Marbella is a 21-story condominium tower at 7425 Pelican Bay Blvd in Naples: 118 residences, 11 sales in 12 months at a $2,800,000 median, a Board approval of every sale and every recorded amendment read. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Marbella is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. The building is The Marbella at Pelican Bay, a 21-story tower at 7425 Pelican Bay Blvd, Naples, FL 34108, declared as a condominium on December 30, 1998 with 118 residences and a licensed assisted living facility, The Cove, inside the same building. Collier County’s 2026 tax roll counts 115 condominium parcels, all built in 1999, and the gap between 115 and 118 is explained below. McGreevy and Comisar sell and buy at Marbella with the building’s own recorded record in hand: every Declaration amendment through 2024, every Southwest Florida MLS closing for five years, and the county’s flood and milestone files.
Three other names sound the same and are not this building: Marbella at Spanish Wells, Marbella Isles and Marbella on Cypress are separate communities, none of them in Pelican Bay. A Florida corporation called Marbella at Pelican Bay Realty, Inc. (Sunbiz document N20000008298) is a real estate brokerage owned by the condominium association, not the condominium itself. The condominium association is a different corporation, The Marbella at Pelican Bay Condominium Association, Inc. (Sunbiz document N96000004464), filed on August 23, 1996 and active today. That brokerage matters to every seller and every buyer’s agent, and the section on the association’s listing-agent rule explains why.
This page goes deeper on Marbella than any other source we know of. It is built from the recorded 1998 Declaration of Condominium, the 2009 Amended and Restated Declaration and Bylaws and every recorded amendment after them through 2024, the association’s own website and 2021 brochure, the state license record for The Cove, FEMA’s National Flood Hazard Layer queried at five points on the property, Collier County’s milestone building list, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file through June 30, 2026, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS record of Marbella closings pulled October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.
If you own at Marbella and are thinking about a sale, start with the market snapshot, the association’s listing-agent rule and the seller section, then call Jesse. If you are buying, the floor plan, rule-by-rule and fee-by-fee detail below will tell you whether Marbella fits before you tour.
McGreevy and Comisar are the best realtor for Marbella because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Marbella market read built on all 59 MLS closings in five years and the recorded Declaration.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
If you’re searching for the best realtor for Marbella in Pelican Bay, Naples, whether you’re ready to sell your Marbella 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 Marbella for a specific reason. The building has three floor plans, 1,785, 2,194 and 2,555 square feet of living area in the MLS, and over the last five years the largest plan has closed from $1,850,000 to $5,175,000 while the smallest has closed from $1,275,000 to $1,995,000. A listing agent who prices Marbella off a Pelican Bay average, or off a generic Naples condominium index, misses the plan, the floor, the approval process and the fact that the association has reserved the right to require its own approved listing agents.
Recent Marbella track record (last 12 months): In the last 12 months we tracked 11 Marbella closings in the Southwest Florida MLS (pulled October 7, 2026, covering closings dated October 7, 2025 to October 7, 2026), at a median sold price of $2,800,000, a low of $1,700,000 and a high of $4,000,000, for $30,925,000 in total volume. Five of the eleven were entered into the MLS after closing and were not marketed through it, so the days-on-market and sale-to-list figures use only the other six. The MLS pull records each closing, not the listing office, so we do not state a count of Marbella sales our team represented; we will not publish a number we cannot prove.
For Marbella sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Marbella we also build the paperwork file before the first showing, because Section 14.3 of the Declaration requires the Board’s approval of the buyer, Florida law requires a condominium seller to hand the buyer a document package, and the buyer then has seven days to cancel after receiving it. We start both clocks on the first day.
For Marbella buyers: the first question at Marbella is the plan and the floor, because identical floor plans have sold for very different prices. The second is the association’s approval, which can take up to 60 days and caps the buyer’s first mortgage at 80 percent of the purchase price. The third is the stack of charges, which at Marbella runs through the condominium dues, which carry the Pelican Bay Foundation assessment, a Dining Club minimum, a county services line on the tax bill and, at closing, the Foundation’s resale capital assessment. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Marbella residence; we answer them below.
Honors and recognition:
Selling your Marbella home? Get a free home valuation, read how we sell Pelican Bay homes, or call Jesse direct at (239) 898-6072.
Buying a home in Marbella? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers in Southwest Florida, or see our Pelican Bay buyer guide.
Living in Marbella means a 1,785, 2,194 or 2,555 square foot residence in a 21-story tower with a front desk staffed around the clock, an enclosed garage with elevator access, a resort pool and spa, a Dining Club, and a short tram ride or boardwalk walk to the private Gulf beach of Pelican Bay.
The association describes Marbella as a full-service retirement community with a 24-hour front desk, concierge services, a social calendar, a fitness center, an art room, a library and a game room, and it describes ownership as 100 percent equity ownership of the unit. The recorded Declaration is the authority for what the building actually is, and where this page quotes a rule it cites the section. What follows is what daily life at Marbella looks like, drawn from the Declaration, the association’s published pages and the county’s records.
The Marbella at Pelican Bay, a Condominium, is one 21-story tower at 7425 Pelican Bay Blvd. The association’s website says 21 stories, while the residence numbering runs to the 22nd floor and some third-party listings say 22, so we state the association’s figure and note the numbering. The Declaration recorded December 30, 1998 provides for 118 residential units and an assisted living facility. Its nearest tower neighbors on Pelican Bay Boulevard are Coronado, which shares its walkway and boardwalk easements, and Claridge, with Montenero further along the same boulevard.
The association’s 2021 brochure shows three plans, each repeated on two lines of the tower. Lines 01 and 06 are 2,555 square feet of enclosed area with a 487 square foot terrace, two bedrooms plus a den or a three-bedroom layout, and three baths. Lines 02 and 05 are 1,785 square feet with a 262 square foot terrace, two bedrooms and two and a half baths. Lines 03 and 04 are 2,194 square feet with a 381 square foot terrace, two bedrooms plus a den and two and a half baths. The MLS uses the same three living areas, which is how we group every Marbella sale by plan.
Collier County’s 2026 roll lists 115 condominium parcels at Marbella while the Declaration, the Pelican Bay Foundation and the association all say 118 residences. The roll shows 108 parcels in the three standard sizes, 35 at 1,725 square feet, 37 at 2,135 and 36 at 2,515, and seven larger parcels from 2,860 to 4,240 square feet. Section 11.6 of the 2009 Amended and Restated Declaration lets an owner combine two units with Board approval while continuing to count them as separate units for assessments, voting rights and the share of the common elements. That is the likeliest reason the parcel count is lower than the unit count, but the public record does not itemize it, so we treat 118 as the association’s count and 115 as the county’s.
Each residence has one garage parking space and a storage locker. Under the 2000 amendment to the Declaration (Official Records Book 2704, Page 3380) the garage space, storage locker, screened terrace and similar items are limited common elements, which means the exclusive use passes with the unit. The association’s pages describe an enclosed garage with elevators that enter it, and the recorded certificates of approval for purchasers state that each unit is conveyed together with an exclusive-use storage space and a parking space under the Declaration at Official Records Book 2497, Page 641.
The association says the tower faces a golf course across the street, and the Declaration records a walkway to the preserve, a tram path and a boardwalk easement shared with Coronado and Villa Coronado. A 1999 developer amendment (Official Records Book 2528, Page 719) submitted a non-exclusive boardwalk walkway easement to the condominium. Views depend on the line and the floor, which is one reason the same plan has closed at very different prices. We do not describe any specific line’s view because the recorded plat shows geometry, not sightlines.
We do not publish ownership statistics for Marbella because the roll fields that would support them (homestead exemption and mailing address) describe people and not the property. What the public record does show is a high volume of renovation and repair activity recorded against the building, described in the county records section below, which is consistent with a building where owners remodel before or soon after they buy.
The association’s website lists a casual dining room, a more formal dining room with a dress code, a private dining room and room service, plus a complimentary continental breakfast, with a Dining Club membership for owners (Declaration Section 23 and the Dining Club section below). The fitness center, sauna, resort pool and spa, art room, library and game room are in the building. The association also lists a spa-services program, a wellness program and a monthly social calendar. Concierge services such as housekeeping, dry cleaning and car wash are optional and paid per service.
Marbella’s three floor plans, a Board approval of every sale and a stack of charges that runs through four bills decide what a Marbella residence is worth to a particular buyer. If you own at Marbella, get a free home valuation priced against the same-plan sales, or call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers or call Marc at (239) 287-5873, and we will run the numbers on the specific residence before you write an offer.
Marbella has no private yard and no room for a boat or trailer: Section 12.6 of the Declaration bars boats, trailers, campers, motorcycles, golf carts, recreational vehicles and commercial vehicles from the condominium property. It is also not a place for a new dog. Section 12.5 prohibits dogs except those grandfathered under the 2005 amendment, so a buyer who needs a dog should look at a Pelican Bay building with a different rule, or at one of Pelican Bay’s single-family streets. Marbella is not a short-term rental building either, because Section 12.1 treats use as a public lodging establishment as a business use that is not allowed.
Marbella has closed 11 sales in the last 12 months in the Southwest Florida MLS at a median of $2,800,000, from $1,700,000 to $4,000,000, for $30,925,000 in volume. Twelve months is the first window with ten or more closings, so it leads; five of the eleven were entered after closing and were not marketed through the MLS.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Marbella is a thin market: about a dozen closings a year in a 118-residence building. A median built on a handful of sales moves by hundreds of thousands of dollars when one sale drops out, so every figure below names its window and its count, any figure built on fewer than ten sales is labeled a small sample, and where a count is even the median is the mean of the middle pair. The sections below show the totals, the individual sales and the building’s prices by plan and floor.
In the 12 months to October 7, 2026 the Southwest Florida MLS records 11 Marbella closings (n=11), a median sold price of $2,800,000 (an odd count, so the sixth sale is the median), a low of $1,700,000, a high of $4,000,000 and a median price per square foot of $1,196. Five of the eleven were Sold Data Entry records, which means they were entered after closing and were not marketed through the MLS. They still count in the closings, medians, ranges, volume and price per square foot, and are left out only of days on market and sale-to-list, which use the other six (n=6): a median of 67 days on market (the mean of 47 and 87, the middle pair) and a median sale-to-list ratio of 92.6 percent.
The same MLS record, cut four ways, shows how much the answer depends on the window. Closings, medians, ranges and volume count every sale; days on market and sale-to-list count only the sales marketed through the MLS, and the count used is shown.
| Window | Closings (after-closing entries) | Median sold | Low to high | Volume | Median $/sq ft | Median days on market (n) | Median sale-to-list (n) |
|---|---|---|---|---|---|---|---|
| 12 months | 11 (5) | $2,800,000 | $1,700,000 to $4,000,000 | $30,925,000 | $1,196 | 67 (6) | 92.6% (6) |
| 24 months | 18 (6) | $2,775,000 | $1,470,000 to $4,800,000 | $50,919,000 | $1,185 | 45 (12) | 93.5% (12) |
| 36 months | 30 (6) | $2,725,000 | $1,399,000 to $5,175,000 | $85,487,000 | $1,142 | 55 (24) | 95.1% (24) |
| 60 months | 59 (6) | $2,599,000 | $1,275,000 to $6,450,000 | $156,461,000 | $1,118 | 26 (53) | 97.0% (53) |
The 24-month median of $2,775,000 is the mean of the middle pair, $2,750,000 and $2,800,000, and the 36-month median of $2,725,000 is the mean of $2,700,000 and $2,750,000. The 60-month median is an odd count, so it is an actual sale. Source: Southwest Florida MLS, Marbella closings, pulled October 7, 2026.
Counting back from October 7 in five consecutive 12-month periods, Marbella closed 15, 14, 12, 7 and 11 sales, newest last. The medians were $1,700,000, $2,750,000, $2,247,000, $2,700,000 and $2,800,000, and the volume was $31,622,000, $39,352,000, $34,568,000, $19,994,000 and $30,925,000. The period ending October 2024 has an even count of 12, so its median is the mean of $1,995,000 and $2,499,000. Seven sales in the period ending October 2025 is the building’s thinnest year in the record, and it is the one in which a seller would have competed with the fewest comparable closings.
Each row is one MLS closing in the 12 months to October 7, 2026 (n=11). The plan is the MLS living area; an entry marked after closing was not marketed through the MLS, so it has no days on market or final list price. No unit numbers appear on this page.
| Closed | Plan (sq ft) | Beds and baths | Sold | Final list | Days on market |
|---|---|---|---|---|---|
| September 29, 2026 | 2,555 | 2 plus den, 3 baths | $3,750,000 | $3,995,000 | 11 |
| June 30, 2026 | 2,555 | 2 plus den, 3 baths | $2,900,000 | $3,149,000 | 443 |
| June 2, 2026 | 2,194 | 2 bed, 2.5 baths | $2,800,000 | after-closing entry | not marketed |
| May 8, 2026 | 2,555 | 2 plus den, 2.5 baths | $4,000,000 | $4,299,000 | 183 |
| April 30, 2026 | 2,195 | 2 plus den, 2.5 baths | $2,750,000 | after-closing entry | not marketed |
| April 30, 2026 | 2,047 | 2 bed, 2.5 baths | $1,800,000 | after-closing entry | not marketed |
| April 30, 2026 | 2,555 | 2 bed, 3 baths | $2,900,000 | after-closing entry | not marketed |
| April 10, 2026 | 1,785 | 2 bed, 2.5 baths | $1,700,000 | $1,895,000 | 47 |
| March 20, 2026 | 2,555 | 2 plus den, 3 baths | $3,800,000 | $3,945,000 | 43 |
| February 9, 2026 | 2,194 | 2 plus den, 2.5 baths | $2,625,000 | $2,895,000 | 87 |
| December 10, 2025 | 1,785 | 2 bed, 2.5 baths | $1,900,000 | after-closing entry | not marketed |
Three of the after-closing entries carry the same April 30, 2026 date, which suggests they were entered in a batch, so treat their dates as approximate. One after-closing entry shows 2,047 square feet, which equals the brochure’s total area for the 1,785 square foot plan including its terrace (1,785 plus 262), so we group it with that plan below. The total of the eleven sold prices is $30,925,000.
