Pelican Bay - Montenero
Montenero is a 20-story Gulf-front condominium tower of 133 residences at 7575 Pelican Bay Blvd, Naples, built in 2001, with 18 sales in 24 months and four zero-day contracts in 12. Sell or buy with McGreevy and Comisar.
Montenero is a 20-story Gulf-front condominium tower of 133 residences at 7575 Pelican Bay Blvd, Naples, built in 2001, with 18 sales in 24 months and four zero-day contracts in 12. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Montenero is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is one 20-story Gulf-front tower of 133 residences at 7575 Pelican Bay Blvd, declared in 2001, with residences from 2,675 square feet to more than 6,700 square feet and a market that moves in two speeds: four of the nine Montenero sales in the last 12 months went under contract the day they were listed.
McGreevy and Comisar are the team Montenero owners call to sell and the team Montenero buyers call to read the building before they bid. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they are Top 1% Real Estate Agents Nationally Since 2008.
Montenero at Pelican Bay is not Montenero, L.L.C., an inactive Florida limited liability company dissolved in 2020 and based in Atlantic Beach, and it has no connection to “Montenero of Pelican Bay”, a grooming brand that shares the name. The condominium is run by The Montenero at Pelican Bay Condominium Association, Inc., a Florida not-for-profit corporation, Sunbiz document N99000000366, filed in 1999 and active today.
This page goes deeper on Montenero than any other source we know of. It is built from the recorded Declaration of Condominium (Official Records Book 2864, Page 707) and the 2020 Amended and Restated Declaration (Official Records Book 5757, Page 434), the recorded rules, amendments and certificates in between, the Collier County Clerk’s index of every instrument recorded against the building, the Collier County Property Appraiser, 2026 tax roll, Collier County’s milestone inspection map, FEMA’s flood map queried at eight points around the building, and the Southwest Florida MLS, pulled October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Montenero because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Montenero market read built on all 33 Southwest Florida MLS closings of five years and the building’s recorded documents.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
If you’re searching for the best realtor for Montenero in Pelican Bay, Naples, whether you’re ready to sell your Montenero 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.
Recent Montenero track record (last 12 months): In the last 12 months Montenero has seen 9 resales in the Southwest Florida MLS (pulled October 7, 2026, closings dated October 8, 2025 to October 7, 2026), at a median sold price of $3,000,000 and a highest-priced sale of $3,800,000. Nine sales is a small sample, so the market section below leads with the 24-month window, the first with ten or more closings: 18 closings at a median of $2,675,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Montenero sellers: the building rewards pricing from the same-size evidence. Four of the nine sales in the last 12 months had a recorded 0 days on market and closed at a mean of 96.8 percent of list, while the other five took 49 to 343 days. A Montenero sale also needs the Board’s written approval under Section 15 of the 2020 Declaration, a step the sale calendar has to carry from day one.
For Montenero buyers: the first question is which of the building’s size classes you are buying, because Collier County’s roll shows 133 residences in five standard sizes, two one-off sizes and eleven combined residences, and the sales do not follow a single price per square foot. The second is the building’s flood position and its milestone status, both answered below from public records. Buyers comparing the best real estate agents in Naples should ask each one to answer those questions for a specific Montenero residence.
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Selling your Montenero home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Montenero? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Living in Montenero means a Gulf-front residence of 2,675 square feet or more in a 20-story tower of 133 homes, with a 24-hour manned front desk, a theater room, guest suites, a pool and spa, a fitness center, two assigned garage spaces per residence and a tram path behind the building to the Pelican Bay Foundation’s private beach.
Montenero sits on the Gulf side of the community’s preserve and boardwalk system. What follows is what daily life looks like, drawn from the recorded Declaration, the 2002 recorded rules, the Pelican Bay Foundation’s own community map description and the county’s records.
Montenero at Pelican Bay, a Condominium, is one 20-story tower with 133 residences and the street address 7575 Pelican Bay Blvd, Naples, FL 34108. The Collier County Property Appraiser, 2026 tax roll lists 133 condominium parcels, all built in 2001, with heated area from 2,675 to 6,709 square feet and a median of 3,045 square feet.
Montenero’s address, 7575 Pelican Bay Blvd, is inside Pelican Bay, and the privacy sits in the Foundation’s card-access amenities and in the building’s own front desk. Marbella’s tower at 7425 Pelican Bay Blvd is the building this page sets beside Montenero.
The Pelican Bay Foundation’s community map describes Montenero as a high-rise built in 2001 with 20 floors and 133 units, all offering Gulf of Mexico and preserve views, with a 24-hour manned front desk, a theater room and four large guest suites. The recorded Declaration adds the physical detail: the building has its own easement over the Foundation’s preserve behind it to build and operate a walkway to the tram path and boardwalk.
Under Section 13.5 of the 2020 Declaration, each residence has the exclusive use of two assigned parking spaces in the garage. Section 13.6 adds nineteen private garages with doors, assigned as limited common elements to particular residences, and Section 13.7 makes the cabanas limited common elements appurtenant to the residences they serve. Use rights to parking spaces, private garages, cabanas and storage lockers can be exchanged between owners by a recorded certificate.
A typical day starts at the front desk and the garage, not at a gate. The association maintains the exterior walls, the windows and glass and their framework, the service entrance doors, the roof, the elevators and the common areas, and it pays for water, sewer and propane as common expenses, so an owner’s own list is short: the interior, the air conditioning, the appliances and the cabana interior. A tram path behind the building leads to the Foundation’s Gulf beach.
Montenero has no private yard, no private dock and no attached golf membership, and the 2002 recorded rules limit pets to one dog up to 15 inches at the shoulder or two cats. Buyers who want a yard should look at Pelican Bay’s single-family streets, and buyers who want a smaller building should compare Claridge and Grosvenor.
Montenero’s market is thin and two-speed. The first Southwest Florida MLS window with ten or more closings is 24 months: 18 closings at a median of $2,675,000, a range of $1,850,000 to $3,800,000 and median 126 days on market. The latest 12 months, a small sample of 9 sales, show a $3,000,000 median.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The tables and sentences below name the window and the number of sales (n) beside every figure. Because 18 is an even count, the 24-month median is the mean of the middle pair, $2,650,000 and $2,700,000, so it is $2,675,000, not a sale that happened. No Montenero sale in these windows was entered after closing; every one was marketed through the Southwest Florida MLS.
The 24-month window leads because it is the first with ten or more closings; the 12-month window is a small sample and the 36-month and 60-month windows widen the view.
| MLS window | Closings (n) | Median sold | Range | Volume | Median $ per sq ft | Median days on market | Median sold to list |
|---|---|---|---|---|---|---|---|
| 24 months (lead) | 18 | $2,675,000 | $1,850,000 to $3,800,000 | $49,015,000 | $932 | 126 (n=18) | 93.9% (n=18) |
| 12 months (small sample) | 9 | $3,000,000 | $2,025,000 to $3,800,000 | $26,910,000 | $1,000 | 49 (n=9) | 95.5% (n=9) |
| 36 months | 27 | $3,000,000 | $1,850,000 to $5,500,000 | $84,165,000 | $1,000 | 53 (n=27) | 94.2% (n=27) |
| 60 months | 33 | $3,000,000 | $1,850,000 to $5,500,000 | $102,605,000 | $1,026 | 49 (n=33) | 94.7% (n=33) |
The 60-month window runs from January 2022 because the first Montenero closing in the five-year pull is dated January 14, 2022. Medians per square foot are the median of each sale’s own price per square foot, never a ratio of totals.
In the last 12 months we tracked all nine Montenero closings in the Southwest Florida MLS (n=9, a small sample) and found two groups. Four sales, 44 percent of the nine, carried a recorded 0 days on market: $3,800,000, $3,400,000, $3,000,000 and $2,995,000, a median of $3,200,000 (the mean of the middle pair, $3,000,000 and $3,400,000). The other five took 49, 99, 106, 210 and 343 days and closed at a median of $2,650,000.
The zero-day sales were not discount sales. Their mean sale-to-list ratio was 96.8 percent (n=4) against 95.8 percent (n=5) for the slower five, and their median price per square foot was about $1,044 (n=4) against about $889 (n=5). Three of the four zero-day sales closed at list or within $150,000 of it. The pattern is the same across the 24-month window, where 4 of 18 sales logged zero days, and across 60 months, where 8 of 33 did.
A zero-day sale means the Southwest Florida MLS recorded no days between listing and contract. At Montenero the four in the last 12 months closed within about 6 percent of final list, while the slow five sat for months. For a seller, the lesson is not that Montenero buyers pay anything; it is that same-size evidence, correctly applied on day one, converts a listing the day it hits the market. We do not know the listing office for each of the four, so we claim no credit for them.
Every one of the 33 Southwest Florida MLS closings from January 2022 to June 2026 is below, newest first. Streets only, no unit numbers. Beds and baths are as the MLS reports them; the baths column is full baths, with half baths in parentheses. DOM is days on market.
