Moraya Bay

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

Moraya Bay is The Beach Tower at Moraya Bay, a Gulf-front condominium of 72 residences of about 4,000 to 4,500 square feet, built in 2009 at 11125 Gulf Shore Drive in Vanderbilt Beach, Naples, Florida 34108, beside Delnor-Wiggins Pass State Park. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the building itself, Collier County recorded 5 Moraya Bay sales in the 12 months to October 16, 2026, from $5,000,000 to $6,900,000.

McGreevy and Comisar are the team Moraya Bay sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page covers what Moraya Bay is, how it began, who runs it, what the recorded declaration says about its rules, and what the county record shows about the residences, prices, taxes, flood zones, schools and drive times.

This page is about The Beach Tower at Moraya Bay, the single tower at 11125 Gulf Shore Drive, recorded with Collier County as one condominium. It is not Kalea Bay, a separate multi-tower condominium to the north with its own page. It is not The Ritz-Carlton Residences, Naples, not The Vanderbilt at 9235 Gulf Shore Drive, not Vanderbilt Surf Colony, not Regatta at Vanderbilt Beach, and not Vanderbilt Landings at 11116 Gulf Shore Drive, which is across the street. The Club at Moraya Bay is the building's own beach club, a separate company tied to the condominium by its declaration. Other resorts and vessels that use the Moraya name elsewhere are different again.

Why McGreevy and Comisar Are the Best Realtor for Moraya Bay

Moraya Bay is one tower of 72 Gulf-front residences with only a handful of recorded sales a year, so the right agent knows which floor, stack and size sets each price. Sellers and buyers choose McGreevy and Comisar as their best realtor because we price every residence against its own comparable sales.

Data updated: November 2026 (Collier County recorded sales, 12 months to October 16, 2026 and 60 months to October 16, 2026, county file dated October 27, 2026, our analysis).

If you're searching for the best realtor for Moraya Bay in Naples, whether you're ready to sell your Moraya Bay residence 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. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).

Moraya Bay market (Collier County recorded sales, 12 months to October 16, 2026): 5 recorded sales across all brokerages · $5,000,000 to $6,900,000 · 60-month median $6,350,000 on 11 sales

These are county recorded sales, which include sales the MLS never sees, and every figure is a market total across all brokerages. We tracked every recorded sale in the Moraya Bay condominium since the first closing in 2009, we mapped all 72 residences by size on the county roll, we read the recorded declaration of condominium and its amendments as posted on the association's website, we read the county tax roll for every residence, and we read the MLS records of every Moraya Bay closing in the last five years. With fewer than 10 sales in most windows, we print the individual sales instead of a median, and another section of this page lists them.

Honors and recognition:

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

Selling your Moraya Bay residence? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, read our guide to selling a home in Vanderbilt Beach, see the Vanderbilt Beach home valuation guide and the guide to selling a home in Naples, or call Jesse direct at (239) 898-6072. Our guide to home values in Naples goes deeper on pricing, costs and disclosure.

Buying a residence at Moraya Bay? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Vanderbilt Beach and our guide to buying a home in Naples cover offers, inspections, insurance and closing costs. You can also reach the team through our contact page.

Key Takeaways

Moraya Bay is a small, single-tower Gulf-front condominium where the floor, the size and the cost structure matter more than the building name. These ten facts carry the page, and each is expanded, dated and sourced in the sections below and in the rest of this page.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; Collier County recorded sales, our analysis; Collier County's republished FEMA flood layer; Collier County's milestone inspection list; the recorded declaration of condominium; sources named in each section).

