Bay Colony - Marquesa
Marquesa at Bay Colony is the 1994 preserve-view tower at 8990 Bay Colony Dr in Pelican Bay, Naples: 39 declared residences and 5 MLS closings in 60 months at a $2,350,000 median. Sell or buy with McGreevy and Comisar.
Marquesa at Bay Colony is the 1994 preserve-view tower at 8990 Bay Colony Dr in Pelican Bay, Naples: 39 declared residences and 5 MLS closings in 60 months at a $2,350,000 median. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Marquesa is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the tower at 8990 Bay Colony Dr, ZIP 34108, which the Bay Colony Community Association describes as sitting at the edge of a native bird rookery and a short walk from two miles of secluded Gulf beach front, with only three residences per floor and only 39 units. The full legal name to search is The Marquesa at Bay Colony, A Condominium, and the Florida corporation is The Marquesa at Bay Colony Condominium Association, Inc.
Two other records share the name and are not this building. Marquesa Royale at Tiburon is a separate condominium at Tiburon in Naples with its own association, and Marquesa Plaza LLC is a company on file with the Florida Secretary of State. If a search for Marquesa returns either one, you are not looking at the Bay Colony tower.
McGreevy and Comisar are the team Marquesa sellers call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Marquesa has 39 condominium parcels on the 2026 county roll and 39 voting interests in its recorded Declaration, it was built in 1994, and the Southwest Florida MLS shows 5 closings in the last 60 months at a median of $2,350,000, all five between January and May 2025.
This page goes deeper on Marquesa than any other source we know of. It is built from the association’s recorded 2003 Amended and Restated Declaration, Articles, Bylaws and Rules and the instruments recorded around them, the Bay Colony Community Association’s published description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at Marquesa’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.
If you own at Marquesa and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan-by-plan, rule-by-rule and fee-by-fee detail below will tell you whether Marquesa fits before you tour.
McGreevy and Comisar are the best realtor for Marquesa at Bay Colony because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Marquesa read built from the building’s own recorded documents, the county’s milestone file and five years of MLS closings.
If you’re searching for the best realtor for Marquesa at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Marquesa 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 Marquesa for a specific reason. The building has only 39 parcels, so a single sale moves every number: the MLS shows no closing at all in the last 12 months and five in the 60 months before that, ranging from $1,870,000 to $5,550,000, a spread of $3,680,000 inside one tower. Three of those five were 2,005 square foot residences, and they closed at $1,870,000, $2,300,000 and $2,700,000 in 2025, so one size of residence ran $830,000 from lowest to highest. Marquesa also has a Declaration that requires Board approval of every sale on a 45-day clock with a furnish-a-purchaser clause, a lease limit of once in any 12 consecutive months with a 90-day minimum, and a milestone record that Collier County lists as complete with the next inspection due in 2034. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.
Recent Marquesa track record (last 60 months; no window reaches ten closings): In the last 60 months Marquesa has seen 5 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2021 to October 7, 2026), at a median sold price of $2,350,000. The highest-priced Marquesa sale in the window was $5,550,000, the lowest was $1,870,000, and the median sale-to-list ratio was 93.7 percent (5 closings). The 12-month window holds 0 closings and the 24-month and 36-month windows hold the same five sales as the 60-month window, so the sample is small throughout and we list every sale below. In the last 12 months we tracked Marquesa’s MLS file alongside the county’s recorded-sales file, and the two agree: five sales in 2025 and none in 2026 through June 30. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Marquesa transactions.
Honors and recognition:
Selling your Marquesa home? Get a free home valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Marquesa? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living at Marquesa at Bay Colony means a 39-residence tower with only three residences per floor, a multi-level deck of gardens and fountains, two assigned garage spaces for every residence, and the Bay Colony Beach Club and Pelican Bay Foundation amenities behind the gates, at the edge of a native bird rookery.
The building is at 8990 Bay Colony Dr, behind the Bay Colony gatehouse and inside the Pelican Bay Foundation’s membership. The Bay Colony Community Association’s page calls the setting an intimate Mediterranean resort lifestyle and says the grand floorplans and the three-per-floor design give the owners luxury and privacy, with a residential feel and a neighbor-friendly atmosphere. Our roster product line for Marquesa is a high-rise with a preserve view, and the Collier County address file agrees with the shape: one tower, with residence address points on numbered levels.
Marquesa’s street address is 8990 Bay Colony Dr, Naples, FL 34108, and the Bylaws recorded with the 2003 restatement place the association’s office at that address. Searches for “8990 Bay Colony Dr” and for “Marquesa Bay Colony” land on this building. The Declaration describes the land by reference to Tract “B” of Bay Colony Bend, Plat Book 22, pages 5 and 6, and the condominium exhibits are in Condominium Plat Book 41, pages 26 through 31.
A typical day starts in one of two assigned garage spaces and an elevator to a floor of three residences, which is the building’s defining feature: no corridor in the tower serves more than three front doors. The multi-level deck of gardens and fountains is the building’s outdoor room, and the recorded Notices of Commencement show owners investing in it, with lower deck and plaza deck waterproofing in 2012 and 2022 and a front entry with automatic doors in 2020. The lobby level holds an office, a mail facility, assembly spaces, a kitchen and a guest suite, which a May 2026 notice of commencement describes as being renovated.
Marquesa suits a buyer who wants a small tower with an owner-friendly scale, residences of 2,005, 2,500 and 2,610 square feet in most stacks, and an entry price that has sat between $1,870,000 and $5,550,000 in the last 60 months, with a median of $2,350,000. It also suits a buyer who wants Bay Colony’s Beach Club and tennis behind a staffed gate without paying the Gulf-front towers’ prices: Marquesa’s 60-month median is $2,350,000 against 12-month roster medians of $5,050,000 for Biltmore (6 closings) and $6,000,000 for Brighton (3), all small samples, and Windsor’s 60-month median is $11,250,000 on 6.
A buyer who wants direct Gulf frontage from the residence should compare the Gulf-front Bay Colony towers instead, because Marquesa’s roster product is a preserve view. A buyer who plans to rent a residence most of the year should read the leasing section, because the Declaration allows one lease in any 12 consecutive months, with a 90-day minimum and a one-year maximum, and a Board approval. A buyer who needs a sale or purchase to close in under seven weeks should note the Board’s 45-day approval clock and the buyer’s seven-day cancellation window.
Selling at Marquesa? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marquesa? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Marquesa at Bay Colony closed 5 sales in the last 60 months in the Southwest Florida MLS at a $2,350,000 median, from $1,870,000 to $5,550,000, with $14,770,000 in total volume. The last 12 months show no closings, and three residences were on the market on October 7, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Marquesa is a very thin market by construction: 39 parcels on the county roll, and in the five-year MLS file no more than five sales in any year. A median built on five sales moves by hundreds of thousands of dollars when one sale drops out, so we cannot lead with a window that holds ten closings, because none does. We name the window and the number of sales beside every figure, list the sales themselves, and use the county’s recorded-sales history back to 1994 as the long view. None of the five sales was entered after closing, so every closing counts in every figure.
In the 60 months to October 7, 2026, the Southwest Florida MLS counts 5 Marquesa closings, a small sample, at a median of $2,350,000 (n=5), the third of the five prices in order. The low was $1,870,000, the high was $5,550,000 and the total volume was $14,770,000, a mean of $2,954,000. The median price per square foot was $1,147 (n=5), the median days on market was 113 (n=5) and the median sale-to-list ratio was 93.7 percent (n=5). Aggregate, the five sales brought $14,770,000 against $15,730,000 in final list prices, or 93.9 percent, a total of $960,000 below list across the window.
The 24 months to October 7, 2026 hold the same 5 closings at the same median of $2,350,000, because the MLS shows no Marquesa closing between May 28, 2025 and the October 7, 2026 pull, a stretch of 497 days. The 36-month window holds the same five sales, because the file also shows none between October 8, 2023 and January 2, 2025. The five sales share one calendar year: the first closed on January 2, 2025 and the last on May 28, 2025, 146 days apart.
The 12 months to October 7, 2026 hold 0 closings in the MLS, so there is no 12-month median, no 12-month price per square foot and no 12-month supply figure to report, and we print none. For a seller, that means the market’s most recent evidence is 16 months old, and a buyer or seller who prices from a 12-month median at Marquesa has nothing to price from. The roster row for Marquesa carries the same zero.
The table lists all 5 closings (n=5). Streets are named, never unit or house numbers, and the MLS classes every one of these residences as attached.
Closed | Street | Sold price | Final list | Beds and baths | Living area | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
May 28, 2025 | Bay Colony Dr | $2,350,000 | $2,395,000 | 3 bed, 3 bath | 2,610 | $900 | 264 |
May 27, 2025 | Bay Colony Dr | $2,300,000 | $2,495,000 | 2 bed and den, 2 full and 1 half bath | 2,005 | $1,147 | 50 |
April 16, 2025 | Bay Colony Dr | $1,870,000 | $1,995,000 | 2 bed and den, 2 full and 1 half bath | 2,005 | $933 | 134 |
February 28, 2025 | Bay Colony Dr | $5,550,000 | $5,995,000 | 3 bed and den, 3 full and 1 half bath | 3,699 | $1,500 | 30 |
January 2, 2025 | Bay Colony Dr | $2,700,000 | $2,850,000 | 2 bed and den, 2 full and 1 half bath | 2,005 | $1,347 | 113 |
Four things stand out. First, three of the five closed within 42 days of each other, on April 16, May 27 and May 28, 2025, so the spring of 2025 is most of the file. Second, price tracks size and the individual residence more than the calendar: the three 2,005 square foot residences closed at $2,700,000 in January, $1,870,000 in April and $2,300,000 in May, and the April sale was $830,000, or 30.7 percent, below the January sale 104 days earlier. Third, the largest sale, $5,550,000 for a 3,699 square foot residence with a den, is 2.97 times the smallest sale and is the only one above $2,700,000. Fourth, the slowest sale, at 264 days, was also the one that closed closest to its final list, at 98.1 percent, which is the opposite of the pattern a reader might expect.
Grouping the five sales by the living area the MLS reports shows how much a Marquesa price depends on the individual residence. The numbers below are MLS figures, and every group is a small sample.
Living area | Closings | Prices | Median price | Price per sq ft range |
|---|---|---|---|---|
2,005 sq ft | 3 | $1,870,000 to $2,700,000 | $2,300,000 | $933 to $1,347 |
2,610 sq ft | 1 | $2,350,000 | $2,350,000 | $900 |
3,699 sq ft | 1 | $5,550,000 | $5,550,000 | $1,500 |
The three 2,005 square foot sales span $830,000 and $414 per square foot ($933 to $1,347). All three are two bedrooms and a den with two full baths and a half bath. No 2,500 square foot residence closed in the five-year file, though one is for sale now. Size does not set the price in this building; the floor, the view, the condition, the timing and the list price do.
The MLS counts 5 Marquesa closings in 2025 and none in any other year of the window, which runs from October 8, 2021. That includes none in 2021 after October 8, none in 2022, 2023 or 2024, and none in 2026 through the October 7 pull. The county’s recorded-sales file agrees on 2025, with 5 qualified sales and a median of $2,350,000, and shows no qualified sale in 2022, 2023, 2024 or the first half of 2026.
On October 7, 2026 the MLS showed three active Marquesa listings, all on Bay Colony Dr.
Status | List price | Beds and baths | Living area | Price per sq ft | Days on market |
|---|---|---|---|---|---|
Active | $2,795,000 | 3 bed and den, 3 bath | 2,500 sq ft | $1,118 | 5 |
Active | $2,495,000 | 3 bed, 3 bath | 2,610 sq ft | $956 | 128 |
Active | $2,250,000 | 2 bed and den, 3 bath | 2,005 sq ft | $1,122 | 9 |
The median active list price is $2,495,000, which is $145,000 above the 60-month sold median of $2,350,000, or 106 percent of it. Three listings is 7.7 percent of the 39 residences (3 divided by 39) at one moment, which is an unusually high share for a building that sold 5 in the last 60 months. There is no months-of-supply figure, because the 12-month closing count is zero and the division is undefined. The 2,610 square foot listing has been on the market 128 days, and the other two are in their first two weeks.