| Month sold | Street | Sold price | Final list | Beds | Baths | Living area (sq ft) | $ per sq ft | DOM |
|---|---|---|---|---|---|---|---|---|
| June 2026 | Pelican Bay Blvd | $3,800,000 | $3,900,000 | 3+Den | 3 (1) | 3,045 | $1,248 | 0 |
| April 2026 | Pelican Bay Blvd | $2,995,000 | $2,995,000 | 3+Den | 3 (0) | 2,870 | $1,044 | 0 |
| April 2026 | Pelican Bay Blvd | $3,400,000 | $3,550,000 | 3+Den | 3 (1) | 3,400 | $1,000 | 0 |
| April 2026 | Pelican Bay Blvd | $2,550,000 | $2,675,000 | 3+Den | 3 (0) | 2,870 | $889 | 99 |
| February 2026 | Pelican Bay Blvd | $3,490,000 | $3,490,000 | 4 | 3 (1) | 3,400 | $1,026 | 49 |
| February 2026 | Pelican Bay Blvd | $3,000,000 | $3,195,000 | 3+Den | 3 (1) | 3,400 | $882 | 106 |
| February 2026 | Pelican Bay Blvd | $3,000,000 | $3,195,000 | 3+Den | 3 (0) | 2,870 | $1,045 | 0 |
| December 2025 | Pelican Bay Blvd | $2,650,000 | $2,775,000 | 3 | 3 (0) | 2,870 | $923 | 210 |
| November 2025 | Pelican Bay Blvd | $2,025,000 | $2,150,000 | 3+Den | 3 (1) | 3,045 | $665 | 343 |
| May 2025 | Pelican Bay Blvd | $1,950,000 | $2,250,000 | 3 | 3 (1) | 3,045 | $640 | 163 |
| May 2025 | Pelican Bay Blvd | $2,130,000 | $2,450,000 | 3+Den | 3 (1) | 3,045 | $700 | 173 |
| May 2025 | Pelican Bay Blvd | $2,700,000 | $2,749,000 | 3+Den | 3 (0) | 2,870 | $941 | 151 |
| May 2025 | Pelican Bay Blvd | $2,150,000 | $2,450,000 | 3 | 3 (0) | 2,870 | $749 | 159 |
| April 2025 | Pelican Bay Blvd | $2,625,000 | $2,849,000 | 3 | 3 (0) | 2,870 | $915 | 14 |
| March 2025 | Pelican Bay Blvd | $1,850,000 | $2,500,000 | 4 | 3 (1) | 3,400 | $544 | 315 |
| February 2025 | Pelican Bay Blvd | $3,300,000 | $3,600,000 | 3 | 3 (0) | 2,870 | $1,150 | 53 |
| January 2025 | Pelican Bay Blvd | $2,800,000 | $2,995,000 | 3+Den | 3 (0) | 2,675 | $1,047 | 146 |
| December 2024 | Pelican Bay Blvd | $2,600,000 | $2,849,000 | 3 | 3 (0) | 2,675 | $972 | 284 |
| August 2024 | Pelican Bay Blvd | $3,400,000 | $3,590,000 | 3+Den | 3 (1) | 3,045 | $1,117 | 43 |
| June 2024 | Pelican Bay Blvd | $3,250,000 | $3,295,000 | 3 | 2 (1) | 2,675 | $1,215 | 66 |
| April 2024 | Pelican Bay Blvd | $4,400,000 | $5,150,000 | 3+Den | 3 (1) | 3,460 | $1,272 | 0 |
| April 2024 | Pelican Bay Blvd | $4,300,000 | $4,500,000 | 3+Den | 3 (0) | 2,870 | $1,498 | 0 |
| March 2024 | Pelican Bay Blvd | $5,500,000 | $5,795,000 | 4+Den | 5 (1) | 5,865 | $938 | 35 |
| March 2024 | Pelican Bay Blvd | $4,300,000 | $4,950,000 | 3+Den | 3 (0) | 2,870 | $1,498 | 73 |
| March 2024 | Pelican Bay Blvd | $3,250,000 | $3,400,000 | 3+Den | 3 (1) | 3,045 | $1,067 | 0 |
| November 2023 | Pelican Bay Blvd | $3,500,000 | $3,780,000 | 3+Den | 3 (1) | 3,400 | $1,029 | 46 |
| November 2023 | Pelican Bay Blvd | $3,250,000 | $3,250,000 | 3+Den | 3 (1) | 3,400 | $956 | 0 |
| May 2023 | Pelican Bay Blvd | $3,400,000 | $3,695,000 | 3 | 3 (0) | 2,675 | $1,271 | 17 |
| March 2023 | Pelican Bay Blvd | $2,990,000 | $2,990,000 | 3+Den | 3 (0) | 2,870 | $1,042 | 132 |
| August 2022 | Pelican Bay Blvd | $3,300,000 | $2,995,000 | 3 | 3 (0) | 2,675 | $1,234 | 2 |
| March 2022 | Pelican Bay Blvd | $3,950,000 | $3,995,000 | 3+Den | 3 (1) | 3,400 | $1,162 | 29 |
| February 2022 | Pelican Bay Blvd | $2,750,000 | $2,750,000 | 3 | 3 (0) | 2,870 | $958 | 18 |
| January 2022 | Pelican Bay Blvd | $2,050,000 | $2,195,000 | 3 | 2 (1) | 2,675 | $766 | 231 |
One 2022 sale closed above its final list, $3,300,000 against $2,995,000, in 2 days. In the 24-month window, only 2 of 18 sales closed at or above list (n=18), and in the last 12 months 2 of 9.
Size classes are the building’s real price tiers. Over 60 months (n=33), the 2,870 square foot class had 12 sales at a median of $2,870,000, the 3,400 class had 7 at $3,400,000, the 2,675 class 6 at $3,025,000 and the 3,045 class 6 at $2,690,000. In the 24-month window the 3,045 class (n=4) had a median of $2,077,500, pulled down by three 2025 sales between $1,950,000 and $2,130,000 before a $3,800,000 sale in June 2026 (n=2 in the 12-month window). Treat every class median under 10 sales as indicative, not a quote.
The combined residences are a separate market. One sale of more than 5,800 square feet exists in the five-year pull, a 5,865 square foot residence at $5,500,000 in March 2024 (n=1); one combined residence of 5,930 square feet is now listed at $4,950,000.
The same 2,870 square foot residences sold for $4,300,000 twice in spring 2024 and for $2,150,000 to $2,700,000 in spring 2025. Montenero’s median moved from $3,850,000 across 8 sales in 2024 to $2,387,500 across 10 sales in 2025 and back to $3,000,000 across 7 sales in the first half of 2026 (Southwest Florida MLS, calendar-year groupings). Price moved with the cycle, not with the building.
The Collier County Property Appraiser’s recorded-sales file, through June 30, 2026, lists Department of Revenue qualified improved sales by year. The county records the deed consideration; the MLS records the reported closing price, so the two agree in most years and differ by a few thousand dollars in others.
| Year | Qualified sales (n) | Median | Low | High |
|---|---|---|---|---|
| 2001 | 145 | $920,000 | $495,000 | $3,575,000 |
| 2002 | 11 | $1,275,000 | $790,000 | $1,445,000 |
| 2003 | 10 | $1,357,500 | $1,050,000 | $3,230,000 |
| 2004 | 13 | $1,400,000 | $1,270,000 | $4,300,000 |
| 2005 | 14 | $1,532,500 | $1,205,000 | $4,000,000 |
| 2006 | 2 | $2,652,500 | $1,455,000 | $3,850,000 |
| 2007 | 1 | $1,555,000 | $1,555,000 | $1,555,000 |
| 2008 | 3 | $3,000,000 | $1,750,000 | $4,500,000 |
| 2009 | 2 | $1,412,500 | $1,375,000 | $1,450,000 |
| 2010 | 5 | $2,200,000 | $1,600,000 | $2,900,000 |
| 2011 | 5 | $1,560,000 | $1,045,000 | $1,975,000 |
| 2012 | 4 | $1,555,000 | $1,300,000 | $1,820,000 |
| 2013 | 9 | $1,700,000 | $1,090,000 | $4,300,000 |
| 2014 | 11 | $1,925,000 | $1,512,500 | $2,485,000 |
| 2015 | 8 | $1,950,000 | $1,275,000 | $4,800,000 |
| 2016 | 6 | $2,543,750 | $1,600,000 | $3,415,000 |
| 2017 | 5 | $2,575,000 | $1,600,000 | $2,775,000 |
| 2019 | 5 | $2,400,000 | $1,900,000 | $4,728,800 |
| 2020 | 4 | $2,575,000 | $1,840,000 | $2,795,000 |
| 2021 | 10 | $2,502,500 | $1,950,000 | $5,600,000 |
| 2022 | 4 | $3,022,500 | $2,050,000 | $3,950,000 |
| 2023 | 3 | $3,400,000 | $2,990,000 | $3,500,000 |
| 2024 | 8 | $3,850,000 | $2,600,000 | $5,500,000 |
| 2025 | 10 | $2,387,500 | $1,850,000 | $3,300,000 |
| 2026 (to June 30) | 5 | $3,000,000 | $2,550,000 | $3,800,000 |
The county file has no qualified sales for 2018. The 145 sales of 2001 are the developer’s first sales of the new residences, which is why the 2001 median of $920,000 describes new-construction pricing, not resales. The 2026 county count (5) is lower than the MLS count for the same months (7) because the county file includes only sales it codes as qualified and records them with a lag.
On October 7, 2026 the Southwest Florida MLS showed one Montenero listing: a combined residence of 5,930 square feet with 4 bedrooms plus a den and 5 baths (1 half) at $4,950,000, which is about $835 per square foot, with 9 days on market. At the 12-month pace of 9 closings, one active listing is 1.3 months of supply (1 listing divided by 0.75 sales a month), a seller-leaning number for the standard residences, where nothing is listed. No Montenero sale has closed in the MLS after June 30, 2026.
The latest 12 months (October 8, 2025 to October 7, 2026, n=9) closed at a median of $3,000,000 and 49 median days on market. The 12 months before (October 8, 2024 to October 7, 2025, n=9) closed at $2,600,000 and 159 median days. That is a $400,000 or 15.4 percent move in the median on a nine-sale base, and 110 fewer median days, which is the two-speed market in one comparison.
Montenero is a thin, high-ticket, seasonal market where two or three sales a quarter set the tone. A seller prices to the same size class, prepares the paperwork and approval file first, and does not chase the spring 2024 peak; a buyer reads the building’s rules, fees and approval step before the price. Both are answered below, section by section.
Montenero at Pelican Bay was built on Parcel E of Pelican Bay Unit Fifteen, restricted by a 1999 recorded declaration, declared as a condominium by an original Declaration recorded July 23, 2001 at Official Records Book 2864, Page 707, and certified substantially complete in August 2001. The association restated the Declaration in its entirety in 2020.
On November 9, 1999 a Declaration of Restrictions for Pelican Bay Unit Fifteen, Parcel E (Plat Book 18, Pages 5 to 13) was recorded at Official Records Book 2609, Page 2978. It assigns one Pelican Bay property unit to each dwelling, 133 in all, under the master Declaration of General Protective Covenants for Pelican Bay. The number 133 therefore appears in the 1999 restriction, in the 2001 condominium and on the 2026 county roll.
The original Declaration of Condominium of Montenero at Pelican Bay runs 102 pages and was recorded July 23, 2001 at Official Records Book 2864, Page 707. A developer amendment recorded August 10, 2001 (Official Records Book 2874, Page 1695) substituted the “As Built” plot plan under the developer’s power in paragraph 15.5, with a surveyor’s certificate dated August 3, 2001 under Florida Statute 718.104(4)(e) stating the improvements were substantially complete. Collier County’s milestone list shows the building’s certificate-of-occupancy date as August 10, 2001, the same day.