Grouped by the MLS living area, the three plans sell in three separate price bands. Sixty months, 59 closings.
| Plan (MLS living area) | Closings, 60 months | Median sold | Low to high | Median $/sq ft |
|---|---|---|---|---|
| 1,785 sq ft | 18 | $1,699,500 | $1,275,000 to $1,995,000 | $938 |
| 2,194 sq ft | 17 | $2,425,000 | $1,355,000 to $2,950,000 | $1,105 |
| 2,555 sq ft | 21 | $3,350,000 | $1,850,000 to $5,175,000 | $1,311 |
| Penthouse, 3,340 sq ft (small sample) | 2 | $4,500,000 | $3,850,000 to $5,150,000 | $1,347 |
| Combined residence, 4,280 sq ft (small sample) | 1 | $6,450,000 | one sale | $1,507 |
The 1,785 square foot median is an even count of 18, the mean of $1,699,000 and $1,700,000. The penthouse median is the mean of its two sales, $3,850,000 and $5,150,000. Over the last 12 months (n=11) the three standard plans closed at $1,800,000 for the 1,785 plan (3 sales, small sample), $2,750,000 for the 2,194 plan (3 sales, small sample) and $3,750,000 for the 2,555 plan (5 sales, small sample). The total of the five groups is 59 closings and $156,461,000, which ties to the 60-month row above.
Splitting each plan at the tenth floor, using the floor encoded in the residence number, higher floors have closed higher in all three plans. The 2,555 square foot plan closed at a median of $3,000,000 on floors 10 and below (11 sales, $1,850,000 to $3,899,000) and $3,725,000 on floors 11 and above (10 sales, $2,599,000 to $5,175,000, with an even-count median that is the mean of $3,650,000 and $3,800,000). The 2,194 plan closed at $2,049,000 below the eleventh floor (6 sales, small sample) and $2,425,000 above it (11 sales). The 1,785 plan closed at $1,575,000 below (8 sales, small sample) and $1,747,000 above (10 sales). Across every plan, floors 10 and below closed at $2,499,000 (25 sales) and floors 11 and above at $2,612,000 (34 sales). Floor is a premium, not a rule: the highest-priced 2,555 sale and one of the lowest both sit above the tenth floor, because condition and renovation move a Marbella price as much as height does.
The 2,555 square foot plan shows the spread best. Its 21 five-year closings run from $1,850,000, a sale that took 204 days, to $5,175,000, a sale in March 2024 that took 33 days. By calendar year the 2,555 plan closed at a median of $3,037,500 in 2021 (2 sales), $3,124,500 in 2022 (2), $3,420,000 in 2023 (4), $4,012,500 in 2024 (6, the mean of $3,225,000 and $4,800,000), $3,449,500 in 2025 (2) and $3,750,000 in 2026 through October 7 (5). Every one of those yearly counts is under ten, so each is a small sample; read the direction, not the decimals. The 2,194 plan closed at $1,370,000 in 2021 and $2,750,000 in 2026 (3 sales each, small samples), and the 1,785 plan at $1,298,000 in 2022 (4 sales, the mean of $1,275,000 and $1,321,000) and $1,750,000 in 2026 (2 sales).
By calendar year the MLS records 5 closings in 2021 (from October 7), 11 in 2022, 15 in 2023, 11 in 2024, 7 in 2025 and 10 in 2026 through October 7, at medians of $1,700,000, $1,849,000, $2,750,000, $1,995,000, $2,425,000 and $2,850,000. The 2026 median is the mean of $2,800,000 and $2,900,000. The 2023 median of $2,750,000 includes the building’s highest single price, $6,450,000, which was a combined residence of 4,280 square feet in March 2023. The five-year total is 59 closings.
Collier County records the deed price, which can differ from the MLS price on a single sale, so we never mix the two. The county’s qualified-sales file for Marbella, improved property of $100,000 and up through June 30, 2026, shows these medians by year.
| Year | Recorded qualified sales | Median | Low to high |
|---|---|---|---|
| 1999 | 112 | $615,000 | $350,000 to $1,150,000 |
| 2005 | 14 | $727,500 | $640,000 to $1,850,000 |
| 2010 | 4 | $795,000 | $705,000 to $900,000 |
| 2015 | 14 | $1,675,000 | $725,000 to $4,100,000 |
| 2019 | 13 | $1,350,000 | $750,000 to $2,700,000 |
| 2020 | 12 | $1,405,000 | $725,000 to $3,400,000 |
| 2021 | 15 | $1,370,000 | $950,000 to $3,350,000 |
| 2023 | 15 | $2,750,000 | $1,500,000 to $5,150,000 |
| 2024 | 12 | $1,937,000 | $1,399,000 to $5,175,000 |
| 2025 | 6 | $2,562,500 | $1,700,000 to $3,899,000 |
| 2026 (through June 30) | 7 | $2,750,000 | $1,700,000 to $3,800,000 |
The county’s file in our set has no row for 2022, so we make no claim about that year from county data; the MLS recorded 11 Marbella closings in 2022. The 1999 row is the developer’s first sales: 112 qualified deeds in the year the building opened, at a median of $615,000. The 2015 jump to $1,675,000 from a median of $742,500 in 2014 is the largest one-year step in the series. Source: Collier County Property Appraiser, 2026 tax roll and recorded-sales file.
On October 7, 2026 the MLS showed one active Marbella listing: a 2,555 square foot residence with two bedrooms plus a den and three baths, listed at $2,995,000, on the market 107 days. That is about $1,172 per square foot of living area and $755,000 below the 12-month median for the same plan ($3,750,000, 5 sales, small sample). One listing against 11 closings a year is 1.1 months of supply at the 12-month pace, which is a seller’s market by the usual six-month rule of thumb, but with so few listings the figure is a snapshot, not a trend.
Three things stand out in the record. First, the market is thin and lumpy: 7 to 15 closings in each of the last five 12-month periods, so any buyer or seller is comparing a handful of sales. Second, price follows plan and floor more than year: the three plans sit in separate bands that have not crossed in five years. Third, concessions have grown. Over 60 months the median sale-to-list ratio was 97.0 percent on 53 marketed sales, with 34 closing under the final list price, 15 at it and 4 above; in the last 12 months it was 92.6 percent on six marketed sales (small sample), with all six closing under list. Marketing time is wide: of the 53 marketed sales, 27 closed within 30 days of listing, 12 between 31 and 90 days and 14 after more than 90 days, eight of them after 180 days or more. A Marbella residence priced to its plan’s recent sales tends to sell inside two months; one priced to a hope joins the long tail.
In the last 12 months we tracked every one of the 11 Marbella closings in the Southwest Florida MLS and checked them against the plan, the floor band and whether the sale was marketed, and over five years we tracked all 59. Before we price a Marbella residence we pull four things: the same-plan sales on the same side of the floor-10 line, the days on market and sale-to-list on marketed sales only, the condition and renovation history recorded in the county’s notices of commencement, and the association’s current approval and listing-agent rules. We then set a list price that wins the first 30 days, because the 443-day and 204-day sales in the record are what the alternative looks like.
Marbella at Pelican Bay began as a developer-built tower: its association was incorporated on August 23, 1996, the Declaration of Condominium was recorded on December 30, 1998, and the first sales closed in 1999. Since then the developer and the members have amended or restated the governing documents in fourteen recorded instruments, the latest on February 12, 2024.
Every date and citation in this section comes from the Collier County Clerk’s Official Records, where each instrument can be opened by anyone. The recorded chain matters to a buyer or a seller because Marbella’s rules are not the rules of a generic Pelican Bay tower. They were written, and rewritten, for a building that bundles dining, concierge service and assisted living with ownership.
The Declaration was made by Marbella at Pelican Bay, Inc., a wholly owned subsidiary of Bay Colony-Gateway, Inc., itself a wholly owned subsidiary of WCI Communities Limited Partnership, the master developer of Pelican Bay. The Clerk’s certificate records it at 3:21 p.m. on December 30, 1998, in Official Records Book 2497, beginning at Page 641 and running 100 pages, with a surveyor’s certificate of estimate on the page after. The Declaration reserved the developer’s right to amend (paragraph 15.5), and the developer used it twice in early 1999.
On January 22, 1999 the developer recorded an amendment (Official Records Book 2504, Page 3181) that substituted the as-built plot plan for the one first recorded and added the surveyor’s certificate. On March 29, 1999 it recorded a second (Official Records Book 2528, Page 719) submitting a non-exclusive boardwalk walkway easement to condominium ownership, the easement shared with Coronado. The county’s recorded-sales file shows 112 qualified deeds in 1999, the building’s first sales year, at a median of $615,000.
At the annual meeting on March 27, 2000 the members adopted changes that include three notable ones, recorded that year (Official Records Book 2704, Page 3380). Garage parking, storage lockers and screened terraces were defined as limited common elements, so exclusive use passes with the residence. Section 12.2 adopted the original rules as the Board’s first set of rules and regulations. And the section on The Cove was rewritten around 16 suites, occupancy priorities and fees. A second round was approved on March 29, 2001 and recorded on April 9, 2001 (Official Records Book 2803, Page 2941); it adjusted The Cove again, including a provision allowing a residence to be titled to a family member while a parent or stepparent occupies it.
A special meeting on November 15, 2004, recorded January 5, 2005 (Official Records Book 3709, Page 1806), set the vote needed to amend the Declaration at 67 percent of those voting in person or by proxy at a meeting with a quorum, and amended the Bylaws on the President’s contracting authority. On April 13, 2005 the members adopted the dog prohibition, recorded May 25, 2005 (Official Records Book 3806, Page 4189): no new dogs, dogs already in residence could be grandfathered by registering within 90 days, and a grandfathered dog may be replaced if it dies.
A 2007 amendment (recorded April 23, 2007, Official Records Book 4217, Page 2151) changed the Articles and Bylaws on the size of the Board. The association then amended and restated the Declaration, Articles and Bylaws on June 2, 2009 (Official Records Book 4457, Page 2805), the document this page cites as the current Declaration. A January 19, 2012 vote, recorded February 10, 2012 (Official Records Book 4764, Page 790), amended the restated Bylaws on Board terms. A June 27, 2014 vote, recorded July 17, 2014 (Official Records Book 5058, Page 3549), set a seven-member Board with two-year terms and a two-consecutive-term limit, and capped special assessments the Board may levy without a member vote at $118,000 in a calendar year, not counting emergency assessments or mandatory assessments for The Cove.
On April 22, 2019 the members defined who counts as a Marbella resident (the owner, spouse, parents and stepparents, and certain former owners) and rewrote Section 22 on The Cove, recorded May 14, 2019 (Official Records Book 5629, Page 2896). On June 23, 2020 they authorized the association to own and operate a real estate brokerage subsidiary, Marbella at Pelican Bay Realty, Inc., recorded July 9, 2020 (Official Records Book 5785, Page 2429). The amendment says nothing requires an owner to list with it exclusively; the 2024 amendment, below, goes further.
A March 25, 2022 vote, recorded April 24, 2022 (Official Records Book 6116, Page 2701), restated Section 13.2 on leasing terms. A January 29, 2024 special meeting adopted the listing-agent amendment, recorded February 12, 2024 (Official Records Book 6329, Page 893). It touches Sections 12.12, 13.1, 13.9, 14.3 and 14.7 and is the single most important recorded change for any owner planning a sale. A full section below reads it clause by clause.
| Recorded | Official Records citation | Subject |
|---|---|---|
| December 30, 1998 | Book 2497, Page 641 | Declaration of Condominium (developer) |
| January 22, 1999 | Book 2504, Page 3181 | As-built plot plan and surveyor’s certificate |
| March 29, 1999 | Book 2528, Page 719 | Boardwalk walkway easement |
| 2000 | Book 2704, Page 3380 | Limited common elements, rules, The Cove |
| April 9, 2001 | Book 2803, Page 2941 | The Cove, titling to family members |
| January 5, 2005 | Book 3709, Page 1806 | 67 percent amendment vote, President’s authority |
| May 25, 2005 | Book 3806, Page 4189 | Dogs prohibited, existing dogs grandfathered |
| April 23, 2007 | Book 4217, Page 2151 | Articles and Bylaws on the Board |
| June 2, 2009 | Book 4457, Page 2805 | Amended and Restated Declaration, Articles, Bylaws |
| February 10, 2012 | Book 4764, Page 790 | Bylaws, Board terms |
| July 17, 2014 | Book 5058, Page 3549 | Bylaws, votes, Board, special assessments |
| May 14, 2019 | Book 5629, Page 2896 | Resident definition, The Cove |
| July 9, 2020 | Book 5785, Page 2429 | Realty subsidiary |
| April 24, 2022 | Book 6116, Page 2701 | Leasing terms |
| February 12, 2024 | Book 6329, Page 893 | Listing-agent rule |
The table has fourteen rows after the Declaration. The Clerk also recorded a certificate on March 10, 2020 confirming that the Declaration was recorded on December 30, 1998; it adds no rule.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella has three standard floor plans, repeated up the 21-story tower: about 1,785, 2,194 and 2,555 square feet of enclosed living area, with screened terraces of 262, 381 and 487 square feet. The county’s roll lists slightly smaller heated areas for the same plans, so which number a listing quotes depends on its source.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Square footage is the first place a Marbella comparison goes wrong. The association’s 2021 brochure, the MLS and the county each measure a residence differently, and a buyer who compares a brochure’s total area with another building’s heated area overstates Marbella by hundreds of square feet. This section lines the three sources up plan by plan.
| Plan | Brochure enclosed area | Brochure terrace | Brochure total | MLS living area | County heated area (2026 roll) | Parcels on the county roll |
|---|---|---|---|---|---|---|
| Lines 02 and 05 | 1,785 | 262 | 2,047 | 1,785 | 1,725 | 35 |
| Lines 03 and 04 | 2,194 | 381 | 2,575 | 2,194 | 2,135 | 37 |
| Lines 01 and 06 | 2,555 | 487 | 3,042 | 2,555 | 2,515 | 36 |
Source: association brochure (2021); Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser, 2026 tax roll. The three plan areas on the county roll sit 60, 59 and 40 square feet below the MLS figures (1,785 less 1,725, 2,194 less 2,135, 2,555 less 2,515). The 35, 37 and 36 parcels add to 108 of the roll’s 115.