Collier County’s qualified recorded-sales file runs to June 30, 2026 and shows how the building has repriced. Where the county deed and the MLS disagree on a single sale, we publish the deed figure and name the MLS figure once with its pull date, and we never average the two.
Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
1994 | 29 | $580,000 | $425,000 | $1,250,000 |
1995 | 14 | $505,000 | $425,000 | $675,000 |
1996 | 4 | $567,500 | $525,000 | $690,000 |
1997 | 1 | $780,000 | $780,000 | $780,000 |
1998 | 2 | $727,500 | $635,000 | $820,000 |
1999 | 2 | $616,000 | $557,000 | $675,000 |
2001 | 2 | $740,000 | $650,000 | $830,000 |
2002 | 2 | $966,250 | $907,500 | $1,025,000 |
2003 | 1 | $850,000 | $850,000 | $850,000 |
2004 | 4 | $978,750 | $935,000 | $2,000,000 |
2005 | 6 | $1,009,500 | $925,000 | $1,475,000 |
2007 | 2 | $1,325,000 | $1,300,000 | $1,350,000 |
2008 | 1 | $1,500,000 | $1,500,000 | $1,500,000 |
2009 | 1 | $1,050,000 | $1,050,000 | $1,050,000 |
2010 | 1 | $1,100,000 | $1,100,000 | $1,100,000 |
2011 | 2 | $1,025,000 | $800,000 | $1,250,000 |
2012 | 3 | $1,200,000 | $1,050,000 | $1,375,000 |
2013 | 5 | $1,270,000 | $1,100,000 | $1,300,000 |
2014 | 1 | $1,285,000 | $1,285,000 | $1,285,000 |
2015 | 3 | $1,350,000 | $1,199,000 | $1,500,000 |
2016 | 2 | $1,637,500 | $1,525,000 | $1,750,000 |
2017 | 1 | $1,525,000 | $1,525,000 | $1,525,000 |
2018 | 5 | $1,750,000 | $1,450,000 | $4,100,000 |
2020 | 5 | $1,445,000 | $1,350,000 | $1,700,000 |
2021 | 4 | $2,017,500 | $1,625,000 | $2,300,000 |
2025 | 5 | $2,350,000 | $1,870,000 | $5,550,000 |
In 1994, the year the building was completed, the file shows 29 qualified sales at a median of $580,000; the count is higher than in any later year because it includes the first sales of new residences. In 2025 it shows 5 sales at a median of $2,350,000, 4.05 times the 1994 median ($2,350,000 divided by $580,000), with a range of $1,870,000 to $5,550,000, and 16.5 percent above the 2021 median of $2,017,500. The file has no qualified sale in 2000, 2006, 2019, 2022, 2023, 2024 or the first half of 2026, which is why the long view is a sequence of one to six sales a year, never a series. The county also lists deeds it flags as not qualified, which carry no market evidence and which we leave out, and its recorded sale dates run one to seven days from the MLS closing dates on the same 2025 sales.
Marquesa is a market of individual residences, not a market of a median. A 3,699 square foot residence that sold for $5,550,000 in February 2025 after 30 days and a 2,005 square foot residence that sold for $1,870,000 in April after 134 days are the same building, and the $2,350,000 median describes neither. The only evidence about price and speed is five sales: the two quickest, at 30 and 50 days, closed at 92.6 and 92.2 percent of final list, and the slowest, at 264 days, closed at 98.1 percent. We read that as a sign that, at Marquesa, days on market say more about the individual residence than about the market. Our read is that a Marquesa residence priced to the closings of its own size sells, and that with three listings active and none closed since May 2025, an owner or buyer should expect negotiation.
Selling a Marquesa residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Marquesa? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.
Marquesa at Bay Colony was created by a Declaration of Condominium recorded on October 17, 1994 for 39 residences, with a county certificate of occupancy dated November 15, 1994. The owners restated the Declaration, Articles, Bylaws and Rules in 2003, and that 2003 document, amended since, is the one that controls today.
Every Marquesa instrument below is a public record at the Collier County Clerk, and the Sources and Downloadable Documents sections link them. The original Declaration was recorded on October 17, 1994 (Official Records Book 1994, Page 1925), with the surveyor’s estimate of cost on the next page of the book (Page 2017). An amendment recorded in November 1994 (Book 2005, Page 44) substituted the as-built plot plan. An amendment approved at a November 13, 1995 owners’ meeting by a 67 percent vote was recorded in Book 2119, Page 1380, a related instrument followed in Book 2132, Page 648, and a certificate dated October 22, 1996 was recorded in Book 2244, Page 1228. A covenant recorded in October 1999 (Book 2600, Page 3372) deals with owner alterations to a penthouse residence. A certificate recorded on March 26, 2001 (Book 2795, Page 3311), from a March 13, 2001 meeting, changed the amendment threshold to 67 percent of the voting interests present, with at least 26 residences voting, and a certificate recorded on May 24, 2001 (Book 2830, Page 1453) amended the use and guest provision. The Amended and Restated Declaration, Articles, Bylaws and Rules were recorded on April 25, 2003 (Book 3274, Page 584) and run 91 pages with their exhibits. The most recent instrument we found is a Certificate of Amendment recorded on April 3, 2024 (Book 6345, Page 656).
The 2003 restatement is a single document that replaces the original Declaration, the Articles, the Bylaws and the Rules, and it is the document a buyer, lender and attorney read first. It carries the Board’s sale-approval rule with its furnish-a-purchaser clause, the lease rules, the pet and guest provisions, the maintenance split, the insurance article and the amendment threshold of 67 percent of the voting interests present and voting, with at least 26 of the 39 residences voting. Its exhibits are the condominium plat, the Articles, the Bylaws and the Rules. The Florida corporation filed its Amended and Restated Articles on April 28, 2003. This page states no vote count for any amendment beyond the ones the recorded certificates give; the certificates are the record.
The April 2024 certificate records a special members’ meeting held on November 17, 2023. It amends the Articles’ maintenance provisions to give the association authority over a water pressure regulation valve, a shutoff valve, a relief valve and an expansion tank serving each residence, and it makes the association responsible for the drywall of common elements. The certificate does not say why it was adopted, and we state no reason.
By year built, the Bay Colony towers we track run Contessa in 1991, Carlysle in 1992, Brighton and Marquesa in 1994, The Remington and Mansion La Palma in 1996, Biltmore in 1997, Windsor in 1998, Toscana in 1999, Salerno in 2000 and Trieste in 2002. Marquesa is therefore tied for the third oldest of the eleven buildings in that list, and with 39 residences it is smaller than every one of them except Mansion La Palma (26) and Windsor (31).
Three records carry the name in slightly different forms. The county tax roll files the parcels under “MARQUESA AT BAY COLONY, THE A CONDOMINIUM,” the Southwest Florida MLS uses “MARQUESA AT BAY COLONY,” and the Florida corporation is The Marquesa at Bay Colony Condominium Association, Inc. (document N93000001168, filed March 17, 1993, status active, last event the Amended and Restated Articles of April 28, 2003, with annual reports filed through March 26, 2026). The corporation was filed 19 months before the original Declaration was recorded. The Florida Division of Corporations also lists other Marquesa names, including Marquesa condominium associations unrelated to Bay Colony, so a records search should use the full name and the address, 8990 Bay Colony Dr.
The roll lists 1994 as the year built, and the county’s January 2026 milestone list gives a certificate of occupancy date of November 15, 1994. Collier County’s milestone page applies a 25-year schedule to buildings within three miles of salt water, and it set a first-inspection deadline of December 31, 2024 for those buildings with a certificate of occupancy before July 1, 1997, which includes Marquesa. Ten years after 2024 is 2034, which is the next inspection year on the county’s Milestone Map. The county’s list carries a due-date cell for Marquesa that reads January 1, 2004, which does not fit a 1994 certificate, so we rely on the map and on the statute, not on that cell.
Marquesa has 39 residences in six share groups under Article 6 of the 2003 Declaration: 12 of Type 01, 12 of Type 02, 13 of Type 03 and two penthouses. The county roll shows heated areas of 2,005, 2,500 and 2,610 square feet for the typical residences and 2,592 and 3,713 for the penthouses.
Article 6 of the Declaration assigns each residence a percentage share of the common elements and common expenses. The table gives the Declaration’s own figures beside the heated area the county roll shows for the matching group.
Group | Residences | Share each | Group total | Heated area on the roll |
|---|---|---|---|---|
Type 01 | 7 | 2.647 percent | 18.529 percent | 2,500 sq ft |
Type 01 with a modified second-bedroom closet | 5 | 2.613 percent | 13.065 percent | 2,500 sq ft |
Type 02 | 12 | 2.140 percent | 25.680 percent | 2,005 sq ft |
Type 03 | 13 | 2.773 percent | 36.049 percent | 2,610 sq ft |
First penthouse | 1 | 2.745 percent | 2.745 percent | 2,592 sq ft |
Second penthouse | 1 | 3.932 percent | 3.932 percent | 3,713 sq ft |
Total | 39 | 100.000 percent |
The group totals add to 100.000 (18.529 plus 13.065 plus 25.680 plus 36.049 plus 2.745 plus 3.932), and the residences add to 39 (7 plus 5 plus 12 plus 13 plus 1 plus 1). The Declaration does not tie a type to a square footage in its text, so the right-hand column is our match, made on the arithmetic: the heated area divided by the share runs from 937 square feet per percentage point (2,005 divided by 2.140) to 957 (2,500 divided by 2.613), and for the 2,500 square foot residences and both penthouses it is 944 (2,500 divided by 2.647, 2,592 divided by 2.745 and 3,713 divided by 3.932). We read the share as the residence’s proportion of the building’s common elements and shared costs, and the budget in the resale package states what a given residence pays.
The county’s address file numbers residence points on levels 1 to 12, 14 and 15, with no level 13, and the Declaration’s plat schedule lists a garage level and floors through a 15th floor and a roof deck. The Declaration’s text states no story count, so the number of stories is a reading, not a recorded figure: our reading is a garage level, a ground-level residence, floors 2 through 12 and 14 of three residences each, and a penthouse level. That gives the arithmetic of the counts, which fits exactly: 12 typical floors of three residences is 36, plus one ground-level residence and two penthouses is 39. The roll shows 12 residences at 2,500 square feet, 12 at 2,005, and 13 at 2,610 including the ground-level residence. We make no claim about which floor a particular share group sits on beyond that count.
The Southwest Florida MLS reports 2,005, 2,610 and 3,699 square feet for the five closings in the last 60 months, and the county roll lists heated areas from 2,005 to 3,713 square feet with a median of 2,500. The 3,699 square foot sale matches the larger penthouse on the roll, which shows 3,713, a 14 square foot difference that we read as a measurement or rounding difference between two sources. The three active listings are 2,005, 2,500 and 2,610 square feet.
The MLS shows the three 2,005 square foot sales as two bedrooms and a den with two full baths and a half bath, the 2,610 square foot sale as three bedrooms and three baths, and the 3,699 square foot penthouse sale as three bedrooms and a den with three full baths and a half bath. The 2,500 square foot active listing is three bedrooms and a den with three baths, the 2,610 square foot active listing is three bedrooms and three baths, and the 2,005 square foot active listing is two bedrooms and a den with three baths. The Declaration’s occupancy rule counts bedrooms, so the bedroom count matters beyond price, as the guests and occupancy section explains.
