Foundation was appealing the county’s water-park interpretation, and we have not confirmed a hearing date.

What Is the Naples Grande Water-Park Dispute?

Naples Grande Beach Resort’s owners propose a 3.3-acre water-park-style amenity called Clam Pass Cove. The county’s planning director issued an interpretation on March 20, 2026 that it is a permitted accessory use, and the Pelican Bay Foundation filed an administrative appeal on April 17, 2026. We treat the matter as unresolved, and a buyer should check its current status.

Which Road Projects Affect Lugano?

The county’s transportation page describes widening Vanderbilt Beach Road from four to six lanes for about 1.8 miles east of US 41, with a construction period estimated at two years, and FDOT’s page describes the I-75 and Pine Ridge Road diverging diamond interchange, estimated for completion in mid-2027. Both affect trips to and from Pelican Bay, not the neighborhood itself.

What Is Happening at Waterside Shops?

Waterside Shops, on Pelican Bay’s US 41 frontage, is in a multi-year redevelopment, and the center’s own redevelopment page tracks the changes. Mid-2026 reporting described an RH campus on the former Nordstrom site targeting the end of 2026, and several new tenants. Check the center’s page for the current list, because it changes.

What About the Beach and the New Pickleball Courts?

Collier County’s renourishment of the Vanderbilt and Pelican Bay beaches began in late October 2025, and the contractor resumed work on January 5, 2026 after the holiday break. The Foundation-funded Pelican Bay Community Park pickleball complex held its ribbon cutting on January 9, 2026, and the Foundation’s racquets program describes the courts.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tell every Lugano client which of these projects is settled and which is still being argued.

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

Daily Logistics at Lugano: Drive Times to Shops, Hospital and Airports

From the middle of Lugano, the Publix Marketplace is 3.06 miles and 5.8 minutes by road, NCH North Naples Hospital is 5.34 miles and 10.4 minutes, Naples Airport is 7.11 miles and 14.0 minutes, and Southwest Florida International Airport is 27.75 miles and 38.8 minutes, at free-flow speed with no traffic.

We ran these routes on October 7, 2026 with an open-source road router from a point in the middle of Lugano, at free-flow speeds. Season, time of day and construction change the real figures, so allow more at peak winter hours and on Vanderbilt Beach Road.

Where Do You Buy Groceries Near Lugano?

The Publix at The Marketplace at Pelican Bay is the nearest supermarket on our routing at 3.06 miles and 5.8 minutes. Mercato, with its shops and restaurants, is 3.2 miles and 6.0 minutes away, and Artis Naples, the performing-arts campus, is only 0.48 miles and 1.6 minutes away.

How Far Is the Hospital?

NCH North Naples Hospital is 5.34 miles from the middle of Lugano and 10.4 minutes by road at free-flow speed. The route runs out of Pelican Bay to the main roads, and the time depends on traffic. For an emergency, call 911, and for a planned stay, confirm your own physician’s hospital privileges.

How Do You Get to the Airports?

Naples Airport is 7.11 miles and 14.0 minutes away and Southwest Florida International Airport is 27.75 miles and 38.8 minutes away at free-flow speed. The drive to Fort Myers is longer in season and on Fridays and Sundays, so allow extra time for a flight, and check the road work on I-75.

How Far Is Lugano From the Foundation Community Center and Club Pelican Bay?

The Foundation Community Center is 3.16 miles and 6.5 minutes by road, and Club Pelican Bay is 1.39 miles and 3.8 minutes. The Community Center is only 2.18 miles away in a straight line, so the road route is longer than the tram map suggests. We have not read Club Pelican Bay’s membership terms, so we state only the distance.

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

How Does Lugano Compare With Interlachen, Serendipity, Sanctuary and the Rest of Pelican Bay’s Garden Condominiums?

Lugano’s 12-month median of $895,000 is the highest of the eight Pelican Bay garden-condominium neighborhoods compared here, ahead of Interlachen at $830,000 and Chateaumere at $805,000, but the figure blends condominiums and villas. With 5 closings it sits in the middle of the group on volume, and it has no active listings.

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

The 12-month window in this table runs to September 30, 2026, the window of our September 30 pull, so it differs by a week from the October 7 window used elsewhere on this page. Lugano’s count and median are the same in both. Every row has fewer than ten closings, so each median is a small sample.

Where Does Lugano Sit Among the Eight?

Lugano ranks first of eight on median price, fourth on closings behind Interlachen at 7 and Serendipity and Chateaumere at 6 each, and it has no active listings, where Interlachen had seven. Its median sits above all seven other neighborhoods mostly because two of its five closings were villas, one at $2,613,000 and one at $1,275,000.

Is the Comparison Fair to Lugano’s Condominiums?

Not quite, because Lugano’s median blends two products. The three condominium closings alone had a median of $730,000 (n=3, small sample), which would rank sixth of the eight, above Willow Brook’s $712,500 and Serendipity’s $690,000 and below Glencove’s $735,000. The two villa closings, at a $1,944,000 median, sit above every other median in the table.

Which Neighbors Are Closest to Lugano?

Sanctuary and Glencove are the closest neighbors, 0.13 to 0.22 miles from the middle of Lugano by road, and Chateaumere is 0.26 to 0.34 miles away. Read our guides to Sanctuary, Glencove and Chateaumere for the buildings on either side.