The smallest plan has two bedrooms and two and a half baths, a 262 square foot screened terrace and the lowest entry price in the building. Over five years it closed 18 times from $1,275,000 to $1,995,000 at a median of $1,699,500, and in the last 12 months 3 times at a median of $1,800,000 (small sample). It is the building’s entry point by price.
The middle plan has two bedrooms plus a den and two and a half baths, with a 381 square foot terrace. It closed 17 times in five years from $1,355,000 to $2,950,000 at a median of $2,425,000, and 3 times in the last 12 months at a median of $2,750,000 (small sample). One MLS record in the last 12 months shows 2,195 square feet while the others show 2,194; we treat them as the same plan.
The largest standard plan has two bedrooms plus a den or a three-bedroom layout, and three baths, with the building’s largest terrace at 487 square feet. It closed 21 times in five years from $1,850,000 to $5,175,000 at a median of $3,350,000, and 5 times in the last 12 months at a median of $3,750,000 (small sample). It accounts for the building’s price records and also for its longest marketing times, which is why plan-level pricing matters more here than at a building with one layout.
Section 11.6 of the Declaration allows two units to be joined with a doorway in a common-element wall, with the Board’s approval. The county roll lists seven parcels larger than the three standard sizes, from 2,860 to 4,240 square feet, and the MLS shows two closings of a 3,340 square foot penthouse residence and one of a 4,280 square foot combined residence in five years. Each is a small sample, so the plan table above treats them separately.
The association’s brochure reports enclosed area and terrace area from the architect’s plans. The MLS reports living area as entered by the listing agent, usually copied from the same plans or an earlier listing. The county reports heated area from its own measurements for the tax roll. None is wrong, but they are not interchangeable, and Marbella’s price per square foot in this page always uses the MLS living area per sale, never the county’s.
Your plan decides the first number we look at. The 1,785 and 2,555 square foot residences at Marbella have closed in separate price bands that have not crossed in five years, so the right comparison is the same plan on the same side of the tenth floor. Request a free Marbella home valuation or call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers or call Marc at (239) 287-5873.
Each residence has one garage space and a storage locker as limited common elements, and a screened terrace whose surface the Declaration regulates. Section 11.3(A) bars indoor-outdoor carpet and river rock on terraces because they hold water against the concrete slab, and requires tile, its bedding and grout to be waterproof and drained. The Association maintains the terrace slab and railings; the owner maintains the covering, the sliding doors and the fixed glass.
According to the association and the Declaration, a Marbella residence comes with a 24-hour front desk, a resort-style pool and spa, a fitness center, an art room, library and game room, an on-site Dining Club, an optional concierge program, an emergency alert system in each residence, and automatic Pelican Bay Foundation membership with Gulf beach and tram access.
Marbella’s amenities fall in three layers. The building’s own are in the tower. The association’s service programs, dining and concierge, are optional or minimum-based. The Pelican Bay Foundation’s beach, tram, restaurant, tennis and fitness amenities come with the deed, through the association, and pass to the next owner.
The association’s website lists a fitness center, sauna, art room, library, game room, a beauty and barber shop, climate-controlled storage and a garden-style plaza deck, and its brochure lists a resort-style pool and spa. Every elevator enters the enclosed garage, so a resident can reach a car without crossing open ground in the rain. The front desk is staffed around the clock whether or not an owner is in residence, and each residence has an emergency alert system.
The Declaration (Section 23) describes a dining program with three dining rooms, including a grille room, a fully staffed kitchen, room service and catering. The association’s website describes four settings: casual, semi-formal, formal with a dress code, and private dining, with a complimentary continental breakfast, a Dining Club membership for owners and a 60 percent resident discount against the menu price that guests pay in full. The Declaration charges each owner and resident an annual food, beverage and gratuity minimum, paid quarterly and credited against the price of food and drink.
The concierge program in Section 23 is optional with each owner and priced per service. The association’s list includes housekeeping, handyman service, dry cleaning pickup, package assistance, automobile wash, salon services, notary service, grocery delivery and travel arrangements, billed on one monthly statement. Its wellness and activity pages list a dietitian-designed nutrition program, personal training, exercise classes, weekly social hours, bridge, mahjong, afternoon movies and monthly events. Guest Services, a hospitality management company, manages the building under the association’s oversight.
Ownership at Marbella carries mandatory Foundation membership. The Foundation’s FY2027 assessment includes the private beach with attendant service, the trams, the berm and boardwalks, member access to the Marker 36, Sandbar and The Nest restaurants, kayaks, canoes and sailboats, 18 Har-Tru tennis courts, the fitness center and the Community Center, and the community’s fiber television and internet agreement. Marbella’s front door is a short tram ride or a boardwalk walk through the mangrove preserve from the Gulf beach, per the association.
Club Pelican Bay golf is a separate, optional private club, even though its course is across the street from Marbella. Foundation food and drink, lessons and personal training are paid by use. The association’s concierge services, spa services and Dining Club minimum are separate from the common assessment. A buyer comparing Marbella with a plain tower should add those lines to the monthly picture before comparing totals.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Owning a Marbella residence means the condominium’s regular assessment, the Pelican Bay Foundation’s $3,435 FY2027 assessment, a county services line budgeted at $1,250 for FY2027, the Dining Club minimum, and, at purchase, the Foundation’s $15,000 resale capital assessment. The association does not publish its current assessment, so we confirm it from the budget for each residence.
Data updated: October 2026 (Pelican Bay Foundation FY2027 approved budget and estoppel certificate; Collier County Pelican Bay Services Division FY2027 budget; Marbella Declaration, recorded June 2, 2009)
Marbella’s costs sit on four separate bills: the association’s assessment, the Foundation’s assessment (which reaches a condominium owner through the association), the county tax bill and the Dining Club statement. Seeing them as four lines, not one number, is the only way to compare Marbella with a tower that offers less.
Section 10.1 of the Declaration makes the cost of water and sewer service to the residences a common expense, and allows the association to bulk-buy pest control and cable or antenna television as common expenses. Each owner’s share equals his or her share of the common elements and common surplus. The association’s budget, not the public record, states the current dollar figure, so when a buyer or seller asks “what are the dues,” we obtain the budget and the reserve schedule from the association and show them on the specific residence.
The Pelican Bay Foundation’s assessment for FY2027, October 1, 2026 through September 30, 2027, is $3,435 per residence: operating $2,180, replacement reserve $497 and the bulk media agreement $758, which adds to $3,435. At Marbella, as at most Pelican Bay condominiums, the assessment reaches the owner inside the association’s regular billing, and the budget shows it as a line item.
| Fiscal year, October to September | Operating | Replacement reserve | Bulk media | Total per unit |
|---|---|---|---|---|
| FY2023 | $1,636 | $312 | $736 | $2,684 |
| FY2024 | $1,834 | $358 | $752 | $2,944 |
| FY2025 | $1,936 | $385 | $354 | $2,675 |
| FY2026 | $2,083 | $384 | $828 | $3,295 |
| FY2027 | $2,180 | $497 | $758 | $3,435 |
The FY2027 total is 4.2 percent above FY2026 ($140 on $3,295), and 28.0 percent above FY2023 ($751 on $2,684). The Foundation’s board also approved a Hurricane Ian assessment of $2,195 per residential unit in August 2023, according to its audited financial statements, a reminder that the Foundation can levy beyond its annual figure after a major storm.
The Pelican Bay Services Division is a Collier County municipal service taxing and benefit unit, not a community development district. Its assessment on the tax bill is the county’s published FY 2027 Assessment of $1,250.00 ($789.07 for operations and maintenance plus $460.93 for capital and projects), per the county’s Pelican Bay Services Division page. Together the Foundation and county lines come to $4,685.00 for FY2027 ($3,435 plus $1,250.00), about $390.42 a month.
Section 23 requires each owner and resident to carry an annual food, beverage and gratuity minimum, paid quarterly, based on the number of persons, which is credited against the price of food and beverages. The association says the membership fee subsidizes the dining operation’s fixed charges and entitles members to a 60 percent resident discount. The dollar minimum is set by the association and is not in the public record; we obtain the current schedule for the buyer. Concierge services are optional and billed per service.
The Foundation’s one-time resale capital assessment is paid by the buyer at closing, by separate check, with a copy of the deed and closing statement. It is $15,000 for fee-eligible transfers recorded in the Official Records on or after October 1, 2026, and rises 3.5 percent a year from October 1, 2027, to $15,525 ($15,000 times 1.035). At the 12-month Marbella median of $2,800,000 (n=11) the $15,000 equals about 0.54 percent of the price, and at the five-year 1,785 square foot plan median of $1,699,500 (n=18) about 0.88 percent. The recording date controls, not the contract date, and the Foundation’s FY2027 schedule shows a $1,000 exemption for a qualifying move within Pelican Bay.
Under Section 14.6, the association may charge a processing fee, up to the maximum Florida law allows, on any transfer that needs Board approval, and may require the purchaser to deposit up to four quarters of regular assessments, credited to that residence’s future assessments. Chapter 718 caps the estoppel certificate at $299 for a current account, plus $119 for delivery within three business days and $179 more if the account is delinquent, and Collier County custom has the seller pay it. The Foundation’s FY2027 fee schedule prices its own estoppel at $250, with $100 more to expedite.
The 2014 Bylaws amendment lets the Board levy special assessments of up to $118,000 in cumulative total in a calendar year without a member vote, excluding emergency special assessments and mandatory assessments to keep The Cove in legal compliance, with 14 days’ written notice of the meeting. Anything above that needs the approval of two-thirds of the members present and voting. Divided over 118 residences, $118,000 is $1,000 per residence on average, though Section 10.2 allocates by share of the common elements, not equally.
Florida limits annual assessment increases on non-homestead residential property to 10 percent, and a change of ownership resets the assessed value to just value on the next January 1 (section 193.1554, Florida Statutes), so a buyer should not assume the seller’s tax bill will carry over. The association insures the common elements, including flood insurance through the National Flood Insurance Program in amounts the Board deems adequate; each owner insures the unit’s interior, finishes, appliances, window treatments and any improvements the owner or predecessors made (Section 15.1).
A new Marbella owner in FY2027 should expect four recurring lines (the association assessment, the Foundation share inside it, the county services line and the Dining Club minimum), plus one-time charges at closing. Of those, only the Foundation, county and resale capital lines are public today, at $3,435, $1,250 and $15,000. We do not estimate the other two on this page, because a figure we cannot source would be a guess, and Marbella’s dues differ by residence share.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Every sale, gift or transfer of a Marbella residence needs the Board’s prior written approval under Section 14. Notice goes in at least 20 days before closing, the Board must act within 30 days of a complete file and no later than 60 days after notice, and a first mortgage may not exceed 80 percent of the price.
Marbella’s approval is a contract condition, not a courtesy. A Marbella contract that does not build in the approval timeline can run into the closing date, and a closing without approval is void unless the Board later approves it in writing (Section 14.5). This section follows the Declaration’s text, section by section, so a buyer, a seller and a buyer’s agent can see the clock before the offer.
Section 14.3(A)(1) requires an owner who intends to sell or give a residence to give the Board or its designee written notice at least 20 days before the intended closing date. The notice carries the name and address of the proposed purchaser, a copy of the executed contract and other information the Board reasonably requires, including verification of the first mortgage amount. The application, not the signed contract, starts the Board’s clock, so we prepare the application before the first showing.
Section 14.3(B) gives the Board 30 days after it receives the notice and all requested information, or no more than 60 days after the notice, whichever comes first, to approve or disapprove. If it does neither in that time, its silence counts as approval, and on demand it must issue a Certificate of Approval. An approval is a Certificate executed by the President or Vice President in recordable form and delivered to the buyer. Section 14.2(D) lets the Board delegate approvals, in the season when many members are away, to an ad hoc committee of at least three owners or to an officer.
The Board may withhold approval only for good cause, and only by a majority vote of the whole Board (Section 14.3(C)). The listed grounds are: a disqualifying felony conviction of the kinds the section names; an application that gives reasonable cause to believe the applicant will not follow the covenants; a record of disregard for association rules as a tenant, owner or occupant; failure to provide the information or fees required, or false information; a sale concluded without the prior approval the Declaration requires; a first mortgage of more than 80 percent of the price; and, since 2024, the owner’s failure to list or sell through the association-approved listing agent or broker (Section 14.3(C)(g)).
Section 12.10 bars a mortgage of more than 80 percent of the sales price or, on a certified appraisal, of fair market value, unless the mortgage is junior to the association’s assessment lien, which no first mortgage is. At the 12-month median of $2,800,000 (n=11), 80 percent is $2,240,000, which means at least $560,000 of the price (20 percent) comes from the buyer’s own funds. A buyer who needs more financing than that should assume Marbella is not the building, and a cash buyer is not affected.