Article 8.4 of the Declaration assigns two garage parking spaces, a storage locker and the balconies to each residence as appurtenances, and Article 14.3 limits each residence to two garage spaces. The 2003 Rules let an owner who uses only one space tell the manager and rent the second, and direct an owner with more than two cars to ask the manager for a rental space. The landscaped area around the ground-level residence’s terrace is a limited common element that the association maintains. The Rules ban grilling on balconies, hanging items from them and hosing them down, and require owners who leave for an extended period to close hurricane shutters or bring furniture and plants inside.
Under Article 9 the owner maintains the inside of the residence as the Declaration allocates it, and the association maintains the common elements, including the structural work on the balconies. A balcony is therefore a shared responsibility: the association does the structural work and the owner pays for floor coverings, screens and glass. Article 9.3 requires Board approval for alterations, with a May through October season for extensive or heavy construction that the Board can waive in an emergency.
Article 9.5 of the Declaration sets sound-transmission standards for hard flooring, with a minimum rating in bathrooms and a higher one elsewhere, requires pre-approval and allows inspection. A buyer who plans stone or wood floors should read this section first, and a seller whose residence already has hard floors should be ready to show the Board’s approval. The 2003 Rules, the latest recorded edition we found, add that interior false walls and built-in cabinets should be checked against sprinkler locations before work starts; ask whether the Board has amended the Rules since.
Marquesa at Bay Colony, the 39-residence tower inside gated Bay Colony in Pelican Bay, closed 5 sales in 60 months at a $2,350,000 median, and three 2,005 square foot residences sold for $2,700,000, $1,870,000 and $2,300,000 in 2025. If you own here, request a free Marquesa home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
A Marquesa residence has a building amenity package and two layers above it. The recorded Rules and the association’s page describe a multi-level deck of gardens and fountains, a pool, spa and saunas, an exercise room, a social room and a guest suite, and Bay Colony and the Pelican Bay Foundation add the Beach Club, tennis and the rest.
The Bay Colony Community Association’s page for Marquesa describes the multi-level deck of gardens and fountains, and the 2003 Rules, the latest recorded edition we found, add the rest of the list: a pool, a spa and saunas open daily from 8:00 a.m. to dusk with no lifeguard and no night use, an exercise room, a social room, one guest suite, a grill beside the pool house, bicycle rooms and racks, two luggage carts and two grocery carts, and a manager’s office. Two assigned garage spaces come with each residence. The Rules also say the building has no service elevators, which shapes moves and deliveries.
The Rules open the social room to owners and approved lessees from 7:00 a.m. to 10:00 p.m., on a reservation made through the manager no more than 90 days ahead, and no guest may reserve it. The Rules charge nothing for the room, bill $15 an hour for extra housekeeping in the 2003 edition, require a written description of the function and a guest list, and bar business functions other than association business. Current fees are not published, so this page states none beyond the 2003 figure.
The 2003 Rules describe one guest suite, part of the common elements, for owners and approved lessees while the host owner is in residence. Reservations go through the manager first come, first served, an owner is limited to two consecutive uses and three uses a calendar year, the suite books no earlier than two months ahead, the maximum stay is seven days with up to seven more by the manager’s authorization, and cancellations need 24 hours. The 2003 rate was $90 a day from November 1 through April 30 and $50 a day otherwise; current rates are not published. A May 2026 notice of commencement describes a renovation of the first floor that includes the guest suite, so the suite’s current form may differ from the 2003 Rules.
Every Marquesa owner is a member of the Bay Colony Community Association and of the Bay Colony Beach Club, because Article 22 of the Declaration makes both memberships mandatory and puts the Beach Club’s cost into the Bay Colony assessments. The association describes about 200 acres, 11 condominium communities (6 beachfront and 5 bayfront), 5 neighborhoods, a staffed private entry, a Beach Club with a Chickee Bar, a Beach Club Bar, Sunset Terrace, a Main Dining Room and towel and chaise service, and a Tennis Club with six hydro-clay courts and a pro shop. Owners may pursue Golf Club membership, which does not come with a Marquesa address. No Marquesa master assessment is published. For the full community picture, read our Bay Colony guide.
Article 22 of the Declaration records cross-use easements with adjoining condominiums for the shared entrance, the garage exterior wall, the driveway, parking and the grounds, with costs shared pro rata by unit count. A buyer who cares about the approach to the building should read that article, because those costs sit in the budgets of every association that shares them.
Marquesa owners are also members of the Pelican Bay Foundation, under Article 22. The Foundation describes about 6,500 residences in 95 associations, 88 acres of parks, nearly three miles of beach, the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, 20 pickleball courts, a fitness center in the Community Center, a wellness studio and canoes and kayaks on Clam Bay. The Foundation’s amenities are shared by every association, so they are not a Marquesa advantage over another Pelican Bay building.
Owner at Marquesa? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Marquesa? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.
The Marquesa at Bay Colony Condominium Association, Inc. does not publish its assessment, so this page prints none; the Declaration and Bylaws say what the fee pays for and how it is shared. Assessments are paid monthly or quarterly in advance, as the Board decides, and a payment more than 10 days late draws interest.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Our MLS pull for this page did not include an association fee field, so we do not state one. The budget in the statutory resale package states the amount for a specific residence, and a buyer should read it before the cancellation window closes.
Under Articles 9 and 11 of the Declaration the association maintains and operates the common elements, including the structural work on the balconies, and Article 12 requires it to insure the building to full replacement value less a deductible. The Bylaws let the proposed budget include security, in-house communications, directors and officers insurance, transportation services, bulk cable or master antenna television and interior pest control, all declared common expenses. The Pelican Bay Foundation bills the association, not the owner, for each condominium unit, so the Foundation’s assessment, which includes bulk media, is part of the budget, and Article 22 says the Bay Colony assessments, which carry the Beach Club’s cost, are collected through the association.
Owners maintain and insure what the Declaration assigns to them: the interior of the residence, floor coverings, screens and glass on the balconies, and the contents. Article 12 lists owner coverage for interior items, and an owner should also carry loss assessment coverage, because the Declaration lets the association assess owners for a shortfall.
The share table in Article 6 gives a Type 03 residence 2.773 percent of the building’s shares, a Type 02 residence 2.140 percent, a Type 01 residence 2.647 or 2.613 percent, and the two penthouses 2.745 and 3.932 percent. A Type 03 residence therefore carries about 1.30 times the common expenses of a Type 02 residence (2.773 divided by 2.140), and the larger penthouse carries about 1.84 times (3.932 divided by 2.140). Foundation assessments are the exception: Article 22 says they are not weighted by share. A buyer comparing two stacks should read both lines of the budget.
The Bylaws have the Board mail the proposed budget to owners at least 14 days before the meeting that adopts it, and if the budget requires assessments of more than 115 percent of the prior year’s, owners holding 10 percent of the voting interests can petition for a special meeting within 30 days on 10 days’ notice, where a majority of all voting interests adopts a substitute budget. The fiscal year is the calendar year. The 2003 Bylaws let owners waive or reduce reserve funding, which Florida law has since restricted for the structural items covered by Section 718.112(2)(g). Competitive bids are required for contracts above 5 percent of the gross budget. We state no reserve balance, because the budget and reserve schedule are in the resale package.
Section 8.4 of the Bylaws lets the Board levy special assessments on the notice the Bylaws set, with the funds used only for the purpose in the notice and any excess returned or credited. Separately, the casualty article, Article 13, requires a 67 percent vote for a special assessment after very substantial damage. A buyer underwriting Marquesa should hold a cushion for a special assessment, because the Declaration itself contemplates one and Florida’s 2022 and 2024 condominium laws raised what associations must fund.
Article 10 of the Declaration charges interest on installments unpaid after 10 days, secures assessments with a lien, requires 30 days’ notice before foreclosure and lets the association collect rent from a tenant of a delinquent owner through a receiver. The Bylaws add an administrative late fee of the greater of $25 or 5 percent of the installment, or the legal maximum. The 2003 Rules state fines of up to $100 per violation and $1,000 in the aggregate, after 14 days’ notice and a hearing before a committee of other unit owners; Section 718.303 is the current statute. A buyer is jointly liable with the seller for unpaid assessments under Article 10 and Section 718.116, which is why an estoppel certificate belongs in every contract.
A Marquesa owner pays up to four layers: the condominium assessment, the Bay Colony Beach Club and master charges, the Pelican Bay Foundation assessment carried in the association’s budget, and the county’s Pelican Bay Services Division assessment. The Foundation’s FY2027 assessment is $3,435, and its resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table below separates what is published from what is not, with the year beside every figure.
Layer | Charge | Year | Status |
|---|---|---|---|
Marquesa condominium association | Not published | Not applicable | Ask for the budget and estoppel |
Bay Colony Community Association, Beach Club and master charges | Not published for Marquesa | Not applicable | Beach Club membership is mandatory under Article 22 of the Declaration |
Pelican Bay Foundation annual assessment | $3,435 per unit: $2,180 operating, $497 replacement reserve and $758 bulk media | FY2027 | Billed to the condominium association and carried in its budget |
Pelican Bay Foundation resale capital assessment | $15,000, paid by the buyer, for deeds recorded on or after 10/1/2026 | 2026 | Rises 3.5 percent each October 1 from 2027 on the Foundation’s realtors page |
Pelican Bay Services Division, county | $1,250.00: $789.07 operations and maintenance plus $460.93 capital and projects | FY2027 | Published on the county’s PBSD page |
Foundation estoppel | $250 seller cost, plus $100 optional expedite | 2026-2027 form | Published by the Foundation |
Foundation exemption processing fee | $1,000, buyer cost | 2026-2027 form | Applies when a transfer qualifies for an exemption |
The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter, and the Foundation’s budget package counts 7,227 assessable units. The county’s $1,250.00 is $789.07 plus $460.93. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035). We show these sums to size the layers, not as a budget: the condominium assessment and the Beach Club charges, which no one publishes for Marquesa, are not in them.
The $15,000 resale capital assessment applies by deed recording date, not contract date. A Marquesa closing that records on September 30, 2026 sits under the old schedule of $10,000 and one that records on October 1 sits under the new one, a $5,000 difference on the Foundation’s published step from $10,000 to $15,000. The Foundation’s Bylaws Section 7.04 exempts a gift, an inheritance, a transfer to a trust and a one-time move within the community, and the exemption carries a $1,000 processing fee on the 2026-2027 form. Ask the title company for the recording timeline before you set a closing date near a deadline.
The Foundation’s 2026-2027 estoppel form says the Pelican Bay Foundation does not require approval for a transfer of a unit and that approval may be required by the condominium sub-association, and it states there is no right of first refusal at the Foundation level. At Marquesa the association does require approval, and its Declaration has its own furnish-a-purchaser clause, described below.
The Pelican Bay Services Division is a county advisory board with its own page on collier.gov, and that page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 in all. The 2026 certified roll carries a matching $1,250.00 non-ad valorem line on all 39 Marquesa parcels, and a buyer should read the tax bill and ask the title company. On that roll, 18 of the 39 Marquesa parcels have a homestead exemption, and a buyer’s own bill will reset after a sale.
Costs inside the Marquesa budget are shared with others and are not on the table above: the Foundation assessment, the Bay Colony charges collected through the association, and the shared entrance, driveway, garage exterior wall, parking and grounds that Article 22 splits pro rata by unit count with adjoining projects. Ask which of them appear as separate budget lines.
Selling at Marquesa? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marquesa? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
Marquesa is governed by a five-member Board elected by the 39 owners, with one indivisible vote per residence, two-year staggered terms and a quorum of a majority of the voting interests. The Articles and Bylaws, restated in 2003, are the rulebook for meetings, elections, budgets and amendments.
Section 3.1 of the Bylaws says the Board has five directors, who must be unit owners or the spouse of an owner, with no more than one person per residence, elected for two-year terms on a staggered schedule. A director serves without pay except for reasonable expenses, and the Bylaws bar persons convicted of a felony whose civil rights have not been restored. When an entity owns a residence, its designated primary occupant is eligible. We print no director names.
