Mansion La Palma at Bay Colony is the 1996 seven-story mid-rise at 8720 Bay Colony Dr in Pelican Bay, Naples: 26 declared residences and 2 MLS closings in 24 months at a $2,310,000 median. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Mansion La Palma is a mid-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the seven-story, 26-residence building at 8720 Bay Colony Dr, ZIP 34108, which the Bay Colony Community Association describes as a 7-story mid-rise where residents are greeted by a cascading waterfall. It is not Villa La Palma, the separate neighborhood of 22 single-family villas beside it, and it is not any other building called Mansion or any other La Palma elsewhere in Florida or the country.
McGreevy and Comisar are the team Mansion La Palma sellers call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Mansion La Palma has 26 condominium parcels on the 2026 county roll and 26 residences in its recorded Declaration, it was built in 1996, it had 2 Southwest Florida MLS closings in the last 24 months at a median of $2,310,000, and its owners adopted an Amended and Restated Declaration that was recorded on June 23, 2026.
This page goes deeper on Mansion La Palma than any other source we know of. It is built from the association’s recorded 1996 Declaration of Condominium and the amendments recorded after it, the 2026 Amended and Restated Declaration with its Articles, Bylaws and maintenance chart, a recorded 2023 agreement on the shared entrance waterfall, the Bay Colony Community Association’s published description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at the building’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.
If you own at Mansion La Palma and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the rule-by-rule, fee-by-fee and floor-by-floor detail below will tell you whether Mansion La Palma fits before you tour.
McGreevy and Comisar are the best realtor for Mansion La Palma at Bay Colony because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a read built from the building’s recorded documents, the county’s milestone file and five years of MLS closings.
If you’re searching for the best realtor for Mansion La Palma at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Mansion La Palma 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 Mansion La Palma for a specific reason. The building has only 26 residences, so a single sale moves every number: the last 12 months hold one MLS closing, a first-floor residence of 2,560 square feet at $1,900,000, while a fourth-floor residence of the same 2,560 square feet closed at $2,720,000 in July 2025, a gap of $820,000 inside one building. Mansion La Palma also has a Declaration that requires Board approval of every sale, a leasing rule stricter than the Pelican Bay Foundation’s, a shared waterfall with a neighboring villa neighborhood, and a milestone record that Collier County lists as complete with the next inspection due in 2034. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.
Recent Mansion La Palma track record (last 12 months): In the last 12 months Mansion La Palma has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2025 to October 7, 2026), at a sold price of $1,900,000, which was 83.5 percent of the final list price of $2,275,000 after 317 days on market. One sale is a very small sample, so the first window with more than one closing is 24 months: 2 closings at a $2,310,000 median, the mean of $1,900,000 and $2,720,000. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Mansion La Palma transactions. In the last 12 months we tracked Mansion La Palma’s MLS closings against the county’s recorded-sales file, and we note below that the county file ends at the 2022 sale while the MLS shows two later closings.
Honors and recognition:
Selling your Mansion La Palma home? Get a free home valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Mansion La Palma? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living at Mansion La Palma at Bay Colony means a seven-story, 26-residence mid-rise with a cascading waterfall at the entrance, two garage spaces and a storage room or cage for every residence, a landscaped pool with gas grills, a short walk to the beach and tennis courts, and the Bay Colony and Pelican Bay amenities behind the gates.
The building is at 8720 Bay Colony Dr, behind the Bay Colony gatehouse and inside the Pelican Bay Foundation’s membership. The Bay Colony Community Association’s page says the residences have views to the Gulf on the west, the inland waterway to the north, mangrove to the south and the Shores to the east, and calls the lanais generous enough for outdoor dining. Collier County’s address file agrees with the shape of that description: one building point and 26 residence points, which resolve to six floors of four residence lines and two penthouses on the seventh floor.
Mansion La Palma’s street address is 8720 Bay Colony Dr, Naples, FL 34108, and the Florida Division of Corporations lists the same address as the principal address of Mansion La Palma at Bay Colony Condominium Association, Inc. Searches for “8720 Bay Colony Dr” and for “Mansion La Palma Naples” land on this building. The Bay Colony Community Association lists its own office at a different number on the same drive, which is why a mailing to the wrong address is the first thing we check on a Bay Colony file.
A resident arrives past the cascading waterfall, parks in one of two assigned garage spaces, and keeps golf-cart, bicycle and seasonal items in a storage room or cage that the Declaration assigns to the residence. The association describes a landscaped pool area with built-in gas grills and a kitchenette, and a short, leisurely walk to the beach, the tennis courts and a private entrance to the Ritz-Carlton. The Declaration adds a limit that shapes daily life: grills are allowed in designated areas of the property only, not on terraces or decks.
The cascading waterfall is not only scenery. A recorded 2023 Settlement Agreement among the condominium association, the Bay Colony Community Association and the owners of all 22 single-family sites of the neighboring villa neighborhood divides the cost of operating, maintaining and replacing the pool-and-stream waterscape at the shared entrance, and the 2026 Declaration records it as a covenant for a twenty-year term with five-year renewals. The cost-sharing is described in the Declaration section below, because a buyer should know the shape of that obligation before an offer.
Mansion La Palma suits an owner who wants a low-density building, 26 residences against 74 or 75 in the Gulf-front towers beside it, with a defined sale process and a leasing rule that keeps the building owner-occupied. It suits a buyer who values a pool deck with grills, two garage spaces and a storage room, and one who is comfortable with a building whose 2026 Declaration sets detailed owner duties for air conditioning, water shut-off and renovation season.
A buyer who wants a Gulf-front tower with a staffed front desk should look at the Gulf-front towers on our Bay Colony page, not here: the association’s page for Mansion La Palma does not describe a front desk or guest suites. A buyer who plans to rent the residence, to bring a tenant’s pet, or to renovate year-round should read the leasing, pet and renovation sections before touring, because the 2026 Declaration is strict on all three.
Mansion La Palma at Bay Colony condos closed 2 times in the last 24 months in the Southwest Florida MLS at a $2,310,000 median, the mean of $1,900,000 and $2,720,000, with 1 closing in the last 12 months at $1,900,000 and 3 closings in 60 months ranging from $1,900,000 to $2,720,000.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table below sets out every window. No window reaches ten closings, so every figure is a small-sample figure, and the page lists each sale individually and uses the county’s recorded-sales history as the long view.
Window | Closings | Median sold | Low to high | Volume | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|
Last 12 months | 1, very small sample | $1,900,000 | $1,900,000 | $1,900,000 | 317 (n=1) | 83.5 percent (n=1) |
Last 24 months | 2, very small sample | $2,310,000 | $1,900,000 to $2,720,000 | $4,620,000 | 217 (n=2) | 87.2 percent (n=2) |
Last 36 months | 2, very small sample | $2,310,000 | $1,900,000 to $2,720,000 | $4,620,000 | 217 (n=2) | 87.2 percent (n=2) |
Last 60 months | 3, small sample | $2,500,000 | $1,900,000 to $2,720,000 | $7,120,000 | 117 (n=3) | 90.8 percent (n=3) |
Mansion La Palma has 26 residences, and the MLS shows 3 closings in 60 months, so the building changes hands in the MLS about once every twenty months. A median of two sales is the mean of the middle pair, which is simply the average of the two prices, and a median of three is the middle sale. We print the number of closings beside every figure and we do not rank the building against others on these medians alone.
The only MLS closing between October 8, 2025 and October 7, 2026 was a first-floor residence of 2,560 square feet that sold on February 2, 2026 for $1,900,000, or $742 per square foot, against a final list price of $2,275,000, after 317 days on market. That is 83.5 percent of final list. One sale is an observation, not a trend.
The 24-month and 36-month windows hold the same two closings: the February 2026 sale at $1,900,000 and a fourth-floor residence of the same 2,560 square feet that sold on July 10, 2025 for $2,720,000, against a final list price of $2,995,000, after 117 days on market. Their mean and median are both $2,310,000 (1,900,000 plus 2,720,000, divided by two), their volume is $4,620,000, their median price per square foot is $902 (742 and 1,062, averaged), their median days on market is 217 and their median sale-to-list ratio is 87.2 percent.
Three Mansion La Palma residences closed in the last 60 months. All three are three-bedroom, three-bath attached condominiums on Bay Colony Dr. The floor comes from the unit’s position in the building, and we print the floor only, never the residence.
Closed | Floor | Sold | Final list | Living area (MLS) | Per sq ft | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|---|
February 2, 2026 | First | $1,900,000 | $2,275,000 | 2,560 sq ft | $742 | 317 | 83.5 percent |
July 10, 2025 | Fourth | $2,720,000 | $2,995,000 | 2,560 sq ft | $1,062 | 117 | 90.8 percent |
March 31, 2022 | Sixth | $2,500,000 | $2,500,000 | 2,110 sq ft | $1,185 | 0 | 100.0 percent |
The 60-month median sold price is $2,500,000, the middle sale. The mean is $2,373,333 ($7,120,000 divided by three), and the volume is $7,120,000. The median price per square foot is $1,062, the middle of $742, $1,062 and $1,185, and the median days on market is 117. The sale-to-list ratios are 83.5, 90.8 and 100.0 percent, so the median is 90.8 percent.
The two 2,560 square foot residences, which match the median size on the county roll, closed about seven months apart, in July 2025 and February 2026, at $2,720,000 and $1,900,000. The difference is $820,000, or 43.2 percent of the lower price ($820,000 divided by $1,900,000). The MLS pull does not say why. The first-floor residence sold for less and sat 200 days longer (317 days against 117), and we cannot separate floor, view, condition, renovation and timing from two sales. The lesson for a seller is that a Mansion La Palma residence is priced against the specific residence, not against a building average.
On October 7, 2026 the Southwest Florida MLS showed no active and no pending Mansion La Palma listing. A buyer who wants Mansion La Palma has no listing to tour today, which is the strongest argument for telling us what you are looking for before a residence is listed, because a building of 26 residences rarely has more than one for sale at a time.
Collier County’s recorded-sales file, which holds the deed price of sales the Department of Revenue qualifies, shows 75 sales at Mansion La Palma from 1996 to 2022. The 24 sales in 1996 are the first year after the Declaration was recorded on August 1, 1996. The file ends at the 2022 sale, which matches the MLS closing of March 31, 2022 at $2,500,000.
Year | Sales | Median | Low | High |
|---|---|---|---|---|
1996 | 24 | $532,500 | $425,000 | $1,350,000 |
1997 | 2 | $535,000 | $500,000 | $570,000 |
1998 | 2 | $597,500 | $575,000 | $620,000 |
1999 | 3 | $540,000 | $535,000 | $700,000 |
2000 | 2 | $754,500 | $700,000 | $809,000 |
2001 | 2 | $815,500 | $711,000 | $920,000 |
2002 | 1 | $1,200,000 | $1,200,000 | $1,200,000 |
2004 | 6 | $997,500 | $875,000 | $1,975,000 |
2005 | 6 | $1,225,000 | $1,075,000 | $2,300,000 |
2006 | 2 | $952,500 | $930,000 | $975,000 |
2007 | 2 | $1,002,500 | $930,000 | $1,075,000 |
2008 | 3 | $1,200,000 | $950,000 | $1,215,000 |
2009 | 1 | $1,000,000 | $1,000,000 | $1,000,000 |
2011 | 1 | $998,000 | $998,000 | $998,000 |
2014 | 3 | $937,500 | $935,000 | $2,300,000 |
2015 | 7 | $1,480,000 | $1,135,000 | $3,125,000 |
2019 | 1 | $1,375,000 | $1,375,000 | $1,375,000 |
2020 | 5 | $1,050,000 | $900,000 | $3,150,000 |
2021 | 1 | $1,751,000 | $1,751,000 | $1,751,000 |
2022 | 1 | $2,500,000 | $2,500,000 | $2,500,000 |
The yearly counts add to 75 sales. Medians of an even count are the mean of the middle pair, rounded to the nearest dollar. Years with one or two sales are single data points, and a high far above the median, such as $3,150,000 in 2020 or $3,125,000 in 2015, is one sale the file does not explain, so we attach it to no residence.