If the Board disapproves without good cause, and the owner demanded it with the original notice, Section 14.3(D) requires the Board to deliver within 30 days the name of an approved purchaser, which may be the association itself, who will buy at the same price on substantially the same terms. Where no contract is involved, or the association challenges the price, two state-certified appraisers set the price by their average, and closing follows within 60 days of the disapproval or 30 days after the appraisal, whichever is later. If the Board fails to name a purchaser within 30 days, the original buyer is deemed approved.
Co-ownership is allowed. If co-owners are not spouses, Section 14.1(B) requires the Board to condition approval on the designation of one natural person as the primary occupant, and one change of primary occupant is approved in any 12 months. A trust or entity may own a residence on the same primary-occupant condition (Section 14.1(C)). A devisee or heir who was the prior owner’s lawful spouse or a first-degree relative by blood or adoption cannot be denied (Section 14.2(B)), and a lender that takes title by foreclosure or deed in lieu is exempt from the approval (Section 14.4).
Section 14.5 makes an unapproved or disapproved transfer void unless the Board later approves it in writing, and Section 14.3(A)(4) says that selling without approval creates a rebuttable presumption that the parties meant to violate the Declaration, which is itself good cause for disapproval. A For Sale sign is not part of the process: Section 12.8 bars For Sale, For Rent and Open House signs everywhere on the condominium property except areas the Board designates.
Our approach at Marbella is to assemble the approval file before the listing goes live: the application, the lender’s verification of a loan within the 80 percent cap, the Chapter 718 resale package and a written statement from the association on the listing-agent rule. In the last 12 months we tracked the MLS record of 11 Marbella closings, and the record cannot tell us which of them waited on the Board, so we do not publish an approval-time average. We state the Declaration’s windows instead.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella’s association adopted a rule on January 29, 2024 that lets it require owners to use one or more of its approved listing agents or brokers, and to bar unapproved agents from the building. We found no instrument showing the Board has exercised that right, so whether an approved-agent list exists today is a question for the association.
The recorded amendment (Official Records Book 6329, Page 893) is short, and every clause says “may” or “right, but not the obligation.” This section reads it plainly because the stakes are high for a seller who might list with the wrong agent, and for a buyer’s agent who wants to show a residence.
| Section | What it does |
|---|---|
| 12.12 | The association may require owners to use one or more of its approved listing agents or brokers to lease, sell or convey; if it does, the Board may set rules on access to residences and common elements by unapproved agents, including a complete bar |
| 13.1(C)(12) | Adds a ground for disapproving a lease: the owner failed to lease through the association-approved agent |
| 13.9 | The association may, but need not, require owners to use its approved agents to lease, and may select its brokerage subsidiary as the exclusive leasing agent |
| 14.3(C)(g) | Adds a ground for disapproving a sale: the owner failed to list or sell through the association-approved agent |
| 14.7 | The association may, but need not, require owners to use its approved agents to sell, and may select its brokerage subsidiary as the exclusive sales agent |
The amendment does not name an approved agent, does not say the right has been exercised, and does not require an owner to use any agent today. The 2020 article that created the brokerage subsidiary (Article 26) says nothing in the Declaration requires owners to engage or list exclusively with it. The 2024 text is a reserved power: the association has given itself the right to impose a requirement later, by Board action.
If the association does exercise the right, Section 14.3(C)(g) turns an owner’s choice of an unapproved agent into a listed ground on which the Board may refuse to approve the buyer, and a refusal on a listed ground is a refusal with good cause. That is the scenario a seller needs to rule out before signing any listing agreement, at Marbella or with any agent, ourselves among them.
Ask the association in writing whether the Board has exercised Sections 12.12 and 14.7, and whether it has adopted an approved-agent list or access rules. Keep the written answer in the listing file with its date. Ask whether the Board has adopted rules on showing access. We request that statement before we sign a Marbella listing, and we will tell a seller if the answer changes how the sale should be structured. We do not offer a legal opinion on whether the amendment is enforceable; an owner who wants one should ask a Florida condominium attorney.
A buyer’s agent should ask the listing side, before the first showing, whether the association has adopted any restriction on agent access to the building or the residence. Section 12.12 allows the Board to bar unapproved agents from the common elements, and a buyer’s agent who learns that at the front desk has already lost the showing. Under Section 14.7 it also matters to a buyer whether the seller has used an approved agent, because it is a ground for disapproval of the sale.
Article 26 and Section 9.6, added June 23, 2020, say the association owns and operates a wholly owned real estate brokerage to help owners obtain knowledgeable real estate professionals in Collier County’s market. That subsidiary, Marbella at Pelican Bay Realty, Inc., is a separate Florida corporation (Sunbiz document N20000008298) with a three-director board appointed by the association’s Board. It is not the condominium, and it is not the association; we name it here so a reader can tell the entities apart.
We compete for Marbella listings, and we say so. Our case to a Marbella owner is the record on this page, 59 closings analyzed by plan and floor, the approval file built before the first showing, and a marketing plan that does not depend on one building’s buyer pool. If the association has exercised the right, we say so up front and structure the engagement around it; if it has not, the owner chooses the agent. Either way, the owner should have the association’s answer in writing first.
Marbella allows only long-term leasing: a residence may be leased for at least 90 days and no more than one year, no more than once per calendar year, with a written lease and the Board’s approval. Section 12.1 treats use as a public lodging establishment as a business use, so Marbella is not a short-term rental building.
Leasing at Marbella is tightly regulated because the Declaration’s stated purpose is to foster a stable residential community and to prevent a motel-like atmosphere (Section 13). An investor who buys at Marbella to rent should read this section first.
Section 13.2, as restated by the March 25, 2022 vote, allows no lease under 90 days and none over one year, no option to renew or extend unless the Board approves it, no subleasing or assignment by the lessee, and no more than one lease of a residence per calendar year. The 2022 text adds that the Board may make exceptions in individual cases solely to avoid undue hardship and inequity, and that its judgment controls any disagreement.
An owner must give the Board written notice at least 20 days before occupancy, with the lessee’s name and address and a fully executed copy of the lease (Section 13.1(A)). The Board then has 10 days to approve or disapprove, and silence counts as approval. A lease may be disapproved only if a majority of the whole Board votes to disapprove, on grounds the Declaration lists, which since 2024 include the owner’s failure to lease through an association-approved agent (Section 13.1(C)(12)).
The lessee must be a natural person, not an entity (Section 13). Occupancy is capped at two persons per bedroom plus two, and a leased residence may have no more than four house guests at a time, each for up to 14 days and no more than once a month (Section 13.3). Section 13.6 applies every Declaration provision and rule to a lessee and guests as it does to an owner.
Under Section 13.5, an owner whose residence is leased may not use the common elements, the Association’s property or the recreation facilities during the lease term. The legal responsibility for assessments cannot be passed to the lessee (Section 13.1(E)). The association may charge a processing fee up to the legal maximum, and may require a security deposit authorized by the Condominium Act (Section 13.7).
The Pelican Bay Foundation’s 2019 amendment limits each dwelling to two leases per calendar year and defines a lease as any occupancy for consideration, including arrangements made on short-term rental platforms. Every lease needs a Foundation application, which the FY2027 packet prices at $500, and an owner’s member cards are deactivated for the lease term. Marbella’s own 90-day minimum is stricter than the Foundation’s.
A lease that has not been approved is void and unenforceable until the Board approves it, and is a valid basis for an eviction action (Section 13.8). The Board may treat an unapproved lease as a nullity and evict the lessee without the owner’s consent, with the owner and lessee liable for the association’s costs and attorney’s fees (Section 13.1(D)).
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella prohibits dogs, except dogs registered under the 2005 amendment and their replacements, and allows two cats, no more than two birds, fish and other customary quiet household pets. Pets are barred from the pool area, must be leashed or carried in common areas, and tenants and guests may not bring pets.
The pet rule is a recorded covenant, not a house rule, and a buyer who needs a dog should read it before touring. Foundation rules add a second layer on the berm and beaches.
The May 25, 2005 amendment prohibited dogs from its adoption, with an exception: a unit owner with a permitted dog could register it with the association within 90 days of the effective date, and an owner who registered it may replace it if it dies. Section 12.5 of the 2009 Declaration carries the rule forward by reference to that amendment. A buyer should not assume a dog is allowed because a prior owner had one; only registered dogs and their replacements were grandfathered.
Two cats are allowed, with no more than two birds, fish and other customary non-exotic, quiet, non-offensive household pets. Snakes are prohibited. The Board designates the parts of the condominium property for pet use.
Pets must be leashed at all times outside the owner’s residence, or carried in common areas, may not be left unattended on limited common elements where noise could bother others, and are not allowed in the pool area. A pet that becomes an unreasonable source of annoyance or nuisance in the Board’s sole discretion may be required to be removed within three days of notice. Owners must remove messes immediately.
No pets are permitted in leased residences, and guests may not bring pets (Section 12.5). The Foundation’s rules, below, apply on top of that.
Federal fair housing law treats an assistance animal as something other than a pet, and requires a housing provider to consider a reasonable-accommodation request. Section 12.5 does not override that law, and neither does this page; a person with a disability-related need should ask the association in writing and may consult the U.S. Department of Housing and Urban Development’s guidance.
On Foundation property, pets are welcome on the berm on a lead of six feet or less, with no retractable leashes, and are not allowed on the beaches, boardwalks or trams. Those rules apply on top of Marbella’s own, to every owner at the building.
Marbella’s 2009 Amended and Restated Declaration runs 25 articles, and the ones that decide daily ownership are Articles 10 through 14 on assessments, maintenance, use, leasing and transfer. This section summarizes each with its section number, so a buyer can read the recorded source before relying on this page.
We cite the Declaration by section because it controls over the Articles and Bylaws, and all three control over the Rules and Regulations (Section 25.3). The Condominium Act controls over the Declaration where they conflict. Nothing here is a legal opinion; a buyer should read the documents or have an attorney do it.
Each residence and its appurtenances is a separate parcel of real property that may be conveyed and mortgaged like any other, subject to the condominium documents (Article 5). The exclusive use of a limited common element passes with the residence and cannot be separated from it, except that parking and storage use rights may be exchanged between units or with the association by a recorded Certificate of Transfer with the Board’s prior approval (Section 8.2). No residence may ever be without an assigned parking space.
The association may contract for management, and its officers and directors have a fiduciary relationship to the owners (Sections 9.3 and 9.5). The Board may buy units, acquire property and, in a declared emergency, hold meetings on practical notice, relocate offices, implement a disaster plan, shut down elevators and utilities, and require evacuation (Section 9.10).
Every owner is liable for assessments that come due while he or she owns, and a buyer is jointly liable with the seller for assessments unpaid before the transfer (Section 10.4). A payment made within ten days of its due date bears no interest, while a later one may bear interest from the due date at the highest lawful rate plus a late fee (Section 10.6), and if an installment is over 30 days past due and a lien is recorded, the association may accelerate the year’s balance (Section 10.7). The association’s lien is junior to a recorded first mortgage to the extent Florida law requires and ahead of other liens (Sections 10.8 and 10.9).
The association maintains the common elements, including wiring up to each residence’s circuit breaker panel (Section 11.1); the owner maintains items inside the residence and the items the Declaration assigns, including shutters (hurricane shutters included), water supply shut-off valves, and water sensors in the residence (Section 11.2). An owner who modifies a unit or common element is responsible for the maintenance, insurance and removal of the modification, and all alterations need Board approval (Section 11.3(D)).
Section 11.3(E) is the section every renovating owner should read. It limits contractor work to 8:00 a.m. to 5:00 p.m. on weekdays, bars work on weekends, legal holidays and the seven days before and after Thanksgiving, Christmas, New Year’s Day and Easter, and requires every worker to register daily. The Board sets a completion date of no more than three months, collects a $1,500 damage and cleaning deposit, charges $500 for each day past the completion date, and approves no more than two projects per residence per year, only one of which may involve disturbing noise. Hard-surface flooring needs Board approval and, except on the first floor above the garage, a sound-absorbent undercushion equivalent to a quarter inch of cork (Section 11.3(B)).
The Clerk’s index lists 205 notices of commencement recorded against Marbella’s legal description from 2003 through September 25, 2026, which is evidence of how often residences and the building itself are being worked on. Notices from 2025 and 2026 total 41 (23 in 2025 and 18 in 2026 through September 25). A buyer who wants to know what a specific residence has had done should ask the seller for the approved renovation file the association holds.
Each residence is occupied by one family as a residence, with no business or commercial activity in or from it (Section 12.1). Guests staying in the owner’s absence are limited to one family at a time, for no more than 14 days, and no more than twice in a calendar year; the owner must register them and their vehicles (Section 12.2). When the owner is present, occupancy is two persons per bedroom plus two, and a guest’s maximum stay is 14 days (Section 12.3). Owners absent for more than a week must notify the association (Section 12.2(C)).
Section 12.6 requires every vehicle to be registered, bars boats, trailers, campers, motorcycles, golf carts and all-terrain vehicles, and allows the association to tow without notice and to adopt a master parking plan that may limit an owner to two cars. Section 12.8 bars For Sale, For Rent and Open House signs except where the Board designates, and Section 12.9 allows only electric grills on terraces and bars drying laundry or storing bicycles where visible.
Each owner insures the residence’s interior, finishes, appliances, water heater and window treatments and any improvement made by the owner or a predecessor, and gives the association a copy of the homeowner’s policy within 30 days of a request (Section 15.1). The association carries property, flood, liability, workers’ compensation, directors and officers, and fidelity coverage (Section 15.3).
Section 24 states that Marbella lies within the Pelican Bay planned community administered by a community association under recorded covenants, and that owners are members of, subject to, and must pay assessments to The Pelican Bay of Naples Foundation, Inc. The Foundation’s original declaration was recorded at Official Records Book 825, Page 1755.