• 72 residences in one tower. Floors 3 through 10 hold 8 residences each (64), and 8 penthouses sit on the top floor. The tower is nine residential stories over two parking levels, 11 stories in all, and the county roll dates every residence to 2009.
• Four sizes, 18 residences each. The county roll records 4,001, 4,005, 4,200 and 4,477 heated square feet, a median of 4,102.5. The association's website describes 3,900 to 4,500 square feet of air-conditioned space.
• 5 recorded sales in 12 months. From October 16, 2025 to October 16, 2026 the county recorded 5 qualified sales from $5,000,000 to $6,900,000. The 60-month median is $6,350,000 on 11 sales, at a median $1,575 per county heated square foot.
• Highest recorded price: $8,862,000. That sale closed in April 2023. The 2026 sales so far ran from $5,000,000 to $6,900,000.
• Leasing is limited. The declaration requires board approval, a 30-day minimum term, a one-year maximum, no subleasing and no more than 12 leases a year. The association also holds a 30-day right of first refusal on every bona fide sale, and open houses are not allowed.
• Remodeling has a season. Interior remodeling is barred from November 1 to April 30, with limited repair exceptions, and contractors work 8:00 AM to 4:00 PM on weekdays only.
• The Club is tied to ownership. A 2016 amendment requires a transfer fee to The Club at Moraya Bay, LLC when title transfers, and lets the association bill annual Club dues, with a 7 percent annual cap on increases. The dollar amounts are not published.
• No community development district. The 2026 county roll shows non-ad valorem taxes of $0 on all 72 residences. Millage area 164 totals 9.8346 mills, the median 2026 tax bill is $45,842, and 27 of 72 residences (38 percent) carry a homestead exemption.
• Flood and storm facts. The county's FEMA flood layer puts the address point in Zone AE (base flood elevation 10 feet), and a point about 52 meters west toward the Gulf in Zone VE (12 feet). The building is in Evacuation Zone A.
• Milestone inspection: not due until 2034. The county's milestone list shows the building as "Not Due" with a next milestone year of 2034. Association dues and whether the association has completed its structural integrity reserve study are not published.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Moraya Bay
• Key Takeaways
• What Is Moraya Bay, and Where Is It in Naples?
• How Did Moraya Bay Begin, and What Is Its History?
• Who Runs Moraya Bay, and How Is It Governed?
• What Are the Moraya Bay Rules?
• What Are the Residences at Moraya Bay Like?
• What Is the Moraya Bay Real Estate Market Doing?
• What Are Moraya Bay HOA and Club Fees?
• What Are Property Taxes at Moraya Bay?
• What Amenities Does Moraya Bay Have?
• Is Moraya Bay in a Flood Zone?
• How Did Hurricanes Irma, Ian, Helene and Milton Affect Vanderbilt Beach?
• What Do Florida's Condo Safety Laws Mean at Moraya Bay?
• How Does Insurance Work at Moraya Bay?
• Which Schools Are Near Moraya Bay?
• How Long Are the Drives From Moraya Bay?
• What Is Planned Around Moraya Bay?
• Moraya Bay vs Kalea Bay: Which Fits You?
• How Does Moraya Bay Compare With The Vanderbilt?
• Why Buy at Moraya Bay: Honest Pros and Cons
• Thinking of Selling Your Residence at Moraya Bay? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions: Buyer Edition
• Frequently Asked Questions: Seller Edition
• Sources and Authoritative References
• Downloadable Documents

What Is Moraya Bay, and Where Is It in Naples?

The Beach Tower at Moraya Bay is a Gulf-front condominium of 72 residences at 11125 Gulf Shore Drive, in the Vanderbilt Beach area of unincorporated Collier County, Naples, Florida 34108. It stands beside Delnor-Wiggins Pass State Park, and Collier County records it as one condominium built in 2009.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026; the recorded declaration of condominium; the association's website; Collier County's milestone inspection list).

Where exactly is Moraya Bay?

Moraya Bay sits on the Gulf side of Gulf Shore Drive at the north end of the Vanderbilt Beach area, beside Delnor-Wiggins Pass State Park. Vanderbilt Beach is an unincorporated Collier County community with ZIP code 34108, north of Pelican Bay and west of Naples Park, according to its Wikipedia entry.

The tower fronts the Gulf of Mexico to the west, and the association's website describes it as overlooking the "emerald green waters of the Gulf of Mexico." Gulf Shore Drive, the pool and The Club side lie to the east, according to the boundary notes on the declaration's floor plans. Distances to stores, hospitals and schools are on this page.

What is the address and ZIP code?

The address is 11125 Gulf Shore Drive, Naples, Florida 34108, and all 72 residences share it on the county roll. The county roll does not carry unit numbers in its address field, so a residence is identified by the unit numbers printed in the recorded declaration, such as 306 on the third floor or 1008 on the tenth.

ZIP 34108 is the mailing ZIP for the Vanderbilt Beach and Pelican Bay area. It does not decide which public school a residence is assigned to or which taxing authorities apply. The schools section on this page explains how to confirm assignment, and the tax section on this page shows the millage area that applies to every residence.

Is Moraya Bay inside the City of Naples?

No. Moraya Bay is in unincorporated Collier County. The mailing city is Naples, but the 2026 county roll shows no municipal levy for the building. Its millage area, 164, lists a Collier County unincorporated general fund levy of 0.6844 mills and a Vanderbilt Beach Beautification MSTU levy of 0.4650 mills instead.

The practical meaning is that Collier County government, not a city, handles zoning, permits and code questions, including the county's short-term rental registration rules covered below. For the wider market, our Naples hub ties the neighborhoods together, and our Vanderbilt Beach hub covers the beach area around the building.

How big is the building?

Moraya Bay is a single tower of nine residential stories over two parking levels, 11 stories in all, according to the declaration. The declaration's building section prints a third-floor elevation of 34.32 feet, a tenth-floor elevation of 104.19 feet and a rooftop level of 124.56 feet (NGVD 1929).

The residences are large. The county roll records four heated sizes of 4,001, 4,005, 4,200 and 4,477 square feet, with a total of 300,294 heated square feet across the 72 residences and a mean of 4,170.75. The association's website describes 3,900 to 4,500 square feet of air-conditioned space, and another section of this page explains why the two measures differ.

How many residences are there?

There are 72. The recorded declaration states that the condominium contains seventy-two units, all residential. The county roll lists 72 parcels, the association's website says "just 72 residences," and the Business Observer reported a 72-unit plan in 2006. The state's condominium record, PR72670, also carries 72 units.