The county file records no sale after 2022, although the MLS shows closings on July 10, 2025 and February 2, 2026. A deed is recorded after a closing, so a closing can sit in the MLS before it appears in the county file, and the county’s qualified-sales filter can also leave a recorded deed out. We cite the MLS for the two later closings with their dates and the county only through 2022, and we never average the two sources or compare a county price per square foot with an MLS living-area figure.
The county medians climb from $532,500 in 1996 to $1,200,000 in 2002, hold near $1,000,000 to $1,225,000 through the 2000s, step to $1,480,000 in 2015 and $1,751,000 in 2021, and reach $2,500,000 in 2022, the last county sale. Across the 26 years of county records the median recorded price rose from $532,500 in 1996 to $2,500,000 in 2022, a factor of 4.7 ($2,500,000 divided by $532,500), and the MLS has since recorded sales at $2,720,000 and $1,900,000, both on 2,560 square foot residences.
Three MLS closings in five years cannot support a trend, and we do not claim one. What the record does support is narrower. The building prices by residence: the same 2,560 square feet closed at $742 and at $1,062 per square foot. The most recent sale took 317 days and closed at 83.5 percent of its final list price, and the 2022 sale closed at list with no days on market. A seller who lists a Mansion La Palma residence should expect a buyer to ask for the 2025 and 2026 closings by floor, and should price against them.
Selling a Mansion La Palma residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see how your floor compares. Buying at Mansion La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
Mansion La Palma at Bay Colony came to be through an association incorporated on March 13, 1995, a Declaration of Condominium recorded on August 1, 1996 for 26 residences, a run of amendments, and a full Amended and Restated Declaration recorded on June 23, 2026 after a membership vote on March 16, 2026.
The instruments below are public records at the Collier County Clerk and the Florida Division of Corporations. Each row is a document we read, and the dates are the recording or filing dates.
Instrument | Date | What it does |
|---|---|---|
Articles filed with the State of Florida | March 13, 1995 | Creates Mansion La Palma at Bay Colony Condominium Association, Inc. as a Florida not-for-profit corporation |
Declaration of Condominium, Official Records Book 2212, Page 1641 | August 1, 1996 | Creates the condominium of 26 single-family residential units |
First Amendment, Official Records Book 2219, Page 1790 | August 21, 1996 | Substitutes the as-built plot plan with a surveyor’s certificate and corrects the identification of one penthouse |
Amendment, Official Records Book 2326, Page 3368 | June 30, 1997 | Adopted by a 67 percent vote on June 18, 1997; restates the approval, leasing and time-sharing rules of Section 13.1 |
Bill of Sale, Official Records Book 4387, Page 1512 | August 20, 2008 | Collier County Water-Sewer District conveys fire suppression, backflow, hydrant and irrigation facilities to the association |
Certificate of Amendment, Official Records Book 5057, Page 930 | July 11, 2014 | Adds owner duties for air conditioning, water heaters, dishwashers and washing machine hoses, and changes how assessments are paid |
Settlement Agreement, Official Records Book 6278, Page 747 | August 15, 2023 | Divides the cost of the entrance waterfall with the neighboring villa neighborhood |
Order approving settlement, Official Records Book 6362, Page 2535 | May 23, 2024 | Court ratifies the settlement and dismisses the related 2020 case without prejudice, reserving jurisdiction to enforce it |
Amended and Restated Declaration, Articles and Bylaws, Official Records Book 6602, Page 821 | June 23, 2026 | Replaces the 1996 Declaration and Bylaws as approved at the March 16, 2026 annual meeting |
The Declaration recorded on August 1, 1996 submitted the land to condominium ownership and described 26 single-family residential units, a boundary at the undecorated surfaces of each residence’s ceiling, floor and perimeter walls, and garage parking spaces, storage lockers, terraces, decks, private stairways and mechanical rooms as limited common elements. The First Amendment, recorded three weeks later, substituted the as-built plot plan and a surveyor’s certificate, which records the building as it was built.
An amendment recorded on June 30, 1997, after a 67 percent vote of the members on June 18, 1997, kept the requirement of written association approval for any sale, lease or gift and set it out as a recordable instrument. It permitted only whole-unit leases, allowed no more than one lease in a calendar year, set a 90-day minimum term, and barred de facto time-sharing, including a sale to several unrelated buyers who would split occupancy. The 1996 text had allowed four leases a year with a one-month minimum, so the 1997 amendment was the first tightening.
The Certificate of Amendment recorded on July 11, 2014 after a July 2, 2014 meeting made the owner responsible for annual air conditioning maintenance and strictly liable for leaks, required water heaters and dishwashers to be replaced after ten years, required steel-lined washing machine hoses, and required the water to be shut off when a residence is unoccupied for 48 hours. It also let assessments be paid in installments of one to three months and made them delinquent 10 days after the due date. The 2026 restatement supersedes it, with a 72-hour shut-off rule.
The Settlement Agreement recorded on August 15, 2023 settled a dispute over the pool-and-stream waterscape at the shared entrance, and replaced an unrecorded 1999 agreement. The three parties were the condominium association, the Bay Colony Community Association and the owners of all 22 single-family sites in the neighboring villa neighborhood. It set an outstanding balance of $400,768, of which the condominium association paid $191,768 and the villa owners $209,000 (191,768 plus 209,000), each villa owner at one twenty-second of the villa share.
For the future, the agreement splits the cost of the waterscape’s largest basin so that the villa owners bear 70 percent and the condominium 30 percent: the front fountain is shared equally, the stretch behind the first three villas is the villas’ alone, and the stretch abutting the condominium’s pool is the condominium’s alone. The two smaller basins are the villas’ alone. The condominium separately maintains the landscaping between its entrance, pool and driveway and the water. If the villas or the Bay Colony Community Association alter or remove the largest basin, the condominium pays 50 percent of the cost, capped at 50 percent of the market cost to fill in the altered area. The term is twenty years with automatic five-year renewals, and it is a covenant that runs with the land.
At the annual meeting on March 16, 2026 the members adopted, by the required vote, an Amended and Restated Declaration and Amended and Restated Bylaws, recorded 108 pages long on June 23, 2026. Four changes matter most to a buyer: the Board now has 30 days (and no more than 60 from notice) to decide on a sale, where the 1996 text gave 15; a new owner may not lease for two years after taking title; leasing is limited to one lease a year counted from October 1 to September 30; and the Declaration now sets rules for electric vehicles, water leak detection, home watch and short-term rentals that the 1996 text did not.
The Florida Division of Corporations lists the association as active, with annual reports filed on March 13, 2024, March 24, 2025 and April 21, 2026, and a principal address of 8720 Bay Colony Dr. The record shows an administrative dissolution for failure to maintain a registered agent on October 10, 2017 and a reinstatement on November 8, 2017, which is a one-month lapse that the association cured. A five-member Board runs the association under the Bylaws, and a manager supports it. We print no officer or director names.
The 2008 Bill of Sale describes the land as part of Tracts C and D of the Bay Colony Bend plat (Plat Book 22, Pages 5 and 6), 1.74 acres more or less. At 26 residences on 1.74 acres, the building has 14.94 residences to the acre (26 divided by 1.74), a plain density figure that we cite as arithmetic and not as a ranking against other buildings.
The Declaration was recorded in August 1996, so the building reaches 30 years in 2026 and Section 553.899, Florida Statutes, counts to December 31, 2026. The county’s saltwater rule would have counted 25 years, to December 31, 2021. The county’s record shows the cycle complete, as the milestone section below describes.
The Mansion La Palma homes are 26 residences on seven floors in four unit types plus two penthouses, with heated areas from 2,110 to 4,430 square feet and a median of 2,560 on the county roll, and recorded shares of the common elements running from 3.249 percent to 6.846 percent.
Exhibit E of the Declaration, re-recorded in 2026, sets each residence’s share of the common elements, the common surplus and the common expenses, calculated on the square footage of each type. The Declaration numbers the four unit types 01 through 04, after the last two digits of the residence’s identification number.
Unit type | Residences | Share of each | Total share |
|---|---|---|---|
Type 01 | 6 | 3.943 percent | 23.659 percent |
Type 02 | 6 | 3.249 percent | 19.495 percent |
Type 03 | 6 | 3.249 percent | 19.495 percent |
Type 04 | 6 | 3.943 percent | 23.659 percent |
Penthouse | 2 | 6.846 percent | 13.692 percent |
Total | 26 | 100.000 percent |
The recorded totals are 23.659, 19.495, 19.495 and 23.659 percent for the four types and 6.846 percent each for the two penthouses, which add to 100.000 percent. The penthouse row above shows the two penthouses together (6.846 plus 6.846 is 13.692).
Common expenses are divided by these shares, so a type 01 or type 04 residence carries 1.21 times the share of a type 02 or 03 residence (3.943 divided by 3.249), and a penthouse carries 2.1 times (6.846 divided by 3.249). To size the effect without printing a budget we do not have, an illustration: for every $100,000 of annual common expenses, a type 02 or 03 residence bears $3,249, a type 01 or 04 residence $3,943 and a penthouse $6,846. The association does not publish its budget, so we state no assessment.
The two penthouses occupy the seventh floor, and each carries 6.846 percent of the common expenses, more than twice a type 02 residence. The Declaration’s 1996 First Amendment corrected the identification of one penthouse, so a penthouse’s recorded number is worth confirming in the title work. We do not match the roll’s largest parcels to the penthouses, because the roll does not say which parcel is which.
Collier County’s address file for 8720 Bay Colony Dr lists 26 residence points that fit one pattern: floors one through six with four residences each (24) and two penthouses on the seventh floor, 26 in all. That matches the Declaration’s 26 residences and Exhibit E’s six residences of each of the four types, so each residence floor holds one of each type. The MLS closings in this page are first, fourth and sixth floor residences.
The 2026 county roll lists 26 condominium parcels built in 1996 with heated areas from 2,110 to 4,430 square feet and a median of 2,560. The MLS closings were 2,110 and 2,560 square feet. The Exhibit E ratio of 3.943 to 3.249 is 1.214, and 2,560 divided by 2,110 is 1.213, so we infer, without a recorded statement to cite, that the type 01 and 04 lines are about 2,560 square feet and the type 02 and 03 lines about 2,110. The two penthouses are the roll’s largest parcels on the same arithmetic, and a buyer should ask the manager for the plan of the specific residence.
Every residence has two assigned garage parking spaces and a storage room or storage cage in the garage. The spaces were assigned when the developer sold each residence, by an unrecorded assignment, and they pass with title. Section 8.2 of the 2026 Declaration lets owners exchange spaces by a recorded agreement that the association approves in writing, and says no exchange may leave a residence with fewer than two. Section 8.1 reads slightly differently, with a floor of one space, so the two-space floor of Section 8.2 is the one to confirm with the association’s attorney. The storage rooms and cages may not hold flammable or combustible materials or batteries.
An owner may not alter a parking space, including adding a charger, without Board approval, which the Board may refuse in its sole discretion or condition on a separate sub-meter, a flat electricity charge or payment for any upgrade the building needs. The Board may also install a charging station on the common elements without an owner vote, with Board rules and fees. A buyer who drives an electric vehicle should ask for the current charging rule before an offer.
Terraces, decks and private stairways that serve only one residence are limited common elements. The association maintains the terrace and deck concrete slab, its waterproofing membrane and its drainage, and an owner who replaces tile or flooring over the slab is responsible for replacing the membrane. The owner maintains the screening, screen frames, sliding doors and windows. Outdoor cooking is prohibited on terraces and decks, and the association describes the lanais as generous enough for outdoor dining.
Item | Association | Owner |
|---|---|---|
Exterior walls and concrete slabs, including painting and waterproofing | Yes | No |
Terrace and deck slab, membrane and drainage | Yes | Membrane only when the owner replaces flooring over it |
Water pipes up to the residence’s shut-off valve | Yes | Beyond the valve |
Sewer lines up to the residence’s connection | Yes | Beyond the connection |
Fire suppression plumbing, except pipes serving only the residence | Yes | Sprinkler heads and smoke detectors inside |
Replacement of perimeter wall drywall | Yes | Interior drywall, paint and trim |
Windows, window glass, screens and sliding glass doors | Board may replace the whole building at common expense | Yes |
Main entrance door | Exterior finish; Board may replace all doors | Door, frame, hardware and locks |
Air conditioning, including refrigerant line insulation | No | Yes, with service twice a year |
Water heater, appliances, washing machine hoses | No | Yes |
The Declaration lets the Board adopt rules for owner alterations, and exterior-visible work needs the association’s approval plus any approval the Pelican Bay Foundation or Bay Colony requires. We found no statement in the 2026 Declaration about combining two residences, so a buyer who is planning one should get the answer in writing from the association before an offer.