What Does the Wider Pelican Bay Market Look Like?

Pelican Bay had 121 active listings on October 7, 2026, and none of them was in Lugano, which holds about 1.1 percent of the community’s roughly 6,500 residences. Our guide to Pelican Bay covers the whole community, our Pelican Bay home valuation page prices a home against it, and our Pelican Bay seller page walks through the sale.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we compare a Lugano home against its own building before we compare it against any other neighborhood.

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

Lugano vs Interlachen: Which Pelican Bay Neighborhood Fits You?

Lugano suits a buyer who wants a small neighborhood of four low-rise condominium buildings and 17 villas, with homes that rarely come to market; Interlachen suits one who wants a larger neighborhood with more listings and room to negotiate. Lugano recorded 5 closings in 12 months at $895,000 and Interlachen 7 at $830,000, both small samples.

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

Interlachen at Pelican Bay is 92 residences on Pelican Bay Blvd, built from 1984 to 1991: 71 condominium residences in four buildings and 21 villas. It lies about 1 mile north of Lugano on our routing, and this page covers Lugano only.

The like-for-like comparison is the condominiums: Lugano’s three condominium closings in 12 months had a $730,000 median against Interlachen’s four at $764,500, both small samples, and over 60 months Lugano’s 13 condominium sales had an $800,000 median against Interlachen’s 21 at $835,000. The villas lift both headline medians.

Which Fits You?

Choose Lugano if you want a small neighborhood with a $730,000 condominium median over three years, a villa tier that sold for $2,160,000, a milestone record showing all four buildings complete, and you can wait for a home to come up. Choose Interlachen if you want more choice today, a nearer beach tram stop and a larger villa and condominium mix, and can accept five corporations to read, where Lugano has one active association. We have not verified either neighborhood’s association rules, because both keep them behind a member login.

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

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

Honest Pros and Cons of Owning at Lugano

Owning at Lugano gives a buyer a Pelican Bay address with a tram stop about 0.44 miles away in a straight line, a choice of condominiums and villas and a milestone record showing all four buildings complete. The costs are fees no public page states, a $15,000 Foundation resale charge, a thin sales record and almost nothing on the market.

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

What Are the Pros?

• Location: Tram Station 2 is about 716 meters from the middle of Lugano on the Foundation’s map, and Artis Naples is 0.48 miles by road.
• Two products: four condominium buildings and 17 villas, at a $730,000 condominium median (36 months, n=9) and a $2,160,000 villa median (36 months, n=4), both small samples.
• Pricing power: the last condominium to sell, on April 2, 2026, closed in one day above its list price.
• Milestone record: the county lists all four buildings as inspections completed, with the next due in 2035.
• Scarcity: no listing was active on October 7, 2026, and only 5 homes closed in 12 months.

What Are the Cons?

• Fees: no association fee is public, and the Foundation and county charges reach an owner through the building in ways we could not see.
• Resale charge: the $15,000 Foundation resale capital assessment, paid by the buyer, rising to $15,525 from October 1, 2027.
• Thin record: 13 closings in 36 months and no more than 5 in any building in 60 months.
• Price drift: the condominium median fell 27.0 percent from the April 2022 to May 2023 sales to the sales since October 2023.
• Flood zone: Zone AE with a 10.0-foot base flood elevation at the five points we queried.

What Should a Buyer Verify Before Contracting?

Verify the monthly assessment for the building you want, the pet and leasing rules, the milestone summary and structural integrity reserve study, the master policy and its deductible, and the association’s role for the villas, before the seven-day window under section 718.503 closes. Read the Foundation’s resale charge, estoppel and lease terms with your closing agent.

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

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

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

If you’re searching for a Lugano listing agent, or thinking, ‘I need someone to sell my Lugano home…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every Lugano listing against the sales in its own building or the villas, never against a Pelican Bay average.

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

Our credentials as a Lugano listing agent:

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

Recent Lugano sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 5 resales (n=5, a small sample), $6,143,000 in total volume, an $895,000 median price, 66 median days on market and a 93.4 percent median sale-to-list ratio. All five were marketed through the MLS, so the two timing figures use n=5. In the last 12 months Lugano has seen 5 resales; we do not publish a count of how many we represented, because the MLS pull records closings, not our listings, and we will tell you exactly what we have and have not closed in the neighborhood when you call.

What makes selling at Lugano different from selling a generic Naples condominium is that you are selling one of two products in a neighborhood where few homes trade. The five sellers of the last 12 months asked a combined $6,504,000 and received $6,143,000, a gap of $361,000. The buyer pays the Foundation’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, a cost the buyer weighs against your price, and the association’s approval, lease and pet rules apply to your buyer, so assembling the documents before listing matters.

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

Get a free Lugano home valuation priced against the sales in your own building, or see our Pelican Bay home valuation page for the community-wide picture. Call Jesse direct at (239) 898-6072, text or call.

We are building a dedicated seller page, sell my home in Lugano at Pelican Bay, and until it is live our Pelican Bay seller page covers the community-wide process. If you are moving up or down inside the community, our Pelican Bay buyer page covers the other side of the sale.

How Do I Sell My Home at Lugano?