The Amended and Restated Rules and Regulations recorded May 13, 2002 (Official Records Book 3036, Page 131, 21 pages) are the building’s earliest recorded rulebook, and two certificates, recorded October 28, 2002 (Official Records Book 3140, Page 365) and November 12, 2002 (Official Records Book 3151, Page 66), added rules the first filing had left out. They state that the developer specified shutters for balconies and terraces only, that no shutters were installed on windows without a balcony, and that replacement windows must be laminated architectural glass equal to or better than the original.
An amendment recorded May 7, 2003 (Official Records Book 3284, Page 2216) rewrote Section 13.1.2 of the original Declaration, replacing a 30-day minimum and a four-leases-a-year allowance with a 90-day minimum and no more than one lease a calendar year. That one-lease, 90-day rule is carried into Section 14.2(C) of the 2020 restatement.
An amendment recorded April 12, 2006 (Official Records Book 4016, Page 1016) made the cabanas limited common elements appurtenant to units, with the association maintaining them and sharing the cost by assigned owners. An amendment recorded May 26, 2011 (Official Records Book 4685, Page 2840) added the requirement that every owner install a water leak detection and automatic shut-off system, operational by August 31, 2011. A third, adopted by the membership at a special meeting on June 29, 2007 and recorded August 26, 2013 (Official Records Book 4959, Page 805), required the association to obtain flood insurance up to replacement cost as available through the National Flood Insurance Program.
The members adopted the Amended and Restated Declaration, Articles and Bylaws at a duly noticed meeting on March 25, 2020. The Declaration was recorded April 29, 2020 at Official Records Book 5757, Page 434 (50 pages), and its Exhibits A and B were re-recorded October 7, 2020 at Official Records Book 5826, Page 1857. The Articles were amended and restated on May 12, 2020 under Sunbiz document N99000000366. The restatement is the document a buyer reads first; the earlier amendments are history.
Collier County recorded a Declaration of Land Restriction, Non-Conversion Agreement on June 27, 2023 (Official Records Book 6262, Page 1959), signed by the association, for an enclosure below the elevated building at 7575 Pelican Bay Blvd in Flood Zone AE. By its title and by standard floodplain practice, a non-conversion agreement restricts the use of an enclosed area below the lowest elevated floor. The four-page form is public record and worth reading before any ground-level change is proposed.
Montenero’s 133 residences fall into five standard sizes on the county roll, 2,675, 2,870, 3,045, 3,400 and 3,460 square feet, with two one-off variants and 11 larger combined residences of 5,091 to 6,709 square feet. The Declaration allocates ownership shares and assessments by square footage, so size drives both price and carrying cost.
The Collier County Property Appraiser, 2026 tax roll lists 133 condominium parcels at Montenero. Heated area runs 2,675 to 6,709 square feet, with a median of 3,045 and a total of 430,711 square feet (the sum of the 133 parcels).
| Heated area (sq ft) | Parcels (n) | Share of 133 |
|---|---|---|
| 2,675 | 30 | 22.6% |
| 2,870 | 30 | 22.6% |
| 3,045 (30 parcels) and 3,040 (1 parcel) | 31 | 23.3% |
| 3,090 | 1 | 0.8% |
| 3,400 | 15 | 11.3% |
| 3,460 | 15 | 11.3% |
| 5,091 to 6,709 (combined residences) | 11 | 8.3% |
The MLS reports the same standard sizes, 2,675, 2,870, 3,045, 3,400 and 3,460, plus combined residences of 5,865 and 5,930 square feet. The 2020 Declaration says unit types are the last two digits of each residence’s identification number and allocates common-element shares by type; the exhibit with the fractions is recorded with the Declaration.
Montenero’s three price drivers are the size class of the residence, the pace of the building’s two-speed market (four of nine 12-month sales logged zero days on market) and the layered fee stack of the condominium, the Foundation and the Pelican Bay Services Division. If you own at Montenero, get a free Montenero home valuation priced against same-size sales, or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida, and we will run the numbers on the specific residence before you write an offer.
Section 5.2 of the 2020 Declaration draws each unit’s boundaries at the finished, undecorated underside of the ceiling and upper side of the floor, and at the finished interior surfaces of the perimeter walls and the planes of the interior surfaces of the windows, doors and other openings. Floor, wall and ceiling coverings, interior partitions, fixtures, appliances and the unit’s water supply shut-off valve are the owner’s.
Section 12.1 makes the association responsible for windows, window glass and their framework, the service entrance doors, water pipes up to each unit’s shut-off valve, wiring up to each unit’s breaker panel and the equipment that serves more than one unit. Section 12.2 makes the owner responsible for the unit’s interior, its door and window hardware and locks, its own fixtures and, under Section 12.2(N), its water leak detection and shut-off system.
Section 12.3(C) makes the owner responsible for day-to-day cleaning of a balcony or terrace and its fixed glass and sliding doors, while the association is responsible for the exterior walls, support columns and concrete slabs, and all painting and maintenance of exterior surfaces is a common expense. Section 12.3(D) requires wall-to-wall carpet over quality padding unless the Board approves a hard surface with a sound-absorbent underlayment, and it bars indoor-outdoor carpet and river rock on balconies because trapped water attacks the reinforced concrete.
Section 12.2(N) of the 2020 Declaration requires every owner to install, maintain, replace, operate, monitor and insure a water leak detection and automatic shut-off system, with an automatic valve on each unit’s and cabana’s main water supply line and sensors at every water source. Installations and replacements need advance Board approval, and the Board may adopt specifications. A buyer should ask for the current system’s date and approval.
Section 12.13 lets owners, with Board approval, install hurricane protection of the standard model, color and style the Board adopts, lets the Board operate protection without the owner’s permission when needed to protect the property, and lets the Board require replacement windows, sliders, fixed glass and doors that function as approved hurricane protection. Because the association maintains the windows and glass under Section 12.1, any window project is a building decision first.
Section 12.6 allows the Board to authorize removal of the wall between two units so they can be used as one living space, with assessments, voting rights and common-element shares still calculated as if the units were separate. That is why 11 parcels on the roll are 5,091 square feet or larger, and why the two largest MLS records, 5,865 and 5,930 square feet, are listed as 4 bedrooms plus a den and 5 baths.
A Montenero residence carries three amenity layers: the building’s own front desk, theater room, guest suites, pool, spa and fitness center; the Pelican Bay Foundation’s tram-served Gulf beach, restaurants, racquet and boating program, paid inside the Foundation assessment; and the separate, optional Club Pelican Bay golf membership.
The Foundation’s community map description of Montenero lists a 24-hour manned front desk, a theater room and four large guest suites, and the 2002 recorded rules govern a pool and spa (dawn to 10 p.m.), a fitness center (6 a.m. to 11 p.m.), a social room, a card room, a barbecue area and reservations for the theater and guest suites. Guest suites could be reserved for up to 7 consecutive days with a limit of 4 occupants, and a $200 security deposit applied to the social room, card room, theater or guest suite. Those figures are the 2002 rules; the association’s current rules and fees are in the disclosure package.
Membership in the Pelican Bay Foundation is mandatory and attaches to the residence. It brings nearly three miles of card-access Gulf beach reached by electric tram through a 570-acre mangrove preserve, with attendants and chair service. Montenero’s Declaration reserves the building a non-exclusive easement over the preserve behind it for a walkway to the tram path and boardwalk (Section 7.2(E)).
The Foundation operates two member restaurants on the sand, Marker 36 and Sandbar, 18 Har-Tru tennis courts and a pickleball complex, a fitness center, and free kayaks, canoes and sailboats on Clam Bay with a member card. A one-day Realtor Guest Card lets a licensed agent bring buyers onto the trams, beach and restaurants on a showing day, accompanied by the agent.
Club Pelican Bay, 27 holes, is a separate optional membership and is not part of the Foundation assessment or the Montenero fee. A Montenero buyer who does not golf pays nothing to the club.
Montenero owners do not get a private yard, a private dock, a marina slip or an included golf membership, and tenants and guests may not keep pets under Section 13.2. Boaters should weigh Pelican Bay’s Clam Bay kayak and sailboat program against a tower with water access of its own.
Montenero owners pay a quarterly condominium assessment set by the association’s budget and allocated by square footage under Sections 6.1 and 11.2 of the 2020 Declaration. A 2026 recorded statement for one 3,045 square foot residence showed $8,251 a quarter, or $33,004 a year. Water, sewer and propane are common expenses.
Section 11.2 of the Declaration makes each owner’s share of common expenses equal to the unit’s share of the common elements, which Section 6.1 bases on the unit’s square footage relative to all 133 units. The Board adopts an annual budget; the Bylaws (Article 6) require it to be detailed by income and expense classifications and mailed to owners, and require reserve accounts as the statute demands.
Because each sale needs an association approval, the Collier County Clerk’s records hold a Certificate of Approval, Waiver of Right of First Refusal and Statement of Assessment for each sale. One recorded in 2026 for a residence in the 3,045 square foot class stated a quarterly assessment of $8,251, which is $33,004 a year (4 x $8,251) and about $10.84 per square foot a year ($33,004 divided by 3,045). That is one residence’s statement on one date, not a published schedule; other sizes pay different amounts, and the current figure for any residence comes from its estoppel certificate.
Section 11.1 lists common expenses as the operation, maintenance, repair, replacement and insurance of the common elements, the association’s operating costs, amounts budgeted for reserve accounts, and the cost of propane, water and sewer to the units. If the association contracts for pest control within units or for bulk cable or antenna television, those costs are common expenses unless the statute says otherwise.
Section 6.3 of the 2020 Bylaws requires reserve accounts for roof replacement, building painting and pavement resurfacing, computed by estimated life and replacement cost. Its text lets a majority of members present at a meeting waive or reduce reserves, but Florida Statute 718.112(2)(g) requires condominium buildings of three habitable stories or more to complete a structural integrity reserve study and fund those reserves, and the statute controls where it conflicts with a bylaw. We do not describe the association’s own reserve study because it is not a public document; ask for it.