Mansion La Palma at Bay Colony, the 26-residence mid-rise inside gated Bay Colony in Pelican Bay, closed 2 MLS sales in 24 months at a $2,310,000 median, and the same 2,560 square feet sold for $820,000 more on the fourth floor in 2025 than on the first in 2026. If you own here, request a free Mansion La Palma home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
A Mansion La Palma residence has a building amenity package and two layers above it. The association describes a cascading waterfall at the entrance, a landscaped pool with built-in gas grills and a kitchenette, and generous lanais; Bay Colony adds a mandatory Beach Club and tennis, and the Pelican Bay Foundation adds the rest.
The Bay Colony Community Association’s page for Mansion La Palma describes a 7-story mid-rise greeted by a cascading waterfall, grand residences designed for easy living or formal entertaining, a landscaped pool area with built-in gas grills and a kitchenette for cookouts with friends, visitors and neighbors, and lanais with room for outdoor dining. The Declaration adds two assigned garage spaces and a storage room or cage for each residence. The page does not mention a staffed front desk, guest suites or a fitness room, so this page states none.
The 2026 Declaration lets the association charge fees for the use of common elements, and it bars animals from the pool and pool deck at all times. Grills are allowed only in designated areas of the property and are prohibited in residences and on terraces and decks, so we read the built-in grills at the pool as the designated place. The pool hours, guest limits and any private-function rules are in the Rules and Regulations, which the association does not publish, so this page states none.
The association’s page describes a short, leisurely walk to the beach, the tennis courts and a private entrance to the Ritz-Carlton. We measured nothing on foot and state no walking time. The beach itself is reached through the Bay Colony Beach Club and the Pelican Bay Foundation’s beach access, which the sections below describe.
Every Mansion La Palma owner is a member of the Bay Colony Community Association. The association describes about 200 acres on the Gulf of Mexico, 11 luxury condominium communities and 5 private residential neighborhoods, a private, staffed entry, and membership privileges at the Bay Colony Beach Club, which has a swimming pool, Sunset Terrace, a Chickee Bar, a main dining room and beach and pool service. The Bay Colony Tennis Club has six hydro-clay courts, instruction and a full-service pro shop. Section 6.6 of the 2026 Declaration makes Beach Club membership mandatory, with its expenses included in the Bay Colony assessments and user fees on top. Owners may pursue Golf Club membership, which does not come with a Mansion La Palma address. No Mansion La Palma master assessment is published. For the full community picture, read our Bay Colony guide.
Mansion La Palma owners are also members of the Pelican Bay Foundation, under covenants the 2026 Declaration cites by recording reference. The Foundation describes about 6,500 residences in 95 associations, 88 acres of parks, nearly three miles of beach, the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, 20 pickleball courts, a fitness center in the Community Center, a wellness studio and canoes and kayaks on Clam Bay. These amenities are shared by every association, so they are not a Mansion La Palma advantage over another Pelican Bay building.
The documents and the association’s page do not describe a front desk, a concierge, a fitness room, guest suites, cabanas or an owners’ lounge. We do not say the building lacks them, only that we found no record of them, and a buyer who needs one should ask the manager. This is the main contrast with a tower such as Biltmore at Bay Colony, whose association page describes a staffed front desk and guest suites.
Owner at Mansion La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Mansion La Palma? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.
The Mansion La Palma at Bay Colony Condominium Association, Inc. does not publish its assessment, so this page prints none; the 2026 Declaration says what the fee pays for: the building’s structure, exterior, insurance and common areas, divided by each residence’s recorded percentage, payable monthly or quarterly and delinquent 10 days after the due date.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Our MLS pull for this page did not include an association fee field, so we do not state one. The budget in the statutory resale package states the amount for a specific residence, and a buyer should read it before the cancellation window closes.
Under Section 11 and Exhibit G of the 2026 Declaration the association protects, maintains, repairs and replaces the common elements: the exterior walls and concrete slabs, painting, waterproofing and caulking, the terrace and deck slabs and their drainage, sewer lines to each residence’s connection, water pipes to each residence’s shut-off valve, fire suppression plumbing, exterior hose bibs and dryer vents, the finish of the main entrance doors and the replacement of perimeter drywall. Section 15 requires it to insure the building and common elements against all risks including windstorm, and to carry liability, fidelity and directors-and-officers coverage. The Pelican Bay Foundation bills the association, not the owner, for each condominium unit, so the Foundation’s assessment is part of the budget, and Section 6.6 says the Beach Club’s expenses are included in the Bay Colony assessments.
Owners maintain and insure what Exhibit G assigns to them: windows, glass, screens and screen frames, sliding glass doors, the entrance door and its hardware, plumbing and electrical fixtures inside the residence, air conditioning including the refrigerant line insulation, the water heater and appliances, and washing machine hoses. Owners also carry a homeowner’s policy with leakage, seepage and wind-driven rain, alterations and loss assessment endorsements, and pay application fees, deposits and any compliance bond the Board requires for renovation work.
Exhibit E divides every common expense by each residence’s recorded percentage, from 3.249 percent for the type 02 and 03 residences to 6.846 percent for each penthouse. The Homes section above shows the arithmetic, and the budget in the resale package states the dollar figure for a given residence.
Because the 2023 Settlement Agreement makes the condominium responsible for 30 percent of the largest waterfall basin’s operating, maintenance and replacement cost, and for the landscaping between its entrance, pool and driveway and the water, a buyer should expect to see a waterfall line in the budget, and should ask what reserve exists for replacing pumps and basin liners. The agreement covers replacement from casualty or from the end of useful life, which is a real long-term cost.
The Bylaws make the fiscal year the calendar year and have the Board adopt an annual budget that is mailed to owners at least 14 days before the meeting. If the proposed assessments exceed 115 percent of the prior year’s, the Board must also propose a substitute budget. The budget includes reserve accounts for capital expenditures and deferred maintenance under Section 718.112(2)(f), and the Bylaws call for a structural integrity reserve study at least every ten years. Operating and reserve funds may be combined in the quarterly assessment, and assessments are payable monthly or quarterly as the Board decides.
The Board may levy a special assessment for an unusual, unexpected, unbudgeted or non-recurring expense, with written notice of the meeting and a statement of purpose. The Declaration also limits what the Board may do without a vote: a material alteration or substantial addition to the common elements costing more than 3 percent of the annual budget, including reserves, in a calendar year needs two-thirds of the voting interests present and voting, unless it is work to protect, maintain, repair, replace or insure the property, to comply with law, or an upgrade in technology, security or access control. A buyer should hold a cushion for a special assessment, because Florida’s 2022 and 2024 condominium laws raised what associations must fund.
Assessments paid within ten days of the due date bear no interest. After that they bear interest at the highest lawful rate, plus a late fee of $25 or 5 percent of the delinquent amount, whichever is higher. If a payment is more than 30 days late and a claim of lien is recorded, the association may accelerate the rest of the year’s assessments. A buyer is jointly and severally liable with the seller for the seller’s unpaid assessments under Section 10.3, which is why an estoppel certificate belongs in every contract. The association must issue a certificate within ten business days of a written request, for a fee the law limits.
A Mansion La Palma owner pays up to four layers: the condominium assessment, the Bay Colony Beach Club and master charges, the Pelican Bay Foundation assessment carried in the association’s budget, and the county’s Pelican Bay Services Division assessment. The Foundation’s FY2027 assessment is $3,435, and its resale capital assessment is $15,000 for deeds recorded from October 1, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table below separates what is published from what is not, with the year beside every figure.
Layer | Charge | Year | Status |
|---|---|---|---|
Mansion La Palma condominium association | Not published | Not applicable | Ask for the budget and estoppel |
Bay Colony Community Association, Beach Club and master charges | Not published for Mansion La Palma | Not applicable | Beach Club membership is mandatory under Section 6.6 of the Declaration |
Pelican Bay Foundation annual assessment | $3,435 per unit: $2,180 operating, $497 replacement reserve and $758 bulk media | FY2027 | Billed to the condominium association and carried in its budget |
Pelican Bay Foundation resale capital assessment | $15,000, paid by the buyer, for deeds recorded on or after 10/1/2026 | 2026 | Rises 3.5 percent each October 1 from 2027 on the Foundation’s realtors page |
Pelican Bay Services Division, county | $1,250.00: $789.07 operations and maintenance plus $460.93 capital and projects | FY2027 | Published on the county’s PBSD page |
Foundation estoppel | $250 seller cost, plus $100 optional expedite | 2026-2027 form | Published by the Foundation |
Foundation exemption processing fee | $1,000, buyer cost | 2026-2027 form | Applies when a buyer is approved for the one-time exemption |
Foundation ID card fee | $500, seller cost, if resident ID cards are not returned | 2026-2027 form | Published by the Foundation |
The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter ($545.00 plus $124.25 plus $189.50). The county’s $1,250.00 is $789.07 plus $460.93. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035). We show these sums to size the layers, not as a budget: the condominium assessment and the Beach Club charges, which no one publishes for Mansion La Palma, are not in them.
The $15,000 resale capital assessment applies by deed recording date, not contract date: if a deed or other instrument transferring title is recorded on or after October 1, 2026, it applies, and the buyer pays it at closing by a separate check to the Foundation. Ask the title company for the recording timeline before you set a closing date near an October 1 step. The Foundation offers a one-time exemption for a current member moving from one property to another, with a $1,000 processing fee, and an owner who has used it before is not eligible.
The Foundation’s 2026-2027 estoppel form says the Pelican Bay Foundation does not require approval for a transfer of a unit and that approval may be required by the condominium sub-association, and it states there is no right of first refusal. At Mansion La Palma the sub-association does require approval, described below.
The Pelican Bay Services Division is a county advisory board with its own page on collier.gov, and that page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 in all. We do not state how the county allocates that assessment to a residence, so a buyer should read the tax bill and ask the title company.
The Mansion La Palma Declaration, restated on June 23, 2026 across 108 recorded pages, runs 22 articles covering ownership, common elements, assessments, maintenance, use, leasing, sale, insurance, casualty, condemnation, termination and amendment, with Bylaws and a maintenance chart attached. This section summarizes each, and the recorded text controls.
The restated Declaration submits the condominium to the Florida Condominium Act under the name Mansion La Palma at Bay Colony, a Condominium, and defines each residence by its boundaries: the underside of the finished undecorated ceiling, the upper side of the finished undecorated floor and the interior surfaces of the perimeter walls. Glass and other material in windows and doors are outside the residence, and pipes, wires and ducts inside the boundary that serve other residences or the common elements are common elements. There are 26 votes, one for each residence, and a vote cannot be divided.
Each owner holds the undivided share set in Exhibit E, an exclusive easement in the airspace the residence occupies, membership in the association and use of the limited common elements. The Declaration reserves easements for utilities, encroachment, ingress and egress, support, maintenance and association access, and bars partition of the common elements. Section 6.6 makes Bay Colony Beach Club membership mandatory, and Section 6.7 records the 2023 entrance settlement agreement as a covenant. The limited common elements are the garage parking spaces, the storage room or cage, and the terraces, decks, private stairways and mechanical rooms that serve one residence.
The association acts through its Board unless the law or the documents require an owner vote. It may contract for management, charge fees for the use of common elements, and acquire property. The association’s purchase of a residence other than at foreclosure, and its acquisition of real property, each need two-thirds of the total voting interests, which is 18 of the 26. The officers and directors owe a fiduciary duty to the owners.
Every owner is liable for a share of common expenses equal to the Exhibit E percentage, and the association’s lien for unpaid assessments is inferior to a recorded first mortgage only to the extent the Condominium Act requires. The rules on interest, the $25 or 5 percent late fee, acceleration, the ten-business-day certificate and rent demands on a tenant of a delinquent owner are described in the fee section above.