Start by requesting the association’s current document package and the Foundation’s estoppel certificate, then list at a price set against recorded sales in your own building or the villas. Once a contract is signed, your buyer completes the Foundation’s membership steps and any approval the association requires.

How Long Does Lugano Take to Approve a Buyer?

We could not confirm whether the Lugano association approves buyers, because the pages that would say are members-only. The Foundation itself does not require transfer approval. Ask the manager in writing before you list, and put the answer and any deadline in the contract. The Foundation’s resale charge and card process run alongside the sale.

What Does a Lugano Buyer Pay at Closing?

The buyer pays the Foundation’s $15,000 resale capital assessment on a deed recorded on or after October 1, 2026, unless the buyer is a current member moving within Pelican Bay and pays the $1,000 exemption fee instead. The buyer also customarily pays the owner’s title policy in Collier County, and the contract controls.

Can I Put a For Sale Sign in My Window?

We have not seen a Lugano rule on signs, and the association’s rules are not public, so ask the manager before you put anything in a window or on the common property. A sign rule would sit in the declaration or rules, and an open-house sign is a separate question.

Can an Investor Buy My Lugano Home?

An investor can buy, but the Foundation allows no more than two leases a calendar year unless neighborhood covenants provide otherwise, and each lease costs $500 and needs the association’s signed approval. We do not know the buildings’ own leasing rules, so tell any investor buyer to read them first.

What Documents Must I Give a Lugano Buyer?

Section 718.503 of the Florida Statutes requires a condominium seller to give the buyer the declaration, bylaws, rules, the current budget and financial information and the other listed documents. The buyer may cancel within seven days after receipt, so assembling the full file before you list shortens the path to a firm contract.

Your Local Real Estate Experts

Lugano owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and they read the Pelican Bay Foundation’s FY2027 budget, Collier County’s milestone record and every recorded Lugano sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Lugano guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008, and both work the Pelican Bay and North Naples market that Lugano sits in.

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Lugano page the credential that matters more is narrower than any award: we tracked every qualified Lugano sale in the county’s recorded-sales file back to 1987, and in the last 12 months we tracked all five Lugano closings in the Southwest Florida MLS one by one before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Lugano 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

★★★★★ “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 is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, 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 Lugano home? Get a free Lugano home valuation, or call Jesse direct at (239) 898-6072.

Buying at Lugano? 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 Lugano, see our guide to Interlachen, our guide to Chateaumere and our Naples guide.

Frequently Asked Questions: Lugano Buyer Edition

These are the questions buyers ask us most about Lugano at Pelican Bay, answered from the county roll, the Southwest Florida MLS, the Foundation’s published documents and Florida’s statutes. Where a Lugano association rule is not public, the answer says so and names the document that would settle it.

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

What Is Lugano at Pelican Bay?

Lugano is a neighborhood of 71 homes on Via Lugano in Naples 34108, inside Pelican Bay: 54 condominium residences in four low-rise buildings and 17 villas, built between 1985 and 1989. It is one of the neighborhoods the Pelican Bay Foundation serves, and it is not Lugano Court or Lugano, Switzerland.

What Are Lugano’s Street Addresses?

The four condominium buildings are at 5940 Via Lugano (Lugano I), 5930 Via Lugano (Lugano II), 5890 Via Lugano (Lugano III) and 5880 Via Lugano (Lugano IV). The 17 villas sit on the other numbers on Via Lugano. We do not publish individual home numbers, and a search by building address will tell you which building a listing is in.

How Many Homes Are in Lugano?

The Collier County Property Appraiser’s 2026 roll lists 71 residential parcels at Lugano: 15 in Lugano I, 15 in Lugano II, 12 in Lugano III, 12 in Lugano IV and 17 villas. The roll lists one more parcel on the street under a non-residential use code, which is not a home and is not counted.

What Does a Lugano Condominium Cost?

Over the last 36 months nine Lugano condominiums closed at a $730,000 median, from $550,000 to $895,000, and over 60 months thirteen closed at an $800,000 median, from $550,000 to $1,250,000. Both are small or thin samples of the MLS, and the condominium that sold on April 2, 2026 closed at $630,000.

What Does a Lugano Villa Cost?

Four Lugano villas closed in the last 36 months at a $2,160,000 median (the mean of $1,770,000 and $2,550,000), from $1,275,000 to $2,613,000, and six closed in 60 months at a $2,250,250 median. The highest Lugano sale on record in the MLS pull is a villa at $2,613,000 on December 29, 2025. Villa medians rest on very few sales.

How Have Lugano Prices Changed Since 2022?

The condominium median fell 27.0 percent, from $1,000,000 on four sales between April 2022 and May 2023 to $730,000 on nine sales since October 7, 2023. The all-Lugano yearly median moves with the mix of villas and condominiums: $1,550,000 in 2022, $1,175,000 in 2023, $625,000 in 2024, $1,705,000 in 2025 and $812,500 so far in 2026.

How Many Lugano Homes Sell Each Year?

Few. The MLS shows 4 closings in 2022, 2 in 2023, 5 in 2024, 4 in 2025 and 4 in 2026 through October 7, and 5 in the last 12 months. In the last 36 months 13 homes closed across all four buildings and the villas, which is under one closing a quarter.