Under Section 12.7 the association can make a material alteration to the common elements costing no more than 1 percent of the total annual budget without an owner vote, if it gives 30 days of public and email notice and fewer than ten separate units object; above that, or if ten units object, the proposal needs approval of 67 percent of the voting interests. Section 11 lets the Board levy special assessments for unusual or un-budgeted common expenses.
Montenero owners pay four layers: the association’s quarterly condominium assessment, the Pelican Bay Foundation assessment of $3,435 per unit for FY2027 (collected inside the condominium assessment), the Pelican Bay Services Division line on the tax bill, and a one-time $15,000 resale capital assessment paid by the buyer for deeds recorded on or after October 1, 2026.
The association bills the quarterly assessment described above. It is the largest layer, it is allocated by size, and it carries the building’s operating costs, insurance, reserves and the Foundation assessment passed through for each unit.
The Pelican Bay Foundation’s FY2027 budget package sets the assessment at $3,435 per unit for the fiscal year October 1, 2026 to September 30, 2027. In a condominium the Foundation bills the association, which collects it from owners inside the dues. The Foundation’s estoppel certificate prices a resale estoppel at $250, with $100 more to expedite, and states that the Foundation requires no approval of the transfer and holds no right of first refusal.
The Pelican Bay Services Division, a Collier County municipal services taxing and benefit unit, provides street lighting, water management, beach renourishment and related services and appears as a line on the county tax bill: the county’s Pelican Bay Services Division page publishes the FY 2027 Assessment at $1,250.00, $789.07 for operations and maintenance plus $460.93 for capital and projects. The exact amount for a Montenero residence is on its own tax bill.
The Foundation’s one-time resale capital assessment is $15,000 for fee-eligible transfers recorded on or after October 1, 2026, paid by the buyer at closing, and it rises 3.5 percent a year from October 1, 2027, to $15,525 for deeds recorded on or after that date. The recording date controls, not the contract date. A buyer comparing Montenero with a building outside Pelican Bay should add it to the purchase budget.
Florida Statute 718.116(8) caps what a condominium association may charge for an estoppel certificate at $299 for a current account, with $119 more if it is rushed and $179 if the account has delinquencies, and requires delivery within 10 business days. Section 11.12 of the Declaration requires the certificate within 10 working days of a request by an owner or mortgagee.
Montenero residences are taxed by Collier County on the Property Appraiser’s assessed value, and a buyer’s first bill after a sale reflects the sale price, not the seller’s capped value, so a new owner’s tax can be well above the seller’s. The Collier County Tax Collector’s tax search shows the bill for any residence.
At Montenero, a buyer plans for the quarterly assessment (about $33,004 a year on the one sampled 3,045 square foot statement, a figure that, by the Foundation’s billing practice for condominiums, carries the Foundation’s $3,435 per unit), the Services Division line on the tax bill, property tax and homeowner’s insurance with wind and loss assessment endorsements, and a one-time $15,000 to the Foundation at closing. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.
Selling your Montenero home? Get a free Montenero home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Montenero? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The 2020 Amended and Restated Declaration governs Montenero’s use, leasing, pets, transfers, alterations and insurance in 50 recorded pages (Official Records Book 5757, Page 434), with the 2002 rules, amendments and certificates in the background. This section summarizes what each part says, section by section, so a buyer knows which question to ask the association.
Section 13.1 limits each unit to one family as a residence, bars business or commercial use that creates customer traffic, noise or odors, and treats use as a public lodging establishment or fractional vacation club as prohibited. Section 15.1 requires a trust, corporation or unrelated co-owners to designate one natural person as primary occupant, and allows only one change of primary occupant in any 12 months.
Section 14.1 treats occupancy in the owner’s absence as a lease unless it fits narrow limits: guests of the owner in the owner’s absence are limited to two times per calendar year for up to 14 days each, and must be registered. The Board may grant limited hardship exceptions on prior written application.
Section 13.5 assigns each unit exclusive use of two parking spaces in the garage, and Section 13.9 lets the association tow or boot a vehicle parked in violation, with no prior notice required and the cost borne by the vehicle’s owner. The 2002 rules limited residents to two vehicles in the garage and barred commercial vehicles, pickup trucks, campers and boats; the current rules govern.
The 2002 rules set moving and construction hours Monday to Friday, 8 a.m. to 5 p.m., and Section 12.5 of the Declaration lets the Board require contractors to be licensed and insured, set contractor access rules and require a damage and cleaning deposit before work starts. Contractors may not stay overnight in a unit.
Section 12.4 requires all renovation, modification and alteration plans to be pre-approved in writing by the Board or its designee, and lets the Board refuse for any reasonable cause, including safety, without a professional opinion. The owner and later owners keep financial responsibility for the alteration, including insurance on it.
The Bylaws (Article 8) let the Board levy reasonable fines and suspend use rights after notice of at least 14 days and a hearing before a committee of other owners, with fines never above the statutory maximum. Florida Statute 718.303 sets that cap. Disputes defined in Florida Statute 718.1255 go to mandatory non-binding arbitration before suit, except disputes over assessments.
The Bylaws elect two directors in odd years and three in even years to staggered terms, and require directors to be members, spouses of members, or officers, partners or trustees of entities that own units. A designated primary occupant may also serve. The Articles, restated May 12, 2020, require no fewer than three directors.
Section 16.7 lets the Board set the deductibles under the association’s policies and makes them a common expense. Section 17 governs repair after casualty: if the insurance, reserves and other funds can restore the building without a special assessment above 50 percent of the annual budget, the condominium is rebuilt unless owners vote to terminate, and a determination by two-thirds of the directors settles whether damage is very substantial.
Montenero at Pelican Bay is not a 55+ community. The recorded 2020 Declaration contains no age restriction; it limits each unit to one family as a residence and states in Sections 14.4 and 15.6 that the association is an equal opportunity provider of housing and that no lease or transfer may be denied for an illegal discriminatory reason.
Federal and Florida fair housing law restrict age-based rules to communities that qualify as housing for older persons, and nothing recorded against Montenero claims that status. Approval turns on the grounds in Sections 14.2(L) and 15.3(C), which describe rule compliance, financial responsibility, accurate paperwork and criminal history, and an approval cannot be denied for an illegal discriminatory reason.
Montenero allows one lease per unit per calendar year, a minimum lease of 90 continuous days, a maximum of one year with no renewal option, and Board approval of every occupant and lease. Section 14.2 bars short-term rental advertising on sites such as VRBO, and the Pelican Bay Foundation separately limits each home to two leases a year.
| Rule | What Section 14.2 of the 2020 Declaration says |
|---|---|
| Leases per calendar year | One (1) per unit; no new lease may begin until 90 days after the first day of the last lease |
| Minimum term | 90 continuous days |
| Maximum term | One year, with no option to extend or renew; the Board may approve the same lease year to year |
| Approval | All occupants approved; all leases in writing; proposed lease and completed application delivered at least 20 days before occupancy |
| Who may lease | Entire unit only; no room rental or sub-lease; lessee must be a natural person |
| Advertising | Owners may not publish anything that suggests a unit can be leased outside these rules, including on short-term rental sites |
| Delinquent owner | Association may collect rent directly from the lessee for amounts owed |
| Eviction | Association may sue to evict a lessee who violates the documents, in its own name |
A proposed lease may be disapproved only for good cause, which Section 14.2(L) lists as including a delinquent owner, a history of unapproved or troublesome leasing, an application showing intent to violate the restrictions, certain convictions, strong financial irresponsibility, a disregard for association rules, false or incomplete information, failure to give notice, and violation of the advertising rule. A lease left unanswered within the Declaration’s stated period is deemed approved.
The Pelican Bay Foundation’s Second Amended and Restated Declaration, as amended May 28, 2019 (Section 3.26), allows a home to be leased no more than two times per calendar year, and the Foundation’s FY2027 lease application fee is $500. Montenero’s own one-lease rule is stricter, so an investor should plan on one lease a year and a 90-day minimum.
A Montenero investor plans for a single annual lease of at least 90 days, a 20-day approval runway, the association’s lease application, the Foundation’s lease packet, and a tenant who may not keep a pet. Our guidance for investors is simple: buy at Montenero to own, not to turn over.
Selling a Montenero home with a tenant in place? Get a free Montenero home valuation, or call Jesse direct at (239) 898-6072.
Buying to lease at Montenero? Call Marc at (239) 287-5873 before you write an offer.
Montenero’s pet rule is set by the Rules and Regulations under Section 13.2 of the Declaration, which also bars vicious or noisy pets, allows removal after written notice, and prohibits pets for guests and tenants. The 2002 recorded rules allowed one dog up to 15 inches at the shoulder or two cats and set a designated dog walk.
| Item | Recorded source |
|---|---|
| Pets allowed as regulated by the Rules | Declaration Section 13.2 (2020) |
| Dogs and cats | Rules recorded May 13, 2002: one dog up to 15 inches at the shoulder, or two cats |
| Dog walk | Rules recorded May 13, 2002: designated area |
| Guests and tenants | Section 13.2: not permitted to have pets |
| Nuisance pets | Section 13.2: removal after written notice at the Board’s sole opinion |
| Indemnity | The owner indemnifies the association and its members |
These are the 2002 recorded rules and the association may have amended them; the current rules are in the disclosure package. The 2002 rules also describe Montenero as a smoke-free condominium.
A Montenero buyer with a disability-related need may request a reasonable accommodation. Florida Statute 760.27 and federal fair housing guidance, including HUD’s assistance animal notice, treat a service or support animal as an accommodation rather than a pet, so the dog-height rule does not end the conversation.
Montenero is a 20-story condominium built in 2001 and sits inside Collier County’s three-mile saltwater buffer. Florida Statute 553.899 requires a milestone inspection at 25 years for such buildings, and the county’s milestone map shows Montenero as “Milestone Completed” with a next milestone year of 2036. Florida Statute 718.112 also requires a structural integrity reserve study.
Florida Statute 553.899 requires a milestone structural inspection of a condominium building three stories or higher, at 30 years of age or at 25 years if the local government has set a coastal rule, and every 10 years after that. Florida Statute 718.112(2)(g) requires an association of a building three stories or higher to complete a structural integrity reserve study, with reserves for the items it covers. Collier County applies its three-mile saltwater boundary.