The Bylaws opt out of the statutory election procedure and set their own: a first notice at least 60 days before the election, candidates giving written notice ahead of it, a second notice with a ballot at least 14 days before, no quorum for an election but at least 20 percent of the units casting a ballot, and a plurality decides. If candidates equal the seats, no election is held. Proxies may not be used in the election of directors.
Board meetings need a majority of the directors for a quorum, and a majority of the whole Board present decides. Directors cannot vote by proxy or secret ballot, except when electing officers. Notice with an agenda is posted at least 48 continuous hours before a meeting, and 14 days’ mailed and posted notice is required for a non-emergency special assessment or a rule change about unit use. Owners may speak on agenda items, for three minutes each unless the Board decides otherwise.
A quorum at an owners’ meeting is a majority of the voting interests of the entire membership, and annual meeting notice goes out at least 14 days ahead and special meeting notice at least 10. A special meeting must be called when 25 percent of the voting interests ask in writing, and a recall meeting can be called by 10 percent. Only owners and their spouses, and agents the Board designates, may hold proxies, and a proxy lasts no more than 90 days.
The Declaration, Articles and Bylaws are each amended by 67 percent of the voting interests present and voting at a duly noticed meeting, with at least 26 residences voting, a figure the 2001 and 2003 instruments both carry. A merger amendment needs 75 percent, a proviso protects each residence’s configuration and share unless the owner and mortgagees join, and the Declaration lets the owners terminate the condominium by agreement of 90 percent plus mortgagees. For a seller, the point is that rules can change by vote, so the Rules a buyer reads today are a snapshot.
The Bylaws require non-binding arbitration of the disputes Section 718.1255 covers before litigation. A written inquiry sent by certified mail to the Board must be answered in writing within 30 days, or within 10 days of receiving advice from the state division, or within 60 days if the Board asks counsel, and the Board need respond to only one inquiry a month about a given residence.
The 2003 Declaration of Marquesa runs 23 articles, from the 39 voting interests in Article 1 to miscellaneous provisions in Article 23. The articles that move a sale are 6 on shares, 9 on alterations, 14 on use, 15 on guests, 16 on leasing, 17 on sale approval and 22 on other memberships.
Article 1 defines the terms and records 39 voting interests, the Pelican Bay boundaries, the mandatory Bay Colony Beach Club membership and the “Bend Neighborhood” the building sits in. The land is Tract “B” of Bay Colony Bend, Plat Book 22, pages 5 and 6, and the plat of the condominium is in Condominium Plat Book 41. We summarize these articles because they define the property, and the plat exhibit is a scanned image that is partly illegible.
Article 6 assigns the percentage shares in the table above, and the same percentages govern the common expenses and the owner’s proportion of the common surplus. No amendment may change a residence’s share without the owner and mortgagees joining.
Article 7 grants easements to the association, to the Bay Colony Community Association, to the Pelican Bay Foundation and to the Pelican Bay Services Division, and it records a walkway easement in the Bend Neighborhood. A title policy lists these exceptions, and a buyer should ask the title company for the commitment early.
Article 8.4 attaches two assigned garage parking spaces, a storage locker and balconies to each residence, and it makes the landscaped area around the ground-level residence’s terrace a limited common element that the association maintains.
Articles 9.1 and 9.2 split maintenance between the owner and the association. Article 9.3 requires approvals and sets the May through October season for extensive or heavy construction, which the Board may waive in an emergency. Article 9.4 puts structural balcony work with the association and floor coverings, screens and glass with the owner. Article 9.5 governs hard floors with sound ratings, pre-approval and inspection. Article 9.6 requires Board consent for alterations, with sealed plans where needed, and Article 9.8 requires owner approval for association alterations that exceed 5 percent of the budget, by two thirds of those voting with at least 26 residences voting.
Article 10 makes assessments a continuing lien, charges a late fee and interest after 10 days, requires 30 days’ written notice of intent to foreclose, allows a receiver to collect rents and makes a grantee jointly liable with the grantor for unpaid assessments.
Article 11 lists the association’s powers and gives it access to every residence with a pass-key that the owner must supply. A seasonal owner should leave the manager a working key, as Article 11.1 assumes.
Article 12 requires the association to insure the building for full replacement value less a deductible, tells owners to insure the interior items they own, and lists flood insurance among optional coverages, not a requirement. That differs from buildings whose Declarations require National Flood Insurance Program coverage, and a buyer should ask what the master policy carries.
Article 13 calls damage “very substantial” when three quarters or more of the residences are uninhabitable. If a special assessment is needed, 67 percent must vote for it and against termination, and rebuilding needs 67 percent and the approval of the Bay Colony Design Review Committee.
Article 14.1 limits each residence to single-family use, sets occupancy limits by bedroom count under the Primary Occupant rule (read Article 14.1 for the exact formula), requires approval for permanent occupancy beyond 30 nights and allows a home office. Article 14.3 limits each residence to two garage spaces, and Article 14.4 sets the pet rules.
Article 15 sets the guest limits that the guests and occupancy section lists.
Article 16 sets the lease rules in the leasing section.
Article 17 is the sale-approval article, and it is the most unusual provision in the Declaration: it requires the Board’s prior written approval of every sale and gives the association a way to furnish its own purchaser.
Article 18 sets the amendment votes, Article 19 the 90 percent termination vote, Article 20 the condemnation rules and Article 21 compliance and attorney’s fees. Article 22 makes membership in the Pelican Bay Foundation and the Bay Colony Community Association mandatory, records the cross-use easements and says the Bend Neighborhood may levy assessments. Article 23 adds the fair housing language and says the Condominium Act controls and the Board interprets the documents.
We did not find an age restriction, a published condominium fee, or the number of guest suites beyond the one the 2003 Rules describe. Those gaps are named in the sections where they matter.
Every Marquesa sale needs the Board’s prior written approval under Article 17, the Board has 45 days from the notice and all requested information to decide, and if it disapproves it can be required to furnish an approved purchaser at the contract price. If it neither approves nor furnishes a purchaser, the sale is treated as approved.
Article 17 asks the owner to give written notice of the proposed sale with the buyer’s information. The Board may interview the buyer and run credit and criminal checks, and the 45 days run from the later of the notice and the receipt of all information requested. Ask the manager for the current application form, because the Board’s package and fees are not published.
The Board decides within 45 days of the notice and the information. For a buyer and seller, that is six and a half weeks that can overlap the due diligence period and the seven-day cancellation window, and a contract should carry a closing date that sits beyond 45 days from the day the package is complete.
If the Board disapproves a sale and the owner demanded it, the association furnishes an approved purchaser, which may be the association itself, at the contract price or at a fair market value fixed by two appraisers under American Arbitration Association rules, payable in cash with closing within 45 days, or within 10 days after the price is determined. If no purchaser is furnished, the sale is deemed approved and the association records a certificate saying so. This works like a right of first refusal that only operates when the Board disapproves, and a seller should not assume it will never be used.
The Board may disapprove only for good cause, by a majority of the whole Board, on the grounds the Declaration lists in Article 17.4.3. Article 17.4.3 lists seven grounds, and we do not paraphrase them here; read them in the Declaration. A disapproval on a ground that fair housing law forbids would be unlawful whatever the Declaration says.
The association may charge a transfer fee up to the maximum Florida law allows, the current amount is not published, and a transfer made without the required approval is voidable. A seller should ask the manager for the fee at the start of the contract.
A gift transfer needs 45 days’ notice, and on a devise or inheritance the Board cannot deny a spouse or a blood or adopted relative. Entity transfers and trust transfers go through the same approval process, and the Foundation exempts some of them from its resale capital assessment, as described in the fee layers.
A buyer should ask for the resale package at contract, read the Declaration’s Article 17 and the Rules, ask the manager for the approval application at once, and plan the closing around the 45-day Board clock and the recording date for the Foundation’s capital assessment.
Selling at Marquesa? Get a free home valuation or call Jesse direct at (239) 898-6072 to plan the approval timeline. Buying at Marquesa? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.
Marquesa at Bay Colony is not a 55+ community. We found no age restriction in the 2003 Declaration, Articles, Bylaws or Rules, and the Declaration’s fair housing article and the Rules treat minors as ordinary occupants who must be supervised in common areas.
The recorded Declaration limits use to single-family occupancy and sets occupancy by bedroom count, and the Rules require adults to supervise minors on balconies, in the pool and spa areas, the exercise room, the social room and the elevators, with children under 12 barred from the exercise room unless accompanied. Nothing in those provisions sets a minimum age for owners or residents.
Article 23 of the Declaration and the Board’s own approval standard have to be read with the federal Fair Housing Act and Florida’s Fair Housing Act in Section 760.29. Neither the Board nor an agent may use age, family status or any other protected class as a reason to disapprove a buyer or a tenant, except in a community that qualifies for the statutory exemption for older persons, which the recorded documents do not claim.
The county roll lists owner mailing addresses in 11 states: 23 of the 39 parcels in Florida, 6 in New York, 2 in Michigan, and one each in Georgia, Kentucky, Tennessee, Wisconsin, Indiana, New Jersey, Illinois and Texas. Only 18 of the 39 have a homestead exemption, so 21 do not (54 percent). A missing exemption does not prove a second home, but the mailing addresses and the exemption count are consistent with a building where many owners live elsewhere part of the year.
A Marquesa owner may lease a residence only with Board approval and only once in any 12 consecutive months, for a term of 90 days to one year. The Board decides within 30 days of an application filed 30 days ahead, silence counts as approval, and the Pelican Bay Foundation adds its own lease packet and fee.
Article 16 of the Declaration allows a lease of 90 days to one year, no more than once in any 12 consecutive months, and bars rent-sharing and subleasing. The owner applies at least 30 days before the lease starts, the Board answers within 30 days, and silence is approval. The association may charge a transfer fee up to the legal maximum, none for a renewal, and may hold a security deposit of up to one month’s rent. Article 16.4 lists the grounds on which the Board may disapprove.
The 2003 Rules repeat the 30-day application and add that a lessee may have two cars and no pets, that the lease may not run past 12 months though the owner may seek an extension that the Board approves unless there is due cause, that a lessee may request the guest suite when the owner does not want it, that an owner who leases gives up the owner’s privileges at the building for the term, and that the owner is billed for any damage a lessee causes. The example in the Rules makes the once-a-year limit concrete: an owner who leases for January through March cannot lease again until the following January.
The Pelican Bay Foundation requires a lease application packet for any lease, with a non-refundable $500 fee, filed 30 days ahead, and allows a maximum of 2 ID cards for a lessee. The Foundation’s 2019 leasing amendment provides that no single-family dwelling unit may be leased more than two times in a calendar year unless a neighborhood covenant provides otherwise; we read it as aimed at single-family homes, and Marquesa’s own once-in-12-months limit is stricter in any case.
A buyer who wants a seasonal rental can lease a Marquesa residence once a year for three months or more, to a tenant without pets. A buyer who wants monthly or weekly rentals cannot do it here. Because the Board must approve each lease and the lessee cannot use the owner’s privileges, a Marquesa investment suits a patient owner, and its value is in the building, not in rental income.
A lease shorter than 90 days is not permitted by Article 16. That excludes weekly and monthly vacation rentals, and a buyer who intends to rent short term should look at a different Bay Colony building or community.
Selling a Marquesa residence with a tenant? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying to lease? Call Marc at (239) 287-5873, or read how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
Marquesa at Bay Colony allows one dog up to 15 inches at the shoulder, or two cats, plus up to two birds and fish, under Article 14.4 of the 2003 Declaration. Pets must be leashed or carried outside the residence, pets are not allowed in leased residences, and guests may not bring pets.
Article 14.4 permits a single dog no taller than 15 inches at the shoulder, or up to two cats, up to two birds and fish. Dogs and cats must be leashed or carried when they are outside the residence, and an owner who leases the residence may not allow any pet in it during the lease. The Declaration also bars guests from bringing pets.