The count splits as 64 on floors 3 through 10 (eight per floor, numbered 01 to 08 along the floor) plus 8 penthouses numbered PH01 to PH08. A few older marketing pages round the count to "about 70," which does not match the recorded documents.

What are the plan types and floors?

The declaration names four plan types, A, B, C and D, and gives each a reversed, mirror-image twin, nine of each, 72 in all. The floors are drawn symmetrically, with eight stacks numbered 01 to 08 and the mirror line between stacks 4 and 5. The end stacks on the tenth floor and on the penthouse floor use a variant the declaration calls Type A Modified.

The declaration names plans only by letter, and we do not match the letters to square footage because no document we read does. The four county heated sizes, 18 residences each, line up with two reversed types of nine floors apiece. Another section of this page covers the layouts in detail.

Is Moraya Bay gated?

The association's public website describes the tower, the lobby and the amenities, but it does not describe a gate, a doorman, security hours or a concierge desk. Third-party marketing pages mention a gated entrance and a staffed front desk, but we treat that as marketing, not as a recorded fact.

The declaration does give the association an irrevocable right of access to each residence and requires owners to provide a key, access card or code, which fits a managed access system but does not state hours. Ask for the association's rules and regulations before you rely on any service.

What is next door at Delnor-Wiggins Pass State Park?

Delnor-Wiggins Pass State Park is at 11135 Gulf Shore Drive, the next street number north of the tower. The state acquired the land in 1970 and the park opened in 1976, according to its Wikipedia entry. It gives access to the Gulf and to the Cocohatchee River, and its hours are 8 a.m. to sundown daily.

Fee figures differ across sources, and parking can be limited after storms, so check the Florida State Parks page for the park before you go. We print no fee figure here. Wiggins Pass, beside the park, is the north end of the Vanderbilt Beach beautification district covered in the governance section below.

Is Moraya Bay the same as Kalea Bay?

No. Kalea Bay is a separate multi-tower condominium to the north with its own page, its own association and its own recorded sales. Kalea Bay's towers combined on the county roll were built from 2017 to 2024 and average about 3,200 to 3,300 heated square feet, against 4,001 to 4,477 at Moraya Bay.

The two buildings are linked only by the Club shuttle, which runs to Kalea Bay. A shuttle proves a transport link, not shared ownership or the same rules. Prices, fees and flood facts for one building do not apply to the other, and another section of this page compares them on the same yardstick.

What other neighborhoods are near Moraya Bay?

Our site has neighborhood guides for several nearby places, each with its own record and its own prices. Beyond Kalea Bay and Regatta at Vanderbilt Beach, you can read about Gulf Breeze Condominiums, Conners and Pelican Bay, which lies south of Vanderbilt Beach.

Treat each page as its own market. A figure from one building does not carry over to another, and the same-yardstick comparisons on this page are limited to the buildings we have sales data for.

Is it part of the Ritz-Carlton Residences or Vanderbilt Landings?

No. The Ritz-Carlton Residences, Naples are a separate project of five buildings and 128 residences at the corner of Vanderbilt Beach Road and Gulf Shore Drive, according to the developer's project page. Vanderbilt Landings is a different condominium at 11116 Gulf Shore Drive, across the street from Moraya Bay.

Moraya Bay is also not The Vanderbilt at 9235 Gulf Shore Drive, a 19-unit building, or Vanderbilt Surf Colony. Each has its own association and its own record. If a listing or a map pin says only "Vanderbilt Beach," check the street number first.

What is The Club at Moraya Bay?

The Club at Moraya Bay is the building's beach club, at the same address, 11125 Gulf Shore Drive. Its own website lists a Grotto Bar, All-Day Dining, a Dining Room, beach service and a shuttle to Kalea Bay and to Bluebill Beach Access, with hours that change by season. It operates apart from the condominium association.

The recorded declaration names the contracting company as The Club at Moraya Bay, LLC and ties club membership to ownership: a 2016 amendment requires a transfer fee to that company on a transfer of title. The Club's website says the site and the Moraya Bay marks are owned by Soave Enterprises L.L.C. Another section of this page covers the Club's amenities and hours, and another section of this page covers its fees.

How Did Moraya Bay Begin, and What Is Its History?

The Beach Tower at Moraya Bay replaced a 147-room hotel on a five-acre Gulf-front site. A developer bought the Naples Vanderbilt Inn in 2006 and planned a 72-unit tower, the tower was delivered in 2009, and the recorded sales run from the first closing that year to five sales so far in 2026.

Data updated: November 2026 (Business Observer, June 19, 2006; the recorded declaration of condominium; Collier County recorded sales, county file dated October 27, 2026, our analysis).

What was the Naples Vanderbilt Inn?

Before the tower, the address held the Naples Vanderbilt Inn. The Business Observer reported on June 19, 2006 that the property was "a 33-year-old hotel with 147 rooms" at 11125 Gulf Shore Drive. The sellers were Van-Dev Inc. and Vanderbilt Beach Association Ltd. Partnership.

Because the hotel address and the condominium address are the same, the identification rests on the address, and the 2006 brief itself ties the Moraya Bay Beach Tower name to the same announcement. The hotel's closing date, its demolition date and the zoning approval that allowed the tower: Information not available at time of publishing (checked 2026-11-03).