Are There Lugano Homes for Sale Right Now?

Not on October 7, 2026: the Southwest Florida MLS showed no active and no pending Lugano listing. If you want a Lugano home, the practical plan is an alert and a ready lender. Call Marc at (239) 287-5873 and we will tell you the day a Lugano home is listed, and sometimes before.

How Big Are Lugano’s Condominiums?

On the county roll the condominiums are 1,085 to 1,600 square feet of heated area, in seven sizes, and the most common size is 1,600 square feet with 18 homes. The MLS reports larger living areas for some condominiums, up to 2,005 square feet, and we cannot say which figure includes what, so we name the source each time.

How Big Are Lugano’s Villas?

The 17 villas run from 1,621 to 2,663 square feet of heated area on the county roll, with a median of 2,105. The Foundation’s map describes Lugano’s villas as both attached and detached and does not say which is which, so ask for a home’s own description and measure what matters to you.

How Many Bedrooms Do Lugano Homes Have?

Sold condominiums appear in the MLS with two bedrooms, two bedrooms plus a den, three bedrooms, or three bedrooms plus a den, all with two baths. Sold villas appear with three bedrooms or three bedrooms plus a den, with two or three baths. The county roll leaves the bedroom field blank for Lugano, so the MLS is our only source.

When Were Lugano’s Buildings Built?

The county roll gives 1987 for Lugano I and II and 1988 for Lugano III and IV, and for the villas 1985 for one, 1987 for 15 and 1989 for one. The Foundation’s map describes the neighborhood as built from 1985 to 1989. We could not source the builder or the developer.

How Tall Are the Lugano Buildings?

We could not source a story count for any of the four buildings. The Foundation’s community map calls them low-rise, and Collier County lists all four on its milestone-inspection record, which the statute limits to buildings of three or more habitable stories. Ask the manager for the story count, because it determines which statutes apply to the building.

What Are the HOA Fees at Lugano?

No Lugano association publishes its fee on a page we could read. The public charges are the Pelican Bay Foundation’s $3,435 FY2027 assessment per residence, billed to the condominium association for a condominium, and the county’s $1,250 Pelican Bay Services Division assessment. The building’s own assessment sits on top and must come from the seller’s documents.

What Does the Pelican Bay Foundation Charge?

The Foundation’s FY2027 assessment is $3,435 per residence: $2,180 for operations, $497 for the replacement reserve and $758 for bulk media, which is $858.75 a quarter. It was $3,295 in FY2026, so it rose 4.2 percent. For a condominium, the Foundation’s estoppel form says the condominium association pays the billing.

What Is the $15,000 Resale Capital Assessment?

It is the Foundation’s one-time charge to a buyer on a deed recorded on or after October 1, 2026, up from $10,000, rising 3.5 percent a year from October 1, 2027, when it becomes $15,525. A current member moving to another Pelican Bay home pays a $1,000 exemption fee instead. It is a closing cost the buyer should price into an offer.

Is the Pelican Bay Services Division Charge on the Tax Bill?

We could not confirm it from a Lugano tax bill, because we did not obtain Lugano tax-bill data. The county’s Services Division page lists a FY 2027 assessment of $1,250.00, made of $789.07 for operations and maintenance and $460.93 for capital and projects, and does not say how it reaches a home. Ask for the seller’s last tax bill and read it.

Does Lugano Allow Pets?

We could not confirm the association’s rule, because Lugano’s rules are not public. The Foundation’s rules require a leash of no more than six feet and current vaccinations, and bar pets from beaches, trams, boardwalks, dining areas, the fitness center and the Community Center’s meeting rooms. Service animals are not pets under the Foundation’s policy, and emotional support animals follow the pet rules unless approved.

Can I Rent My Lugano Home?

The Foundation allows no more than two leases a calendar year unless neighborhood covenants provide otherwise, charges $500 to process a lease, wants the application 30 days ahead and needs the association’s signed approval of the tenants. Whether a Lugano building allows leasing, and for how long, is in its declaration, which we could not read.

Is Lugano a 55+ Community?

No public page we read says so, and the Foundation’s rules set no age to own or live in a home. An age restriction, if any, would be in a building’s declaration, which a seller must give you under section 718.503. Ask for it in writing if it matters to you.

Does Lugano Have a Pool?

We could not confirm a shared pool or clubhouse. The Foundation’s map says many Lugano homes come complete with their own private pool and does not say which. Ask the manager about common amenities, and ask the seller whether a specific villa or condominium includes a private pool before you tour.

How Far Is the Beach From Lugano?

In a straight line from the middle of Lugano, South Beach is about 0.71 miles and North Beach about 1.43 miles, and Tram Station 2, at the head of the South Boardwalk, is about 0.44 miles. The Foundation’s beach is open from 9 a.m. to sunset and the tram carries members to it. A straight line is not a walking route.

Is Lugano in a Flood Zone?

Yes. FEMA maps the four building addresses and one villa in Zone AE, a special flood hazard area, with a 10.0-foot base flood elevation, on panel 12021C0383J effective February 8, 2024. Lenders typically require flood insurance on a federally backed mortgage there. Ask for the building’s elevation certificate and get an insurance quote before you remove contingencies.

Is a New Flood Map Coming for Lugano?