The 2003 Rules describe the allowance as small domesticated pets, limited to one dog or two cats, two small caged birds and a reasonable number of tropical fish in one aquarium, none kept, bred or maintained for commercial purposes. Pets may be walked only outside the building, owners must clean up after them, pets may not be left on terraces or screened porches where noise bothers others, and no pets are permitted in the pool area. If a pet becomes an unreasonable annoyance in the sole opinion of the Board, the owner must remove it after written notice.
A buyer with a larger dog should ask the manager how the Board measures and enforces it before making an offer. We found no published exception process, and this page does not guess at one.
Federal and Florida fair housing law treat service animals and, in many cases, emotional support animals as accommodations, not pets, and the HUD Fair Housing Act overview describes the framework. A buyer or tenant who needs an assistance animal should raise it with the Board in writing, not rely on the pet limits above.
A tenant may not have any pet at Marquesa under both the Declaration and the Rules, with no exceptions in the 2003 Rules. Overnight guests may not bring pets under the Declaration.
A seller whose buyer has a dog should check the 15-inch limit and the one-dog rule before the contract is signed, and a seller who leases should tell prospective tenants about the no-pet rule at the first showing.
Marquesa’s Declaration limits each residence to single-family use, caps occupancy by bedroom count, and sets different guest rules for when the owner is present and when the owner is away. Related guests are unrestricted when the owner is absent; unrelated guests are limited to two stays of seven nights a year.
Article 14.1 limits occupancy by the number of bedrooms and uses a Primary Occupant concept for residences owned by entities, trusts and similar owners. It requires approval for permanent occupancy beyond 30 nights and allows a home office that does not change the character of the use. Read the article for the exact formula before you buy a two-bedroom-and-den residence for a larger household, because the bedroom count, not the den, is the starting point.
Article 15 sets no limit on non-overnight guests when the owner is in residence. Overnight guests are limited to 8 sleeping persons in a three-bedroom residence and 6 in a two-bedroom residence, and the 2003 Rules require every overnight guest other than family to be registered with the manager.
When the owner is absent, related overnight guests are unrestricted, and unrelated guests are limited to two occasions a year of seven consecutive nights each, with 10 days’ notice. The 2003 Rules add that everyone occupying the residence must be registered with the manager, identified and authorized by the owner in advance.
Each residence has two assigned garage spaces. The 2003 Rules ban overnight parking outside an approved space, require manager approval for overnight parking in a guest area, bar guest parking from serving as extra resident parking, send cleaners, tradespeople and delivery trucks to the service parking lot at the subcontractors’ entrance, and allow the association to tag and tow a violating vehicle at the owner’s expense.
The Rules make all common areas no-smoking areas, require footwear and cover-ups in the building, bar skates and ball play in common areas, bar items in the hallways, ban trash chute use from 8:00 p.m. to 8:00 a.m., bar glass in the chutes, and require recycling to be hand carried to the bins at the north end of the garage. Pool parties of more than five guests need management approval.
The Rules say Marquesa has no service elevators, require owners to schedule moves with the manager, ask for 48 hours’ notice so maintenance can pad the elevator, and charge damage from deliveries to the owner. Deliveries must be attended unless the owner has made arrangements with the manager.
For an owner who leaves for the summer, Article 11.1 requires a key with the association, the Rules require owners who leave for an extended period to close hurricane shutters or bring furniture and plants inside, and the guest rules for an absent owner apply. A seasonal owner should leave the manager written instructions, as the Declaration assumes.
Renovating a Marquesa residence requires the Board’s written approval under Article 9, a May through October season for extensive or heavy construction, a contractor who registers with the manager and keeps to weekday hours of 8:00 a.m. to 4:00 p.m., and sound-rated hard flooring approved in advance.
Article 9.3 requires Board approval for alterations, and Article 9.6 allows the Board to ask for sealed plans. Exterior changes also need the approval the Declaration requires for changes to common elements and limited common elements, and the Rules say permission will not be given to alter or modify the balconies. The Board interprets its own approval rules, so submit drawings and a contractor list before you order materials.
Article 9.3 sets May through October as the season for extensive or heavy construction, and the Board can waive it for an emergency. That rule means a renovation that starts in the fall may have to wait until May.
The 2003 Rules require a subcontractor to submit a list of workers and vehicles before work begins, keep licenses, insurance and workers’ compensation copies on site with the manager, park only in designated areas, sign in and out daily, receive an apartment key only and no common-area keys, return all equipment from the common areas each day, lay drop cloths on common-area carpeting, avoid smoking in common areas, and work between 8:00 a.m. and 4:00 p.m. on weekdays except in an emergency that the manager approves.
Article 9.5 sets sound-transmission ratings for hard floors, one for bathrooms and a higher one elsewhere, requires the Board’s pre-approval and allows an inspection. Ask the manager for the current rating figures and the approved underlayment list before you choose a floor, because the standard decides whether a product is allowed.
The 2003 Rules ask owners who add false walls or built-in cabinets to have their plans checked against sprinkler locations before building, which is cheaper than changing the work afterward. A fire protection contractor should see the plans before drywall goes up.
Collier County’s building permit rules apply to work inside the residence as they do anywhere in the county, and the public permitting portal is where a buyer checks permits for a specific address. We did not search permits residence by residence.
Section 4.18 of the Bylaws has the Board adopt shutter specifications covering color and style and bars the Board from refusing a conforming installation. An owner’s hurricane protection is the owner’s cost.
Selling a renovated Marquesa residence? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying and planning a renovation? Call Marc at (239) 287-5873, or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.
FEMA’s flood map, effective February 8, 2024, puts Marquesa’s building point in Zone AE at a base flood elevation of 10 feet, and the Declaration requires the association to insure the building to full replacement value less a deductible, with flood insurance listed as an optional coverage. Owners insure the interior items they own.
We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s address point for 8990 Bay Colony Dr and at four other points around the tower: offsets to the northeast and southwest of the footprint, the entrance drive to the west and the east lawn. All five fall in Zone AE, coastal floodplain, with a base flood elevation of 10 feet (NAVD88) on panel 12021C0377J, effective February 8, 2024. Flood zone lines can cross a site, so one set of points does not settle a residence’s zone, and flood panels vary by address across Pelican Bay.
FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year. Zone AE is a Special Flood Hazard Area, and FEMA’s flood-zones page defines the term. An elevation certificate for the specific residence or structure, from a surveyor, is the document an insurer and lender use, and a map point is not a substitute.
Collier County’s August 19, 2026 release says an updated Flood Insurance Rate Map is nearly complete, that the preliminary map was released March 20, 2025, that a 90-day appeal period begins August 19, 2026, and that the target for the new map to become effective is summer 2027, when new flood insurance requirements are applied. A target date can change. We did not compare Marquesa’s coordinates against the preliminary map and make no claim about a new zone; the county points to FEMA’s Map Service Center for the preliminary map.
The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Marquesa’s address. Marquesa’s own storm damage, repair cost and insurance claims are not in any public record we found, so we state none.
Article 12 requires the association to insure the building to full replacement value less a deductible, tells owners to insure the interior items they own, and lists flood insurance among optional other coverages. The association’s certificate of insurance, named-storm deductible and flood limit are not published on its public pages, so we state none; ask for the current certificate in the resale package and ask your own agent what the master policy does not cover.
A buyer should carry a homeowner’s policy for contents and improvements, ask a flood insurance agent for a quote on the specific residence, and hold a cushion for an assessment if a storm loss exceeds the master policy. Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.
Under Section 4.18 of the Bylaws the Board sets hurricane shutter specifications and may not refuse a conforming installation, and the 2003 Rules direct owners who leave for extended periods to close shutters or bring furniture and plants inside. An owner’s hurricane protection is the owner’s cost.
Article 13 calls damage “very substantial” when three quarters or more of the residences are uninhabitable. For lesser damage the association repairs, with a special assessment for any shortfall. After very substantial damage, rebuilding requires a 67 percent vote and the approval of the Bay Colony Design Review Committee, and the special assessment must also draw 67 percent against termination. The Bylaws’ emergency powers let the Board hold meetings on short notice and reserve funds during a hurricane warning, an evacuation order or a declared emergency.
Selling at Marquesa? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marquesa? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
Collier County lists Marquesa’s milestone inspection as completed. The certificate of occupancy is dated November 15, 1994, so under the county’s saltwater schedule the first inspection was due by December 31, 2024, and the county’s Milestone Map shows the cycle complete with the next inspection year 2034. The county holds the report; this page does not describe it.
Collier County’s Milestone Map lists the building at 8990 Bay Colony Dr with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2034, in Commissioner District 2. We do not print the permit number. The county’s January 2026 milestone list carries the building with a certificate of occupancy date of November 15, 1994; its due-date cell for that row reads January 1, 2004, which does not fit a 1994 certificate and the county’s own schedule, so we rely on the map and on the statute, not on that cell.
Section 553.899 requires a structural milestone inspection of a condominium building of three or more habitable stories at 30 years, or earlier where the local enforcement agency finds that proximity to salt water requires it, counted to December 31 of the year the building reaches that age, and every 10 years after. Phase one is a visual examination by a licensed architect or engineer; phase two is required if substantial structural deterioration is found. The inspector’s sealed report goes to the association and the building official.
The county set December 31, 2024 as the first deadline for buildings in its three-mile saltwater group with a certificate of occupancy before July 1, 1997. Adding 10 years gives 2034, which matches the next inspection year on the county’s map. Under a plain 30-year rule from 1994 the first date would be 2024 and the next 2034, so the two readings agree for Marquesa. The county’s map shows the cycle complete, so the inspection record exists at the county. We did not read the inspector’s summary and say nothing about what it found.
Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more stories, covering items such as the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing and windows, and requires the association to fund reserves for those items. The study is part of the resale package under Section 718.503, which gives a buyer seven days, excluding weekends and holidays, to cancel after receiving it.
We did not find a public Marquesa structural integrity reserve study or a public filing of one; searches returned only third-party sites that we do not cite. The Florida Division of Condominiums’ reporting page explains what associations file, and the resale package is where a buyer reads the study. We state the gap and do not guess at the study’s content.
The county clerk’s records list notices of commencement for work on the building, which we describe in the permits section. They show a roof replacement in April 2024, drywall repair in February 2024, cleaning and lining of the roof drain and soil stacks in September 2025, and metal framing repairs in December 2025. A notice of commencement names a scope of work; it does not say what an inspection found, and we draw no conclusion about the milestone report from it.
Milestone reports, reserve studies and estoppel certificates are association records. Sections 718.111 and 720.303 govern who may see official records, and we do not state what any Marquesa record contains. A buyer reads them in the resale package, before the cancellation window closes, with an engineer if the building matters to the decision.
An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and under the adjusted caps of the Florida Department of Business and Professional Regulation (DBPR) they are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, and the contract controls who pays.
Collier County Public Schools’ address lookup assigns Marquesa, at 8990 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. Assignment can change, so confirm with the district before you rely on it.
School | Level | 2026-2027 hours | Drive from Marquesa |
|---|---|---|---|
Sea Gate Elementary | Elementary | 8:25 a.m. to 2:55 p.m. | 8.8 minutes, 3.9 miles |
Pine Ridge Middle | Middle | 9:05 a.m. to 3:50 p.m. | 9.6 minutes, 4.4 miles |
Barron Collier High | High | 7:10 a.m. to 2:05 p.m. | 13.2 minutes, 6.1 miles |
We queried the district’s address lookup service for 8990 Bay Colony Dr on October 7, 2026 and got 40 matching address records, all with the same three assignments, which covers the building’s residence points and one more. Hours come from the district’s 2026-2027 student start and dismissal times page, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.
The district publishes a school grade table and an attendance-boundary page that lists any rezoning. Neither is a guarantee for a future year, and a buyer for whom a school matters should read the district’s current grades and call the district with the address before an offer.