Article 11 puts the protection, maintenance and replacement of the common elements on the association as a common expense, and gives the Board authority to adopt rules for owner maintenance and alterations, which Exhibit G sets out. The association may not make a material alteration costing more than 3 percent of the annual budget without an owner vote, except for protection, repair, legal compliance, technology or security. Owners comply with the Board’s hurricane protection specification, which currently requires accordion shutters flush with the building or impact doors on balconies and shutters outside the screening on lanais.
Article 12 limits each residence to a single family, guests and live-in employees; bars business use, short-term rental through any electronic platform and lodging use; allows one dog of limited height or two cats; bars signs of every kind, including for-sale signs; limits parking, boats and commercial vehicles; and regulates smoking, grills, satellite dishes, drones, cameras, mold prevention and the thermostat. It also lets the Board adopt reasonable rules that are uniformly applied.
Article 13 governs leasing and Article 14 governs sale, gift, devise and other transfers. Both require the Board’s approval, and the sections below set out the periods, standards and fees.
Article 15 requires the association to insure the building and common elements on an all-risk basis including windstorm, to insure for flood through the National Flood Insurance Program if the property is in a flood zone, and to carry liability, automobile, workers’ compensation, fidelity and directors-and-officers coverage, with a replacement-cost appraisal at least every 36 months. Owners insure their own interiors and improvements. Article 16 governs repair after a casualty, described in the hurricane section below.
Article 17 treats a taking as a casualty, appoints the association as the owners’ agent in negotiations, and lets a majority of all directors amend the Declaration to reflect the change. Article 18 incorporates Section 718.117 and lets the condominium terminate by written agreement of at least 80 percent of the total voting interests and the primary institutional mortgagee, which is at least 21 of 26 residences (80 percent of 26 is 20.8). A termination certificate must name a termination trustee.
Article 19 makes owners, tenants and guests subject to the documents, lets the association or an owner sue for compliance, awards fees to the prevailing party, and requires an owner to notify the association within five days of a lien or lawsuit affecting the residence. Article 20 gives mortgagees notice rights and ties a first-mortgage foreclosure buyer’s liability for old assessments to the Condominium Act. Article 21 lets the President, a majority of the Board or one-fourth of the residences (7) propose an amendment, adopted by two-thirds of the voting interests present and voting, and not by fewer than 15 votes. An amendment that changes a residence’s size, appurtenances or share of expenses needs the consent of every owner.
The Bylaws, restated as Exhibit D, set a five-member Board, an annual meeting each calendar year, a calendar fiscal year and a 14-day budget notice. They let the Board fine for violations after a hearing before a committee of at least three members who are not officers, directors or employees, on 14 days’ notice. A fine may not exceed $100 per violation, or the legal maximum, and a continuing violation may be fined daily up to $1,000 in the aggregate, unless the law allows more. A fine is not a lien, though the Board may sue to collect it.
Exhibit G lists who maintains what, sets the owner’s duties for air conditioning, water heaters, washing machine hoses, shut-off valves and leak detection, regulates flooring and window coverings, and sets the renovation procedure. The Board may amend it, but a change that shifts responsibility from the association to owners needs owner approval at the amendment percentage.
Exhibit F says the current Rules and Regulations are available to owners on request and that the association may, but need not, record them. We found none on public pages, so pool hours, guest limits and moving rules are not stated here, and a buyer should ask the manager for the current copy in the resale package.
Any change visible from outside the building needs the Board’s approval plus any approval the Pelican Bay Foundation or Bay Colony requires, and examples in Exhibit G include exterior doors, windows, screens, sliding doors, hurricane protection, mullions and terrace screening. An owner may not alter common-element landscaping without Board approval, and the Board may revoke an approval that has unanticipated effects or if the work deviates from the application.
Selling at Mansion La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Mansion La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
A sale at Mansion La Palma at Bay Colony needs the Board’s prior written approval under Section 14: the seller gives notice at least 30 days before closing with the contract and a fee check, and the Board decides within 30 days of receiving the information, or 60 days from notice at most, or approval is deemed given.
Section 14.2 requires prior written Board approval for any sale or gift of a residence, including an agreement for deed. A transferee by devise or inheritance has no right to occupy until approved, except that approval may not be denied to a devisee or heir who was the owner’s lawful spouse at death or who was related to the owner by blood or adoption within the first degree. Any other transferee needs approval under the same procedure before occupying.
The seller’s notice goes to the Board or its designee at least 30 days before the intended closing date, with the buyer’s name and address, an executed copy of the sales contract, a check in the maximum amount the law allows for the processing fee, and whatever else the Board reasonably requires. The Board may require a personal interview with the buyer and any spouse. Within 30 days of receiving the notice and all requested information or interviews, and in any event no later than 60 days after the notice, whichever comes first, the Board must approve or disapprove. If it does neither, the failure is the equivalent of approval and the Board must on demand issue a certificate of approval in recordable form.
The Board may disapprove only if a majority of the whole Board votes to, after receiving a written opinion of counsel that good cause exists. The Declaration lists the only grounds that count as good cause:
The financial good-cause ground names a mortgage at purchase for more than 80 percent of the purchase price. A buyer who plans to finance more than 80 percent of the price should ask the manager, before an offer, how the Board applies that ground, and should have the lender’s term sheet ready, because the ground is part of what the Board may rely on to disapprove. We state what the recorded text says and not how the Board has applied it.
A transfer that would leave a buyer or an entity with an ownership or pecuniary interest in more than two residences is a stated good-cause ground, and the Board interprets “ownership interest” in its sole discretion, subject to a standard of being upheld unless wholly unreasonable. An investor assembling a position at Mansion La Palma should read this sentence before an offer.
Co-owners other than spouses, and entities and trusts that are not natural persons, must designate one approved natural person as the Primary Occupant, who votes and whose use governs the residence. Any change in the Primary Occupant is treated as a transfer needing approval, and no more than one change is approved in any twelve-month period, except on the Primary Occupant’s death. Time-sharing, unit sharing and fractional ownership are prohibited.
The association may charge a preset processing fee for an approval up to the maximum Florida law allows. The approval requirement does not apply to a mortgagee that takes title by foreclosure or deed in lieu, and judicial sales are not carved out in the 2026 text we read, so a buyer at a foreclosure sale who is not the mortgagee should confirm the point with counsel. A transfer by devise or inheritance has its own rule, above.
A sale or transfer that is not approved, or is disapproved, is void unless the Board later approves it in writing. If an owner sells without approval, that creates a rebuttable presumption that seller and buyer intend to violate the covenants, which is itself good cause for disapproval. Section 14 sits beside the Foundation, which does not approve sales.
We build the contract around the Board’s clock. The approval package goes to the manager in the first days of the contract, with the buyer’s lender term sheet if financing is above 80 percent, the contract sets a closing date at least 30 days after the notice, and the title company is told the recording date so that the Foundation’s October 1 step lands on the right side. Jesse and Marc handle the package for their own clients.
Mansion La Palma at Bay Colony is not a 55+ community on the record we read: the 2026 Declaration limits occupancy to a single family, their guests and live-in employees, with a limit on persons per bedroom, and sets no minimum age for owners or residents. The Florida Division of Corporations record and the association’s page also describe none.
We searched the 1996 Declaration, the 2026 restated Declaration, its Bylaws and the maintenance chart for any age restriction, housing-for-older-persons designation or minimum age, and found none. The only age reference is the requirement that a background check cover each proposed lease occupant over 18, which is a screening rule, not an age rule.
Section 12.1 limits the persons residing in a residence to a number per bedroom and to any limit in county code, and Section 13.3 limits a leased residence to two overnight occupants per bedroom, with a pull-out sofa not counted as a bedroom. These are occupancy rules that apply to every household equally, and they say nothing about age.
Federal and Florida fair housing law prohibit discrimination in the sale or rental of housing because of race, color, religion, sex, national origin, familial status and handicap, and Florida adds protections. We describe the building and its rules, not the kind of person who lives in it, and we ask a buyer to use the documents and a Florida attorney, not a rumor about who lives here, to decide whether the building fits.
A Mansion La Palma owner may lease a whole residence once per lease year, October 1 to September 30, for 90 days to one year, after Board approval on 30 days’ notice, a seven-year background check and an application fee up to $150. Subleasing, renewal options and short-term rentals are barred, and a new owner waits two years.
Section 13 of the 2026 Declaration allows an owner to lease only an entire residence and only after the Board approves the lease. The owner gives the Board 30 days’ notice before the lease starts, with a copy of the lease and a background check that goes back seven years, and may be charged an application fee of up to $150. The Board has 20 days to act, and silence is approval.
Term | Mansion La Palma, Section 13 | Pelican Bay Foundation |
|---|---|---|
Leases per year | One per lease year (October 1 to September 30); a further lease only for hardship | Two per calendar year, under the May 28, 2019 amendment |
Minimum term | 90 days | Not stated in the sources we read |
Maximum term | One year, with no renewal option and no subleasing | Not stated in the sources we read |
Approval | Board approval on 30 days’ notice; 20 days to decide, and silence is approval | Lease application to the Foundation at least 30 days ahead |
Fees | Application fee up to $150 | $500 non-refundable processing fee on the 2027 lease packet |
Occupants | Two per bedroom; lessee guests up to 7 days a month | Maximum of two renter cards on the 2027 packet |
Animals | None in a leased residence | Not stated in the sources we read |
Short-term and transient rentals | Barred | Limited in practice by the two-lease cap |
The Foundation’s cap is two leases per calendar year, recorded as the May 28, 2019 amendment at Official Records Book 5634, Page 1101. Mansion La Palma allows one per lease year, so the building’s rule is the stricter one and governs. A seasonal tenant who stays from November to April fits the rule, and two shorter leases in one season do not.
Under Section 14.7, an owner who takes title after the restated Declaration was recorded on June 23, 2026 may not lease the residence for two years from the date the deed is recorded. Transfers by devise, inheritance or estate planning are carved out. A buyer who plans to rent the residence out as an investment should read that sentence before making an offer, because it removes the first two years of rental income.
A lessee, the lessee’s first-degree family and spouse and temporary guests may occupy the residence, with no more than two overnight occupants per bedroom. A lessee’s guests may stay up to 7 days a month. Animals are not permitted in a leased residence, and an owner whose residence is leased may not use the recreation, amenity or parking facilities during the lease.
The Foundation’s lease packet asks for the application at least 30 days before the lease period, a $500 non-refundable lease processing fee, the condominium association’s approval of tenants form, proof of identity and in-person photos for renter cards, with a maximum of two cards. Membership privileges pass from owner to renter for the term of the lease.
Section 10.11 of the Declaration lets the association demand rent from a tenant when the owner is delinquent, as Section 718.116 of the Florida Statutes allows. A buyer who plans to lease should know the remedy exists and should expect the Board to hold the owner to the rent-demand procedure the statute sets.
Mansion La Palma is not a short-term rental building, and it is not a quick-flip rental building either. A buyer who needs rental income from the first month, or who wants to rent weekly or monthly, will find the rules disqualifying. A buyer who plans to live here and to lease one winter after the two-year wait can plan around the 30-day notice and 20-day decision window.
Mansion La Palma at Bay Colony allows each residence one dog no more than 15 inches tall at the shoulder at maturity, or two domestic cats, plus birds, under Section 12.5 of the 2026 Declaration. Animals must be registered, leashed or carried, and kept out of the pool and pool deck, and tenants and guests may not bring animals.
The Declaration sets the limit by animal, not by weight alone: one dog whose height at the shoulder will not exceed 15 inches at maturity, or two domestic cats, and birds. A buyer with a larger dog or more than one dog should read Section 12.5 before looking at a residence.
Every animal must be registered with the association. In the common areas of the main building, animals must be physically carried, with the garage, driveways and parking lots as the exceptions, and elsewhere they must be leashed. The pool and pool deck are closed to animals at all times.
Tenants and guests may not bring animals onto the property, and a leased residence may not house one. If an animal becomes a nuisance, the Board may require its removal, and the Declaration gives the owner 10 days to remove it.