What happened in the 2006 purchase?

The Business Observer headline read "Signature Communities Inc. acquires Naples Vanderbilt Inn." The buyer of record was VI Partnership Ltd. of Naples, and the price was about $71 million. The brief also reported that the buyer gave the seller, Van-Dev Inc., a $49 million mortgage on the property, which is seller financing.

The same brief said the developer had announced the Moraya Bay Beach Tower, an 11-story, 72-unit building on a five-acre site near Delnor-Wiggins State Park, expected to open "sometime in 2008." The brief is a plan-stage announcement, dated before construction, so it describes intent, not the finished building.

Who built it, and when was it finished?

The tower opened a year later than the 2006 plan. The county roll dates all 72 residences to 2009, and the declaration was made on August 31, 2009 and recorded in Collier County Official Records at O.R. Book 4488, Page 1649. The state's condominium record, PR72670, was recorded on September 3, 2009.

The built tower matches the 2006 plan in unit count (72) and height (11 stories). We name no builder because no record we read confirms one.

Who is the declared developer, and why do sources differ?

The declaration names the developer as VI Ltd., a limited partnership, successor by merger to VI Partnership, Ltd., a Michigan limited partnership. That is the entity that signed and recorded the condominium documents, and it is also a party to the 2016 Club Operations Agreement.

Other names appear in the record. The 2006 news brief names Signature Communities Inc., and The Club at Moraya Bay's website legal notice names Soave Enterprises L.L.C. as owner of the site and of the "Moraya Bay" and "The Club at Moraya Bay" marks. We state each fact with its source and draw no conclusion about the links between them.

How did the first sales go from 2009 to 2011?

The first recorded qualified sale came in 2009 at $2,900,000. In 2010 the county recorded 5 qualified sales from $2,500,000 to $3,000,000, and in 2011 it recorded 6 from $3,200,000 to $4,100,000. County records also show 9 transfers over $100,000 in 2009, 9 in 2010 and 10 in 2011, so some early transfers were not counted as qualified sales.

The county's medians are shown only where a year has 10 or more qualified sales. These years had fewer, so we print the counts and ranges. Another section of this page carries the full year-by-year table.

What did the 2012 to 2014 sell-through look like?

These were the busiest recorded years. The county logged 13 qualified sales in 2012 (median $3,585,000, from $2,500,000 to $4,200,000), 25 in 2013 (median $3,700,000, from $2,500,000 to $4,695,000) and 10 in 2014 (median $3,450,000, from $3,100,000 to $4,800,000).

The recorded transfers over $100,000 in those years were 13, 27 and 11. A second amendment to the declaration, recorded August 22, 2012, banned open houses and combined later phases into one, which shows the owners and the developer were still reworking the governing documents while sales ran.

What happened from 2015 to 2016?

The county marked no transfer as qualified in 2015 or 2016, even though it recorded 3 transfers over $100,000 in 2015 and 1 in 2016. The county counts a transfer as qualified only when it passes its own sales screen, so a recorded transfer can be left out of the qualified count.

The lesson for readers is that county qualified counts miss some sales. The same gap shows up in 2022, when the county marked no transfer qualified while recording 5 transfers over $100,000, and the MLS shows closings in 2022. Another section of this page explains how to reconcile the county and MLS counts.

What did resales look like from 2017 to 2021?

The county recorded 1 qualified sale in 2017 at $4,393,500, 3 in 2018 from $5,350,000 to $6,200,000, and 5 in 2020 from $3,900,000 to $6,000,000. The table has no row for 2019. In 2021 it recorded 13 qualified sales from $3,756,300 to $6,500,000, at a median of $5,500,000.

Those later sales were resales of the same 72 residences, many bought in 2012 to 2014. The 2021 median was $5,500,000 on 13 sales and the 2013 median was $3,700,000 on 25, in nominal dollars before improvements and costs. Another section of this page prints the full list of repeat sales.

What happened in 2023, when the record price was set?

The highest recorded qualified price at Moraya Bay is $8,862,000, for a 4,200 square foot residence that closed on April 24, 2023, at $2,110 per county heated square foot. It was the only qualified sale of the year. The 2024 record has one qualified sale, $7,950,000 on May 13, 2024, for a 4,001 square foot residence.

After those two high marks, qualified sales in 2025 and 2026 ranged lower: 3 sales from $6,300,000 to $7,500,000 in 2025 and 5 from $5,000,000 to $6,900,000 in 2026. With so few sales a year, one residence can move the range, so another section of this page shows each sale instead of a trend line.

What has changed at the building since 2020?

We found no building-wide renovation, concrete restoration or milestone project documented since 2020 in anything we could read. The county's milestone list shows the building as "Not Due" with a next milestone year of 2034, which is a compliance status, not a finding about the structure.

Work on individual residences does show up. The 2024 Sand Dollar release above describes one tenth-floor remodel, and that is a single residence's project. Building-level repairs, board minutes and assessment history: Information not available at time of publishing (checked 2026-11-03).