Collier County also has charter, magnet and private schools, which this page does not rank. Buyers who want a specific school should verify admission rules directly with it.
Collier County’s records on Marquesa include a milestone permit record and a chain of recorded instruments from the 1994 Declaration to the 2024 certificate, along with notices of commencement for work on the building from 2005 to 2026. We did not search permits residence by residence.
The county’s Milestone Map carries a permit record for the building’s milestone inspection with the status “Milestone Completed.” We do not print the permit number. The record is the county’s own, and the milestone section above explains what it does and does not tell a buyer.
The clerk’s records list notices of commencement that name the scope of work on the building: exterior repainting in 2005; waterproofing of the lower deck in April 2012; fire alarm relay work in 2014; surface preparation, caulking and coating in 2015; a trellis in 2016; automatic doors at the front entry in 2020; fire relay work for lobby magnetic locks in October 2020; electrical and fire alarm upgrades in 2021; a fitness center renovation in October 2021; waterproofing of the lobby-level plaza deck in June 2022; a duplex booster pump in the garage pump room in January 2024; drywall repair in February 2024; a re-roof in April 2024; cleaning and lining of the roof drain and soil stacks in September 2025; metal framing repairs in December 2025; and a first-floor renovation of the office, mail facility, assembly spaces, kitchen, corridors, guest suite and restrooms in May 2026. A further notice in July 2026 concerns fire and security work, and its scope is not legible in the scan. We print no contractor names, and a few older notices were too faint to read, so this list is a floor, not a complete history.
The notices show an association that keeps recording building work every year or two, with deck waterproofing, roofing, fire and life safety, the lobby and the plumbing stacks all appearing between 2012 and 2026. We read that as evidence of ongoing maintenance, not of any particular condition, because a notice records that work is planned, not what a study found or what it cost.
The recorded instruments in the Collier County Clerk’s records are the 1994 Declaration, the surveyor’s estimate, the November 1994 amendment, the 1995 and 1996 amendments, the 1999 covenant, the two 2001 certificates, the 2003 restatement and the 2024 certificate, eleven in all. A title search will show all of them, and the Sources and Downloadable Documents sections link each one.
The Florida Division of Corporations record for The Marquesa at Bay Colony Condominium Association, Inc. shows the corporation as active, filed March 17, 1993, with its restated Articles of April 28, 2003 as the last event and annual reports through March 26, 2026. We do not print the officer names the record lists.
We did not find a published list of residence-level permits, a public special-assessment resolution or a public record of the building’s reserve balance. Ask the manager for the Board’s recent approvals and the contractor list when you request the resale package.
The county’s Vanderbilt Beach Road widening, east of US 41, is the project it announced this year. Bay Colony itself is built out, and we found no record of a new tower proposed beside Marquesa in the county releases we read; the Declaration records shared easements with adjoining condominiums.
Collier County’s July 6, 2026 release says the contractor was issued a notice to proceed to widen about 1.8 miles of Vanderbilt Beach Road, from just east of US 41 to east of Goodlette-Frank Road, from four to six lanes, a project of about $28.4 million expected to take two years, weather permitting. It is a corridor project east of US 41, not a project in Bay Colony.
Article 22 of the Declaration records cross-use easements for the shared entrance, driveway, garage exterior wall, parking and grounds with adjoining projects, with expenses split by unit count. A buyer who cares about what could change at the approach should ask the Bay Colony Community Association.
The May 2026 notice of commencement for a first-floor renovation is the most recent building project we found recorded, and a buyer should ask the manager about its scope, schedule and funding, because a project of that kind affects the lobby, mail room and guest suite and can affect a budget.
The county’s preliminary flood map review, described above, is the other change with a date attached, with a target effective date of summer 2027 that could move.
The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment, and it is the place to check for district projects on the Pelican Bay drainage, beach and landscape systems. We found no Marquesa-specific project there.
Marquesa is about six minutes from Mercato and Whole Foods and from the Pelican Bay Foundation’s Commons office, about eight minutes from Artis Naples and Waterside Shops, 9.7 minutes from NCH North Naples Hospital, 18.6 minutes from the Naples Airport and 38.2 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.
Destination | Minutes | Miles |
|---|---|---|
Pelican Bay Community Center | 3.9 | 1.1 |
The Commons, Pelican Bay Foundation office | 5.8 | 2.0 |
Mercato and Whole Foods | 6.8 | 2.1 |
Artis Naples | 7.7 | 3.4 |
Waterside Shops | 8.4 | 3.6 |
Sea Gate Elementary | 8.8 | 3.9 |
Pine Ridge Middle | 9.6 | 4.4 |
NCH North Naples Hospital | 9.7 | 4.0 |
Barron Collier High | 13.2 | 6.1 |
NCH Baker Hospital | 16.6 | 8.0 |
Fifth Avenue South | 17.3 | 8.5 |
Naples Airport | 18.6 | 9.5 |
Southwest Florida International Airport | 38.2 | 26.4 |
The times are routing estimates from the Open Source Routing Machine at free-flow, off-peak speeds, measured from the county’s building point to each destination as geocoded by the Census Bureau or OpenStreetMap, so season, traffic and the Bay Colony gate add to them. Use them to compare destinations, not to schedule a flight.
Bay Colony has a staffed private entry, and the Pelican Bay Foundation runs a tram inside the community. Guest access and gate procedures are the Bay Colony Community Association’s and the building’s, and we found no published procedure.
For an owner who leaves for the summer, Article 11.1 requires the owner to leave a key with the association, the Rules require shutters closed or furniture brought inside, and the guest limits in Article 15 apply when the owner is absent. A seasonal owner should leave the manager written instructions, as the Declaration’s absence rules assume.
Selling at Marquesa? Request a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marquesa? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Marquesa at Bay Colony is one of the older and smaller towers in the seven-building table below, and it is one of two with no MLS closing in the last 12 months, alongside Windsor. Over 60 months its median is $2,350,000 on five closings, below the 12-month roster medians of the five towers that did sell.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Every closing count below covers the 12 months to our October 2026 pull from our building roster, and a count under 10 is a small sample. We re-pulled only Marquesa and Windsor for this page; the other six rows are roster figures, so the Marquesa row also shows its 60-month figures for scale. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll.
Building | Units | Product | Year built | 12-month closings (n) | 12-month median |
|---|---|---|---|---|---|
Marquesa (this page) | 39 | High-rise, preserve view | 1994 | 0 (5 in 60 months, small sample) | None (60-month median $2,350,000) |
31 | High-rise (21 stories), Gulf-front | 1998 | 0 (6 in 60 months, small sample) | None (60-month median $11,250,000) | |
74 | High-rise, Gulf-front | 1991 | 8, small sample | $2,887,500 | |
69 | High-rise (20 stories), preserve and bay view | 2000 | 5, small sample | $2,900,000 | |
65 | High-rise, preserve and bay view | 1999 | 3, small sample | $3,400,000 | |
74 | High-rise (20 stories), Gulf-front | 1992 | 5, small sample | $5,255,000 | |
75 | High-rise (22 stories), Gulf-front | 1997 | 6, small sample | $5,050,000 |
Windsor at Bay Colony is Marquesa’s closest rival on the numbers and on the roster: a Gulf-front high-rise of 31 units built in 1998 against Marquesa’s 39 units built in 1994, and both had no closing in the last 12 months. Windsor’s 60-month median is $11,250,000 against Marquesa’s $2,350,000, a gap that reflects Windsor’s 6,085 to 8,850 square foot residences and Gulf frontage. The full side-by-side is in the Marquesa vs Windsor section below.
Salerno at Bay Colony (5 closings, $2,900,000 median) and Toscana at Bay Colony (3 closings, $3,400,000) are the other towers on our roster that face preserve and bay, and Trieste at Bay Colony is the third. Their 12-month medians are $550,000 and $1,050,000 above Marquesa’s 60-month median of $2,350,000, gaps that mix building age, residence size, window length and sample size, so we do not attribute them to any one cause. The three buildings sit along the same stretch of Bay Colony Dr, and the roster addresses run 8930 for Salerno, 8960 for Toscana and 8990 for Marquesa.
The Gulf-front towers with 12-month closings are Contessa (8 closings, $2,887,500 median), Carlysle (5, $5,255,000) and Biltmore (6, $5,050,000). Marquesa’s 60-month median is $537,500 below Contessa’s 12-month median, $2,905,000 below Carlysle’s and $2,700,000 below Biltmore’s. The windows differ, so these are scale comparisons, not rankings. Contessa, at $2,887,500, is the Gulf-front exception.
Marquesa belongs to the Bay Colony row of eleven condominium towers, six on the Gulf and five facing preserve and bay, and Bay Colony belongs to the Pelican Bay Foundation. For a buyer comparing a Bay Colony tower with a building elsewhere in Pelican Bay, the distinguishing facts are the Beach Club, the gates and the Bay Colony charges, which the table above does not show.
Selling a Marquesa residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Marquesa? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.
Marquesa and Windsor are both Bay Colony high-rises with fewer than 40 residences, but Marquesa is the 1994 preserve-view tower and Windsor the 1998 Gulf-front tower. Over 60 months Marquesa’s median is $2,350,000 on 5 closings against Windsor’s $11,250,000 on 6, and neither had a closing in the last 12 months.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample. Two of Windsor’s closings were entered after closing; they count in Windsor’s prices, ranges and volume and are left out only of its days on market and sale-to-list.
What you are comparing | Marquesa at Bay Colony | Windsor at Bay Colony |
|---|---|---|
Street | Bay Colony Dr (8990) | Bay Colony Dr (8477) |
Year built | 1994 | 1998 |
Product on our roster | High-rise, preserve view | High-rise (21 stories), Gulf-front |
Residences on the 2026 roll | 39 | 31 |
Heated area on the roll | 2,005 to 3,713 sq ft, median 2,500 | 6,085 to 8,850 sq ft, median 6,155 |
County milestone status | Completed, next inspection 2034 | Not read for this page; see Windsor’s page |
Closings, last 12 months (MLS) | 0 | 0 |
Closings, last 24 months (MLS) | 5, small sample | 5, small sample (2 entered after closing) |
Median sold, last 24 months | $2,350,000 (n=5) | $10,000,000 (n=5) |
Closings, last 60 months (MLS) | 5, small sample | 6, small sample (2 entered after closing) |
Median sold, last 60 months | $2,350,000 (n=5) | $11,250,000 (n=6, mean of the middle pair $10,000,000 and $12,500,000) |
Price range, last 60 months | $1,870,000 to $5,550,000 | $9,014,000 to $19,500,000 |
Volume, last 60 months | $14,770,000 | $76,414,000 |
Median price per sq ft, last 60 months | $1,147 (n=5) | $1,849 (n=6) |
Median days on market, last 60 months | 113 (n=5) | 67 (n=4) |
Sale-to-list, last 60 months | 93.7 percent (n=5) | 81.2 percent (n=4) |
County qualified sales, 2025 | 5, median $2,350,000 | 5, median $10,000,000 |
Listed on October 7, 2026 | Three active, median list $2,495,000 | One active, $10,250,000 (6,085 sq ft, 264 days) |
Months of supply, 12-month pace | Not defined (no 12-month closings) | Not defined (no 12-month closings) |
Leasing | Once in 12 months, 90-day minimum, Board approval | Not read for this page; see Windsor’s page |
Over 60 months Windsor’s median is $8,900,000 higher ($11,250,000 less $2,350,000), or 4.8 times Marquesa’s, and its median price per square foot is $702 higher ($1,849 less $1,147, or 61.2 percent). The difference is mostly size: Windsor’s median heated area on the roll is 6,155 square feet, 2.46 times Marquesa’s 2,500. Marquesa’s sellers kept more of the final list price at the median, 93.7 percent against 81.2 percent (12.5 points), though Windsor’s sale-to-list is measured on four sales and Marquesa’s on five. Windsor’s median days on market was shorter, 67 against 113. Windsor’s 60-month range spans $10,486,000 ($9,014,000 to $19,500,000), and Marquesa’s spans $3,680,000.