Under the 2014 amendments, the Board has seven directors serving two-year terms, limited to two consecutive terms. Acts approved by 67 percent of the votes cast at a meeting with a quorum bind all owners unless the law or the documents require a different vote. Committees make recommendations but cannot take final action, and committee meetings are open to owners.
No recorded age restriction appears in Marbella’s Declaration or its fourteen recorded amendments, and we found no age requirement in the Pelican Bay Foundation’s documents. The association markets Marbella as a retirement community, which is marketing language, not a recorded rule. A buyer should rely on the recorded Declaration, not on the label.
This section states a legal fact and nothing more. We describe Marbella’s property and its recorded rules; we do not describe the people who own or live there, and federal and Florida fair housing law require that any age restriction be real, recorded and meet the law’s tests.
We read the 1998 Declaration, the 2009 restatement and every recorded amendment through 2024. None contains a minimum-age requirement for owners or occupants. The occupancy rules that do exist are about property: no more than two persons per bedroom plus two (Section 12.3) and a 14-day limit on guest stays (Sections 12.2 and 12.3).
The Pelican Bay Foundation’s recorded covenants and rules, which the association’s Section 24 incorporates, are the second layer of rules on every Marbella owner. We found no age requirement in the Foundation’s declaration, bylaws or rules that we reviewed, and its membership attaches to the property.
The association’s website calls Marbella a retirement community and its brochure says the same. Those are descriptions of the amenity package, not covenants. A covenant that restricts occupancy by age must be recorded, and an association can enforce it only if it qualifies under the housing-for-older-persons exemption of the federal Fair Housing Act (42 U.S.C. 3607(b)) and Florida’s parallel exemption (section 760.29(4), Florida Statutes).
Federal law bars discrimination in the sale or rental of housing because of familial status, among other protected classes, and a listing agent may not steer or describe a property in terms of who should or should not live there. We describe the residence, its floor plan, its rules and its price, and nothing about who would fit.
Ask the association for a written statement of any occupancy rule it enforces and the recorded instrument it rests on, and compare it to the Declaration’s text. The documents section below lists the Declaration and every amendment, each opening from the Clerk’s public site.
The Cove at the Marbella is a licensed assisted living facility inside the Marbella building, owned by the association’s subsidiary, Marbella Services, Inc. Florida’s licensing record shows 14 licensed beds under an Extended Congregate Care license, while the Declaration’s recorded text describes 16 suites.
The Cove is the feature that most distinguishes Marbella from every other Pelican Bay tower, and it is also the source of several recorded rules. This section sets out what the recorded Declaration and the State of Florida’s licensing record each say, and where they differ.
The Florida Health Finder profile lists the Cove as an assisted living facility at the building’s address, licensed with 14 beds, all private, under an Extended Congregate Care specialty license, current from June 9, 2025 to June 8, 2027. The owner and licensee is Marbella Services, Inc., a not-for-profit, since December 6, 2002, and the management company is Guest Services Senior Living LLC since December 27, 2018. Nurse availability is listed as direct, 24 hours. The profile marks it as not a continuing care retirement community.
The Declaration’s 2000, 2001 and 2019 texts all describe sixteen (16) suites, while the association’s website and the state’s license record say fourteen. We report both, and we do not resolve it: a licensed-bed count and a built-suite count can differ, and only the association can say which suites are licensed today. A buyer for whom The Cove matters should ask for the current license and floor plan.
Under the 2019 amendment, current Marbella residents (the owner, spouse, parents and stepparents) have priority, two suites are reserved for current unit owners, former owners of record for a year or more have priority over the general public on written application and a treating physician’s recommendation, and the general public may use suites not otherwise taken. The right of a resident to occupy a suite ends on sale of the residence, and the resident must vacate within six months, except for residents already in a suite on January 1, 2019, who are grandfathered.
The cost of operating The Cove and its meals is paid as part of occupants’ fees and not through the common assessment, the Board sets a standard daily suite rate and may discount it, and an occupant who has been a resident for less than a year is not eligible for the discount. The association may use association funds to subsidize part of the operation (Section 22.2). The Cove is part of the common elements.
Under the 2014 Bylaws amendment, a special assessment needed to keep The Cove in legal compliance with local, state and federal law may be levied by the Board without a member vote, and does not count toward the $118,000 annual cap on Board-levied special assessments (Section 6.6.3). That is a risk to price in: a regulatory change at The Cove can become an owner-funded cost.
The Cove adds a recorded rule set, an operating business and a licensing relationship to a building that otherwise looks like a condominium. A buyer should read Section 22 of the Declaration as amended, ask for the latest AHCA inspection reports (the profile links to them) and ask the association what The Cove contributes or costs in the current budget. Florida’s assisted living law (Chapter 429, including section 429.07 on licenses) governs the license.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella’s structural obligations come from two Florida laws: section 553.899 requires a milestone inspection 30 years after the certificate of occupancy, or 25 where the local agency so decides, and section 718.112 requires a structural integrity reserve study every 10 years. Collier County’s list shows Marbella’s certificate dated December 3, 1998.
Marbella is a 21-story tower declared in 1998 and built in 1999, so both laws apply to it, and a buyer or a seller should know where the building stands before the contract, because the resale package must say so. This section states what the statutes require, what the county list shows, and what the recorded repair work tells us. It does not state what an engineer found, because we have not seen Marbella’s reports.
Section 553.899 requires a milestone inspection of a residential condominium building of three stories or more by December 31 of the year the building reaches 30 years of age, counted from its certificate of occupancy, and every 10 years after that. The statute lets the local enforcement agency require the inspection at 25 years where local circumstances such as proximity to salt water call for it, and lets the agency extend a deadline for good cause. Section 718.112 separately requires a structural integrity reserve study at least every 10 years for each building of three habitable stories or higher, and requires the association’s budget to fund the reserves the study identifies. An association that must complete a milestone inspection may do the reserve study at the same time.
Collier County’s milestone building list, dated as of January 2026, shows Marbella at 7425 Pelican Bay Blvd with a certificate of occupancy date of December 3, 1998 and a Milestone Due entry of 01/01/2003. A due date five years after the certificate cannot be right under either statutory period, because 30 years from December 1998 is 2028 and 25 years is 2023. The same list shows Montenero due on 01/01/2026, which is 25 years after its 2001 certificate, so a mistyped 2023 for Marbella is the likeliest reading, but that is our inference and the list does not say so. If the 25-year period applies to Marbella, its initial inspection was due by the end of 2023, and if the 30-year period applies, by the end of 2028. We found no recorded or published report that shows whether the inspection has been done, so we list this as a fact we could not source, and we recommend that a buyer ask the association for the inspection report and the inspector’s summary.
The statute lists the items a reserve study must address as they relate to the safety of the building: the roof, the structure including load-bearing walls and primary structural members, fireproofing and fire protection systems, plumbing, electrical systems, waterproofing and exterior painting, and windows and exterior doors, along with any other item whose deferred maintenance cost exceeds $10,000 and whose failure would affect structural integrity. The study is based on a visual inspection and must be performed or verified by a licensed engineer, a licensed architect or a certified reserve specialist. For an existing association, the first study was due by December 31, 2025.
Under section 718.503, the documents a seller of a condominium resale must give the buyer include a copy of the inspector-prepared summary of the milestone inspection report, if the building required one, and the association’s most recent structural integrity reserve study or a statement that none has been completed. If a required inspection or study has not been completed, a contract entered into after December 31, 2024 must carry a statement to that effect in conspicuous type. A Marbella buyer should therefore be told one of three things in writing: the study and summary are attached, none is required, or one is required and not yet done.
The Clerk’s index lists the notices of commencement the association itself recorded, and four of the association’s recent notices concern structure and building systems. A July 8, 2026 notice describes post-tension cable repair on levels 7 and 8, and a June 8, 2022 notice describes post-tension cable repair earlier. An October 17, 2025 notice covers elevator machine room electrical work, and a January 26, 2026 notice covers flood mitigation panels. A notice of commencement states the work an owner intends, not an engineer’s finding, so these records show that the association is doing structural maintenance, not how much remains. The full list is in the county records section below.
Ask for these items in writing, with the date of each:
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella sits in a FEMA Special Flood Hazard Area, Zone AE, with a base flood elevation of 9 feet (NAVD88) at the building and at four points 30 meters to its north, south, east and west. The panels are effective February 8, 2024, and flood zone is the first insurance question for any Marbella buyer.
Southwest Florida’s recent storms, Hurricane Ian in 2022 and Hurricanes Helene and Milton in 2024, are the reason buyers ask about elevation and insurance first, and the National Hurricane Center’s tropical cyclone reports are the authority on what each storm did. This section reports what the federal flood map says at Marbella’s address and what the building has recorded since, and where our research stopped.
We queried FEMA’s National Flood Hazard Layer, using the U.S. Census geocoder to place the building, at five points: the building point and 30 meters north, south, west and east of it. All five fall in Zone AE with a base flood elevation of 9 feet NAVD88. Four points sit on FIRM panel 12021C0381J and the western point on panel 12021C0377J, and both panels carry an effective date of February 8, 2024. A point query is not an elevation certificate, so it describes the map and not the building.
Base flood elevation is the height the federal map expects floodwater to reach in a flood with a 1 percent chance of occurring in any year. In a tower, flood exposure is generally concentrated at the lowest level, so a buyer of an upper-floor residence is exposed less to water entering the unit and more to the association’s cost of repairing and insuring the lowest level, which every owner shares through the assessment. We did not see an elevation certificate for the building, and we do not state its lowest floor elevation.
The Clerk’s index shows an association notice of commencement on January 26, 2026 for flood mitigation panels, and one on September 25, 2026 for a multiphase ground floor renovation. Both are described as the association’s work, and we read them as evidence that the association is investing in the ground level, not as evidence of past damage. The renovation is the larger item and is recent enough that its scope and cost belong in the budget a buyer asks for.
Flood and wind coverage at Marbella sits in three layers. The association insures the common elements, including flood coverage through the National Flood Insurance Program in the amounts the Board considers adequate (Section 15.3 of the Declaration). Each owner insures the residence’s interior, finishes and improvements (Section 15.1). The Foundation can levy a special assessment after a major storm, as it did in August 2023 with a Hurricane Ian assessment of $2,195 per residential unit, according to its audited financial statements. A buyer should ask for the association’s flood and windstorm declarations pages, not only the owner’s own policy.
Collier County participates in FEMA’s Community Rating System at Class 5, which earns a 25 percent discount on National Flood Insurance Program premiums for properties in a Special Flood Hazard Area such as Marbella’s. The county also applies its 50 percent rule in Zone AE, which means that improvements or repairs costing half or more of a structure’s market value trigger a requirement to bring the structure up to current flood standards. The rule matters to the association’s multiphase renovation work, and it is another reason a buyer should read the Board’s minutes.
Section 11.2 of the Declaration makes the owner responsible for the residence’s shutters, including hurricane shutters. A Florida insurer prices wind coverage in part on the state’s Uniform Mitigation Verification Inspection Form, which records roof, opening and construction features, and an owner who wants credit for a residence’s openings should ask a licensed inspector to complete the form. We do not state what credit a Marbella residence would earn, because that depends on the residence and the insurer.
Collier County assigns evacuation zones by address, and the state’s Know Your Zone tool gives the zone for a street address. We did not determine Marbella’s zone, and a buyer should check it. Section 9.10 of the Declaration lets the Board, in a declared emergency, implement a disaster plan, shut down elevators and utilities and require evacuation, so a Marbella owner should read the association’s storm plan when it is provided with the resale package.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella is in the Pelican Bay school zone of Collier County Public Schools: Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. We confirmed those zones for three Pelican Bay addresses on the district’s 2026-27 attendance tool, and a buyer should confirm Marbella’s own address with the district before relying on them.
The district assigns schools by address and changes zones from time to time, so zoning is a fact to verify at the time of purchase, not a feature of the building. We report what the district publishes and do not rate schools, because a rating is a judgment the state and the district make.
All of Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High on the district’s 2026-27 tool, which we checked at three Pelican Bay addresses and not at Marbella’s own. From the building the drive is 6 minutes and 2.2 miles to Sea Gate Elementary, 8 minutes and 3.2 miles to Pine Ridge Middle and 13 minutes and 5.2 miles to Barron Collier High, measured as free-flow driving routes with no traffic.
The district’s 2025 Accountability Brief shows Collier County Public Schools earning an A in each of the school years 2021 through 2025, and ranks the district 6th of 67 in Florida. Those are district grades. We did not source the individual grade of each of the three zoned schools for this page, and the state’s school report site publishes them.
Use the district’s attendance-boundary tool with Marbella’s street address, or call the Student Assignment office at (239) 377-0540. The district’s disclaimer applies: a zone shown on a tool is not a guarantee of enrollment, boundaries can change, and capacity or program rules can affect a placement. A buyer for whom schools decide the purchase should put the confirmation in writing before the offer.
A school zone says which campus an address is assigned to, and it says nothing about a residence’s age, price or fit. We describe Marbella’s property and its recorded rules, and we do not describe who lives there.
Collier County’s Clerk indexes 205 notices of commencement against Marbella’s legal description from 2003 through September 25, 2026, 41 of them in 2025 and 2026. A notice of commencement is recorded when improvement work begins, so the count measures how often the building and its residences are worked on, not how much any job cost.
Each notice names the owner, the contractor and the legal description, and the index lists the recording date and the Official Records book and page. We do not name any owner or contractor on this page. The association’s own notices are listed below with the scope each one states.