Montenero has 20 stories and its certificate-of-occupancy date is August 10, 2001, so it passed 25 years in 2026. Collier County’s GIS milestone buffer, queried October 7, 2026 at the building’s address point, places Montenero within the three-mile buffer, so the 25-year clock applies.
The county’s Milestone Map, queried live on October 7, 2026, shows Montenero’s status as “Milestone Completed” and its application status as “Cycle Completed,” with the next milestone inspection year as 2036, in Commissioner District 2. The county’s building-by-year list, in its January 2026 version, carried the building with a next date of January 1, 2026 and a certificate-of-occupancy date of August 10, 2001. The list prints the building address as 7576 Pelican Bay Blvd, a county data variance; the Declaration, the Foundation and the county map use 7575.
The county’s status fields do not publish the inspector’s findings. The milestone report, the structural integrity reserve study and the association’s response are association records, and we do not describe what they say. We tell buyers and sellers to request them.
The milestone clock starts at the certificate of occupancy: 2001 plus 25 years is 2026, and the county shows the cycle completed, so the next inspection falls in 2036 (2026 plus 10). A buyer closing today should confirm the building’s inspection and reserve-study status in the disclosure package rather than relying on a map field.
Florida Statute 718.503 requires a seller of a condominium resale to give the buyer the declaration, articles, bylaws and rules, the budget and annual financial statement, the association’s frequently asked questions sheet, a governance form, the summary of any milestone inspection report and the most recent structural integrity reserve study, with seven days to cancel after receipt.
Ask the association whether the milestone inspection report has been delivered to the association and the county, whether the structural integrity reserve study is complete and filed with the state, what reserves are funded for roof, painting and paving, whether any assessment is levied or pending, and what the master insurance policy carries for wind, flood and loss assessment. Florida’s Department of Business and Professional Regulation also keeps a structural integrity reserve study reporting database.
Selling your Montenero home? Get a free Montenero home valuation, or call Jesse direct at (239) 898-6072. We assemble the milestone and reserve study paperwork before the first showing.
Buying a home in Montenero? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Montenero sits in FEMA Flood Zone AE, a Special Flood Hazard Area, at all eight points we queried around 7575 Pelican Bay Blvd, with a base flood elevation of 10 feet at seven points and 9 feet at one, on panel 12021C0377J effective February 8, 2024. Collier County places it in Hurricane Evacuation Zone A.
We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at eight points: the Census geocoder point for the address, four points 60 meters north, south, east and west of it, and the school-district address point with two 40-meter offsets. Every point returned Zone AE, Coastal Floodplain, a Special Flood Hazard Area, with the 2024 study. Seven points returned a static base flood elevation of 10 feet and the 60-meter north point returned 9 feet.
| Query points (n=8) | Flood zone | Base flood elevation | FIRM panel | Effective date |
|---|---|---|---|---|
| Address point and offsets (7 points) | AE, Coastal Floodplain | 10 feet | 12021C0377J (one east offset on 12021C0381J) | February 8, 2024 |
| 60 meters north | AE, Coastal Floodplain | 9 feet | 12021C0377J | February 8, 2024 |
FEMA’s pending and preliminary layer returned no preliminary flood-zone polygon at the building point, and the preliminary panel is the same 12021C0377J, so no change to the effective map is pending at the building as of the query date.
A mortgage on a residence in a Special Flood Hazard Area requires flood insurance when a federally regulated lender is involved, while a cash buyer decides for themselves. In a condominium the master policy covers the building and the owner’s policy covers contents and interior improvements; the owner’s coverage and loss assessment are the lines to price.
Collier County’s floodplain management page states that unincorporated Collier County is a Community Rating System Class 5 community that saves $9.6 million in flood insurance premiums every year, and FEMA’s program page states that CRS discounts range from 5 percent to 45 percent. The discount applies to flood policies written in the county’s unincorporated area, which includes Pelican Bay.
Section 16.2 of the 2020 Declaration requires the Board to use best efforts to maintain property and hazard insurance, including windstorm, and says that if any part of the land is in a special flood hazard area and insurable, the association may insure it. An earlier amendment, adopted in 2007 and recorded in 2013, had required National Flood Insurance Program coverage, so a buyer should ask what the master policy carries today. Section 16.1 expects each owner to carry homeowner’s coverage with endorsements for leakage, seepage, wind-driven rain, alterations and special assessment loss.
If a storm loss exceeds the master policy, Section 16 and the statute let the association assess owners, and loss assessment coverage on an owner’s policy is what answers that bill. Ask the agent for the limit and for whether it covers an assessment for the master policy’s deductible, which Section 16.7 leaves to the Board to set.
Collier County’s substantial damage page states that damage costing 50 percent or more of a structure’s pre-event market value in a Special Flood Hazard Area triggers substantial damage rules, which require the repair to meet current floodplain standards. The rule is the reason a building’s elevated design and any agreement restricting enclosed space below it matter to a buyer.
The Pelican Bay Foundation’s facilities took about $16.4 million of Hurricane Ian damage, and the Foundation levied a $2,195 per unit special assessment in 2023. The Florida Department of Environmental Protection’s post-storm report for Hurricanes Helene and Milton rated the shoreline reach that includes Pelican Bay’s beach at moderate erosion. We state no Montenero-specific storm damage, because the association’s claim history is not a public record.
Collier County’s Pelican Bay Services Division board packet for June 10, 2026 reports that the South Florida Water Management District issued a Notice of Non-Compliance after a resident complaint about drainage restoration work in the platted drainage easement between the Montenero and Claridge condominiums. It says staff believed the work was eligible under the governor’s emergency order for Hurricane Ian, extended for Helene and Milton, that a survey was ordered, and that the district granted an extension. The work is a Services Division matter, not a Montenero association matter.
Collier County Public Schools zones 7575 Pelican Bay Blvd for 2026-27 to Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, per the district’s address lookup run October 7, 2026. School assignment follows the address and the district, so a buyer should verify it before relying on it.
| Level | Zoned school for 7575 Pelican Bay Blvd, 2026-27 | Address |
|---|---|---|
| Elementary | Sea Gate Elementary School | 650 Seagate Drive, Naples 34103 |
| Middle | Pine Ridge Middle School | 1515 Pine Ridge Road, Naples 34109 |
| High | Barron Collier High School | 5600 Cougar Drive, Naples 34109 |
The district’s address-level zone finder is the authority, and the Florida Department of Education’s school grades and the district’s 2024-2025 grade summary show each school’s rating.
The Collier County Clerk’s legal index returns 1,343 instruments recorded against Montenero, including 386 notices of commencement from 2003 to 2026, 22 of them in the 12 months to October 7, 2026, and 357 deeds. A notice of commencement is the recorded first step of a permitted construction project, so the count reads as the building’s renovation activity.
The Clerk’s Official Records show 357 recorded deeds against Montenero, 19 of them in the 12 months to October 7, 2026, a count that includes transfers that were not sales, set against 9 Southwest Florida MLS closings in the same months. The gap would include trust, family and entity transfers and any sale not marketed through the MLS.
Notices of commencement against Montenero peaked at 36 in 2014 and ran 22 in the 12 months to October 7, 2026, which at a 133-residence building is roughly one project for every six residences each year. Most are owner renovations, which Section 12.4 requires the Board to pre-approve.
A contractor’s claim of lien was recorded March 3, 2022 (Official Records Book 6092, Page 195), and a release was recorded April 22, 2022 (Official Records Book 6115, Page 2041), 50 days later. We mention it because a buyer’s attorney will find it; it was released.
The county’s public permitting portal lets anyone search permits by address, and the Clerk’s official records viewer lets anyone search instruments by legal description. We pull both for every residence we list.
Montenero sits in a planned unit development that is already built out around it: Collier County’s zoning layer shows the building’s parcel as PUD, the Pelican Bay PUD (ordinance 04-59, status active), with a future land use of Urban Residential, and the nearest new activity is beach renourishment, retail redevelopment at Waterside Shops and commercial-tourist planned developments within 600 meters.
Collier County’s zoning service, queried October 7, 2026 at the building’s address point, returns zoning PUD (Planned Unit Development) for the Pelican Bay PUD, ordinance 04-59, petition R-76-31, status active, with notes for the 2004 amendment and the development of regional impact order. The county’s future land use at the same point is the Urban Residential Subdistrict, and its hurricane evacuation layer returns Zone A.
Within 600 meters the county service returns Pavilion Lake and Pavilion (both built out), Miralia, Mercato (a mixed-use PUD), the One Naples PUD and the Vanderbilt Beach Commercial Tourist PUD, along with residential (RMF-16, RMF-6, RSF), commercial (C-3, C-4) and one agricultural district, and a Natural Resource Protection Area overlay within 250 meters of the building. No zoning query at the building point returned an industrial district.
Pelican Bay is a supply-capped community: its PUD limits residential units, and the community guide we maintain describes Epique, a 68-residence tower expected in early 2028, as the last new tower planned inside it, after which every sale is a resale. For Montenero, new-build competition inside the community is limited.
Collier County’s renourishment project spread sand over 2.9 miles of Vanderbilt Beach and Pelican Bay Beach starting in late October 2025, and its December 2025 update says the work on Pelican Bay Beach from the north pavilion south was progressing toward a late January 2026 finish. Montenero’s beach access is the Foundation’s tram and beach, so the project concerns every owner.
The Waterside Shops redevelopment page lists store and restaurant announcements for 2026, among them a Fall 2026 opening, which matters to a Montenero buyer because Waterside is the nearest large retail center and Artis-Naples is the nearest performing-arts campus.
Montenero’s logistics are tower logistics: a 24-hour manned front desk, assigned garage spaces, moving and construction hours of Monday to Friday, 8 a.m. to 5 p.m. under the 2002 recorded rules, a walkway to the tram path behind the building, and water, sewer and propane billed as common expenses through the condominium assessment.
The Foundation’s map description lists a 24-hour manned front desk, and Section 7.2 of the Declaration grants easements for ingress, egress, maintenance, utilities and public services. Pelican Bay Boulevard is a public road, so access to the building is controlled at the building, not at a community gate.
Section 11.1 makes the cost of propane, water and sewer service to the units a common expense, so owners do not receive separate water or propane bills. A unit’s electricity is the owner’s own account with the utility.
Under the 2002 rules, moving and construction run Monday to Friday, 8 a.m. to 5 p.m., and Section 12.5 requires licensed, insured contractors and lets the Board set access rules and require a deposit. Contractors may not stay in a unit overnight.