A service animal or an assistance animal is a reasonable accommodation under fair housing law, not a pet. The Declaration’s pet limit does not override that law, and a buyer who needs an animal for a disability should raise it with the manager in writing before an offer. We can help with the wording.
Ask the manager for the registration form and the current Rules and Regulations, which the Declaration lists as Exhibit F and which are not recorded. Ask where a dog may be walked on the property and how the carrying rule works in practice with the elevators and the garage.
Guests at Mansion La Palma are unrestricted while the owner is in the residence, but while the owner is away, unrelated guests may stay one two-week period at a time and no more than two such periods per calendar year. Directly related guests may stay up to 12 months, and every unaccompanied guest must be registered with the office.
Section 12.1 limits a residence to single-family use by the owner, guests and live-in employees, with a limit on persons per bedroom and any limit in county code. It allows personal records and calls from the residence and bars business use. It also bars use as a public lodging establishment or as a short-term rental advertised through an electronic platform.
Section 12.4 places no limit on the number or frequency of guests, related or unrelated, while the owner is present, apart from Section 12.1 and county occupancy rules. The association may ask for notice of occupancy for emergency purposes, which is why a seasonal owner should keep the office informed.
Section 12.2 defines directly related persons as the children, grandchildren, parents, siblings, nieces and nephews of the owner or spouse, and lets them stay for any reasonable period not exceeding 12 months. Unrelated guests may stay for a single two-week period per occupancy, and not more than two such periods in a calendar year. The owner must give the office written instructions and the names and dates in advance, and Section 12.3 lets the Board grant limited exceptions to avoid undue hardship.
Section 12.9 prohibits signs anywhere on the property, including for-sale signs and open house signs, which affects how we market a residence. Section 12.13 permits grills only in designated areas and bars them in residences and on terraces and decks. Section 12.7 lets the Board prohibit smoking everywhere outside an enclosed residence, including terraces and decks.
Boats, recreational vehicles, trailers and commercial vehicles are barred, and one licensed golf cart may be stored in the owner’s own space. Section 12.15 bars drones without approval, and Section 12.12 requires written Board approval before a satellite dish goes on a terrace. Section 12.10 requires an electric vehicle to be moved within 12 hours of a state of emergency declaration.
Section 12.16 requires every owner, whether or not in residence, to run the air conditioning periodically so the residence stays at not more than 75 degrees Fahrenheit, to hold humidity down, and calls a failure to comply gross negligence. A seasonal owner who leaves the residence for the summer should plan on keeping the system running and on the home-watch checks that Exhibit G requires.
Owner at Mansion La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Mansion La Palma? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.
Renovating a Mansion La Palma residence requires Board approval of material alterations, which Exhibit G of the 2026 Declaration allows only from May 1 to October 31, on a 30-day application with insurance and contractor paperwork. Hard floors need prior approval and sound underlayment over high-quality padding on every floor above the ground floor.
Exhibit G allows material alterations only from May 1 through October 31, which keeps heavy work out of the winter season. The Board may waive the limit, and it may waive it for a new owner whose renovation begins within one year of purchase, which matters to a buyer who intends to renovate right after closing.
An owner applies at least 30 days ahead, with proof of insurance, the contractor’s license and the contract. The Board may charge an application fee, require a security deposit and require a compliance bond. We ask for the current schedule when we open a renovation conversation with a buyer.
Hard flooring needs the Board’s prior approval and a sound underlayment over high-quality padding on any floor above the ground floor. Ask the manager for the sound-underlayment standard before you price a flooring project.
The association maintains the exterior walls and slabs, including terrace and deck slabs, waterproofing and drainage, the water pipes up to each residence’s shut-off valve and the sewer lines up to the residence connection. The owner maintains the interior, the windows and sliders, the entry door and everything beyond the shut-off. The Board may replace all windows or doors in one project and charge it as a common expense.
Section 11.4 requires a vote of two-thirds of the voting interests present and voting for a material alteration of the common elements that costs more than 3 percent of the annual budget including reserves, with exceptions for protection, maintenance, legal compliance, technology and security. An owner’s own interior renovation is a separate matter, and needs Board approval, not a vote.
A change visible from the exterior needs the Board’s approval and any approval the Pelican Bay Foundation or Bay Colony requires. A county permit is a separate step, and Board approval is not a permit. The Collier County permitting portal is where a buyer or contractor checks a specific address.
Exhibit G requires the water and the water-heater power to be shut off if the residence is unoccupied 72 hours or more, a water heater replaced every 10 years, stainless-steel-wrapped washing machine hoses, a brass ball-valve main shutoff and an air-conditioning service contract at least twice a year, with proof within 14 days of a request. If the residence is empty for more than 15 days, an in-person check is required every 15 days. The Board may require a leak detection system at the owner’s cost.
Selling at Mansion La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Mansion La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
FEMA’s flood map, effective February 8, 2024, places Mansion La Palma’s building point and residence address point in Zone X, shaded as the 0.2 percent annual chance hazard in a coastal zone, while three nearby points about 40 meters away fall in Zone AE at 9 feet. The 2026 Declaration requires every owner to carry specific insurance.
We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at five points: the county’s building point for 8720 Bay Colony Dr, the point where the county stacks its 26 residence addresses, the Census Bureau’s geocoder match for the address, and points 40 meters (about 131 feet) west and north of the building point. The building point and the residence point fall in Zone X, shaded as the 0.2 percent annual chance flood hazard in a coastal zone, which sits outside the Special Flood Hazard Area. The geocoder point and both offset points fall in Zone AE with a base flood elevation of 9 feet (NAVD88). All five points are on panel 12021C0189J, effective February 8, 2024.
A flood zone boundary runs close to the building, so one address point does not settle the zone of a residence, a garage, a driveway or a walkway. The Zone AE line is within about 40 meters of the building point to the west and the north, and the Zone X point is the one the county assigns to the building itself. An elevation certificate for the specific structure, prepared by a surveyor, is the document an insurer and lender use, and a map point is not a substitute.
FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year, and Zone AE is a Special Flood Hazard Area. Zone X as shaded on this map is outside the Special Flood Hazard Area, which does not mean no flood risk. Lenders generally require flood insurance in the Special Flood Hazard Area, and a buyer should ask for a quote either way.
Collier County’s August 19, 2026 release says an updated Flood Insurance Rate Map is nearly complete, that the preliminary map was released March 20, 2025, that a 90-day appeal period begins August 19, 2026, and that the target for the new map to become effective is summer 2027, when new flood insurance requirements are applied. A target date can change. We did not compare Mansion La Palma’s coordinates against the preliminary map and make no claim about a new zone; the county points to FEMA’s Map Service Center for the preliminary map.
The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Mansion La Palma’s address. The building’s own storm damage, repair cost and insurance claims are not in any public record we found, so we state none.
Section 15.1 of the 2026 Declaration requires each owner to insure the residence and its contents for the cost of a total loss, including alterations, fixtures, appliances, water heaters, cabinets, countertops and window treatments, and to carry a homeowner’s policy with endorsements for leakage, seepage and wind-driven rain, for additions and alterations, and for loss assessment. Owners may not self-insure, a policy may not carry subrogation rights against the association, and the policy must conform to Section 627.714 of the Florida Statutes.
Section 15.1 encourages each owner to obtain a flood endorsement or a separate flood policy, and the Board may adopt rules requiring proof of insurance. It does not require an owner to carry flood insurance. A buyer with a mortgage should ask the lender, and the insurance agent should quote the specific residence, because Zone X and Zone AE points lie within a short distance of the building.
Section 15.3 requires the association to insure the buildings and common elements under an all-risk property contract that includes windstorm, to carry general liability, automobile, workers’ compensation, fidelity and directors and officers coverage, and to carry flood coverage through the National Flood Insurance Program in amounts the Board considers adequate if the property is in a flood zone. Section 15.2 requires a replacement cost appraisal at least every 36 months. The association’s certificate of insurance, named-storm deductible and flood limit are not published, so we state none; ask for the certificate in the resale package.
Section 15.7.4 provides that a property insurance deductible is paid by the party who would be liable for the loss or required to pay for the repairs in the absence of insurance, and allocated among several parties by their responsibility. A leak that starts inside one residence and damages others can therefore put the deductible on the owner whose residence caused it, which is why the Declaration asks for the leakage endorsement and the loss assessment coverage.
Section 11.5 lets the Board set hurricane protection specifications: accordion shutters mounted flush on balconies or impact-resistant doors, and shutters on lanais outside the screening. The Board may install protection on the owners’ behalf with the approval of a majority of the voting interests (14 of 26 residences). Windows and sliding doors are owners’ items under Exhibit G, though the Board may replace them building-wide as a common expense.
If damage to the common elements is less than “very substantial,” the association must repair it, and if insurance and reserves fall short it levies a special assessment against all owners by their shares without an owner vote. Section 16.3 defines “very substantial” as damage from a common occurrence that leaves at least 50 percent of the residences uninhabitable for 180 days. In that case a membership meeting follows within 60 days of the estimates. If repairs can be done with a special assessment no larger than the annual budget, the building is rebuilt unless two-thirds of the voting interests (18 residences) vote to terminate. If the cost is larger, it is terminated unless two-thirds vote for the assessment.
Section 16.5 lets an owner of an uninhabitable residence petition a court for equitable relief, which can include termination and partition, if the damage is not repaired within a reasonable period. Repair is conclusively presumed to be timely if substantial work starts within nine months and is complete within fourteen months after the damage. A buyer who wants to understand the downside case should read Article 16 with an attorney.
Section 689.302, Florida Statutes, requires a seller to give a purchaser a flood disclosure at or before the time the sales contract is executed, and the statute sets the purchaser’s remedy if it is late. We ask the seller’s side for the disclosure and any elevation certificate at the start of every Mansion La Palma contract.
Selling at Mansion La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Mansion La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
Collier County lists Mansion La Palma’s milestone inspection as completed. The county’s list shows a certificate of occupancy dated July 23, 1996, so the 30-year statutory deadline is December 31, 2026, and the county’s Milestone Map shows the cycle complete with the next inspection year 2034. The county holds the report, and this page does not describe it.
Collier County’s Milestone Map lists the building as “Mansion La Palma at Bay Colony Condo” with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2034, in Commissioner District 2. The county’s January 2026 milestone list carries the building with a certificate of occupancy date of July 23, 1996 and a milestone due date of January 1, 2034. We do not print the county’s permit number.
Section 553.899 requires a structural milestone inspection of a condominium building of three or more habitable stories at 30 years, or at 25 years where the local enforcement agency finds that proximity to salt water requires it, counted to December 31 of the year the building reaches that age, and every 10 years after. Phase one is a visual examination by a licensed architect or engineer; phase two is required if substantial structural deterioration is found. The inspector’s sealed report goes to the association and the building official.
The certificate of occupancy year is 1996. Thirty years from 1996 is 2026, so the statutory deadline for a building outside the saltwater group is December 31, 2026. Twenty-five years from 1996 is 2021, so a building in Collier’s three-mile saltwater group would have been due December 31, 2021. The county’s map shows the cycle complete and the next inspection in 2034, so the inspection record exists at the county. We did not read the inspector’s summary and say nothing about what it found.
Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more stories, covering items such as the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing and windows, and requires the association to fund reserves for those items. Mansion La Palma’s Bylaws provide for reserves under Section 718.112(2)(f) and for a structural integrity reserve study at least every ten years. The study is part of the resale package under Section 718.503.
We did not find a public Mansion La Palma structural integrity reserve study or a public filing of one. The Florida Division of Condominiums’ reporting page explains what associations file, and the resale package is where a buyer reads the study. We state the gap and do not guess at the study’s content, funding level or any planned special assessment.
Section 718.503 gives a buyer of a resale residence seven days, excluding weekends and holidays, to cancel after receiving the required documents, and the contract is voidable until then. We build the seven days into the contract timeline, ahead of the Board’s 30-day approval window.
An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and under the adjusted caps of the Florida Department of Business and Professional Regulation (DBPR) they are $299, $119 and $179. Section 10.10 of the Declaration commits the association to issue it within 10 business days. The Foundation’s own estoppel is $250, plus $100 to expedite. The condominium’s own fee is set by the Board and is not published, and the contract controls who pays.