Yes. Collier County says FEMA’s preliminary Flood Insurance Rate Map was released on March 20, 2025, a 90-day appeal period began August 19, 2026, and the new map is targeted to take effect in summer 2027, subject to change. We have not compared the preliminary map with Lugano’s current Zone AE, so look up the home on FEMA’s map before you remove contingencies.

Which Hurricane Evacuation Zone Is Lugano In?

Collier County’s evacuation-zone layer places the middle of Lugano in Zone A. The county orders evacuations by zone, so know your zone before storm season and follow the county’s and Florida Division of Emergency Management’s current orders. We cannot tell you what an evacuation order will say for any storm.

Have Lugano’s Buildings Passed Their Milestone Inspections?

The county’s record shows all four buildings as milestone inspection completed and cycle completed, with the next inspection year 2035. That records the cycle, not the findings, so ask the association for the inspection summary and any repairs it required. We have not read the inspection reports, and they are not public.

Does Lugano Have a Structural Integrity Reserve Study?

We could not confirm. Section 718.112(2)(g) requires a structural integrity reserve study for condominium buildings of three habitable stories or more, and existing associations had a deadline of December 31, 2025 or December 31, 2026. We do not know Lugano’s story counts or study status, so ask the association for the study or its written reason it does not apply.

Which Schools Serve Lugano?

Collier County Public Schools’ zone data, checked at the middle of Lugano, assigns Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each of which earned an A in every year from SY2021 to SY2025 in the district’s 2024-2025 grades report. Confirm the assignment by address, because zones change.

How Far Is Lugano From the Airport and the Hospital?

On our free-flow routing from the middle of Lugano, NCH North Naples Hospital is 5.34 miles and 10.4 minutes away, Naples Airport is 7.11 miles and 14.0 minutes, and Southwest Florida International Airport is 27.75 miles and 38.8 minutes. Artis Naples is 0.48 miles and 1.6 minutes away. Real trips take longer at peak hours.

What Is the Difference Between Lugano and Interlachen?

Lugano has 71 homes and Interlachen 92. Lugano’s median was $895,000 on 5 closings in 12 months and Interlachen’s $830,000 on 7, and both blend condominiums and villas. Lugano had no active listings on October 7, 2026 and Interlachen had seven. The comparison table above has the full side-by-side, and our Interlachen guide covers that neighborhood in depth.

Is Lugano the Same as Lugano Court?

No. Lugano Court Homeowners Association, Inc. is a separate Florida corporation that the state lists as inactive, and it is not the Lugano on Via Lugano in Pelican Bay. When you search listings or public records, confirm the street, the county and the building address, because a search for Lugano alone returns other places.

What Documents Will I Get as a Lugano Buyer?

Section 718.503 requires the condominium seller to give you the declaration, bylaws, rules, the current budget and financial information and the other listed documents. The Foundation separately issues an estoppel certificate. Read the budget, the reserve schedule, the master insurance policy and any special assessment before the cancellation period ends.

How Long Do I Have to Cancel a Lugano Condominium Contract?

Under section 718.503 a buyer may cancel within seven days after receiving the required documents, and the statute’s wording controls, so confirm the details with your closing agent. That is why we ask the seller for the complete document package before the contract is signed, not after it.

Who Pays the Owner’s Title Insurance in Collier County?

In Collier County the buyer customarily pays for the owner’s title policy and selects the closing agent, while the seller customarily pays the documentary stamp tax on the deed. It is custom only, nothing in the Florida Statutes dictates who pays, and the purchase contract controls, so negotiate it in the offer.

How Do I Buy a Lugano Home With McGreevy and Comisar?

Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We set up a Lugano alert, price each building against its own sales, gather the association’s documents before an offer, and walk you through the Foundation’s resale and estoppel steps so the cost of the whole purchase is on the table.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every answer above is drawn from a public record we read, and we say plainly where the record stops.

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

Frequently Asked Questions: Lugano Seller Edition

These are the questions Lugano owners ask us before they list, answered from the county roll, the Southwest Florida MLS, the Foundation’s published documents and Florida’s statutes. Where a Lugano association rule is not public, the answer says so, because a seller should know which documents to gather before the first showing.

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

How Much Is My Lugano Home Worth?

It depends on your building and plan. Over 60 months Lugano condominiums sold at an $800,000 median, from $550,000 to $1,250,000, and villas at a $2,250,250 median, from $1,275,000 to $2,613,000, and the building medians run from $767,500 to $877,500. Get a free Lugano home valuation priced against your own building’s sales.

Which Sales Should My Lugano Price Be Based On?

Base it on the sales in your own building for a condominium, and on villas of similar size for a villa, with the 36-month window leading because it is the first with ten or more closings. A Pelican Bay average or a neighbor’s list price is the wrong anchor, and an asking price is not a sale.

Should I Price Off the 2022 and 2023 Sales?

No. Lugano condominiums that sold between April 2022 and May 2023 had a $1,000,000 median and sold in 3 to 10 days, while the nine that sold since October 7, 2023 have a $730,000 median, 27.0 percent lower. Buyers today compare you against the recent sales, not the earlier ones.

How Long Will My Lugano Home Take to Sell?