Marquesa suits a buyer who wants a small 1994 tower with only three residences per floor, a recorded and fully readable 2003 Declaration, a price band that starts below $2,000,000 and has a median near $2,350,000, and residences of 2,005 to 2,610 square feet in most stacks. It also suits a buyer who accepts a Board approval with a 45-day clock for the privacy of a 39-owner building.
Windsor at Bay Colony suits a buyer who wants direct Gulf frontage and residences of 6,085 square feet and up, and who is prepared to pay $9,014,000 to $19,500,000 for them on the 60-month record. Windsor’s milestone status and its leasing and pet rules are on its own page, and we do not state them here.
Two small samples and two 60-month windows cannot tell you what your residence is worth, because one tower’s price depends on the size, the den, the floor, the view and the condition of the individual residence. Ask for the specific comparable sales, and ask us to read the documents of either building with you.
Owner at Marquesa? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Marquesa? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.
Owning at Marquesa at Bay Colony gives you a small 39-residence tower with a readable 2003 Declaration, three residences per floor and a completed milestone cycle, in exchange for a very thin market, a Board approval on every sale and lease, and published Rules that are 20 years old.
Marquesa is not the building for a buyer who wants Gulf frontage from the residence, a short-term rental, a large dog or a purchase that must close in under seven weeks. A buyer in any of those groups should compare the Gulf-front towers or a different community.
Closing a sale at Marquesa at Bay Colony involves Florida’s documentary stamp tax on the deed, which the seller customarily pays at $0.70 per $100 under Section 201.02, an estoppel certificate, and the Pelican Bay Foundation’s $15,000 resale capital assessment, which the buyer pays for deeds recorded on or after October 1, 2026.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Marquesa’s 60-month median of $2,350,000 (n=5), that is 23,500 hundreds times $0.70, or $16,450. At the 60-month low of $1,870,000 it is $13,090, at the 60-month high of $5,550,000 it is $38,850, and at the median active list price of $2,495,000 it is $17,465. In Collier County the seller customarily pays this tax, and the contract controls.
In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.
Section 718.116(8), Florida Statutes, caps the condominium’s estoppel fee at $299, plus $119 if expedited and a further $179 if the residence has delinquent amounts. Under the Florida DBPR adjusted caps, those figures are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, a seller cost. Marquesa’s own estoppel fee is not published, and the contract controls who pays.
The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1, to $15,525 on October 1, 2027 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date. The Foundation also charges a seller $500 if resident ID cards are not returned.
The Declaration lets the association charge a transfer fee up to the maximum Florida law allows for a sale and for a lease, with none for a lease renewal. Ask the manager for the current fee when you submit the approval package.
A Marquesa contract should carry the Board’s 45-day approval window under Article 17, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of any October 1 assessment step. If the Board disapproves and the owner has demanded a purchaser, add the 45-day closing window for the association’s furnished purchaser.
Selling at Marquesa? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Marquesa? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.
If you own at Marquesa at Bay Colony and are thinking about a sale, you are selling into a 39-residence tower that closed 5 sales in 60 months at a $2,350,000 median, none in the last 16 months, to a buyer who will read the milestone record, flood map and Declaration first, through a Board approval on a 45-day clock.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Marquesa is a building where the size, the den, the floor and the condition of the individual residence decide the price, because the same tower sold residences between $1,870,000 and $5,550,000 in 60 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Marquesa listing along with the document file a Marquesa buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 60 months Marquesa at Bay Colony has seen 5 resales in the Southwest Florida MLS (pulled October 7, 2026). Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Marquesa has 39 parcels, and no sales in 12 months means a buyer compares your residence with the three other listings and with five closings that are 16 months old or older. The 60-month file shows the price depends on the individual residence: three 2,005 square foot residences closed at $2,700,000, $1,870,000 and $2,300,000 in 2025. We price a Marquesa residence against the closings of the same size and den count, adjusted for condition, floor and view, and we set the list price against the competing listings, because the one sale that took 264 days, a 2,610 square foot residence, closed at 98.1 percent of its final list, and the quickest sale, at 30 days, closed at 92.6.
Every Marquesa sale needs the Board’s prior written approval under Article 17, and the Board has 45 days from the notice and all requested information to decide. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least seven weeks out.
Start with a free Marquesa at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Marquesa closings that fit your residence: the same size, the same den count and the same condition. An automated estimate cannot tell one 2,005 square foot residence from another when recorded sales of the same size span $830,000. We price to the difference, and a dedicated Marquesa at Bay Colony seller page is planned for owners who want the full plan in one place.
(239) 898-6072, text or call. Confidential conversations welcome.
The data does not point strongly either way. Three listings are active and no residence has closed in 16 months, so a buyer has choice and a seller has little recent evidence; the 2,005 square foot listing at $2,250,000 sits below the $2,300,000 and $2,700,000 closings of the same size, and the 2,610 square foot listing at $2,495,000 is $145,000 above the sale of that size at $2,350,000. Five sales are a small sample, and we would list a Marquesa residence at a price that matches the closings of the same size, not at an aspirational number.
Against the closings of the same size and den count. The MLS shows 2,005 square foot residences at $1,870,000 to $2,700,000, a 2,610 square foot residence at $2,350,000 and a 3,699 square foot penthouse at $5,550,000, so the size group and the den matter more than the building median.
Yes. Article 17 of the Declaration requires the Board’s prior written approval of every sale, and a transfer made without it is voidable. Give the Board the complete package at the start of the contract.
The milestone record, the flood zone, the insurance certificate and the fee stack. Have the resale package, the estoppel certificates and the Board approval timeline ready before the first showing.
Yes, subject to the lease. A Marquesa lease runs 90 days to one year under Article 16, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.
The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.
Marquesa owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Marquesa’s recorded Declaration, Articles, Bylaws and Rules, the county’s milestone record and every MLS closing in five years before writing this guide, and we list below what we could not source.
McGreevy and Comisar are the Domain Realty team behind this Marquesa guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Pelican Bay and Bay Colony market that Marquesa sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Marquesa page the credential that matters more is narrower than any award: in the last 12 months we tracked every Marquesa closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the association’s recorded documents in full.
McGreevy and Comisar is a top-reviewed Marquesa realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Tim Goff, 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
Selling a Marquesa home? Get a free Marquesa home valuation, or call Jesse direct at (239) 898-6072.
Buying at Marquesa? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For owners and buyers elsewhere in Pelican Bay, start with selling a Pelican Bay home, a Pelican Bay home valuation or buying a home in Pelican Bay, and see our Naples guide.
These are the questions buyers ask us before they tour Marquesa at Bay Colony, answered from the association’s recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a buyer knows what to ask for and what the record shows before an offer.
Marquesa is a 39-residence condominium tower inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Declaration was recorded in October 1994 and restated in 2003, and the Bay Colony Community Association describes it as sitting at the edge of a native bird rookery with only three residences per floor.
The building is at 8990 Bay Colony Dr, Naples, FL 34108. Collier County’s tax roll files it as “MARQUESA AT BAY COLONY, THE A CONDOMINIUM,” so a roll search for the street address or for Marquesa at Bay Colony finds it.
No. Marquesa at Bay Colony is its own condominium with its own Declaration and its own Florida corporation, The Marquesa at Bay Colony Condominium Association, Inc. Marquesa Royale at Tiburon is a separate condominium in Naples, and Marquesa Plaza LLC is a company on file with the Florida Secretary of State, so a buyer searching records should use the full name and the address.
The Declaration describes 39 residences, with one vote each, and the 2026 county roll lists 39 condominium parcels. Two are penthouses, and one is a ground-level residence.
The Declaration’s text states no story count. The county’s address file numbers residence levels 1 to 12, 14 and 15 with no level 13, and the Declaration’s plat schedule lists floors through a 15th floor, so our reading is a garage level plus 15 numbered levels without a 13th. Treat that as our reading, not a recorded figure.
The county roll shows 12 residences at 2,500 square feet, 12 at 2,005, 13 at 2,610 and two penthouses at 2,592 and 3,713. The MLS reported 2,005, 2,610 and 3,699 square feet on the five closings in the last 60 months.
Our roster product line is a high-rise with a preserve view, and the Bay Colony Community Association places the building at the edge of a native bird rookery, a short walk from two miles of Gulf beach front. It is not a Gulf-front tower, and the view from a given floor and stack should be checked in person.
The Southwest Florida MLS shows five closings in the last 60 months, all between January 2 and May 28, 2025, at prices of $2,700,000, $5,550,000, $1,870,000, $2,300,000 and $2,350,000, a median of $2,350,000. There were none in the last 12 months.
Three residences were active on October 7, 2026, at $2,795,000 for 2,500 square feet, $2,495,000 for 2,610 and $2,250,000 for 2,005, a median list price of $2,495,000. Prices per square foot at list run $956 to $1,122.
On the 60-month record Marquesa’s $2,350,000 median is below the 12-month medians of Contessa, Salerno, Toscana, Carlysle and Biltmore on our roster, and far below Windsor’s $11,250,000. The windows differ and every sample is small, so we read it as a lower entry price, not as proof of value; the building’s age, size and view explain part of it.
The association does not publish its assessment, so we state none. The statutory resale package carries the budget for a specific residence, and a buyer should read it before the seven-day cancellation window closes.
The Foundation’s FY2027 assessment is $3,435 per unit ($2,180 operating, $497 replacement reserve and $758 bulk media), billed to the condominium association and carried in its budget. The Foundation’s budget package counts 7,227 assessable units.
It is a Foundation charge paid by the buyer for deeds recorded on or after October 1, 2026, and it rises 3.5 percent a year from October 1, 2027, to $15,525. The recording date decides which amount applies, not the contract date.
No. The Foundation’s 2026-2027 estoppel form says it does not require approval of a transfer and has no right of first refusal. The Marquesa association does require approval under Article 17 of its Declaration.
Yes. Article 17 requires the Board’s prior written approval of every sale, the Board decides within 45 days of the notice and all information it requests, and it may interview the buyer and run credit and criminal checks. Call Marc at (239) 287-5873 if you want to walk through the timeline before you write an offer.
The Board may disapprove only for good cause, by a majority of the whole Board, on the grounds Article 17.4.3 lists. If the owner has demanded it, the association must furnish an approved purchaser at the contract price or at a fair market value set by two appraisers, paid in cash, and if it furnishes none the sale is deemed approved.
Yes, with Board approval. Article 16 allows one lease in any 12 consecutive months, for 90 days to one year, with an application 30 days ahead, no subleasing, no pets, and no short-term rentals.
No. We found no age restriction in the recorded Declaration, Articles, Bylaws or Rules.
One dog up to 15 inches at the shoulder, or up to two cats, plus up to two birds and fish, under Article 14.4. Pets must be leashed or carried outside the residence, and guests may not bring pets.
When you are present, there is no limit on day guests, and overnight guests are capped at 8 in a three-bedroom residence and 6 in a two-bedroom residence. When you are away, related overnight guests are unrestricted and unrelated guests are limited to two stays of seven nights a year, with 10 days’ notice.
Article 14.1 sets occupancy by bedroom count under a Primary Occupant rule, and permanent occupancy beyond 30 nights needs approval. Read the article for the formula before you buy for a larger household.
Yes, with the Board’s written approval under Article 9. Extensive or heavy construction is limited to May through October, contractors work weekdays 8:00 a.m. to 4:00 p.m. under the 2003 Rules, and hard floors need sound-rated underlayment and pre-approval.
The 2003 Rules describe a pool, a spa and saunas, an exercise room, a social room and one guest suite, and the recorded work includes a fitness center renovation in 2021 and a first-floor renovation in 2026 that includes the guest suite. Current hours and fees are not published.