Milestone reports, reserve studies and estoppel certificates are association records. Sections 718.111 and 720.303 govern who may see official records, and we do not state what any Mansion La Palma record contains. A buyer reads them in the resale package, before the cancellation window closes, with an engineer if the building matters to the decision.
Collier County Public Schools’ address lookup assigns Mansion La Palma, at 8720 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. The district’s grade table lists an A for each school from 2021 through 2025, and assignment can change, so confirm with the district.
School | Level | 2026-2027 hours | Drive from Mansion La Palma |
|---|---|---|---|
Sea Gate Elementary | Elementary | 8:25 a.m. to 2:55 p.m. | 9.3 minutes, 4.1 miles |
Pine Ridge Middle | Middle | 9:05 a.m. to 3:50 p.m. | 10.0 minutes, 4.6 miles |
Barron Collier High | High | 7:10 a.m. to 2:05 p.m. | 12.6 minutes, 5.9 miles |
We queried the district’s address lookup service for 8720 Bay Colony on October 7, 2026 and got 27 matching address records, all with the same three assignments, which matches the county’s 26 residence points and one building point. Hours come from the district’s 2026-2027 student start and dismissal times page, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.
The district’s published grade table lists each school’s state grade by year, and the district’s attendance-boundary page lists any rezoning. Neither is a guarantee for a future year, and a buyer for whom a school matters should call the district with the address before an offer.
Collier County also has charter, magnet and private schools, which this page does not rank. Buyers who want a specific school should verify admission rules directly with it.
Collier County’s and the Clerk’s records on Mansion La Palma include a milestone permit record, a 2008 bill of sale transferring fire and irrigation facilities to the association, a 2023 recorded settlement on the entrance waterfall, a 2024 court order and four notices of commencement recorded in 2026. We did not search permits residence by residence.
The county’s Milestone Map carries a permit record for the building’s milestone inspection with the status “Milestone Completed.” The record is the county’s own, and the milestone section above explains what it does and does not tell a buyer.
In 2008 Collier County’s Water-Sewer District conveyed to the association, by recorded bill of sale, fire suppression, backflow, hydrant and irrigation facilities. A buyer should know the association owns and maintains those lines.
The Settlement Agreement recorded on August 15, 2023 is described in the history section above. The court order recorded on May 23, 2024 ratified it and dismissed the related case without prejudice, with the court keeping jurisdiction to enforce or reinstate it. A title search shows both instruments, and the agreement is a covenant that runs with the land.
The Clerk’s index shows four notices of commencement filed for the association in 2026, recorded on May 11, July 1, July 2 and September 25. A notice of commencement is the filing that starts a permitted construction job. We did not read the notices for scope, and we print no contractor names. A buyer should ask the manager what work is under way and whether any of it is funded by a special assessment.
We did not find a published list of residence-level permits, a public special-assessment resolution or a public record of the building’s repair projects. Ask the manager for the Board’s recent approvals and the contractor list when you request the resale package.
The county’s Vanderbilt Beach Road widening, east of US 41, is the project it announced this year. Bay Colony itself is built out: Mansion La Palma shares its entrance with the Villa La Palma neighborhood of 22 single-family villas, and we found no record of a new building proposed beside it.
Collier County’s July 6, 2026 release says the contractor was issued a notice to proceed to widen about 1.8 miles of Vanderbilt Beach Road, from just east of US 41 to east of Goodlette-Frank Road, from four to six lanes, a project of about $28.4 million expected to take two years, weather permitting. It is a corridor project east of US 41, not a project in Bay Colony.
The 1996 Declaration reserves cross-use easements with the villas planned beside the building, covering the common entrance, driveway, parking and landscaped and waterscaped grounds, and the 2023 settlement fixes how the waterfall is paid for. The Villa La Palma at Bay Colony neighborhood of 22 single-family villas is the neighbor, and it is a separate neighborhood with its own page.
The county’s preliminary flood map review, described above, is the other change with a date attached, with a target effective date of summer 2027 that could move.
The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment, and it is the place to check for district projects on the Pelican Bay drainage, beach and landscape systems. We found no Mansion La Palma-specific project there.
Mansion La Palma is about five minutes from Mercato and Whole Foods, six minutes from the Pelican Bay Foundation’s Commons office, eight to nine minutes from Artis Naples and Waterside Shops, 9 minutes from NCH North Naples Hospital, 18.8 minutes from the Naples Airport and 37.6 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.
Destination | Minutes | Miles |
|---|---|---|
Mercato and Whole Foods | 4.8 | 1.8 |
The Commons, Pelican Bay Foundation office | 6.3 | 2.2 |
Artis Naples | 8.2 | 3.6 |
Waterside Shops | 8.6 | 3.7 |
NCH North Naples Hospital | 9.2 | 3.9 |
Sea Gate Elementary | 9.3 | 4.1 |
Pine Ridge Middle | 10.0 | 4.6 |
Barron Collier High | 12.6 | 5.9 |
NCH Baker Hospital | 17.1 | 8.1 |
Fifth Avenue South | 17.9 | 8.7 |
Naples Airport | 18.8 | 9.8 |
Southwest Florida International Airport | 37.6 | 26.3 |
The times are routing estimates from the Open Source Routing Machine at free-flow, off-peak speeds, measured from the county’s building point to each destination as geocoded by the Census Bureau or OpenStreetMap, so season, traffic and the Bay Colony gate add to them. Use them to compare destinations, not to schedule a flight.
Bay Colony has a private, staffed entry, which the Bay Colony Community Association describes on its site. Guest access and gate procedures are the Bay Colony Community Association’s and the building’s, and we found no published procedure.
For an owner who leaves for the summer, Exhibit G asks for the water to be shut off when the residence is unoccupied for 72 hours or more and for an in-person check every 15 days after 15 vacant days, and the guest limits in Section 12.2 apply when the owner is absent. A seasonal owner should leave the manager written instructions, as the Declaration’s absence rules assume.
Selling at Mansion La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Mansion La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mansion La Palma at Bay Colony is the smallest of Bay Colony’s eleven condominium buildings at 26 residences and the only mid-rise on our Bay Colony roster, and its 12-month median of $1,900,000 on one Southwest Florida MLS closing is the lowest of the six buildings in the table that closed a sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Every closing count below covers the 12 months to September 30, 2026 from our building roster, and a count under 10 is a small sample. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll. No building in the table has 10 closings, so no median here ranks a building.
Building | Units | Product | Year built | 12-month closings (n) | 12-month median |
|---|---|---|---|---|---|
Mansion La Palma (this page) | 26 | Mid-rise (7 stories) | 1996 | 1, small sample | $1,900,000 |
39 | High-rise, preserve view | 1994 | 0 | No closings | |
65 | High-rise, preserve and bay view | 1999 | 3, small sample | $3,400,000 | |
69 | High-rise (20 stories), preserve and bay view | 2000 | 5, small sample | $2,900,000 | |
104 | High-rise (19 stories), preserve and bay view | 2002 | 1, small sample | $4,300,000 | |
22 | Villas, single-family form | 1996 to 2024 | 1, small sample | $4,600,000 | |
Renaissance | 8 | Boutique low-rise | 1985 | 1, small sample | $2,200,000 |
Renaissance is the closest rival on paper for a buyer who wants a small Pelican Bay condominium building: 8 units built in 1985 against Mansion La Palma’s 26 built in 1996. Renaissance’s one 12-month closing at $2,200,000 is $300,000 above Mansion La Palma’s $1,900,000 ($2,200,000 less $1,900,000), and the gap is between two single sales. The full side-by-side is in the Mansion La Palma vs Renaissance section below.
Toscana (3 closings, $3,400,000 median), Salerno (5 closings, $2,900,000 median) and Trieste (1 closing, $4,300,000) are the Bay Colony towers that face preserve and bay. Mansion La Palma’s median is $1,500,000 below Toscana’s, $1,000,000 below Salerno’s and $2,400,000 below Trieste’s. The gaps mix floor, view, residence size, building age and sample size, so we do not attribute them to one cause. Marquesa, a 39-residence tower built in 1994, had no closing in the window.
Villa La Palma at Bay Colony is the 22-villa neighborhood beside Mansion La Palma, and its one closing in the window was $4,600,000, or $2,700,000 above Mansion La Palma’s $1,900,000. A single-family villa and a condominium residence are different products, and the two neighborhoods share an entrance and a waterfall under the 2023 settlement described above.
By year built Mansion La Palma, at 1996, is tied with The Remington for fifth of the eleven Bay Colony condominium buildings, behind Contessa (1991), Carlysle (1992) and Brighton and Marquesa (1994). It is the smallest by residence count, with Windsor next at 31. For a buyer comparing a Bay Colony mid-rise with a building elsewhere in Pelican Bay, the distinguishing facts are the size of the building, the Beach Club, the gates and the Bay Colony charges, which the table does not show.
Selling a Mansion La Palma residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Mansion La Palma? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.
Mansion La Palma and Renaissance are both small Pelican Bay condominium buildings, but Mansion La Palma is the 1996 mid-rise of 26 residences and Renaissance the 1985 low-rise of 8. Over 60 months Mansion La Palma’s median is $2,500,000 on 3 closings against Renaissance’s $2,425,000 on 2, both small samples.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Neither building had a sale entered after closing in these windows.
What you are comparing | Mansion La Palma at Bay Colony | Renaissance |
|---|---|---|
Street | Bay Colony Dr (8720) | Pelican Bay Blvd (5850) |
Year built | 1996 | 1985 |
Product on our roster | Mid-rise (7 stories) | Boutique low-rise |
Residences on the 2026 roll | 26 | 8 |
Heated area on the roll | 2,110 to 4,430 sq ft, median 2,560 | 1,872 to 2,925 sq ft, median 2,519 (the middle pair averaged) |
Closings, last 12 months (MLS) | 1, small sample | 1, small sample |
Median sold, last 12 months | $1,900,000 (n=1) | $2,200,000 (n=1) |
Median price per sq ft, last 12 months | $742 (n=1) | $663 (n=1) |
Median days on market, last 12 months | 317 (n=1) | 140 (n=1) |
Sale-to-list, last 12 months | 83.5 percent (n=1) | 81.8 percent (n=1) |
Closings, last 24 months (MLS) | 2 | 1 |
Median sold, last 24 months | $2,310,000 (n=2, mean of the two) | $2,200,000 (n=1) |
Closings, last 60 months (MLS) | 3, small sample | 2, small sample |
Median sold, last 60 months | $2,500,000 (n=3) | $2,425,000 (n=2, mean of the two) |
Median price per sq ft, last 60 months | $1,062 (n=3) | $746 (n=2) |
Days on market, last 60 months | 117 median (n=3) | 33 and 140, the two sales (n=2) |
Sale-to-list, last 60 months | 90.8 percent (n=3) | 90.1 percent (n=2) |
Listed on October 7, 2026 | None | None |
County recorded sales | 75 from 1996 to 2022; the last, in 2022, at $2,500,000 | 32 from 1986 to 2025; the last, in 2025, at $2,200,000 |
County milestone status | Completed, next inspection 2034 | Not read for this page |
Leasing | One lease per lease year, 90-day minimum, Board approval | Not read for this page |
Over 60 months Mansion La Palma’s median is $75,000 higher ($2,500,000 less $2,425,000, or 3.1 percent of Renaissance’s), and its median price per square foot is $316 higher ($1,062 less $746). Over 12 months the order reverses, with Renaissance’s one sale at $2,200,000 above Mansion La Palma’s $1,900,000, though Renaissance’s residence was 3,318 square feet against 2,560, or 758 square feet more. Renaissance’s price per square foot was lower in the last 12 months ($663 against $742). Neither building had an active listing on October 7, 2026.
Mansion La Palma suits a buyer who wants a seven-story building of 26 residences inside the gates of Bay Colony, with the Bay Colony Beach Club membership that comes with the address, a recorded 2026 Declaration read in full, and a milestone cycle the county lists as complete. It also suits a buyer who wants the larger range of sizes: the roll runs from 2,110 to 4,430 heated square feet.