Who owns The Club at Moraya Bay?

The Club's website legal notice says the site is "owned, directly or indirectly, by Soave Enterprises L.L.C." and that "Moraya Bay" and "The Club at Moraya Bay" are trademarks of Soave Enterprises L.L.C. The recorded declaration, separately, names the contracting company as The Club at Moraya Bay, LLC.

The relationship between The Club at Moraya Bay, LLC and Soave Enterprises L.L.C., whether the Club is equity or non-equity, and who holds title to the Club space: Information not available at time of publishing (checked 2026-11-03). The declaration does show that the Club facility parcels are carved out of the condominium land, inside the same building envelope, so the Club space is not part of the condominium.

What does the association's awards claim mean?

The association's website says the building is the "Winner of 17 Sand Dollar Awards," with no years or categories. We repeat it as the association's own claim, not a verified count. The Sand Dollar Awards are run by the Collier Building Industry Association.

The one dated item we found naming Moraya Bay is a London Bay release of October 28, 2024: a tenth-floor three-bedroom remodel by London Bay Renovation won Interior Design of the Year (Remodel) and Best Master Suite. That is an award for one residence's remodel, not for the building.

What does the public record not show?

Several pieces of the story are missing from the records we read. The architect, general contractor and construction cost, the date the developer turned control of the association over to owners, any bulk sale or lender action between 2008 and 2011, and any litigation: Information not available at time of publishing (checked 2026-11-03).

We found no news report of a lawsuit, a special assessment or a concrete restoration project for this building. That is an absence in what we could read, not a clean-record statement, and a buyer should ask the seller and the association directly for litigation disclosures, minutes and assessment history.

Who Runs Moraya Bay, and How Is It Governed?

Moraya Bay is run by The Beach Tower at Moraya Bay Condominium Association, Inc., a Florida not-for-profit corporation, under a recorded declaration and bylaws. A separate company, The Club at Moraya Bay, LLC, runs the beach club. No community development district and no master association of homeowners appears in the record.

Data updated: November 2026 (the recorded declaration of condominium and its amendments as posted on the association's website; Florida Statutes Chapter 718; Collier County Property Appraiser public data files, download dated October 27, 2026; Florida Department of Revenue 2025 Collier taxing authority list).

Who is the condominium association?

The association is The Beach Tower at Moraya Bay Condominium Association, Inc., a Florida corporation not for profit, Sunbiz document number N09000004533, filed May 7, 2009. You can look the entity up on the state's Sunbiz corporation search.

The association's official website is morayabay.com. The bylaws, as amended in 2012, set a five-member board with staggered terms, and the first-election board began smaller before owners elected a full five.

How did control pass from the developer to the owners?

The bylaws let owners elect a majority of the board at the earliest of three events: three years after 50 percent of units are conveyed, three months after 90 percent are conveyed, or seven years after the declaration was recorded. The amendments of 2012 to 2017 were approved by owners acting as members, which indicates owner-controlled governance by at least 2012.

Under Florida law a buyer can ask for the association's official records, including minutes of board and owner meetings, which would show when and how the board changed hands.

How does Florida condominium law apply, and what records can an owner see?

Chapter 718 of the Florida Statutes, the Condominium Act, governs the association. Section 718.111 requires an association to keep official records and make them available to owners, and it requires an association managing 25 or more units to post key documents on a website or app. This building has 72 units, so it is in that class.

The association's Public Documents page, as we read it, lists no files, so the most recent structural integrity reserve study, inspection reports and budget are not visible there. We do not draw a compliance conclusion from that. We do suggest that a buyer ask for those documents by name. Assessment rules appear in section 718.116.

What does the declaration say, and how has it been amended?

The Declaration of Condominium for The Beach Tower at Moraya Bay was made on August 31, 2009 and recorded at O.R. Book 4488, Page 1649. The association posts a 172-page compilation of the declaration, bylaws and amendments through February 2017 at morayabay.com.

Amendments after February 2017: Information not available at time of publishing (checked 2026-11-03). Ask the association for the current, fully recorded set.

What is the 2014 pet amendment?

The Third Amendment, recorded April 2, 2014 as instrument 4963244, rewrote the pet rule so that owners may keep a reasonable number of pets but guests and tenants may not. The pet rules are covered in detail in the rules section below.

We mention it here because it shows the declaration is a living document that was changed after the first sales. The vote counts behind each amendment are in the association's records, not in the public documents we read.

How does the 2016 Club amendment tie The Club to ownership?

The Certificate of Amendment recorded September 2, 2016 (members approved it on August 30, 2016) adds Section 15.4, which requires a person who takes title to a residence to pay a transfer fee to The Club at Moraya Bay, LLC in order to become a member. It also adds Section 11.15, which lets the association bill the annual obligations of Club membership as a common expense or charge them to each owner's account.

The amendment caps the Club: for the term of the Operations Agreement signed August 31, 2016 among the association, VI Ltd. and The Club at Moraya Bay, LLC, the Club may not raise the transfer fee or raise annual dues by more than 7 percent a year over the prior year. The dollar amounts of the transfer fee and annual dues: Information not available at time of publishing (checked 2026-11-03).