Guests of an absent owner must be registered under Section 14.1, the 2002 rules required occupants to be registered within 48 hours, and the front desk is where arrivals are handled.
The Foundation’s beach is reached by tram rather than by car, and the three zoned schools (Sea Gate Elementary, Pine Ridge Middle and Barron Collier High) are a short drive from the building along Pelican Bay Boulevard and the roads to US 41.
Montenero is the largest-residence tower on Pelican Bay’s benchmark list: 133 residences with a county-roll median of 3,045 square feet and a 12-month MLS median of $3,000,000 (n=9, a small sample), the highest of the seven buildings below. Marbella, St. Raphael, Cap Ferrat, Claridge, Coronado and Grosvenor trade lower, on the same yardstick.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The yardstick is the 12-month Southwest Florida MLS closing count and median for each building, from the Pelican Bay roster. Five of the seven towers shown have fewer than ten closings, so each median is a small-sample figure and should be read as a position, not a price.
| Building | Residences | Product | Year built | 12-month MLS closings (n) | 12-month median |
|---|---|---|---|---|---|
| Montenero | 133 | High-rise, 20 stories | 2001 | 9 | $3,000,000 |
| Marbella | 115 | High-rise, 21 stories, retirement-service condominium with in-house assisted living | 1999 | 11 (5 entered after closing) | $2,800,000 |
| St. Raphael | 178 | High-rise, 22 stories | 2000 | 11 | $2,350,000 |
| Cap Ferrat | 111 | High-rise, 20 living levels, Crown Colony gate | 2002 | 4 | $2,487,500 |
| Claridge | 81 | High-rise | 1993 | 7 | $2,000,000 |
| Coronado | 99 | High-rise | 1999 | 4 | $1,737,500 |
| Grosvenor | 101 | High-rise, 19 stories | 1983 | 6 | $1,625,000 |
Cap Ferrat’s median is the mean of its middle pair because it has an even count of four, as do Coronado (4) and Grosvenor (6). Marbella’s 11 closings include 5 entered after closing and not marketed through the MLS.
Marbella is Montenero’s closest comparison and has its own section below. It is smaller, with 115 residences and a county-roll median of 2,135 square feet, older by two years, and different in kind, because its product is a full-service retirement condominium with in-house assisted living.
St. Raphael (2000, 178 residences) and Cap Ferrat (2002, 111 residences) are the other early-2000s towers. Both sold at lower 12-month medians than Montenero, $2,350,000 and $2,487,500, with 11 and 4 closings. A buyer shopping 2000-era towers for Gulf-side living should tour all three.
Claridge, Coronado and Grosvenor are 1983 to 1999 towers with 12-month medians of $2,000,000, $1,737,500 and $1,625,000. They are a different price tier and a different age for the milestone and reserve-study conversation. Claridge is also Montenero’s neighbor across the drainage easement.
Salerno at Bay Colony is a 69-residence, 20-story tower built in 2000 inside the gated Bay Colony enclave, with 5 closings in the last 12 months at a $2,900,000 median. It sits closest to Montenero on price, but Bay Colony adds a gate, a third association layer and a separate beach club. Buyers cross-shopping the two should compare the fee stack line by line, and can start with our Pelican Bay buying guide.
Single-family homes and villas are a different market inside Pelican Bay: the community guide shows them as a separate product with its own buyers and price per square foot. Montenero competes with other towers, not with homes.
Montenero fits a buyer who wants a larger residence in a 2001 tower (county-roll median 3,045 square feet, 12-month median $3,000,000), while Marbella fits a buyer who wants a smaller residence (county-roll median 2,135 square feet, 12-month median $2,800,000) in a 1999 tower with in-house assisted living and retirement services.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Both towers are on Pelican Bay Boulevard, both are inside the Pelican Bay Foundation, and both have one active listing today. Every figure is from the Southwest Florida MLS pulled October 7, 2026 or the Collier County Property Appraiser, 2026 tax roll, with n beside it.
| Factor | Montenero | Marbella |
|---|---|---|
| Address | 7575 Pelican Bay Blvd | 7425 Pelican Bay Blvd |
| Product | High-rise, 20 stories | High-rise, 21 stories, full-service retirement condominium with in-house assisted living |
| Residences (county roll) | 133 | 115 |
| Year built | 2001 | 1999 |
| Heated area on the roll | 2,675 to 6,709 sq ft, median 3,045 | 1,725 to 4,240 sq ft, median 2,135 |
| 12-month MLS closings (n) | 9 (none entered after closing) | 11 (5 entered after closing) |
| 12-month median sold | $3,000,000 | $2,800,000 |
| 12-month median $ per sq ft | $1,000 (n=9) | $1,196 (n=11) |
| 12-month median days on market | 49 (n=9) | 67 (n=6) |
| 12-month median sold to list | 95.5% (n=9) | 92.6% (n=6) |
| 24-month closings and median | 18, $2,675,000 | 18, $2,775,000 |
| 60-month closings and median | 33, $3,000,000 | 59, $2,599,000 |
| Active listing, October 7, 2026 | One, $4,950,000, 5,930 sq ft, 9 days | One, $2,995,000, 2,555 sq ft, 107 days |
| Leasing (recorded) | One lease a calendar year, 90-day minimum (Declaration Section 14.2) | See Marbella’s own recorded documents |
| Sunbiz association record | N99000000366, filed 1999, active | N96000004464 |
Marbella’s days on market and sale-to-list use 6 of its 11 sales because the 5 entered after closing carry no days on market. Its $1,196 per square foot comes from smaller residences, so the two buildings’ price per square foot is not a like-for-like comparison.
Montenero’s median price is higher because its residences are bigger, not because each square foot costs more: Marbella’s median per square foot is higher, at $1,196 against $1,000. Montenero also sold faster in the last 12 months, at a 49-day median (n=9) against 67 (n=6), and closed closer to list, 95.5 percent (n=9) against 92.6 percent (n=6), though with samples this small neither gap is a ranking.
Choose Montenero if you want a larger floor plan (103 of its 133 residences are 2,870 square feet or larger on the roll), a 2001 building and Gulf and preserve views, and you accept a one-lease-a-year rule and a Board approval step. Choose Marbella if you want a smaller residence at a lower entry price and a building that offers retirement services and assisted living on site. Tour both before deciding.
Selling a Montenero home you also considered selling at Marbella? Get a free Montenero home valuation, or call Jesse direct at (239) 898-6072.
Buying and comparing the two towers? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Montenero’s strengths are large residences, a 2001 tower with a manned front desk and Gulf and preserve views, and a market that moves quickly when priced to size class. Its limits are a one-lease-a-year rule, a mandatory Board approval of every sale, a layered fee stack with a $15,000 resale charge for the buyer, and flood Zone AE.
Weigh these against the record, not the brochure. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every pro and con above comes from the recorded documents and the building’s own sales.
Selling your Montenero home? Get a free Montenero home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Montenero? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a Montenero listing agent, or thinking, ‘I need someone to sell my Montenero home…’ you are selling into a thin, two-speed market of 9 sales in the last 12 months, to a buyer who will read the Declaration, the fee stack and the flood map first, through a Board approval that has to be in your calendar on the day you sign the listing.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Montenero listing, along with the document file a Montenero 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 12 months we tracked each of the nine Montenero closings, and four of them, 44 percent, had a recorded 0 days on market. They closed at a mean of 96.8 percent of list (n=4) against 95.8 percent for the other five, which took 49 to 343 days. Three of the four closed at list or within $150,000 of it. The common thread in the zero-day sales is a list price set against same-size evidence and a package ready on the first day.
Montenero’s residences cluster in a few sizes, and the recorded sales in the 2,870, 3,400 and 3,045 square foot classes tell different stories (12 sales at a $2,870,000 median, 7 at $3,400,000 and 6 at $2,690,000 over 60 months). We price your residence against its own class, then adjust for floor, view, renovation and the water leak system date, and we never start from the building median.
Section 15 of the 2020 Declaration requires the Board’s prior written approval of a sale. The seller gives written notice at least 20 days before the intended closing date, the Board acts within 20 days of receiving the notice and any requested information or interview but no later than 60 days after notice, and silence is deemed approval. The association records a Certificate of Approval for each sale. We put that notice in the first week of the contract.
Start with a free Montenero home valuation, and see our Pelican Bay home valuation page for the wider community. Jesse follows up with the Montenero sales that fit your residence: the same size class, adjusted for renovation, view, floor and the days on market of the last four sales. An automated estimate cannot tell a 2,870 square foot residence that sold for $4,300,000 in 2024 from one that sold for $2,150,000 in 2025.
(239) 898-6072, text or call. Confidential conversations welcome. We will publish a dedicated Montenero at Pelican Bay seller page, and until then the Pelican Bay seller guide, how we sell Pelican Bay homes, covers the Foundation steps.
For a residence priced to its size class’s recent sales, yes. One active listing against 9 closings in 12 months is about 1.3 months of supply, and four of the last nine sales went under contract on the day they were listed.
Against the 12 sales of that class in 60 months, which ranged from $2,150,000 to $4,300,000 at a $2,870,000 median. The 2024 sales at $4,300,000 and the 2025 sales at $2,150,000 to $2,700,000 show how much timing and condition move the number.
Yes. Section 15.2 of the 2020 Declaration requires prior written approval of a sale or gift, and an unapproved transfer is void unless later approved in writing. Give the Board written notice at least 20 days before closing.
The fee stack, the flood zone and the milestone and reserve-study status. Have the statutory package, both estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease. A Montenero lease cannot exceed one year and cannot be renewed by option, so a buyer’s wait is bounded, and the buyer is approved like any other. Tell the buyer’s agent the lease terms at the first showing.
The buyer, at closing, according to the Pelican Bay Foundation’s estoppel certificate: $15,000 for deeds recorded on or after October 1, 2026. The contract can allocate it differently, and buyers sometimes ask for a credit.
Montenero owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have over 45 years of combined direct real estate experience in Southwest Florida and read Montenero’s 2001 Declaration, its 2020 restatement, the recorded rules and amendments and every recorded Montenero sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Montenero guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. 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 Montenero page the credential that matters more is narrower than any award: we tracked every Montenero closing in the MLS for five years, 33 sales from January 2022 to June 2026, and in the last 12 months we tracked all nine and set them beside the Clerk’s record of recorded deeds before this guide was written.