The median is 103 days on the market over 36 months, but the spread is wide: six of 18 marketed sales in 60 months closed within 14 days and four took 200 days or more. Condominiums moved faster than villas, at a 50-day median over 60 months against 128 days for villas. Price decides which end you land on.

How Far Below My List Price Will a Lugano Buyer Pay?

In the last 36 months, Lugano homes marketed through the MLS sold about 5.5 percent below their combined final list price, with 8 of 12 below list, 3 at and 1 above. The weakest ratios in 60 months were 88.7, 90.3 and 91.1 percent. A realistic first price keeps you in the group that closes at or near list.

Do Two-Bedroom or Three-Bedroom Condominiums Sell Faster?

Over 60 months, two-bedroom condominiums, counting a den as a bedroom, had a median of 38 days on the market on 9 sales, and three-bedroom condominiums had 66 days on 3 marketed sales, a small sample. Two-bedroom homes also sold at a lower median price, $730,000 against $877,500, so more buyers could afford them.

Does the Villa Price per Square Foot Apply to My Villa?

Use it with caution. The villa median of $867 per square foot over 60 months is lifted by one MLS size entry that gives $1,283, and without it the median would be $811. Villa price medians are the safer guide, and we price a villa against villas of the same plan and size, measured the same way.

What Does It Cost to Sell My Lugano Home?

The main costs are the commission, which is negotiated, the documentary stamp tax on the deed at $0.70 per $100 of price, the capped estoppel fees, the Foundation’s seller charges, any municipal lien search and the proration of property taxes. In Collier County the buyer customarily pays for the owner’s title policy, and the contract controls.

What Is the Documentary Stamp Tax on a Lugano Sale?

Florida charges $0.70 per $100 of the price, rounded up, and in a Florida residential sale the seller customarily pays it. At Lugano’s 36-month median of $800,000 it is $5,600, on a $730,000 condominium it is $5,110, and on a $2,160,000 villa it is $15,120. Section 201.02 of the Florida Statutes sets the rate.

Who Pays the Title Insurance When I Sell?

In Collier County the buyer customarily pays for the owner’s title policy and selects the closing agent, which differs from Lee County, where the seller customarily pays. This is custom only and the contract controls. Check the contract’s title paragraph before you accept an offer, because it moves a few thousand dollars between you and the buyer.

What Does the Foundation Charge a Lugano Seller?

The Foundation’s 2026 to 2027 estoppel form charges $250 for the certificate, $100 more for delivery in three business days, and $500 if the member ID cards are not returned. Florida’s estoppel caps, as we read the state’s current adjusted caps, set a base fee of about $299. Order early, because the certificate is time-limited.

What Is an Estoppel Certificate and How Fast Do I Get One?

An estoppel certificate states what an association says you owe: dues, assessments and fines. Florida law sets the deadline and caps the fee, and the certificate is valid for a limited time, so we order it when a contract is signed or earlier. The Foundation and the Lugano association each issue their own, and the Lugano resale link is on the association’s public page.

How Much Can the Lugano Association Charge for an Estoppel?

Sections 718.116(8) and 720.30851 cap the fee, and as we read the state’s current adjusted caps the base fee is about $299, with add-ons for delivery within three business days and for a delinquent account. Ask which statute and amount the association applies, and do not pay more than the cap without asking why.

Do I Have to Return My Foundation Member Cards When I Sell?

Yes. The Foundation’s estoppel form charges a $500 seller fee if the member ID cards are not returned. Gather the cards before closing so the fee is not deducted, and tell the closing agent the cards are in hand.

What Does My Buyer Pay the Foundation?

The buyer pays the $15,000 resale capital assessment on a deed recorded on or after October 1, 2026, which becomes $15,525 from October 1, 2027, or $1,000 if the buyer is a current member moving within Pelican Bay. A buyer who budgets for it can still pay your price, and one who is surprised by it may not.

Does the Lugano Association Approve Buyers?

We could not confirm, because the rules are members-only. The Foundation does not require transfer approval, and its form says the condominium sub-association may. Ask the manager before you list whether the association screens buyers, charges an application fee or holds a right of first refusal, and put the answer in your listing plan.

What Must I Disclose When I Sell?

Florida’s common law, from Johnson v. Davis (Fla. 1985), requires you to disclose known facts that materially affect value and are not readily observable. Statutes add the flood disclosure under section 689.302, the property tax disclosure summary under section 689.261 and, for a condominium resale, the documents under section 718.503. An as-is contract does not remove the duty.

What Documents Must I Give a Lugano Buyer?

Section 718.503 requires the declaration, bylaws, rules, the current budget and financial information and the other listed documents, and the buyer may cancel within seven days after receipt. Assemble the file before you list, including the building’s milestone and reserve-study status, so the buyer reaches a firm contract quickly.

How Are Property Taxes Handled at Closing?

Florida taxes are billed in arrears, so at a closing before the bill is paid, the seller credits the buyer for the days the seller owned the home that calendar year. The title company typically estimates from the prior year’s bill, often applying the 4 percent early-payment discount. The final bill goes to the buyer in November.

Will My Buyer’s Property Taxes Be Higher Than Mine?

Possibly. A sale resets a homesteaded home’s assessment toward market value, and the exemption and cap in sections 196.031 and 193.155 protect only the owner who qualifies. We did not obtain Lugano tax-bill data, so we publish no figure, and we advise a buyer to estimate from the price and the current millage.