Is membership in The Club mandatory?

The declaration does not use the word mandatory. It makes the transfer fee the condition of becoming a Club member and lets the association collect annual Club obligations as an assessment. Read together, that attaches the Club to ownership. We describe it as tied to ownership and do not call it optional.

The 2012 amendment indicates the developer sought approval to offer private beach club membership to non-resident owners, but we found no current source showing that it exists.

Who manages the building day to day?

The association's website refers to an on-site property management team and names a contact for estoppel requests. The declaration allows the association to contract for management (Section 10.3) but names no company. The management company's legal name and license: Information not available at time of publishing (checked 2026-11-03).

A buyer can confirm the manager through the state's community association manager license records. Ask in writing who the license holder is and who handles estoppel certificates, because a certificate has a statutory fee cap and a statutory deadline.

Where do owners and buyers find the association's documents?

Start with the association's website, morayabay.com, which posts the declaration compilation as a PDF and has a Public Documents page and an owner login. The Public Documents page, as we read it, lists no files, and it names a staff contact for estoppel requests.

Everything else comes by request. A buyer under contract can ask for the budget, the reserve study, the structural integrity reserve study, minutes, the rules and regulations and the insurance summary, and Florida law gives owners a right to inspect official records. Another section of this page lists the buyer's document checklist in full.

Is there a community development district?

No. We found no community development district for Moraya Bay. The proof is the county roll: the 2026 roll shows non-ad valorem taxes of $0 on all 72 residences. The Florida Department of Revenue's 2025 Collier taxing authority list shows no community development district line in millage area 164, and the declaration describes none.

Collier County's special districts page names the Water-Sewer District, the Airport Authority and two community redevelopment agencies, and it does not name a community development district for Vanderbilt Beach. A district debt would show up as a non-ad valorem line, so a $0 line is the useful test.

Is there a master association?

The record we read shows one residential association and a separate club company, not a master association of homeowners. The declaration does refer to a Building Declaration that divides the shared building between the condominium and a commercial component that holds the private beach club area.

The terms of the Building Declaration, including any use or leasing rules it adds: Information not available at time of publishing (checked 2026-11-03). The association collects any charges under it as agent, according to the declaration, so a buyer should ask for it by name and confirm that the condominium rules described here are the only ones that apply.

What taxing district and millage area is Moraya Bay in?

Moraya Bay is in millage area 164. The 2026 total is 9.8346 mills, which includes the Vanderbilt Beach Beautification MSTU at 0.4650 mills and North Collier Fire at 1.0000 mills. The full levy-by-levy table is on this page.

The Vanderbilt Beach Beautification MSTU was created by the Board of County Commissioners on May 24, 2001, and funds median and right-of-way maintenance, lighting, sidewalks, beautification and burial of power lines, according to the Vanderbilt Beach Residents Association. A five-member county advisory committee oversees it, and its next listed meeting is November 5, 2026 at 2:00 PM at the Cocohatchee River Marina.

What Are the Moraya Bay Rules?

Moraya Bay's rules come from the recorded declaration: leasing needs board approval, with a 30-day minimum and at most 12 leases a year; the association holds a 30-day right of first refusal on sales; open houses are banned; and interior remodeling stops from November 1 to April 30.

Data updated: November 2026 (the recorded declaration of condominium and its amendments through February 2017 as posted on the association's website; Collier County short-term rental registration page).

The association's separate rules and regulations are behind its owner login, so this section covers the recorded declaration only.

Can you lease a residence at Moraya Bay?

Yes, with board approval. The declaration calls leasing a privilege, not a right. A lease must be in writing, cover the entire residence with its parking, and be to a natural person, and garage spaces cannot be leased separately. The owner must give the association written notice at least 20 days before occupancy with the tenant's name and address and a fully signed lease.

The board has 20 days to disapprove, and silence is deemed approval. Grounds for disapproval include delinquent assessments, false application information, an unpaid transfer fee or deposit, and missing notice. A lease made without notice may be treated as a nullity, and the board may evict.

What is the minimum lease term?

The minimum term is 30 days. This is not a six-month or twelve-month regime. A lease shorter than 30 days is not allowed under the declaration, which is a separate question from the county's short-term rental registration rules covered below.

Whether the Building Declaration or The Club's documents add a longer minimum: Information not available at time of publishing (checked 2026-11-03). Ask the association to confirm the minimum in writing before you plan a rental.

How many leases are allowed each year?

At most 12 leases per residence per calendar year. The declaration also provides for one additional lease in a year for hardship. The cap counts leases, not nights, so the 30-day minimum and the 12-lease cap together set the outer limits of rental use.

An owner who leases a residence loses use of the common facilities while it is leased, unless the tenant waives them to the owner. The owner stays liable for assessments throughout.

How long can a lease run?

No lease may run longer than one year, and there is no option to renew. The board may approve the same tenant year to year, but each approval is a new approval. Subleasing and assignment of a lease are not allowed.

The association may charge a lease application fee up to the statutory maximum, and may not charge a fee for a renewal with the same tenant. The actual application fee amount: Information not available at time of publishing (checked 2026-11-03).