McGreevy and Comisar is a top-reviewed Montenero 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.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Ryan Mitchell, verified Google review
★★★★★ “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’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 Montenero home? Get a free Montenero home valuation, or call Jesse direct at (239) 898-6072.
Buying at Montenero? 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 the wider market around Montenero, see our guide to Pelican Bay and our Naples guide.
The questions below are the ones Montenero at Pelican Bay buyers ask us most, answered from the recorded Declaration, the county’s records and the Southwest Florida MLS pulled October 7, 2026. For any current fee or rule, the association’s disclosure package controls. To run a specific residence, call Marc at (239) 287-5873.
Montenero at Pelican Bay is a 20-story, Gulf-front condominium tower of 133 residences at 7575 Pelican Bay Blvd in Naples, Florida 34108, inside the Pelican Bay Foundation. It was declared in 2001, and the Foundation’s map describes Gulf of Mexico and preserve views, a 24-hour manned front desk, a theater room and four large guest suites.
The address is 7575 Pelican Bay Blvd, Naples, FL 34108. Marbella’s tower, the building this page compares it with, is at 7425 Pelican Bay Blvd. The condominium association is The Montenero at Pelican Bay Condominium Association, Inc., Sunbiz document N99000000366.
Montenero has 133 residences. The 1999 Declaration of Restrictions for Pelican Bay Unit Fifteen, Parcel E assigns 133 property units, the 2001 condominium declared 133, and the Collier County Property Appraiser, 2026 tax roll lists 133 condominium parcels, including 11 combined residences of 5,091 square feet or more.
Montenero is 20 stories tall and was built in 2001. The recorded as-built amendment is dated August 10, 2001, with a surveyor’s certificate of August 3, 2001, and the county’s milestone list gives the certificate-of-occupancy date as August 10, 2001. Every parcel on the 2026 roll shows a 2001 year built.
Heated area on the county roll runs 2,675 to 6,709 square feet with a median of 3,045. The standard sizes are 2,675 (30 parcels), 2,870 (30), 3,045 (30, plus one at 3,040), 3,400 (15) and 3,460 (15), with one at 3,090 and 11 combined residences of 5,091 to 6,709 square feet.
In the last 24 months (n=18) Montenero sold from $1,850,000 to $3,800,000, with a median of $2,675,000. Over 60 months (n=33) the range was $1,850,000 to $5,500,000, the top being a 5,865 square foot combined residence in March 2024. One combined residence is listed at $4,950,000.
Nine, in the Southwest Florida MLS, from October 8, 2025 to October 7, 2026, for $26,910,000 in total volume. Nine is a small sample, so we lead with the 24-month window of 18 closings. The newest of the nine closed June 30, 2026.
The 24-month median is $2,675,000 (n=18, the mean of the middle pair $2,650,000 and $2,700,000). The 12-month median is $3,000,000 (n=9, a small sample), and the 36-month and 60-month medians are both $3,000,000 (n=27 and n=33). Size class matters more than the building median.
The median days on market is 126 over 24 months (n=18) and 49 over 12 months (n=9). The averages are 125.8 and 89.7 days. Four of the nine sales in the last 12 months had zero days on market, while the other five took 49, 99, 106, 210 and 343 days.
On October 7, 2026 the Southwest Florida MLS showed one active Montenero listing: a combined residence of 5,930 square feet, 4 bedrooms plus a den and 5 baths (1 half), at $4,950,000, 9 days on market. No standard-size residence was listed. Call Marc at (239) 287-5873 to hear about off-market opportunities.
The association bills a quarterly assessment allocated by square footage. One recorded 2026 statement for a 3,045 square foot residence showed $8,251 a quarter, or $33,004 a year. That is one residence on one date; ask the association’s estoppel certificate for the exact figure for the residence you are buying.
Under Section 11.1 of the 2020 Declaration the assessment covers the operation, maintenance, repair, replacement and insurance of the common elements, the association’s operating costs, reserve accounts and the cost of propane, water and sewer service to the units. It also covers window and glass maintenance and exterior painting under Sections 12.1 and 12.3.
The Foundation’s assessment is $3,435 per unit for FY2027, October 1, 2026 to September 30, 2027. For a condominium the Foundation bills the association, which collects it inside the dues. Separately, the Pelican Bay Services Division appears as a line on the Collier County tax bill, $1,250.00 for FY2027 per the county’s published FY 2027 Assessment.
It is a one-time Foundation charge paid by the buyer at closing for fee-eligible transfers recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027 to $15,525. The recording date controls. The Foundation’s estoppel certificate states it, and the Foundation requires a copy of the deed and closing statement.
Yes. FEMA’s National Flood Hazard Layer, queried October 7, 2026 at eight points around the building, returned Zone AE, a Special Flood Hazard Area, with a base flood elevation of 10 feet at seven points and 9 feet at one, on FEMA panels effective February 8, 2024, nearly all of them 12021C0377J. Collier County’s own copy of the layer agrees at the address point.
Yes. Collier County’s hurricane evacuation layer, queried October 7, 2026 at the building’s address point, returns Zone A. Zone A is the first evacuation zone, so Montenero owners should know their plan before June 1 and confirm any county order at the time of a storm.
Collier County’s Milestone Map, queried October 7, 2026, shows Montenero as “Milestone Completed” and “Cycle Completed,” with a next milestone inspection year of 2036. The county’s January 2026 list had carried the building due January 1, 2026. We do not describe the report, which is an association record; request it.
We do not state what the association’s reserve study says or whether it has been filed, because it is an association record we have not been given. Florida Statute 718.112(2)(g) requires one for buildings of three stories or more, and a seller must give the buyer the most recent study under Florida Statute 718.503. Ask for it in writing.
Yes, within tight limits. Section 14.2 allows one lease per unit per calendar year, a minimum term of 90 continuous days, a maximum of one year with no renewal option, a written lease, a natural-person lessee and Board approval of every occupant. The Pelican Bay Foundation separately limits each home to two leases a year.
No. A 90-day minimum rules out vacation rentals, Section 13.1 treats public lodging and fractional vacation clubs as prohibited business uses, and Section 14.2(B) bars owners from advertising a unit for lease in any way that suggests terms outside the Declaration, including on short-term rental sites.
Pets are allowed as regulated by the Rules and Regulations (Section 13.2). The 2002 recorded rules allowed one dog up to 15 inches at the shoulder or two cats, with a designated dog walk, and bar pets for tenants and guests. The association may have amended the rules since, so confirm the current ones.
No. The recorded 2020 Declaration contains no age restriction, limits each unit to one family as a residence, and states in Sections 14.4 and 15.6 that the association is an equal opportunity provider of housing and that no lease or transfer may be denied for an illegal discriminatory reason.
Yes. The Pelican Bay Foundation’s community map describes a 24-hour manned front desk at Montenero, along with a theater room and four large guest suites.
In the building: a manned front desk, theater room, four large guest suites, and, per the 2002 rules, a pool and spa, fitness center, social room, card room and barbecue area. Through the Foundation: tram-served Gulf beach, Marker 36 and Sandbar restaurants, 18 Har-Tru courts, a pickleball complex and Clam Bay kayaks.
Yes. Section 13.5 gives each unit exclusive use of two assigned parking spaces in the garage, and Section 13.6 describes nineteen private garages, with doors, assigned as limited common elements to particular residences.
Yes. Section 13.7 makes the cabanas limited common elements appurtenant to the residences they serve, and the 2006 amendment (Official Records Book 4016, Page 1016) confirms it. The association maintains the exterior walls, roof and slabs, while owners care for the interiors and entrance doors, and cabanas may not be used for overnight sleeping.
For 2026-27, Collier County Public Schools’ address lookup assigns 7575 Pelican Bay Blvd to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. Assignments follow the address and can change, so confirm with the district’s attendance zone finder before you rely on them.
Yes, through the Pelican Bay Foundation, whose membership attaches to every residence. The Foundation’s card-access Gulf beach is reached by electric tram, and Montenero’s Declaration reserves the building an easement over the preserve behind it for a walkway to the tram path and boardwalk (Section 7.2(E)).
No. Club Pelican Bay, a 27-hole club, is a separate optional membership, and it is not part of the Montenero assessment or the Foundation assessment. A buyer who does not golf pays nothing to the club.
Yes. Section 15.2 of the 2020 Declaration requires the Board’s prior written approval of a sale or gift. The association records a Certificate of Approval, Waiver of Right of First Refusal and Statement of Assessment for each sale, .
Yes, with a designated primary occupant. Section 15.1 requires a trust, corporation or other entity, and unrelated co-owners, to designate one natural person as primary occupant, and allows only one change of primary occupant in any 12-month period. A tenant cannot be the primary occupant.
Yes, with the Board’s authorization. Section 12.6 permits removal of the wall between two units so they can be used as one living space, while assessments, voting rights and common-element shares stay calculated as if the units were separate. Eleven parcels on the roll are combined residences of 5,091 square feet or larger.
Only with Board approval. Section 12.13 lets owners install hurricane protection of the standard model, color and style the Board adopts, and the association maintains the windows and glass under Section 12.1, so any window project is a building decision. The 2002 certificates require replacement windows to be laminated architectural glass equal to the original.
Only with approval and a sound-absorbent underlayment. Section 12.3(D) requires wall-to-wall carpet over quality padding unless the Board approves a hard surface such as marble, slate, ceramic tile, wood or parquet, and it bars indoor-outdoor carpet and river rock on balconies and terraces.
The best realtor for a Montenero condo is one who has read the recorded Declaration and tracked the building’s sales. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tracked all 33 Montenero MLS closings of five years. Call Marc at (239) 287-5873 and we will review any residence with you.
Montenero has 133 residences with a roll median of 3,045 square feet, built in 2001, and a 12-month median of $3,000,000 (n=9). Marbella has 115 residences with a roll median of 2,135 square feet, built in 1999, with retirement services and in-house assisted living, and a 12-month median of $2,800,000 (n=11).
The questions below are the ones Montenero at Pelican Bay owners ask before they list, answered from the recorded Declaration, the Southwest Florida MLS pulled October 7, 2026 and the Foundation’s published documents. For a number tailored to your residence, call Jesse direct at (239) 898-6072.