What if My Building Has a Special Assessment?

Disclose it. An estoppel certificate states assessments owed, and a buyer who learns of one at the table may cancel or renegotiate, while one told early can price it in. We have not seen any Lugano special assessment in the public record, and the association’s estoppel is the document that would show one.

Does the Milestone Inspection Status Help Me Sell?

It can reassure a buyer. The county’s record shows all four Lugano buildings as milestone inspection completed, cycle completed, with the next inspection year 2035. It does not show findings, so offer the inspection summary and the structural integrity reserve study to buyers if you have them, because a buyer or lender will ask.

Does a Flood Zone Affect My Sale?

Yes, in the cost of insurance and the buyer’s financing. FEMA maps Lugano in Zone AE with a 10.0-foot base flood elevation, so a lender will typically require flood insurance on a federally backed mortgage. A new FEMA map is targeted for summer 2027, so a buyer may ask what the preliminary map shows for your address. Have the building’s elevation certificate and your insurance history ready, and complete the flood disclosure under section 689.302.

Do the Foundation’s Leasing Limits Shrink My Buyer Pool?

For investors, yes. The Foundation allows no more than two leases a calendar year unless neighborhood covenants provide otherwise, requires a $500 processing fee and 30 days’ notice, and the association must approve tenants. Owner-occupant buyers are unaffected, so a sale to an occupant is the cleanest path.

How Are Real Estate Commissions Set for a Lugano Sale?

They are negotiated and not set by law, and the National Association of REALTORS settlement that took effect on August 17, 2024 requires written buyer agreements before a buyer’s agent tours a home and bars advertising buyer-agent compensation on the MLS. You may still offer to pay a buyer’s agent, off the MLS, or offer buyer concessions.

Can I Offer Buyer Concessions at Lugano?

Yes. General concessions, such as a contribution to closing costs, may still appear in the MLS, while offers of buyer-agent compensation may not. Because Lugano sellers closed about 5.5 percent below final list over 36 months, a targeted concession can be a better tool than a price cut, and we model both for you.

How Do I Choose a Lugano Listing Agent?

Ask each agent to price your building against its own sales, to show the Foundation’s resale, estoppel and lease costs in the net sheet, and to say plainly what they can and cannot prove at Lugano.

What Is McGreevy and Comisar’s Track Record at Lugano?

What we can show is the work: every recorded Lugano sale back to 1987, every MLS closing since October 2021 and the county’s building-by-building record.

Should I Sell Now or Wait?

We cannot predict prices. What the record shows is a neighborhood with no listing on October 7, 2026, five closings in 12 months and condominium prices 27.0 percent below the 2022 and 2023 sales. If you are choosing between selling and renting, run both numbers first, and get a free Lugano home valuation.

Which Association Governs My Villa?

We could not establish it. The county roll files the villas under the Pelican Bay plat, not under a named condominium, and the Foundation’s map describes Lugano as a mixed subdivision of condominium buildings and villas. Your deed, the recorded covenants and your title company will say which association governs your villa and who bills you the Foundation’s assessment.

What if I Am a Foreign Owner Selling My Lugano Home?

A foreign seller of U.S. real property may be subject to withholding under the Foreign Investment in Real Property Tax Act, and the buyer or closing agent usually handles it at closing. The IRS page explains the rules and exceptions. Talk to a tax adviser and tell us early, because it affects your net proceeds and timing.

What Happens After I Accept an Offer on My Lugano Home?

The buyer receives the association’s documents and has seven days to cancel after receipt, inspections and insurance quotes follow, the estoppel certificates are ordered, the buyer’s lender appraises, and the Foundation’s membership steps and the resale capital assessment run alongside. We manage that calendar so nothing waits on a missing document.

How Do I Contact Jesse About Selling at Lugano?

Call Jesse direct at (239) 898-6072, text or call, or get a free Lugano home valuation. You can also email [email protected]. Jesse will tell you what Lugano homes like yours sold for, what a buyer will weigh and what to gather before you list.

Can I Sell My Lugano Home Before the Building Finishes a Reserve Study?

You can, but disclose the status. A buyer may ask for the study or the association’s written reason that none is required, and a missing study can narrow your buyer pool or lenders’ interest in the building. Ask the association what has been completed and when, and gather its answers before you list.

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we list the documents a Lugano seller needs on the first call, not after the first offer.

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

Sources and Authoritative References

Every Lugano fact on this page comes from a public source: the association’s public site, Florida Division of Corporations records, the Pelican Bay Foundation’s documents, Florida statutes, federal and Collier County records, the Property Appraiser’s 2026 roll and recorded sales through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.

The links are grouped by who issued them and numbered continuously. The MLS and the Property Appraiser’s bulk files are not linked because they are not public documents with a stable address, and Lugano’s own declarations, budgets and rules are not linked because the association does not publish them on a public page.