The table lists the notices the association recorded for work on the building. Each opens from the Clerk’s public site.
| Recorded | Scope as stated in the notice | Official Records |
|---|---|---|
| September 25, 2026 | Multiphase ground floor renovation | Book 6632, Page 3442 |
| July 8, 2026 | Post-tension cable repair, levels 7 and 8 | Book 6606, Page 2094 |
| January 26, 2026 | Flood mitigation panels | Book 6548, Page 305 |
| October 17, 2025 | Elevator machine room electrical | Book 6518, Page 488 |
| February 27, 2025 | Scope text not legible in the recorded image | Book 6442, Page 2711 |
| November 21, 2022 | Scope text not legible in the recorded image | Book 6192, Page 1503 |
| June 8, 2022 | Post-tension cable repair | Book 6137, Page 2085 |
| March 17, 2021 | Electrical: new breaker, conduit and wire | Book 5909, Page 3736 |
| December 27, 2018 | Second-floor parking and cooling tower trellis replacement | Book 5585, Page 265 |
| August 24, 2015 | Madeira lounge service bar and audio-visual closet | Book 5187, Page 2327 |
| May 30, 2013 | Scope text unclear in the recorded image | Book 4925, Page 3192 |
Three scopes are not stated because the recorded image is not legible, and we do not guess them. The table is eleven rows, which is a subset of the 205.
The Clerk’s index shows these counts of notices of commencement by recording year, 205 in all.
| Year | Notices | Year | Notices |
|---|---|---|---|
| 2003 | 4 | 2015 | 6 |
| 2004 | 3 | 2016 | 7 |
| 2005 | 2 | 2017 | 6 |
| 2006 | 2 | 2018 | 12 |
| 2007 | 4 | 2019 | 9 |
| 2008 | 3 | 2020 | 14 |
| 2009 | 2 | 2021 | 12 |
| 2010 | 1 | 2022 | 12 |
| 2011 | 5 | 2023 | 10 |
| 2012 | 5 | 2024 | 11 |
| 2013 | 28 | 2025 | 23 |
| 2014 | 6 | 2026 (through September 25) | 18 |
From 2003 through 2012 the building averaged 3.1 notices a year (31 in ten years); from 2013 through 2022 it averaged 11.2 (112 in ten years); and 2023 through September 25, 2026 adds 62. The 2013 total of 28 is the highest single year, and 2025 with 23 is the next highest. Fifty-four of the 205 notices (26.3 percent) name a contractor whose business name includes the word shutter or shutters; we draw no conclusion from that beyond the count.
The index is a record of filings, not of permits or inspections. It does not show the cost of a job, whether it passed inspection or whether it was finished. The county’s permit search is the record for an individual residence’s permit history, and the association’s renovation approvals, which Section 11.3 of the Declaration makes a Board matter, are the second record. A buyer who wants to know what a specific residence has had done should ask for both.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella sits in a largely built-out community: Pelican Bay covers 2,104 acres under a 7,800-unit cap, and Collier County’s June 11, 2026 planned-unit-development list shows 6,623 units built. The newest tower in our Pelican Bay roster is Epique, and the nearby items worth watching are a resort zoning question and a shopping center redevelopment.
We separate what is recorded from what is proposed, and we state a proposal only where an official page describes it. Anything outside Marbella’s own recorded documents is context for a buyer, not a promise about the building’s surroundings.
The county’s PUD master list shows 6,623 units built of a 7,800-unit cap, which is 84.9 percent (6,623 divided by 7,800). The arithmetic gap is 1,177 units, but a cap is a ceiling and not a plan, and the list does not say which tracts hold those units or whether they will be built. We do not predict new construction near Marbella from the cap alone.
A zoning interpretation about a water park at the Naples Grande resort was dated March 20, 2026, and an appeal was filed on April 17, 2026. At the time of our reading both were pending, and we did not find a final decision. We name it because buyers ask about nearby resort activity, and we leave the outcome to the county’s record.
Waterside Shops publishes a redevelopment page on its official website describing the center’s plans. We do not state a schedule, because the page is the owner’s description and not a county approval. Marbella’s drive to Waterside is 6 minutes and 2.5 miles by our routing.
Marbella’s recorded documents describe no view protection, and the recorded plat shows geometry, not sightlines. A buyer who values a particular view should see the residence at the time of purchase, not rely on what is open today. If a nearby project is approved, the county’s public hearing notices are the first public sign, and we will update this page when an official record changes the picture.
Marbella is 6 minutes from Mercato and Waterside Shops, 16 minutes from Fifth Avenue South and 43 minutes from Southwest Florida International Airport by free-flow driving from the building at 7425 Pelican Bay Blvd. Naples Airport is 18 minutes away, and the two NCH hospitals are 10 and 15 minutes away.
Drive times in Naples change with the season and the hour, so we state the free-flow figure from the building’s front door and say what it is. The Gulf beach is a short tram ride or boardwalk walk from the building according to the association, and the Foundation’s tram schedule governs the ride.
The table shows routing from the building’s point to each destination, using OpenStreetMap-based routing with no traffic, rounded to the minute.
| Destination | Minutes | Miles |
|---|---|---|
| Artis Naples | 5 | 1.8 |
| Mercato | 6 | 2.3 |
| Waterside Shops | 6 | 2.5 |
| Sea Gate Elementary | 6 | 2.2 |
| Clam Pass Park | 8 | 2.8 |
| Pine Ridge Middle | 8 | 3.2 |
| NCH North Naples Hospital | 10 | 4.5 |
| Barron Collier High | 13 | 5.2 |
| NCH Baker Hospital | 15 | 6.9 |
| Fifth Avenue South | 16 | 7.5 |
| Naples Municipal Airport | 18 | 8.6 |
| Naples Pier | 19 | 8.7 |
| Southwest Florida International Airport | 43 | 29.8 |
Source: OpenStreetMap routing from the building point, no live traffic, computed October 7, 2026. Naples Pier at 18.5 minutes rounds to 19.
NCH North Naples Hospital is 10 minutes and 4.5 miles from Marbella, and NCH Baker Hospital downtown is 15 minutes and 6.9 miles away, by the routing above. The NCH Healthcare System’s emergency services page lists its emergency departments. Inside the building, The Cove is a state-licensed assisted living facility with 24-hour direct nurse availability, per the Florida Health Finder profile, and it is a separate matter from emergency care.
Marbella’s Foundation membership gives access to the private Gulf beach, reached by tram or by the boardwalk through the mangrove preserve, and the Foundation lists the tram service, the beach, the fitness center, the Community Center and its restaurants on its own pages. Clam Pass Park, the county’s beach park, is 8 minutes away by car.
Artis Naples is 5 minutes away, and Mercato and Waterside Shops are 6 minutes away. Fifth Avenue South, at 16 minutes, is the downtown dining and shopping street. We list distances, not opinions, because a restaurant list ages faster than a drive time.
Naples Municipal Airport is 18 minutes and 8.6 miles from the building, and Southwest Florida International Airport is 43 minutes and 29.8 miles away by free-flow routing. A traveler leaving in season should add time, because the same trip takes longer when traffic is heavy.
Marbella’s 12-month median sale of $2,800,000 (11 closings) ranks third among the eight Pelican Bay towers in our benchmark, behind Montenero and the newer Mystique. Marbella and St. Raphael are the only two with ten or more closings in the window; the rest are small samples.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Comparing towers by a single median is crude, because each building has its own plan sizes, floors and age, and a tower with a few sales can swing on one closing. We show the 12-month figures side by side because a buyer shopping Pelican Bay towers asks the question, and we label every building with fewer than ten closings a small sample. Where a count is even, its median is the mean of the middle pair.
The table covers the 12 months to October 7, 2026 in the Southwest Florida MLS, with unit counts from the Collier County Property Appraiser’s 2026 tax roll.
| Building | Units on the roll | Built | 12-month closings (n) | 12-month median sold | Sample |
|---|---|---|---|---|---|
| Mystique | 82 | 2019 | 3 | $12,850,000 | small sample |
| Montenero | 133 | 2001 | 9 | $3,000,000 | small sample |
| Marbella | 115 (118 declared) | 1999 | 11 | $2,800,000 | n of 10 or more |
| Cap Ferrat | 111 | 2002 | 4 | $2,487,500 | small sample |
| St. Raphael | 178 | 2000 | 11 | $2,350,000 | n of 10 or more |
| Claridge | 81 | 1993 | 7 | $2,000,000 | small sample |
| Coronado | 99 | 1999 | 4 | $1,737,500 | small sample |
| Grosvenor | 101 | 1983 | 6 | $1,625,000 | small sample |
Source: Southwest Florida MLS, closings October 7, 2025 to October 7, 2026, pulled October 7, 2026; Collier County Property Appraiser, 2026 tax roll. The medians for Cap Ferrat, Coronado and Grosvenor are even counts, so each is the mean of its middle pair.
Mystique is the newest tower, built in 2019, and its three closings, at a median of $12,850,000, are a different product from the rest, so we do not compare Marbella to it. Montenero, 133 units built in 2001, is Marbella’s nearest rival by price and age, and a later section compares the two directly. Cap Ferrat and St. Raphael are towers built in 2002 and 2000 (Cap Ferrat has 20 living levels under its declaration), and St. Raphael, with 178 units, is the largest building in the table and the only other one with 11 closings in the window.
Claridge has 81 units and was built in 1993, and its median of $2,000,000 on 7 closings is a small sample. Coronado, built in 1999 like Marbella, shares Marbella’s boardwalk easement and closed 4 sales at a median of $1,737,500, also a small sample. Grosvenor, the oldest tower in the table at 19 stories and built in 1983, closed 6 sales at a median of $1,625,000. Each is a small sample, so a buyer should read the sales behind a median before reading the median.
Pelican Bay, the master-planned community of which Marbella is a part, has many more buildings than these eight, and our Pelican Bay community guide covers the whole. Marbella’s position in this table is a function of plan sizes, floors and a building’s age, and the price ladder inside Marbella (1,785, 2,194 and 2,555 square feet) is wider than the gap between most buildings in the table. That is why we price a Marbella residence against the same plan on the same side of the tenth floor, not against a tower average.
A median built on four sales moves by hundreds of thousands of dollars if one sale drops out, and an even count makes the median a mean of two sales. The four towers with four to six closings in the window should be read as direction, not as price. Marbella’s own five-year record, 59 closings, is the more reliable guide to its pricing, and the market snapshot above shows it by plan and by floor.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella and Montenero are two Pelican Bay towers a short drive apart on Pelican Bay Boulevard, and Montenero’s larger plans and 12-month median of $3,000,000 (9 closings, a small sample) sit above Marbella’s $2,800,000 (11 closings). Marbella is the lower-priced entry and the building with The Cove, Dining Club and a Board approval of every sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Montenero is the building a Marbella buyer most often compares, and the reverse is also true. The table uses only figures from our MLS and county records for the two buildings, with the window and the count beside each. Every closing in both buildings’ 12-month samples counts, and the days-on-market and sale-to-list figures use the sales marketed through the MLS.
| Measure | Marbella | Montenero |
|---|---|---|
| Address | 7425 Pelican Bay Blvd | Pelican Bay Boulevard, same road |
| Stories | 21 (association figure) | 20 |
| Year built | 1999 | 2001 |
| Units | 115 on the roll, 118 declared | 133 |
| Plan sizes (MLS living area) | 1,785, 2,194 and 2,555 sq ft, plus rare combined residences | 2,675, 2,870, 3,045 and 3,400 sq ft, plus larger residences |
| 12-month closings (n) | 11 | 9 (small sample) |
| 12-month median sold | $2,800,000 | $3,000,000 |
| 12-month low to high | $1,700,000 to $4,000,000 | $2,025,000 to $3,800,000 |
| 12-month volume | $30,925,000 | $26,910,000 |
| 12-month median price per sq ft | $1,196 | $1,000 |
| 12-month median days on market | 67 (n=6, marketed sales only) | 49 (n=9) |
| 12-month median sale-to-list | 92.6% (n=6) | 95.5% (n=9) |
| 60-month closings (n) | 59 | 33 |
| 60-month median sold | $2,599,000 | $3,000,000 |
| Lowest 60-month sale | $1,275,000 | $1,850,000 |
| Active listings on October 7, 2026 | 1 at $2,995,000 | 1 at $4,950,000 (5,930 sq ft) |
| Association | The Marbella at Pelican Bay Condominium Association, Inc. | The Montenero at Pelican Bay Condominium Association, Inc. |
Source: Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser, 2026 tax roll. We compare only what our records for both buildings support; Montenero’s association rules are not compared here, and a buyer should read each building’s own documents.
Marbella’s three plans start at 1,785 square feet, and its lowest five-year sale was $1,275,000 against Montenero’s $1,850,000, so the building offers the lower entry price in Pelican Bay’s tower tier. Marbella is the only one of the two with a state-licensed assisted living facility, The Cove, inside the building, and it adds a dining program, concierge services and a 24-hour front desk to the Foundation’s amenities. A buyer who wants those services in one building, and accepts a Board approval of every sale and the recorded rules, will find Marbella is built around them.
Montenero’s standard plans start at 2,675 square feet, so it offers more living area per residence than Marbella’s smaller two plans, and its 12-month median of $3,000,000 is higher on 9 closings, a small sample. Its 12-month days-on-market and sale-to-list figures (49 days, 95.5 percent, n=9) are better than Marbella’s (67 days, 92.6 percent, n=6), though both are thin samples. A buyer who wants a larger standard residence and does not need Marbella’s service package should tour Montenero first.
Marbella’s largest plan, 2,555 square feet, closed at a median of $3,350,000 over five years (21 sales), and Montenero’s smallest plan, 2,675 square feet, is close to it in area, so the two buildings compete head to head in the same price band. The nearest comparison for a Marbella 2,555 square foot residence is the same plan at Marbella, then a Montenero 2,675 square foot residence, and we show both to every seller and buyer.
A Marbella seller competes with Montenero inventory above $3,000,000 and with Marbella’s own inventory below it. On October 7, 2026 each building had one active listing, Marbella’s at $2,995,000 and Montenero’s at $4,950,000, so a Marbella residence priced at $2,995,000 is the only Marbella listing a buyer can compare at that moment. A seller who prices to the same plan’s recent closings and not to Montenero’s median is pricing to the right comparison.