What is the right of first refusal on a sale?

The association holds a 30-day right of first refusal on every bona fide sale. The seller notifies the association, the association has a 30-day election period, and if it waives or lets the period expire, the sale must close within 90 days. The association issues a recordable waiver certificate.

A transfer of a controlling interest in an entity or trust that holds title is treated as a sale. A sale that needed a waiver and did not get one is void until the waiver is obtained. Certain transfers are exempt, including acquisition and resale by an institutional mortgagee, public sales, transfers under a will or intestacy, certain related-party transfers, and transfers by the developer or the association. The declaration states no fee for the process.

Are open houses allowed?

No. The Second Amendment, recorded August 22, 2012, prohibits open houses on condominium property, except for the developer's own sales. A separate provision allows only the developer to post For Sale, For Rent or Open House signs.

For a seller, that means showings happen by private appointment. The buyer pool is reached through the MLS, private showings and direct outreach, not through an open house or a sign on the property.

What are the pet rules?

Owners may keep a reasonable number of pets. Keeping a pet is a privilege, not a right, and the board may order removal of a pet that becomes a source of unreasonable annoyance. Pets must be leashed or carried outside the residence, and the declaration allows fines.

Under the Third Amendment of 2014, guests and tenants are not permitted to have pets. The number that counts as reasonable and the rules and regulations on pet registration: Information not available at time of publishing (checked 2026-11-03).

When can an owner remodel?

Interior remodeling runs on a season. No contractor may do renovation or remodeling work from November 1 through April 30, except HVAC maintenance, appliance repair, plumbing and electrical repairs inside a residence, or work needed after a casualty event. The rule comes from the amendment set certified February 10, 2017.

A remodel therefore starts in May and finishes by October 31. Contractors work only 8:00 AM to 4:00 PM, not on Saturdays, Sundays or legal holidays, and not in the seven days before or after Thanksgiving, Christmas, New Year's Day or Easter except for emergencies. All workers register with the association each day. Violations are grounds for disapproving the project, rescinding approval and barring the contractor.

What are the parking rules?

Each residence has the exclusive right to use one assigned and one unassigned parking space, two in all, as limited common elements. Penthouse owners are assigned a two-space garage. No more than two vehicles per residence may be kept on the property, and the association can tow excess vehicles after two violations.

Parking spaces and storage lockers may be separated from a residence and assigned to or from the association or other residences, according to the declaration. The plans show condominium storage cages on the second-floor parking level with a north and a south locker room.

What do the hurricane shutter rules say?

The board adopts one standard shutter model, style and color under Section 12.14 of the declaration. No other shutter may be used, but the association may not refuse a conforming shutter.

The parking-level plan labels a generator room and electric rooms, but not their capacity or what they power. Owners must also contract for HVAC maintenance at least twice a year and give proof within five business days of a request.

What is the use rule?

The declaration allows residential use only, with home-office use that does not change the residential ambiance. It sets a nuisance standard tied to a "first class residential condominium," and it says that the Building Declaration controls on a conflict unless the condominium documents are more restrictive.

Rules and regulations beyond the declaration, including move-in and move-out procedures, deposits, package handling and guest-suite rules: Information not available at time of publishing (checked 2026-11-03). These sit behind the association's owner login, so ask for them before you contract.

How are the rules enforced?

The declaration gives the board several tools, each specific to its subject: fines for pet violations, towing for excess vehicles, disapproval or rescission of a remodeling project and a ban on the contractor, and treating an unnoticed lease as void. The association also has an irrevocable right of access to each residence.

Statutory enforcement and dispute procedures sit on top of the declaration, and a buyer should ask whether any fines, violations or disputes are open on a residence before closing. The estoppel certificate, covered on this page, is the document that states what the association says is owed.

Can the rules change?

Yes. The recorded amendments show the owners changed the declaration as members in 2012, 2014, 2016 and 2017, including a vote on August 30, 2016 for the Club amendment and a vote on February 10, 2017 for the parking, renovation and HVAC changes. The board may also add rules of its own, for example extra remodeling restrictions, within the declaration.

For that reason, the rules here are a snapshot of the recorded set through February 2017. Amendments recorded since, and the current rules and regulations: Information not available at time of publishing (checked 2026-11-03). A buyer should ask for the current set and read it against this page.

Does the county's short-term rental registration apply?

Collier County's short-term vacation rental registration, Ordinance 2021-45, effective January 3, 2022, applies in unincorporated Collier County and defines rentals to include condominiums. Registration is required if a residence is rented for stays under 30 consecutive days more than three times a year. The county's registration page lists the requirements.

The county's rules include registering before renting, showing the county registration number in all advertising, a responsible party reachable around the clock, a state DBPR license, and penalties of up to $500 per violation per day. We found no 2025 or 2026 amendment. Because the declaration sets a 30-day minimum, the county rule and the declaration answer different questions, and an owner has to satisfy both.

What Are the Residences at Moraya Bay Like?