Start with the sales of your size class: over 60 months (n=33), the 2,870 square foot class had 12 sales at a $2,870,000 median, the 3,400 class 7 at $3,400,000, the 2,675 class 6 at $3,025,000 and the 3,045 class 6 at $2,690,000. Then adjust for view, floor, renovation and timing. Our valuation does that.
Because timing and condition move the number as much as size. The same 2,870 square foot class sold at $4,300,000 twice in spring 2024 and at $2,150,000 to $2,700,000 in spring 2025, and 12-month medians moved from $2,600,000 (n=9) to $3,000,000 (n=9) in a year. Price follows the cycle and the presentation.
Nine sold, from $2,025,000 to $3,800,000, with a median of $3,000,000 and total volume of $26,910,000 (Southwest Florida MLS, October 8, 2025 to October 7, 2026, a small sample). The 24-month window of 18 sales had a $2,675,000 median and $49,015,000 in volume.
Late winter to spring. Of the 33 Montenero closings in the five-year MLS pull, 22 closed in February, March, April or May, and 6 of the last 9 did too (the three outside that window closed in November 2025, December 2025 and June 2026). A listing in November meets that season with a ready file.
The median days on market is 49 over 12 months (n=9) and 126 over 24 months (n=18). Four of the last nine sales logged zero days, and the other five took 49 to 343. Add the Board’s approval period of up to 60 days after notice, and the Foundation’s estoppel, which runs on its own clock.
The Southwest Florida MLS recorded no days between listing and contract on four of the last nine sales ($3,800,000, $3,400,000, $3,000,000 and $2,995,000), which closed at a mean of 96.8 percent of list (n=4). We cannot see the reasons in the MLS pull, but the pattern is a list price near same-size evidence, ready on day one.
Yes. Section 15.2 of the 2020 Declaration says no owner may transfer a unit by sale or gift without the association’s prior written approval, and Section 15.5 voids an unapproved sale unless the Board later approves it in writing. Notice goes to the Board at least 20 days before the intended closing date.
Within 20 days after receiving the notice and all requested information or interview, or not later than 60 days after the notice is received, whichever comes first, under Section 15.3(B). If the Board neither approves nor disapproves within those limits, that failure is deemed approval, and the Board must issue a Certificate of Approval on demand.
Only for good cause by a majority of the whole Board, and Section 15.3(C) lists the grounds: certain convictions, an application showing an intent to violate the covenants, a disregard for association rules, failure to provide information or fees, or a sale concluded without approval. If the Board disapproves without good cause, it must provide an approved alternate purchaser at the same price.
Silence is approval. Under Section 15.3(B), if the Board neither approves nor disapproves within the stated time limits, the failure to act is the equivalent of approval and, on demand, the Board must issue a Certificate of Approval. We calendar the deadlines on the day the contract is signed.
It is the recordable document, executed by the association’s president or vice president, that states the Board approved the transfer. The Collier County Clerk’s records show a Certificate of Approval, Waiver of Right of First Refusal and Statement of Assessment for each Montenero sale, including the quarterly assessment then due.
An estoppel certificate, ordered by the closing agent, priced at $250 with $100 more to expedite on the Foundation’s FY2027 schedule. Your membership, cards and tram and beach access end when your deed records.
The buyer, at closing, according to the Foundation’s estoppel certificate: $15,000 for fee-eligible transfers recorded on or after October 1, 2026. The contract can allocate it differently, and a buyer comparing Montenero with a building outside Pelican Bay may ask for a credit. We decide your position before the first offer.
The Foundation charges $250, plus $100 to expedite. Your condominium association’s certificate is capped by Florida Statute 718.116(8) at $299 for a current account, $119 more if rushed and $179 if there are delinquencies, and is due within 10 business days. The Declaration (Section 11.12) says 10 working days.
Florida Statute 718.503 requires the declaration, articles, bylaws and rules, the budget and annual financial statement, the association’s frequently asked questions sheet, a governance form, any milestone inspection summary and the most recent structural integrity reserve study. We assemble the package before the first showing.
Seven days from receipt of the condominium documents, under Florida Statute 718.503 as currently written, so the clock starts when the package is delivered, not when the contract is signed. That is why we deliver the file on day one and calendar the seventh day.
Zone AE is the building’s position at all eight FEMA query points, and the 24-month and 60-month sale records already reflect it: $2,675,000 and $3,000,000 medians (n=18 and n=33). A buyer needs flood coverage if financing, so we have the master policy’s flood and wind coverage ready.
It removes a question. Collier County’s map shows Montenero as “Milestone Completed,” next year 2036, so a buyer’s attorney can verify it in a minute. The inspection report itself is an association record that the statute directs the seller to provide in summary form, and we deliver it with the package.
Yes, subject to the lease. A Montenero lease cannot exceed one year or carry an option to renew, so the buyer’s wait is bounded, and the buyer must be approved like any other. Under Section 14.2(G), if you are delinquent the association may collect rent directly from the tenant.
Yes. Furnishings are personal property outside the deed. Make sure the contract lists what conveys, and remember the owner-maintained items: your water leak detection and shut-off system under Section 12.2(N), the appliances and the cabana interior. Ask the Board whether any approvals attach to what you are leaving.
They can. Section 12.4 requires written Board pre-approval of renovations, and the owner and later owners stay financially responsible for an alteration and its insurance. Unapproved hard-surface flooring can be ordered covered or removed under Section 12.3(D). We review your approvals before we list.
Only if it is missing or failing. Section 12.2(N) requires every owner to install, maintain and insure a water leak detection and automatic shut-off system, with Board approval of any installation or replacement, and a buyer’s attorney will ask for its date. Keep the invoice and the Board’s approval with your file.
For a residence you have owned a long time, yes. A seller who has the air conditioning, water heater, windows, sliders and leak-detection system documented answers the buyer’s inspector before the buyer asks, and the association maintains the windows and glass under Section 12.1, so ask the Board which items it covers.
Beyond the negotiated commission: Florida documentary stamp tax on the deed at $0.70 per $100 (Florida Statute 201.02), which is $21,000 on a $3,000,000 sale (30,000 x $0.70 x 1), the Foundation’s $250 estoppel, your association’s estoppel, prorated taxes and any contract items. The buyer’s costs are separate.
In Collier County the buyer customarily pays the owner’s title insurance policy and chooses the closing agent, and the contract controls. We do not list the owner’s policy as a seller cost on a Collier County sale.
A sale resets a Florida property’s assessed value, so a buyer’s bill can be well above the seller’s capped value. The Collier County Tax Collector’s tax search shows the current bill for any residence, and the Pelican Bay Services Division appears as a separate line on it.
Yes, but it is a separate market. Eleven parcels are combined residences of 5,091 square feet or larger, one sold in March 2024 at $5,500,000 (5,865 square feet, n=1 in 60 months), and one is listed at $4,950,000, about $835 per square foot. We price a combined residence against its own sales and the standard-size market.
No. A pet is the owner’s, not the unit’s, and Section 13.2 says guests and tenants may not have pets. A buyer who wants to keep a pet needs to confirm the current rules; the 2002 rules allowed one dog up to 15 inches at the shoulder or two cats.
Yes, with a designated primary occupant. Section 15.1 of the Declaration requires an entity or unrelated co-owners to designate one natural person, and the Board’s Certificate of Approval covers that structure. Tell your buyer’s agent early so the application names the right person.
The contract controls who pays, so list any levied or pending assessment in your disclosure. Section 11 lets the Board levy special assessments for unusual or un-budgeted expenses, and Section 12.7 sets an owner-vote threshold above 1 percent of the annual budget. A buyer will ask the association in the estoppel.
Not many, and that is the point. One listing was active on October 7, 2026, and 9 sales closed in 12 months, so a Montenero buyer has few choices and acts fast on the right residence. We market to buyers who have already toured Pelican Bay and to our own database.
No. The five-year record shows the market moving, not returning on a schedule: the median fell from $3,850,000 (8 sales in 2024) to $2,387,500 (10 sales in 2025) and recovered to $3,000,000 (7 sales in the first half of 2026). Price to current same-size sales.
We build the document file first (Declaration, estoppels, milestone and reserve-study paperwork), price against your size class’s sales, calendar the Board’s approval on the day the contract is signed, and show buyers the Foundation’s beach on a Realtor Guest Card. We are Top 1% Real Estate Agents Nationally Since 2008.
Every Montenero at Pelican Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Southwest Florida MLS or the Collier County Property Appraiser’s 2026 tax roll. The links below open the issuing authority’s own copy, numbered continuously by issuer.
Association records that are not public, including the structural integrity reserve study and the milestone inspection report, are not cited and are not described. Collier County Property Appraiser figures come from the county’s bulk roll and recorded-sales files, not from any third-party site.
The Montenero at Pelican Bay documents below are official public records, linked at the issuing authority so a buyer or seller opens the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s records viewer, and the Pelican Bay Foundation forms open on its own site.
| Document | Issued by | Open it |
|---|---|---|
| Amended and Restated Declaration of Condominium, Montenero at Pelican Bay (2020), OR 5757, Page 434 | Collier County Clerk | Open the 2020 Montenero declaration |
| Declaration of Condominium, Montenero at Pelican Bay (2001), OR 2864, Page 707 | Collier County Clerk | Open the 2001 Montenero declaration |
| Amended and Restated Rules and Regulations (2002), OR 3036, Page 131 | Collier County Clerk | Open the 2002 Montenero rules |
| Amendment on leasing (2003), OR 3284, Page 2216 | Collier County Clerk | Open the 2003 leasing amendment |
| Amended and Restated Articles of Incorporation (restated 2020) | Florida Division of Corporations | Open the 2020 Montenero articles |
| Pelican Bay Foundation FY2027 approved budget package | Pelican Bay Foundation | Open the FY2027 budget package |
| Pelican Bay Foundation estoppel certificate, 2026 to 2027 | Pelican Bay Foundation | Open the 2026 to 2027 estoppel certificate |
| Pelican Bay Foundation lease application packet, 2027 | Pelican Bay Foundation | Open the lease application packet |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
| FEMA condominium flood coverage fact sheet | FEMA, via Collier County | Open the condominium flood coverage fact sheet |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Montenero. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Montenero, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Montenero, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
|
|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Montenero has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Montenero do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Montenero home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