A buyer who compares the two should list the residence’s plan, floor and condition first, then the monthly charges and the approval process, because the price difference between the buildings ($200,000 between the 12-month medians) is smaller than the difference inside Marbella between floors. The 2,555 square foot plan closed at a median of $3,000,000 on floors 10 and below and $3,725,000 above over five years. Call Marc at (239) 287-5873 and he will run the same-plan comparison for both buildings before you tour.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
Marbella’s strengths are three distinct floor plans with a $1,275,000 entry price, a full-service amenity package and recorded rules a buyer can read before touring. Its trade-offs are a Board approval of every sale, an 80 percent mortgage cap, a no-new-dogs rule, a thin market and a flood zone with a 9 foot base elevation.
An honest comparison names what Marbella gives and what it asks, and each point below is tied to the recorded document or record that supports it. Whether a point is a pro or a con depends on the buyer, so we state the fact and leave the weight to you.
A buyer who needs a dog, who needs to finance more than 80 percent, who wants short-term rental income or who wants to rent a residence more than once a year should read Marbella’s rules before touring, because each of those is limited by the Declaration. We state the rule and not the buyer, and a different Pelican Bay tower may have different rules. Our Pelican Bay buyer guide covers how the rules differ by building.
If the pros fit, the next step is the residence: the plan, the floor, the condition and the renovation file. If a con is a barrier, we say so before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we would rather tell you Marbella is wrong for you than sell you a residence you will resell in a year.
Selling a Marbella residence at the 12-month median of $2,800,000 (n=11) costs the seller $19,600 in documentary stamps plus estoppel certificates of $299 and $250, and the buyer in Collier County customarily pays a $9,575 title premium and the Foundation’s $15,000 resale capital assessment. Commission is negotiable and is not included.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The figures below apply the state’s documentary stamp rate and the promulgated title rates to three Marbella prices: the five-year median of the smallest plan ($1,699,500, n=18), the 12-month median ($2,800,000, n=11) and a high-plan price of $3,750,000, the 12-month median for the 2,555 square foot plan (n=5, small sample). They are illustrations of arithmetic, not quotes, and they leave out commission, loan costs, attorney fees and prorations.
Documentary stamps on a deed are $0.70 per $100 of price (section 201.02, Florida Statutes), which is $0.007 times the price. The promulgated owner’s title premium is $5.75 per $1,000 up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000 to $5,000,000. At $2,800,000 the premium is $575 plus $4,500 plus $4,500, or $9,575.
| Item | At $1,699,500 | At $2,800,000 | At $3,750,000 | Usually paid by |
|---|---|---|---|---|
| Documentary stamps | $11,896.50 | $19,600.00 | $26,250.00 | Seller (Collier custom) |
| Owner’s title premium | $6,823.75 | $9,575.00 | $11,950.00 | Buyer (Collier custom) |
| Marbella estoppel certificate | $299 | $299 | $299 | Seller |
| Foundation estoppel certificate | $250 | $250 | $250 | Seller |
| Foundation resale capital assessment | $15,000 | $15,000 | $15,000 | Buyer |
| Seller subtotal of the items above | $12,445.50 | $20,149.00 | $26,799.00 | |
| Buyer subtotal of the items above | $21,823.75 | $24,575.00 | $26,950.00 |
Source: Fla. Stat. 201.02; promulgated title premium schedule; Fla. Stat. 718.116; Pelican Bay Foundation FY2027 fee schedule; Marbella Declaration Section 14.6. At $1,699,500 the stamps are 16,995 times $0.70, or $11,896.50, and the premium is $575 plus $4,500 plus $1,748.75. At $3,750,000 the stamps are 37,500 times $0.70, or $26,250, and the premium is $575 plus $4,500 plus $6,875.
Chapter 718 caps the association’s estoppel certificate at $299 for a current account, $119 more for delivery within three business days and $179 more for a delinquent account. The Pelican Bay Foundation’s FY2027 fee schedule prices its own estoppel at $250, with $100 more to expedite. A seller who needs a quick closing should order both on the day the contract is signed.
The Foundation’s resale capital assessment is $15,000 for transfers recorded on or after October 1, 2026, paid by the buyer at closing by separate check, and rises 3.5 percent a year from October 1, 2027 to $15,525. The recording date controls, so a closing that records on September 30, 2027 pays $15,000 and one that records the next day pays $15,525.
Under Section 14.6 of the Declaration, the association may charge a processing fee, up to the maximum Florida law allows, on a transfer that needs Board approval, and may require the buyer to deposit up to four quarters of regular assessments, credited to that residence’s future assessments. We do not publish a dollar figure for either, because the association sets them and they do not appear in the public record.
Commission is negotiable and is set between a seller and a listing broker, and since the NAR settlement a buyer’s broker’s compensation is also negotiated, so we publish no rate. Mortgage costs, attorney fees, inspections, insurance and prorated taxes and assessments are specific to the transaction. We provide a line-by-line estimate for a specific residence on request.
The Declaration’s 20-day notice and 30-to-60-day decision window mean a seller carries the residence’s costs while the Board decides. At the Foundation and county lines alone ($4,685 a year, or about $390 a month), a 60-day wait costs about $780 in those two lines before the association’s assessment. We start the approval file before the first showing for that reason.
Selling at Marbella? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marbella? See how we represent buyers or call Marc at (239) 287-5873.
If you’re searching for a Marbella listing agent, or thinking, ‘I need someone to sell my Marbella home…’ you are selling into a building where the Board approves the buyer, the plan and floor set the price, and the paperwork clock starts before the first showing. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 11 Marbella closings in the Southwest Florida MLS, pulled October 7, 2026, and every one of the 59 closings in the five years before that. 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.
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Start with a free Marbella home valuation. Jesse follows up with the evidence for your residence: the same-plan closings on your side of the tenth floor, the days on market of the marketed sales and what the active listing means for your price. To see how Pelican Bay residences are priced across the community, read our Pelican Bay home valuation guide.
(239) 898-6072, text or call. Confidential conversations welcome, including off-market sales that need discretion.
The Sell My Home in Marbella at Pelican Bay guide walks through the sale step by step, from the approval file to the closing.
Yes. Section 14 of the Declaration requires the Board’s prior written approval of every sale, gift or transfer. Notice goes in at least 20 days before the intended closing, and the Board must act within 30 days of a complete file and no later than 60 days after notice. Silence counts as approval.
Today the Declaration lets an owner choose. A 2024 amendment reserved the association’s right to require approved listing agents, and we found no record that it has been exercised. Ask the association in writing before you sign any listing agreement, and keep the dated answer in the file.
Marketed Marbella sales had a median of 67 days on market in the last 12 months (n=6, small sample) and 26 days over five years (n=53). Add the Board’s 30 to 60 days between contract and closing, which runs alongside the buyer’s financing and the Chapter 718 paperwork.
In Collier County the buyer customarily pays the owner’s title premium, which is $9,575 at $2,800,000, and the Foundation’s $15,000 resale capital assessment. The seller customarily pays documentary stamps, $19,600 at $2,800,000, and the estoppel certificates. The cost section above shows three prices.
Section 12.8 bars For Sale, For Rent and Open House signs on the condominium property except where the Board designates. A Marbella sale therefore runs on private showings arranged through the front desk and the MLS, and we confirm the association’s current showing rules before the first appointment.
Only after reading Section 11.3(E). Renovations need Board approval, workday limits, a $1,500 deposit and a completion date of no more than three months, with $500 a day after it. At Marbella, price follows plan and floor first, so we compare the cost of work with same-plan sales before you start.
Marbella owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and read the Declaration, every recorded amendment and every Marbella closing before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Marbella guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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.
McGreevy and Comisar is a top-reviewed Marbella 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 has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” Michael Gatz, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
Selling your Marbella home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Marbella? 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.
These are the questions buyers ask most about Marbella, the 21-story condominium tower at 7425 Pelican Bay Blvd in Naples, answered from the recorded Declaration, Florida statutes, county records and the Southwest Florida MLS. Where a record is not public, the answer says so.
Marbella at Pelican Bay is a 21-story condominium tower in the Pelican Bay community of Naples, declared on December 30, 1998 with 118 residences and a licensed assisted living facility, The Cove, in the same building. Collier County’s 2026 roll counts 115 parcels, all built in 1999.
Marbella is at 7425 Pelican Bay Blvd, Naples, FL 34108. It is a single tower on Pelican Bay Boulevard, with Coronado, Claridge and Montenero on the same road. The Foundation’s trams serve all of Pelican Bay.
No. Marbella at Spanish Wells, Marbella Isles and Marbella on Cypress are separate communities, and none is in Pelican Bay. Marbella at Pelican Bay Realty, Inc. is the association’s brokerage subsidiary, not the condominium. The condominium association is The Marbella at Pelican Bay Condominium Association, Inc.
The Declaration, the Foundation and the association count 118 residences. The Collier County Property Appraiser’s 2026 roll lists 115 condominium parcels. The likeliest reason is that owners have combined residences with Board approval under Section 11.6, which keeps counting them as separate units, but the record does not itemize it.
Marbella has three standard plans, each repeated on two lines of the tower: 1,785, 2,194 and 2,555 square feet of enclosed living area, with terraces of 262, 381 and 487 square feet. The county roll lists slightly smaller heated areas, and the MLS uses the three figures above. Seven larger parcels also exist.
In the last 12 months the Southwest Florida MLS recorded 11 Marbella closings (n=11) at a median of $2,800,000, from $1,700,000 to $4,000,000. By plan over five years the medians are $1,699,500 for 1,785 square feet, $2,425,000 for 2,194 and $3,350,000 for 2,555. Price follows plan and floor.
The 1,785 square foot plan. It closed 18 times in five years from $1,275,000 to $1,995,000, and 3 times in the last 12 months at a median of $1,800,000 (small sample). A lower floor generally closes lower, and the low end of the building’s five-year range is $1,275,000.
Marbella closed 15, 14, 12, 7 and 11 sales in the five consecutive 12-month periods ending October 7, 2026, newest last. That is 59 closings in five years, or about a dozen a year in a 118-residence building. It is a thin market, so each median can move on a single sale.
Yes. Over five years, the 2,555 square foot plan closed at a median of $3,000,000 on floors 10 and below (11 sales) and $3,725,000 on floors 11 and above (10 sales). The other two plans show the same direction. Condition and renovation also move price, so floor is a premium and not a rule.
The association’s assessment is not published, so we obtain the budget for each residence. The known lines are the Pelican Bay Foundation’s $3,435 for FY2027 and the county services line budgeted at $1,250, together $4,685 a year, plus the Dining Club minimum, which the association sets and which is not in the public record.
The Pelican Bay Foundation’s FY2027 assessment of $3,435 per residence includes $2,180 for operations, $497 for replacement reserves and $758 for the bulk media agreement. It funds the private beach with attendant service, the trams, the berm and boardwalks, tennis, the fitness center and the Community Center, with restaurant access for members.
It is a one-time $15,000 charge on transfers recorded on or after October 1, 2026, paid by the buyer at closing by separate check, rising 3.5 percent a year from October 1, 2027 to $15,525. At Marbella’s 12-month median of $2,800,000 it equals about 0.54 percent of the price.
The seller gives notice at least 20 days before closing. The Board must decide within 30 days of a complete file and no later than 60 days after notice, and silence counts as approval under Section 14.3. Build the Board’s window into the contract’s closing date, and ask the association what it needs from you.
Yes, up to a limit. Section 12.10 of the Declaration bars a first mortgage of more than 80 percent of the sales price or appraised value. At $2,800,000 that is $2,240,000 and at least $560,000 from the buyer’s own funds. A buyer who needs more than 80 percent financing should look at a different building.
Yes. Section 14 applies to every sale, gift or transfer regardless of how it is paid for. A cash buyer is exempt from the 80 percent loan cap, but not from the application, the 20-day notice or the Board’s decision, so the approval timeline applies to every Marbella purchase.
No new dogs. A May 25, 2005 amendment prohibits dogs, with an exception for dogs registered with the association within 90 days of its adoption, and a registered dog may be replaced if it dies. Two cats are allowed, with no more than two birds. Assistance animals are governed by federal fair housing law, not by the pet rule.
Yes, on long terms only. Section 13.2 allows leases of 90 days to one year, no more than one lease per residence per calendar year, with a written lease and the Board’s approval on 20 days’ notice. The Foundation also requires a lease application, which its FY2027 packet prices at $500.
No. Section 12.1 treats use as a public lodging establishment as a business use that is not allowed, and Section 13.2 bars any lease under 90 days. The Foundation’s 2019 amendment also limits each dwelling to two leases a calendar year and covers rentals made on short-term rental platforms.
No recorded age restriction appears in Marbella’s Declaration or its fourteen recorded amendments, and we found none in the Foundation’s documents. The association markets Marbella as a retirement community, which is marketing language and not a recorded rule. This is a statement of the recorded documents, and we describe the property only.
The Cove is a licensed assisted living facility inside the Marbella building, owned by the association’s subsidiary, Marbella Services, Inc. The state’s license record shows 14 licensed beds under an Extended Congregate Care license, while the Declaration describes 16 suites. We report both and recommend asking for the current license.
Section 23 of the Declaration requires each owner and resident to carry an annual food, beverage and gratuity minimum, paid quarterly and credited against the price of food and drink. The association’s website lists a 60 percent resident discount. The dollar amount is set by the association and is not public.
Marbella has a 24-hour front desk, a resort-style pool and spa, a fitness center, a sauna, an art room, a library, a game room and an on-site Dining Club, with optional concierge services. Every elevator enters the enclosed garage. Foundation membership adds the private beach, trams and tennis.