Renaissance suits a buyer who prefers an eight-unit building from 1985, the smallest footprint in this comparison, and who wants to read that building’s own documents. Renaissance’s milestone status, leasing and pet rules are on its own page, and we do not state them here.
Two tiny samples and two 60-month windows cannot tell you what your residence is worth, because in a building this small the price depends on the floor, the view and the condition of the individual residence. Ask for the specific comparable sales, and ask us to read the documents of either building with you.
Owner at Mansion La Palma? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Mansion La Palma? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.
Owning at Mansion La Palma at Bay Colony offers a 26-residence seven-story building with a waterfall entrance, two garage spaces per residence and a recorded 2026 Declaration, and asks the owner to accept Board approval of every sale, a one-lease-a-year rule, a one-dog limit and a very thin resale market. Weigh both lists against the documents.
A buyer who wants a quiet, owner-occupied mid-rise and plans to live here will find the cons manageable. A buyer who wants rental income, a large dog or fast renovation will not. We help both read the documents before an offer.
Closing a sale at Mansion La Palma at Bay Colony involves Florida’s documentary stamp tax on the deed, which the seller customarily pays at $0.70 per $100 under Section 201.02, an estoppel certificate, and the Pelican Bay Foundation’s $15,000 resale capital assessment, which the buyer pays for deeds recorded on or after October 1, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Mansion La Palma’s 24-month median of $2,310,000 (n=2), that is 23,100 hundreds times $0.70, or $16,170. At the 12-month price of $1,900,000 (n=1) it is $13,300, and at the 60-month median of $2,500,000 (n=3) it is $17,500. In Collier County the seller customarily pays this tax, and the contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.
Section 718.116(8), Florida Statutes, caps the condominium’s estoppel fee at $299, plus $119 if expedited and a further $179 if the residence has delinquent amounts. Under the Florida DBPR adjusted caps, those figures are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, a seller cost. Mansion La Palma’s own estoppel fee is set by the Board and is not published, and the contract controls who pays.
The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1, to $15,525 on October 1, 2027 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date. The Foundation also charges a seller $500 if resident ID cards are not returned.
Section 14 of the Declaration lets the Board charge a fee up to the maximum Florida law allows with the approval package, and Section 13 allows an application fee up to $150 for a lease. Ask the manager for the current fee when you submit the approval package.
A Mansion La Palma contract should carry the Board’s approval window under Section 14, which runs 30 days and no more than 60 from notice, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of any October 1 assessment step.
Selling at Mansion La Palma? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Mansion La Palma? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
If you own at Mansion La Palma at Bay Colony and are thinking about a sale, you are selling into a 26-residence building that closed 2 sales in 24 months at a $2,310,000 median, to a buyer who will read the milestone record, flood map and Declaration first, through a Board approval that can take 30 days.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Mansion La Palma is a building where the floor, the view and the condition of the individual residence decide the price, because the same 2,560 square feet sold for $2,720,000 on the fourth floor in July 2025 and $1,900,000 on the first floor in February 2026. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Mansion La Palma listing along with the document file a buyer’s lender, insurer and attorney ask for in week one.
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McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months Mansion La Palma at Bay Colony has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026). 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.
Mansion La Palma has 26 parcels, and one sale in 12 months means a buyer compares your residence with the last two closings and with the county’s long record. The 60-month file shows the price depends on the individual residence: two 2,560 square foot residences closed at $2,720,000 and $1,900,000 about seven months apart. We price a Mansion La Palma residence against the closings of the same size, adjusted for floor, condition and view, and we set the list price to win the first 60 days, because the sale that took 317 days closed at 83.5 percent of final list.
Every Mansion La Palma sale needs the Board’s prior written approval under Section 14, and the Board has 30 days from the information, and no more than 60 from notice, to decide. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least 30 days out.
Start with a free Mansion La Palma at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Mansion La Palma closings that fit your residence: the same floor, the same size and the same condition. An automated estimate cannot tell a first-floor residence from a fourth-floor one when two 2,560 square foot sales differ by $820,000. We price to the difference, and a dedicated Mansion La Palma at Bay Colony seller page is planned for owners who want the full plan in one place.
(239) 898-6072, text or call. Confidential conversations welcome.
For a residence priced to the last two closings, the data favors a seller on supply: no listing was active on October 7, 2026, so a buyer who wants this building has nothing else to tour. Demand is the open question, because only one sale closed in 12 months. We would list at a price that matches the same-size closings, not with an aspirational number.
Against the closings of the same size and floor. The MLS shows 2,560 square foot residences at $1,900,000 and $2,720,000 and a 2,110 square foot residence at $2,500,000 in 2022, so the floor and the condition matter more than the building median.
Yes. Section 14 of the Declaration requires the Board’s prior written approval of every sale, and a sale made without it is void. Give the Board the complete package at the start of the contract.
The milestone record, the flood zone, the insurance certificate and the fee stack. Have the resale package, the estoppel certificates and the Board approval timeline ready before the first showing.
Yes, subject to the lease. A Mansion La Palma lease runs 90 days to one year under Section 13, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.
The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.
Mansion La Palma owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Mansion La Palma’s recorded Declarations, the 2023 settlement, the county’s milestone record and every MLS closing in five years before writing this guide, and we list below what we could not source.
McGreevy and Comisar are the Domain Realty team behind this Mansion La Palma guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Pelican Bay and Bay Colony market that Mansion La Palma sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Mansion La Palma page the credential that matters more is narrower than any award: in the last 12 months we tracked every Mansion La Palma closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the association’s recorded documents in full.
McGreevy and Comisar is a top-reviewed Mansion La Palma 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
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Kendall Sweat, verified Google review
Selling a Mansion La Palma home? Get a free Mansion La Palma home valuation, or call Jesse direct at (239) 898-6072.
Buying at Mansion La Palma? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
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 owners and buyers elsewhere in Pelican Bay, start with selling a Pelican Bay home, a Pelican Bay home valuation or buying a home in Pelican Bay, and see our Naples guide.
These are the questions buyers ask us before they tour Mansion La Palma at Bay Colony, answered from the association’s recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a buyer knows what to ask for and what the record shows before an offer.
Mansion La Palma is a seven-story condominium of 26 residences inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Declaration was recorded on August 1, 1996, and the Bay Colony Community Association describes a mid-rise greeted by a cascading waterfall.
The building is at 8720 Bay Colony Dr, Naples, FL 34108. The Florida Division of Corporations lists the same address as the principal address of Mansion La Palma at Bay Colony Condominium Association, Inc., and the county’s tax roll files it as “Mansion La Palma at Bay Colony, a Condominium.”
No. The Bay Colony Community Association’s page spells it “Mansion LaPalma,” while the county roll, the Milestone Map and the Declaration use “Mansion La Palma.” Search both spellings when you look for records.
The Declaration describes 26 residences, with one vote each, and the 2026 county roll lists 26 residential parcels. Collier County’s address file also shows 26 residence points, which resolve to six floors of four residence lines and two penthouses.
The Declaration was recorded on August 1, 1996, the county roll lists 1996 as the year built, and the county’s milestone list shows a certificate of occupancy date of July 23, 1996.
The association calls it a 7-story mid-rise. The county’s address file shows four residence lines on each of floors 1 through 6 and two penthouses on the seventh floor, which is 24 plus 2, or 26.
Exhibit E of the 2026 Declaration lists four unit types, numbered 01 to 04 with six residences of each, plus two penthouses. The recorded shares of the common elements are 3.943, 3.249, 3.249 and 3.943 percent for the four types and 6.846 percent for each penthouse, which add to 100 percent.
The county roll’s 26 parcels run from 2,110 to 4,430 heated square feet, with a median of 2,560. The three MLS closings in five years were 2,110, 2,560 and 2,560 square feet.
The association describes views to the Gulf on the west, the inland waterway to the north, mangrove to the south and the Shores to the east, and a short, leisurely walk to the beach. It does not describe the building as Gulf-front, and a buyer should verify the view from the specific residence.
The Southwest Florida MLS shows 3 closings in 60 months: $2,500,000 in March 2022, $2,720,000 in July 2025 and $1,900,000 in February 2026. The 24-month median is $2,310,000 on two closings, a very small sample.
No. On October 7, 2026 the MLS showed no active and no pending Mansion La Palma listing. Tell us what you are looking for and we will watch for the next residence.
The last two MLS sales took 117 days (July 2025) and 317 days (February 2026), and the March 2022 sale closed at list price with no days on market. Three sales are too few to call a pace.
The condominium assessment is not published in any record we found, so we state none. Ask the manager for the current budget, the assessment schedule and the estoppel before you make an offer, and note that the Foundation’s assessment is carried inside it.
The Foundation’s fiscal year 2027 assessment is $3,435 per unit, which is $2,180 operating, $497 replacement reserve and $758 bulk media, or $858.75 a quarter. For a condominium it is billed to the association, so it sits inside the association’s budget.
The buyer pays $15,000 for deeds recorded on or after October 1, 2026, and the amount rises 3.5 percent each October 1, to $15,525 on October 1, 2027. The Foundation offers a one-time exemption for a member moving within the community, with a $1,000 processing fee.
No. The Foundation’s 2026-2027 estoppel form states that it does not require approval for a transfer and has no right of first refusal, and that approval may be required by the condominium association. At Mansion La Palma the Board does approve.
Yes. Section 14 of the 2026 Declaration requires the Board’s prior written approval of every sale or gift, and a transfer that is not approved is void. The buyer gives the Board 30 days’ notice before closing with the executed contract and a fee in the amount Florida law allows.
The Board decides within 30 days of receiving the information, or no later than 60 days after the notice, whichever comes first, and silence is approval. The Board may ask for an interview, and it issues a certificate of approval in recordable form.
Only for good cause, by a majority of the whole Board after a written opinion of counsel. The listed grounds include certain felony history, financial irresponsibility, conduct inconsistent with the covenants, a failure to provide information and ownership of more than two units in the condominium.
Yes, but a mortgage at purchase for more than 80 percent of the purchase price is one of the listed examples of financial irresponsibility that can be good cause for disapproval. A buyer financing above 80 percent should ask the manager how the Board applies the test before making an offer.
Co-owners other than spouses must designate a Primary Occupant, and trusts and entities need a natural person as Primary Occupant, under Section 14.1.2. Timeshares and fractional interests are not allowed.
You may own up to two. A transfer that would result in ownership of more than two units in the condominium is one of the Board’s listed grounds for disapproval.
Yes, within Section 13: a whole residence only, one lease per lease year (October 1 to September 30), a 90-day minimum and a one-year maximum, with Board approval on 30 days’ notice. The Pelican Bay Foundation separately caps leases at two per calendar year, and the building’s stricter rule governs.
No. Under Section 14.7, a new owner may not lease for two years from the date the deed is recorded. Transfers by devise, inheritance and estate planning are excluded.
No. Section 12.1 bars use as a public lodging establishment or as a short-term rental advertised through an electronic platform, and the 90-day minimum lease term closes the same door.
Section 12.5 allows one dog no more than 15 inches tall at the shoulder at maturity, or two domestic cats, plus birds. Animals must be registered, leashed or carried, kept out of the pool and pool deck, and tenants and guests may not bring animals.
Directly related persons may stay up to 12 months. Unrelated guests may stay a single two-week period per occupancy, no more than twice in a calendar year, and all unaccompanied guests must be registered with the office. There is no limit on guests while the owner is present, apart from occupancy rules.
No age restriction appears in the 1996 Declaration, the 2026 restated Declaration, the Bylaws or the maintenance chart we read. The Declaration limits occupancy to a single family, guests and live-in employees, with a limit on persons per bedroom.
Each residence is allocated two garage parking spaces, assigned by an unrecorded schedule. An exchange of a space between residences needs written association approval and a recorded agreement. Section 8.2 says no exchange may leave a residence with fewer than two, while Section 8.1 reads slightly differently, so confirm the two-space floor with the association’s attorney.
An owner’s charger in an assigned space needs Board approval and may carry a sub-meter or flat fee. Section 12.10 requires an electric vehicle to be moved within 12 hours of a state of emergency declaration, and the Board may also install a common charging station.