Lugano at Pelican Bay, Public Site and Florida Corporate Records

1. Lugano Village Association public site
2. Lugano I tenant application sheet, served without a login
3. HomeWise Docs, resale and estoppel service linked from the Lugano site
4. Florida Division of Corporations, Lugano Village Association, Inc.
5. Florida Division of Corporations, Lugano Condominium Association
6. Florida Division of Corporations, Lugano II Condominium Association
7. Florida Division of Corporations, Lugano III Condominium Association
8. Florida Division of Corporations, Lugano IV Condominium Association
9. Florida Division of Corporations, Lugano Court Homeowners Association, Inc.
10. Florida Division of Corporations, search results for Lugano
11. Florida Division of Corporations, search results for Lugano V
12. Florida Division of Corporations, search results for Lugano I

Pelican Bay Foundation, Published Documents and Pages

13. Pelican Bay Foundation realtor page
14. Pelican Bay Foundation community map data
15. Pelican Bay Foundation tram service
16. Pelican Bay Foundation beaches
17. Pelican Bay Foundation exclusive amenities
18. Pelican Bay Foundation racquets program
19. Pelican Bay Foundation fitness center
20. The Sandbar on South Beach
21. Marker 36 on North Beach
22. Pelican Bay Foundation design review and covenants application
23. Pelican Bay Foundation Realtor Guest Card request form
24. Pelican Bay Foundation FY2027 Approved Budget Package
25. Pelican Bay Foundation estoppel certificate, 2026 to 2027
26. Pelican Bay Foundation estoppel certificate, 2025 to 2026, revised August 31, 2026
27. Pelican Bay Foundation Lease Application Packet, 2027
28. Pelican Bay Foundation resale capital exemption form
29. Pelican Bay Foundation Rules and Regulations, December 12, 2024
30. Second Amended and Restated Declaration of the Pelican Bay Foundation
31. Declaration amendment on leasing, recorded May 28, 2019
32. Amended and Restated Bylaws of the Foundation, accepted redline
33. Pelican Bay Planned Unit Development with ordinances
34. Pelican Bay Foundation FY2024 audited financial statements

Florida Statutes and State Agencies

35. Section 553.899, milestone inspections
36. Section 718.110, amendment of the declaration
37. Section 718.111, the association and official records
38. Section 718.112, bylaws and structural integrity reserve studies
39. Section 718.113, maintenance and alterations
40. Section 718.116, assessments and estoppel certificates
41. Section 718.1255, disputes
42. Section 718.503, disclosure to condominium buyers
43. Section 689.261, property tax disclosure summary
44. Section 689.302, flood disclosure
45. Section 720.303, homeowners association records
46. Section 720.401, disclosure to buyers in homeowners associations
47. Section 720.30851, estoppel certificates in homeowners associations
48. Section 201.02, documentary stamp tax on deeds
49. Section 196.031, homestead exemption
50. Section 193.155, homestead assessments
51. Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), duty to disclose
52. Florida Department of Revenue, documentary stamp tax
53. Florida Department of Revenue, property tax information for taxpayers
54. Florida Office of Insurance Regulation, wind mitigation resources
55. Florida Division of Emergency Management
56. Florida DBPR, license search
57. Florida DBPR, condominiums division

Federal Flood, Storm and Tax Records

58. FEMA National Flood Hazard Layer map service
59. FEMA Map Service Center
60. Collier County, proposed Flood Insurance Rate Map announcement, August 19, 2026
61. FloodSmart, the National Flood Insurance Program
62. National Hurricane Center
63. National Hurricane Center, Hurricane Ian tropical cyclone report
64. U.S. Census Bureau geocoder
65. IRS, FIRPTA withholding
66. National Association of REALTORS, what the settlement means for buyers and sellers
67. National Association of REALTORS, settlement FAQs
68. National Association of REALTORS, written buyer agreements

Collier County Records, Schools, Health and Nearby Projects

69. Collier County, Pelican Bay Services Division
70. Collier County, milestone inspections
71. Collier County, milestone buildings by year
72. Collier County, MilestoneMap data layer
73. Collier County, floodplain management
74. Collier County, zoning data layer
75. Collier County, planned unit development data layer
76. Collier County, future land use data layer
77. Collier County, hurricane evacuation zone data layer
78. Collier County, fire district data layer
79. Collier County, coastal high hazard area data layer
80. Collier County, FEMA 2024 flood zones data layer
81. Collier County, elevation certificates data layer
82. Collier County CityView portal
83. Collier County Clerk, Official Records public access
84. Collier County Clerk of Courts
85. Collier County Tax Collector, property taxes
86. Collier County, transportation engineering projects
87. Florida DOT, I-75 at Pine Ridge Road interchange project
88. Collier County, beach renourishment project update
89. Waterside Shops redevelopment
90. Gulfshore Business, Naples Grande water park opponents
91. Gulf Shore Association of Condominiums, Pelican Bay Foundation joins the water park appeal
92. Collier County Public Schools, 2024 to 2025 school and district grades
93. Collier County Public Schools, school zone lookup
94. Collier County Public Schools home page
95. Sea Gate Elementary School
96. Pine Ridge Middle School
97. Barron Collier High School
98. NCH North Naples Hospital
99. NCH Healthcare System
100. Open Source Routing Machine

Downloadable Documents

The documents below are official records, linked at the issuing foundation, agency or legislature so you always open the current, unaltered copy. Lugano’s own declarations, budgets, reserve studies and minutes are member-only, so they are not linked here; request each from the association in writing, and compare what you receive with these public records.

Market data from Southwest Florida MLS, pulled October 2026.

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