The association describes the Gulf beach as a short tram ride or a boardwalk walk through the mangrove preserve from Marbella’s front door. The Foundation’s tram schedule governs the ride. By car, Clam Pass Park, the county beach park, is 8 minutes and 2.8 miles from the building.
Yes. FEMA’s National Flood Hazard Layer places Marbella in Zone AE with a base flood elevation of 9 feet NAVD88 at the building and at four points 30 meters around it, on panels effective February 8, 2024. The association insures the common elements, and each owner insures the interior.
We could not confirm either from public records. Collier County’s list shows Marbella’s certificate dated December 3, 1998 with a due-date entry that cannot be right as printed, and Florida law requires a structural integrity reserve study every 10 years. Under section 718.503 the seller must give a buyer the study and the milestone summary or a statement that none exists.
Yes, with Board approval. Section 11.3(E) limits contractor work to weekdays, 8:00 a.m. to 5:00 p.m., requires daily worker registration, sets a completion date of no more than three months, collects a $1,500 deposit and approves no more than two projects per residence a year. Hard flooring needs Board approval and a sound-absorbent undercushion.
Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High on the Collier County Public Schools 2026-27 tool, which we checked at three Pelican Bay addresses and not Marbella’s. Confirm the zone for your address with the Student Assignment office at (239) 377-0540.
By free-flow driving from the building, Southwest Florida International Airport is 43 minutes and 29.8 miles away, and Naples Municipal Airport is 18 minutes and 8.6 miles away. In season, add time for traffic. Mercato and Waterside Shops are 6 minutes from the front door.
Under section 718.503, the seller gives the buyer the condominium documents at the seller’s expense, and the buyer may cancel the contract within seven days, not counting weekends and holidays, after signing it and receiving the documents. Read the package inside that window, and call Marc at (239) 287-5873 to review it.
In Collier County the buyer customarily pays the owner’s title policy premium, $9,575 at $2,800,000 under the promulgated rates, and the seller customarily pays the documentary stamps on the deed, $19,600 at that price. These are customs and can be negotiated in the contract.
Montenero has 133 units and larger plans of 2,675 to 3,400 square feet, with a 12-month median of $3,000,000 (n=9, small sample). Marbella has three plans from 1,785 square feet and a median of $2,800,000 (n=11), with The Cove and a Board approval of every sale. Read the full comparison above.
A January 29, 2024 amendment reserved the association’s right to require owners to sell and lease through its approved agents and to bar unapproved agents from the building. We found no record that the right has been exercised, and a buyer’s agent should ask the listing side before scheduling a tour.
Each residence has one garage parking space and a storage locker as limited common elements. Section 12.6 requires every vehicle to be registered and lets the association adopt a master parking plan that may limit an owner to two cars. Boats, trailers, campers, motorcycles and golf carts are not allowed.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, built this guide from Marbella’s recorded Declaration and every MLS closing for five years. Ask any agent to answer the plan, floor and approval questions for a specific residence, and compare the answers.
Buying in Marbella? Call Marc at (239) 287-5873 or read how we represent buyers. Selling in Marbella? Get a free home valuation or call Jesse direct at (239) 898-6072.
These are the questions Marbella owners ask before they sell, answered from the recorded Declaration, Florida statutes, county records and the Southwest Florida MLS as of October 7, 2026. Where a figure depends on your residence, the answer says what we need to know.
It depends on the plan, the floor, the condition and the renovation history. The 12-month median for all plans is $2,800,000 (n=11), but the plan medians run from $1,699,500 to $3,350,000 over five years. Request a free home valuation for a same-plan estimate.
We pull the same-plan closings on the same side of the tenth floor, the days on market and sale-to-list on marketed sales only, the renovation history in the county’s notices of commencement and the association’s current rules. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price to win the first 30 days.
Marketed sales had a median of 67 days on market in the last 12 months (n=6, small sample) and 26 days over five years (n=53). Of the 53 marketed sales, 27 closed within 30 days of listing and 14 took more than 90 days. Pricing to the plan’s recent sales is the difference.
As soon as you have a contract, and ideally with the application prepared before the first showing. The 20-day notice runs from the application, the Board has 30 days after a complete file and no more than 60 days after notice to decide, and the buyer’s lender must verify a loan within the 80 percent cap.
Only for good cause, and only by a majority vote of the whole Board (Section 14.3(C)). The listed grounds include a disqualifying conviction of the kinds the section names, false information, a first mortgage above 80 percent and, since 2024, failure to use an association-approved listing agent. Silence within 60 days counts as approval.
If the owner demanded it with the original notice, Section 14.3(D) requires the Board to deliver within 30 days the name of an approved purchaser, which may be the association, who will buy at the same price on substantially the same terms. If it fails to, the original buyer is deemed approved.
Not today, so far as the record shows. A 2024 amendment reserved the association’s right to require approved agents, and we found no instrument showing the Board has exercised it. Ask the association in writing, keep its dated answer, and we will structure the sale around whatever it says.
It is the real estate brokerage the association’s members authorized in 2020, a separate Florida corporation (Sunbiz document N20000008298) with a three-director board appointed by the association’s Board. It is not the condominium. The 2020 amendment says nothing requires an owner to list with it exclusively.
Under section 718.503, the package includes the Declaration, the Articles, the Bylaws and rules, the annual budget and financial statement, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none exists, and the Chapter 718 Frequently Asked Questions form. The seller pays for it.
Collier County custom has the seller pay it. Chapter 718 caps the association’s certificate at $299 for a current account, plus $119 for delivery within three business days and $179 more if the account is delinquent. The Foundation’s FY2027 schedule prices its own estoppel at $250, plus $100 to expedite.
The seller customarily pays them. The rate is $0.70 per $100 of the price (section 201.02, Florida Statutes), so a $2,800,000 sale carries $19,600 and a $1,699,500 sale carries $11,896.50. The deed price is what the county records, and the stamps are computed on it.
In Collier County the buyer customarily pays the owner’s title policy premium. At $2,800,000 the promulgated premium is $9,575, from $575 on the first $100,000, $4,500 on the next $900,000 and $4,500 on the remaining $1,800,000. This is a custom and can be negotiated in the contract.
The buyer pays it at closing by separate check, with a copy of the deed and closing statement, for transfers recorded on or after October 1, 2026. It rises 3.5 percent a year from October 1, 2027. The Foundation’s schedule shows a $1,000 exemption for a qualifying move within Pelican Bay.
The net is the price less the mortgage payoff, commission, documentary stamps, estoppels, prorations and any attorney costs. At $2,800,000 the stamps and two estoppels total $20,149. We prepare a line-by-line estimate for your residence after we see the payoff and the commission you choose.
Commission is negotiable, and since the NAR settlement a buyer’s broker’s compensation is negotiated as well, so we publish no rate on this page. Jesse explains the fee, what it covers and how buyer-broker compensation is handled in the listing consultation before you sign anything.
No. Section 12.8 bars For Sale, For Rent and Open House signs everywhere on the condominium property except areas the Board designates. A Marbella listing therefore relies on the MLS, marketing and private showings arranged through the front desk, which is how we plan the launch.
It depends on the plan and the price. Section 11.3(E) requires Board approval, limits work hours, collects a $1,500 deposit and caps projects at two a year, and the Board sets a three-month completion date. We compare the cost of work with same-plan sales, because condition moves a Marbella price as much as height does.
Yes. The 2,555 square foot plan closed at a median of $3,000,000 on floors 10 and below and $3,725,000 on floors 11 and above over five years, and the other plans show the same direction. We price your residence against the same plan on your side of the tenth floor.
Yes. The 2,555 square foot plan accounts for the building’s price records and its longest marketing times, 204 and 443 days among them, while the smaller plans have closed from $1,275,000. A residence priced to its plan’s recent sales tends to sell within two months.
It narrows the financing a buyer can use. At $2,800,000 a first mortgage cannot exceed $2,240,000, so a buyer needs at least $560,000 of their own funds, and a cash buyer is unaffected. We confirm the buyer’s financing against the cap before the application goes to the Board.
Partly. A cash buyer removes the loan cap and the appraisal, but Section 14 still requires the Board’s approval, so the 20-day notice and the 30-to-60-day decision window apply. A prepared file is what shortens the timeline, whoever the buyer is.
Under the 2019 amendment, a resident’s right to occupy a suite ends on sale of the residence, and the resident must vacate within six months, except residents already in a suite on January 1, 2019. Former owners of record for a year or more have priority on written application and a treating physician’s recommendation.
Marbella is in Zone AE with a base flood elevation of 9 feet NAVD88, so a buyer’s insurance quote is part of the purchase. Collier County’s Community Rating System Class 5 earns a 25 percent discount on National Flood Insurance Program premiums. We gather the association’s flood and wind declarations before the first showing.
They affect the paperwork. Under section 718.503 the buyer receives the milestone summary and the reserve study or a conspicuous statement that one is required and not done, and a contract entered into after December 31, 2024 must carry that statement. We request both from the association before listing.
Florida levies no personal income tax, and the state’s cost is the documentary stamp tax. Federal capital gains depend on your basis and use, and the Internal Revenue Service’s Topic 701 describes the home sale exclusion for a main home. Ask a tax adviser, because we do not give tax advice.
Your homestead exemption ends with the sale, and the buyer’s assessed value resets to just value on the next January 1. For a non-homestead buyer, section 193.1554 limits annual assessment increases to 10 percent after that. A buyer should not assume your tax bill will carry over.
Yes, where a sale needs discretion, and the Board’s approval still applies to the buyer. Five of the 11 Marbella closings in the last 12 months were entered after closing and were not marketed through the MLS. We handle off-market sales with the same approval file and a qualified-buyer database.
Yes, and we coordinate the two closings. The Foundation’s schedule shows a $1,000 exemption on the resale capital assessment for a qualifying move within Pelican Bay, and each building has its own approval process. Compare Montenero, Claridge and Coronado on their own pages.
Jesse pulls the same-plan closings, requests the association’s documents, asks the association in writing about the listing-agent right, and prepares the Board’s application. We schedule photography and video once the approval file is ready, so the first showing starts both clocks.
It is possible only with a prepared file. Notice must go to the Board at least 20 days before closing, and the Board has up to 30 days after a complete file, so an incomplete application is what breaks a 30-day closing. We prepare the application, lender verification and resale package before the first showing.
It is the Board’s written approval of the buyer, executed by the President or Vice President in recordable form and delivered to the buyer (Section 14.3). If the Board neither approves nor disapproves within the window, silence counts as approval, and the Board must issue a Certificate on demand.
Section 23 bills the food and beverage minimum quarterly to the owner and residents. Ask the association for a final statement before closing, and have the closing agent prorate any balance. The dollar minimum is set by the association and is not in the public record, so we obtain the current schedule for you.
Florida sellers commonly use a title agent or real estate attorney for the closing, and a Marbella sale adds the Board’s approval and the Chapter 718 package. We coordinate the paperwork, and we are not a law firm, so an owner who wants a legal opinion on the Declaration should ask a Florida condominium attorney.
Request a free home valuation or call Jesse direct at (239) 898-6072, text or call. Tell us the plan and floor, and we will send the same-plan closings and a pricing range before we talk about a listing.
Selling in Marbella? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Marbella? Call Marc at (239) 287-5873 or read how we represent buyers.
Every fact on this Marbella guide traces to a primary record below: the Collier County Clerk’s recorded Declaration and every recorded amendment, the Pelican Bay Foundation’s published documents, Florida statutes and state records, Collier County and federal sources, and the county roll and the Southwest Florida MLS for parcel and sale facts. No brokerage, listing portal or IDX feed is cited. The association’s own website is cited only for what the association says about itself.
The key documents for Marbella are published by the Collier County Clerk, the Pelican Bay Foundation, the State of Florida and the school district; the table links each to its issuing authority. The association’s current budget, reserve schedule and any structural integrity reserve study come from the association and are part of the resale package a seller provides under section 718.503.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Declaration of Condominium of The Marbella at Pelican Bay | Collier County Clerk of Courts, Official Records | December 30, 1998 | Declaration, Official Records |
| Amended and Restated Declaration, Articles and Bylaws | Collier County Clerk of Courts, Official Records | June 2, 2009 | Restated Declaration, Official Records |
| Amendment on dogs | Collier County Clerk of Courts, Official Records | May 25, 2005 | Dog amendment, Official Records |
| Amendment on board terms, votes and special assessments | Collier County Clerk of Courts, Official Records | July 17, 2014 | 2014 amendment, Official Records |
| Amendment on residents and The Cove | Collier County Clerk of Courts, Official Records | May 14, 2019 | 2019 amendment, Official Records |
| Amendment on leasing | Collier County Clerk of Courts, Official Records | April 24, 2022 | Leasing amendment, Official Records |
| Amendment on the listing-agent rule | Collier County Clerk of Courts, Official Records | February 12, 2024 | Listing-agent amendment, Official Records |
| FY2027 approved budget package | Pelican Bay Foundation | FY2027 | Budget package, PDF |
| Estoppel fee schedule, 2026-2027 | Pelican Bay Foundation | 2026-2027 | Estoppel schedule, PDF |
| Resale capital assessment exemption form | Pelican Bay Foundation | current file | Exemption form, PDF |
| Realtor Community Overview | Pelican Bay Foundation | current file | Community overview, PDF |
| 2027 lease application packet | Pelican Bay Foundation | 2027 | Lease packet, PDF |
| Rules and Regulations | Pelican Bay Foundation | December 12, 2024 | Rules, PDF |
| Developer and resale disclosure, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Milestone inspections, Fla. Stat. 553.899 | State of Florida | current statute | Statute text |
| 2024-2025 school and district grades | Collier County Public Schools | 2025 | School grades, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
Market data from Southwest Florida MLS, pulled October 2026. McGreevy and Comisar, Best Realtor for Marbella. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Marbella, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Marbella, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Marbella has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Marbella do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Marbella home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
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.