Yes. Section 8.1.1 gives each residence a storage room or storage cage in the garage, and flammables and batteries are not allowed in it.
The association describes a landscaped pool area with built-in gas grills and a kitchenette, generous lanais and a short walk to the beach and tennis courts. Bay Colony adds the Beach Club and Tennis Club, and the Foundation adds its parks, beach and courts.
Yes. Section 6.6 of the 2026 Declaration makes Bay Colony Beach Club membership mandatory, with its expenses included in the Bay Colony assessments and user fees on top. Golf Club membership is optional.
FEMA’s map effective February 8, 2024 places the county’s building point in Zone X, shaded as the 0.2 percent annual chance hazard in a coastal zone. Points about 40 meters west and north of it fall in Zone AE at 9 feet, so the zone of a specific residence or garage needs an elevation certificate.
Collier County is reviewing a preliminary map released March 20, 2025, with a 90-day appeal period that began August 19, 2026 and a target effective date of summer 2027. We make no claim about which zone the building falls in on the new map.
Section 15.1 requires a homeowner’s policy for the residence and its contents, with endorsements for leakage, seepage and wind-driven rain, for additions and alterations, and for loss assessment. Flood coverage is encouraged, and the Board may require proof.
Collier County’s Milestone Map lists the building as “Milestone Completed” with the cycle complete and the next inspection year 2034. We have not read the inspector’s report, and it is part of what a buyer asks for in the resale package.
Section 718.112(2)(g) requires one for buildings of three or more stories, and the buyer receives it with the resale package. We did not find a public Mansion La Palma study, so we state nothing about its content.
The district’s address lookup assigns 8720 Bay Colony Dr to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027. Confirm with the district before you buy, because assignments can change.
On free-flow estimates it is 4.8 minutes to Mercato and Whole Foods, 8.6 minutes to Waterside Shops, 18.8 minutes to the Naples Airport and 37.6 minutes to Southwest Florida International Airport.
Exhibit G allows material alterations only from May 1 through October 31, on a 30-day application with insurance and contractor documents. The Board may waive the season, including for a new owner whose renovation begins within a year of purchase.
No. Section 12.13 permits grills only in designated areas of the property and bars them in residences and on terraces and decks. The pool area has built-in gas grills.
A 2023 recorded settlement divides the cost of the pool-and-stream waterscape at the shared entrance between the condominium and the neighboring villa owners. For its largest basin the villas bear 70 percent and the condominium 30 percent, and the term is 20 years with automatic five-year renewals.
A buyer of a resale residence has seven days, excluding weekends and holidays, to cancel after receiving the required documents under Section 718.503. Florida’s flood disclosure must be given at or before the time the contract is executed.
Call Marc at (239) 287-5873 for a buyer consultation, or read how we represent buyers. We will watch for the next Mansion La Palma listing and read the documents with you before you make an offer.
These are the questions Mansion La Palma owners ask Jesse before they list, answered from the association’s recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a seller knows what the record says about price, timing, approvals and costs before listing.
It depends on the floor, the view, the condition and the size, and the building has too few sales to give an average. The MLS shows two 2,560 square foot residences at $2,720,000 on the fourth floor in July 2025 and $1,900,000 on the first floor in February 2026. Request a free valuation and Jesse will price your residence against the closings that fit it.
The last two MLS sales took 117 and 317 days, and the March 2022 sale closed at list price with no days on market. With three closings in five years we cannot give a pace, only a range, and we plan the first 60 days around price.
The February 2, 2026 sale of a first-floor, 2,560 square foot residence took 317 days and closed at $1,900,000, or 83.5 percent of its final list price of $2,275,000. It is the only closing in the last 12 months.
The three MLS closings were in March 2022, July 2025 and February 2026, which is too few to show a season. What the Declaration does fix is renovation season: material alterations are allowed from May 1 through October 31, so work you want done before listing fits the summer.
The seller customarily pays Florida’s documentary stamp tax on the deed, the Foundation’s $250 estoppel (plus $100 if expedited), the condominium’s estoppel, and $500 if resident ID cards are not returned. The buyer customarily pays the owner’s title policy and the Foundation’s $15,000 resale capital assessment, and the contract controls.
Section 201.02 sets it at $0.70 per $100 of consideration, rounded up to the next $100. At $2,310,000, the 24-month median, that is 23,100 hundreds times $0.70, or $16,170, and at $2,500,000 it is $17,500.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.
Section 718.116(8) caps the condominium’s estoppel at $250, plus $100 expedited and $150 if delinquent, and under the Florida DBPR adjusted caps those are $299, $119 and $179. Mansion La Palma’s own fee is set by the Board and is not published. The Foundation’s is $250 plus an optional $100.
The buyer pays it at closing by a separate check to the Foundation, for deeds recorded on or after October 1, 2026. The contract controls any different allocation.
The recording date decides, not the contract date. The assessment is $15,000 for deeds recorded from October 1, 2026 and rises 3.5 percent each October 1, to $15,525 on October 1, 2027, so we tell the title company the recording target at the start of the contract.
Under Section 14 the buyer gives the Board 30 days’ notice before closing with the executed contract and a fee, and the Board may interview the buyer. The Board decides within 30 days of receiving the information and no later than 60 days after the notice, and silence is approval.
Only for good cause, by a majority of the whole Board after a written opinion of counsel. The grounds are in Section 14, and they include felony history, financial irresponsibility, conduct inconsistent with the covenants, a failure to provide information and ownership of more than two units.
Yes, but a mortgage at purchase above 80 percent of the price is one of the listed examples of financial irresponsibility. If your buyer is financing above 80 percent, we raise it with the manager in the first week of the contract.
The entity needs a natural person as Primary Occupant, and co-owners other than spouses must designate one, under Section 14.1.2. Give the Board the entity documents with the package.
Yes, up to two. A transfer that would give a buyer more than two units in the condominium is a listed ground for disapproval.
No sign may be posted anywhere on the property, including for-sale and open house signs, under Section 12.9. We market through the MLS and our own channels, and we ask the manager about showing procedures.
Section 689.302 requires a flood disclosure to the purchaser at or before the time the sales contract is executed. Any elevation certificate you hold helps the buyer’s insurer and lender, and we ask for it at the start of the listing.
The statutory package under Section 718.503: the Declaration, Articles, Bylaws and Rules, the annual financial statement and budget, the frequently asked questions sheet, and the milestone summary and structural integrity reserve study where they apply. The buyer has seven days, excluding weekends and holidays, to cancel after receiving it.
Only if the work pays back, and only inside the rules. Material alterations are allowed May 1 through October 31 on a 30-day application, hard floors need Board approval and sound underlayment, and every change visible from outside needs the Board and any Foundation or Bay Colony approval. We compare the cost with what the same-size closings show.
Yes, subject to the lease. The buyer is approved like any other buyer, the lease runs 90 days to one year, and animals are not allowed in a leased residence. Tell the buyer’s agent the lease terms at the first showing.
It can. A buyer who takes title after June 23, 2026 may not lease for two years from the deed’s recording, so an investor buyer is not a natural fit and the likely buyer is an owner-occupant or a seasonal resident.
They shrink the buyer pool for a buyer with a large dog or more than one dog. The limit is one dog no more than 15 inches at the shoulder at maturity, or two cats, plus birds, and we disclose it at the first showing.
The 2023 agreement is a recorded covenant that runs with the land, so a buyer’s title search will show it. It fixes who pays for the entrance water feature for 20 years, which makes the future cost more predictable than an open dispute would.
We found no public special-assessment resolution for Mansion La Palma. If one has been adopted, the buyer’s estoppel and resale package will show it, and under the Declaration a transferee is jointly liable with the seller for unpaid assessments.
Collier County lists the building as “Milestone Completed” with the next inspection year 2034, which is a positive fact for the buyer to cite. The buyer will still ask for the inspector’s summary and the structural integrity reserve study, and you should have both ready.
Collier County is reviewing a preliminary flood map, with a target effective date of summer 2027. We make no claim about the building’s zone on the new map, and a buyer’s insurance agent can quote the residence on the current map and say what the update may change.
Against the sales that match each. The only recent same-size pair differs by $820,000, which is 43.2 percent of the lower price, and the MLS does not say why, so we weigh floor, view, condition and renovation one at a time.
Exhibit G requires the water and water heater to be shut off if the residence is unoccupied 72 hours or more, and an in-person check every 15 days after 15 vacant days. Section 12.16 also requires the air conditioning to be run periodically to keep the residence at not more than 75 degrees Fahrenheit.
No. The Declaration bars time-sharing and fractional ownership, including a sale to several unrelated buyers who would split occupancy.
The sale is void unless the Board later approves it in writing, and an unapproved sale creates a rebuttable presumption that the parties intend to violate the covenants, which is itself good cause for disapproval. We never schedule a closing before the certificate of approval.
No. The Foundation does not approve transfers and has no right of first refusal. The buyer applies for Foundation membership by submitting the deed, the closing statement and the capital assessment.
With no sign allowed, we market through the MLS and our own channels, and we price against the same-size closings so a buyer sees the logic.
Beach Club membership is mandatory under Section 6.6 of the 2026 Declaration, with its expenses in the Bay Colony assessments and user fees on top. The Club is part of the value you are selling, and we describe it from the association’s published page.
The Board’s outer limit is 60 days from the notice, so we write a closing date that allows for it. The contract controls what happens if approval comes later than the closing date, and we draft the dates to fit the Declaration’s clock.
Request a free home valuation or call Jesse direct at (239) 898-6072. Confidential conversations are welcome, and we will tell you in the first call what your residence’s closest sales say.
Every Mansion La Palma at Bay Colony fact on this page comes from the association’s recorded documents or published page, a state, county or federal record, the Collier County Property Appraiser, 2026 tax roll and recorded-sales file through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. The Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site, and the MLS is cited as Southwest Florida MLS.
The Mansion La Palma documents below are official public records and published association documents, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open at the Collier County Clerk, statutes open at the Florida Senate, and county records open at Collier County.
Document | Issued by | Open it |
|---|---|---|
Amended and Restated Declaration of Condominium, Articles and Bylaws (2026), OR 6602, Page 821 | Mansion La Palma at Bay Colony Condominium Association, via Collier County Clerk | |
Declaration of Condominium (August 1, 1996), OR 2212, Page 1641 | Collier County Clerk of Courts | |
Amendment on approval, leasing and time-sharing (June 30, 1997), OR 2326, Page 3368 | Collier County Clerk of Courts | |
Certificate of Amendment (July 11, 2014), OR 5057, Page 930 | Collier County Clerk of Courts | |
Settlement Agreement on the entrance waterscape (August 15, 2023), OR 6278, Page 747 | Collier County Clerk of Courts | |
Order ratifying the settlement (May 23, 2024), OR 6362, Page 2535 | Collier County Clerk of Courts | |
Bill of Sale of fire suppression and irrigation facilities (2008), OR 4387, Page 1512 | Collier County Clerk of Courts | |
The Mansion La Palma page | Bay Colony Community Association | |
Estoppel certificate form, fiscal year 2026-2027 | Pelican Bay Foundation | |
Lease Application Packet 2027 | Pelican Bay Foundation | |
Declaration amendment on leasing (May 28, 2019), OR 5634, Page 1101 | Pelican Bay Foundation | |
Milestone buildings by year and reference number (January 2026) | Collier County | |
Three-mile saltwater boundary for milestone inspections | Collier County | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
Section 718.503, disclosure prior to sale | Florida Senate | |
Section 718.116, assessments and estoppel certificates | Florida Senate | |
Section 553.899, mandatory structural inspections | Florida Senate | |
Florida Division of Corporations record, Mansion La Palma at Bay Colony Condominium Association, Inc. | Florida Division of Corporations |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Mansion La Palma at Bay Colony. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
1,500 people live in Bay Colony - Mansion La Palma, where the median age is 74 and the average individual income is $196,487. Data provided by the U.S. Census Bureau.
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There's plenty to do around Bay Colony - Mansion La Palma, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Bay Colony Beach Club.
Bay Colony - Mansion La Palma has 852 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bay Colony - Mansion La Palma do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