Two assigned garage spaces, plus a storage locker, under Article 8.4. The 2003 Rules let an owner rent a second space to others through the manager and ask an owner with more than two cars to request a rental space.
FEMA’s map at five points around the tower shows Zone AE with a base flood elevation of 10 feet (NAVD88), panel 12021C0377J, effective February 8, 2024. A preliminary updated map is under review, with a target effective date of summer 2027, and an elevation certificate for the residence is the document an insurer uses.
Article 12 lists flood insurance among optional coverages for the association, and a lender may require it for your mortgage regardless. Ask a flood insurance agent for a quote on the specific residence.
Collier County’s Milestone Map lists it as “Milestone Completed” with the cycle complete and the next inspection year 2034. We have not read the report and do not describe it.
We found no public special-assessment resolution. The resale package and the estoppel are where a buyer finds out, and a buyer should hold a cushion because the Declaration contemplates special assessments and Florida’s recent condominium laws raised funding requirements.
Collier County Public Schools assigns 8990 Bay Colony Dr to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. Confirm with the district before you rely on it.
The Bay Colony Community Association says Marquesa is a short walk from two miles of secluded Gulf beach front. By car, free-flow estimates are 6.8 minutes to Mercato and Whole Foods, 8.4 to Waterside Shops, 17.3 to Fifth Avenue South, 18.6 to the Naples Airport and 38.2 to Southwest Florida International.
Plan on more than seven weeks from contract to closing: the Board has 45 days to decide after it has all the information, and the buyer has a seven-day cancellation window after receiving the resale package. A closing date set before that clock ends risks an extension.
The 2003 Amended and Restated Declaration with its Articles, Bylaws and Rules, the April 2024 Certificate of Amendment, the budget, the estoppel certificates, the insurance certificate, the milestone summary and the structural integrity reserve study. The Downloadable Documents section links the recorded ones.
The buyer customarily pays the owner’s title policy and the Foundation’s $15,000 resale capital assessment, plus the Board’s transfer fee, whose amount is not published. The seller customarily pays the deed’s documentary stamps, $16,450 at the 60-month median price. Read how we represent buyers in Southwest Florida for how we handle the closing calendar.
We are, and the case is the record on this page: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and a Marquesa read built from the building’s own documents. Call Marc at (239) 287-5873 for a buyer consultation.
These are the questions Marquesa owners ask us before they list, answered from the association’s recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so an owner knows what a buyer will see and what a sale will cost before the first showing.
It depends on the size, the den, the floor, the view and the condition. The MLS shows 2,005 square foot residences at $1,870,000 to $2,700,000, a 2,610 square foot residence at $2,350,000 and a 3,699 square foot penthouse at $5,550,000 over 60 months, so a free valuation against the closings of your size is the right starting point. Get a free Marquesa home valuation.
The 60-month median is $2,350,000 on five closings, a small sample, with no closings in the last 12 months. The mean of the five prices is $2,954,000, and the median price per square foot is $1,147 (n=5).
The median days on market over 60 months is 113 (n=5), with sales at 30, 50, 113, 134 and 264 days. Speed varied with the individual residence, not with the season.
The median sale-to-list ratio is 93.7 percent (n=5), and the five ratios run from 92.2 to 98.1 percent. In aggregate the five sales brought $14,770,000 against $15,730,000 in final list prices, 93.9 percent.
We do not know, and the MLS does not say. The last closing was May 28, 2025, 497 days before our October 7, 2026 pull, and three residences are listed now. A thin building can go quiet for a year, and listings that stay above the closings of their size tend to wait.
The evidence is thin. Three listings are active, none has closed in 16 months, and the median list price of $2,495,000 is $145,000 above the 60-month sold median. Price a residence to the closings of its own size and expect negotiation.
Against the closings of the same size and den count, adjusted for condition, floor and view, and against the other active listings. The 2,005 square foot residences closed at $933, $1,147 and $1,347 per square foot, so the price per square foot spread is itself a warning against a single-number estimate.
The five closings were in January, February, April and May, and the Bay Colony season runs from November through April, but five sales are too few to draw a seasonal rule. Talk to Jesse about timing for your residence.
The milestone record, the flood zone, the insurance certificate and the fee stack. Have the resale package, the estoppel certificates and the Board approval timeline ready before the first showing.
Yes. Article 17 requires the Board’s prior written approval of every sale, and a transfer made without it is voidable. Give the Board the complete package at the start of the contract.
Up to 45 days from the notice and all the information it asks for. The Board may interview the buyer and run credit and criminal checks, so a complete package early is the best way to shorten the clock.
If the Board disapproves a buyer and the owner demands it, the association must furnish an approved purchaser, possibly itself, at the contract price or an arbitrated fair market value, paid in cash. A seller should treat the clause as a remedy that protects the owner’s price, not as the plan.
No. The Board may disapprove only for good cause, by a majority of the whole Board, on the grounds Article 17.4.3 lists, and not on any ground that fair housing law forbids.
Yes, with the Board’s process. A gift needs 45 days’ notice to the Board, and on a devise or inheritance the Board cannot deny a spouse or a blood or adopted relative. The Foundation exempts some gifts and inheritances from its resale capital assessment for a $1,000 processing fee.
The buyer pays it for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. Because the recording date decides, a closing that slips past October 1 changes the amount.
Customarily the deed’s documentary stamps at $0.70 per $100, which is $16,450 at the 60-month median price of $2,350,000, the Foundation’s $250 estoppel (plus $100 to expedite), the condominium’s estoppel fee, and your broker’s commission by agreement. The contract controls.
No. In Collier County the buyer customarily pays for the owner’s title policy and picks the closing agent, and we do not list it as a seller cost.
Florida caps the condominium’s fee at $250, plus $100 to expedite and $150 if there are delinquent amounts, and under the Florida DBPR adjusted caps they are $299, $119 and $179. The Foundation’s estoppel is $250, plus $100 to expedite.
The statutory package under Section 718.503: the Declaration, Articles, Bylaws and Rules, the budget and financial statement, the frequently asked questions sheet and the milestone and reserve study documents that apply. The buyer has seven days after receiving it to cancel.
Section 689.302 requires the flood disclosure at or before the time the sales contract is executed. Read Section 689.302 for what the disclosure covers and attach it to the contract.
Yes, subject to the lease. A Marquesa lease runs 90 days to one year, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.
Only once in any 12 consecutive months, with Board approval, and the Foundation requires its lease application and a $500 fee. A buyer who plans to rent from day one should confirm the calendar with the Board.
The Foundation charges a seller $500 if resident ID cards are not returned. Return them before closing.
Yes. The one-dog limit with a 15-inch height cap under Article 14.4 can decide whether a buyer with a dog can buy, so state the pet limit in the listing.
We found no published showing or open house rule. The 2003 Rules require everyone occupying a residence to register with the manager, and current Rules may differ, so ask the manager before you schedule either.
An unapproved alteration can hold up a sale because Article 9 requires approval and the buyer will ask. Ask the manager for the approval record before you list, and if it is missing, ask the Board for a retroactive approval.
The county lists the cycle complete with the next inspection in 2034, so a buyer will find a completed record. The report itself is an association record that a buyer reads in the resale package.
Not required to sell, but a buyer’s insurer may ask for one, and the flood map shows Zone AE at the building. If you have one, put it in the resale package.
Then your comparables are thinner, and the pricing has to lean on the Declaration’s share table, the roll’s heated area and sales of the nearest size. The only penthouse sale in the file is the $5,550,000 closing of a 3,699 square foot residence, and no 2,500 square foot residence closed in 60 months.
With the document file a buyer’s lender and attorney ask for in week one, the building’s milestone and flood facts, the Board timeline and the comparable closings of your size. Jesse leads the listing and the team’s reach is described above.
Write the closing date at least seven weeks out, and use an extension clause in the contract. A closing set inside the clock is the most common way a Marquesa sale slips.
Request a free home valuation or call Jesse direct at (239) 898-6072. Confidential conversations welcome.
We are, and the case is the record on this page: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and over $900 million in personal sales between Jesse and Marc. Call Jesse direct at (239) 898-6072.
Every Marquesa at Bay Colony fact on this page comes from the association’s recorded documents or published page, a state, county or federal record, the Collier County Property Appraiser, 2026 tax roll and recorded-sales file through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. The Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site, and the MLS is cited as Southwest Florida MLS.
The Marquesa documents below are official public records and published association documents, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open at the Collier County Clerk, statutes open at the Florida Senate, and county records open at Collier County.
Document | Issued by | Open it |
|---|---|---|
Amended and Restated Declaration, Articles, Bylaws and Rules (2003), OR 3274, Page 584 | The Marquesa at Bay Colony Condominium Association, via Collier County Clerk | |
Declaration of Condominium (October 17, 1994), OR 1994, Page 1925 | Collier County Clerk of Courts | |
Amendment substituting the as-built plot plan (1994), OR 2005, Page 44 | Collier County Clerk of Courts | |
Certificate of Amendment (March 2001), OR 2795, Page 3311 | Collier County Clerk of Courts | |
Certificate of Amendment (May 2001), OR 2830, Page 1453 | Collier County Clerk of Courts | |
Certificate of Amendment (April 3, 2024), OR 6345, Page 656 | Collier County Clerk of Courts | |
The Marquesa page | Bay Colony Community Association | |
Estoppel certificate form, fiscal year 2026-2027 | Pelican Bay Foundation | |
Lease Application Packet 2027 | Pelican Bay Foundation | |
Milestone buildings by year and reference number (January 2026) | Collier County | |
Three-mile saltwater boundary for milestone inspections | Collier County | |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
Section 718.503, disclosure prior to sale | Florida Senate | |
Section 718.116, assessments and estoppel certificates | Florida Senate | |
Section 553.899, mandatory structural inspections | Florida Senate | |
Florida Division of Corporations record, The Marquesa at Bay Colony Condominium Association, Inc. | Florida Division of Corporations |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Marquesa at Bay Colony. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
1,500 people live in Bay Colony - Marquesa, where the median age is 74 and the average individual income is $196,487. 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.
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There's plenty to do around Bay Colony - Marquesa, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including The Sushi Bar, NoJo Greens, and MrBeast Burger.
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| Dining | 0.4 miles | 0 reviews | 0/5 stars | |
| Dining | 0.72 miles | 0 reviews | 0/5 stars | |
| Dining | 0.72 miles | 0 reviews | 0/5 stars | |
| Dining | 0.72 miles | 2 reviews | 5/5 stars | |
| Dining | 0.82 miles | 0 reviews | 0/5 stars | |
| Shopping | 0.4 miles | 0 reviews | 0/5 stars | |
| Active | 0.39 miles | 0 reviews | 0/5 stars | |
| Active | 0.41 miles | 10 reviews | 2.8/5 stars | |
| Active | 0.58 miles | 1 review | 5/5 stars | |
| Active | 0.58 miles | 0 reviews | 0/5 stars | |
| Active | 0.6 miles | 7 reviews | 3.9/5 stars | |
| Active | 0.72 miles | 0 reviews | 0/5 stars | |
| Active | 0.72 miles | 0 reviews | 0/5 stars | |
| Active | 0.72 miles | 0 reviews | 0/5 stars | |
| Active | 0.72 miles | 0 reviews | 0/5 stars | |
| Active | 0.72 miles | 0 reviews | 0/5 stars | |
| Active | 0.8 miles | 22 reviews | 4.5/5 stars | |
| Nightlife | 0.83 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.39 miles | 1 review | 1/5 stars | |
| Beauty | 0.87 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.92 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.95 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.95 miles | 1 review | 3/5 stars | |
| Beauty | 0.98 miles | 0 reviews | 0/5 stars | |
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Bay Colony - Marquesa has 852 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Bay Colony - Marquesa do for work — and how long it takes them to get there. 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.
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