The Beach Tower at Moraya Bay holds 72 residences: eight on each of floors 3 through 10, numbered 301 to 1008, plus eight penthouses above them. The county roll records four heated sizes, 18 residences each: 4,001, 4,005, 4,200 and 4,477 square feet. All 72 were built in 2009.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, our analysis; the recorded declaration of condominium and its amendments as posted on the association's website).

We mapped all 72 residences by size on the county roll, and we read the recorded declaration of condominium and its amendments as posted on the association's website. That work is why the sections below can say which floor, which plan type and which size a number belongs to. Every square foot figure in the county tables is the county's heated figure, and the MLS figures later on this page are labeled as MLS figures and are never mixed into the same table. The county roll carries no bedroom or bath counts and no unit numbers, so unit-level facts come from the declaration's floor plans and from MLS records.

How many floors does Moraya Bay have, and how are the residences numbered?

The declaration describes nine residential stories over two parking levels, 11 stories in all. The residential floors are the third through the tenth, numbered 301 to 308, 401 to 408 and so on up to 1001 to 1008, with a penthouse floor above them numbered PH01 to PH08. Eight floors of eight is 64, and the eight penthouses make 72.

The declaration's building section gives these floor elevations, in feet on the 1929 vertical datum used on the recorded plans:

The elevations step up by about 10 feet from floor to floor on the typical levels, which is consistent with the 9-foot ceilings the association describes. MLS records write the penthouses as PH-1, PH-3 and so on; the declaration writes PH01, PH03.

What is on the two parking levels below the residences?

The first floor is a garage, and the second floor, called the terrace level on the plans, holds parking, the amenity space and the condominium's storage cages. The plans also show north and south locker rooms on that level.

The declaration's legal description excepts the Club's facility parcels from the condominium land, at levels below the residences. In plain terms, the Club's space sits inside the same building but is not part of the condominium that the 72 owners hold. That split is the reason the Club has its own fees, and the fees section of this page takes it up.

How many residences are on each floor, and what is a stack?

Each floor has eight residences, and the line of residences that repeats from floor to floor is a stack. The last two digits of a residence number give the stack, so 305, 405 and 1005 are all stack 05. Stacks 01 to 08 are numbered along the floor as drawn on the plans.

The plan types run in a symmetric pattern across the floor, with the line of symmetry between stacks 04 and 05. On the tenth floor and the penthouse floor, the declaration's plans print these types:

Stack 02 is not legible in the posted scan. By symmetry with stack 07 it is probably Type B, but that is our inference from the pattern, not a printed fact. The scanned plans are imperfect in places, so we describe the pattern rather than assign a type to every one of the 72 residences.

What are the penthouses at Moraya Bay?

The eight penthouses occupy the top residential floor and are numbered PH01 to PH08. On the declaration's plans, the end stacks on the penthouse floor, PH01 and PH08, use the Type A Modified plan, as do the end stacks on the tenth floor. The other penthouse stacks keep the standard types shown in the table above.

The declaration assigns each penthouse a parking garage of two spaces, shown on the first-floor garage plan. Ordinary residences share the parking levels instead; the parking section below has the details. MLS records tag penthouse closings with the PH prefix, and three of the closings in the five-year MLS table below are penthouses.

What are plan Types A, B, C and D?

The declaration names four floor plan types, A, B, C and D, and each has a reversed twin that flips the layout left to right. There are nine of each, which is 18 residences per letter and 72 in total. The tenth floor and penthouse end stacks use Type A Modified, a variant of Type A.

The declaration names the plans only by letter. We did not find marketing names for them on the association's website or in the declaration. It does not tie a letter to a square footage in the pages we read, and we do not either: the roll's four sizes and the declaration's four letters are both four, but nothing public says that A is the largest or D the smallest. Which plan a residence is, and what size it is, should be confirmed from the residence's own record at a showing.

Why does the share in Exhibit C matter to a buyer?

Section 11.2 of the declaration says each unit pays a share of the common expenses equal to its share of ownership of the common elements, and Exhibit C lists a per-unit percentage for each plan type. The percentages in the table above range from 1.302 percent to 1.480 percent per residence.

If the association's dues follow those shares, residences of different types would not pay the same amount. We have not seen the budget, so we do not convert the shares into dollars. The estoppel certificate for a specific residence gives the exact assessment for that residence, and the fees section below explains how to request it.

How big are the residences on the county roll?

The county roll records heated area for all 72 residences, and it takes only four values, 18 residences each.

Across the 72 residences the smallest heated figure is 4,001 square feet, the median is 4,102.5, the mean is 4,170.75 and the largest is 4,477. The 72 together hold 300,294 heated square feet. Eighteen residences per size matches the declaration's structure of four plan types, each with a reversed twin, across nine floors.

How do the 72 residences split by size band?

Grouping the four sizes into three bands shows where most of the building sits.

Half the building is in the two smallest sizes, which differ by only 4 square feet. For pricing, that means most Moraya Bay comparisons are between residences of nearly the same size, and the difference in price comes from floor, stack, view, condition and updates.

What do MLS records say about size, and why do they differ from the county?

MLS records for Moraya Bay closings carry heated figures from 4,135 to 4,548 square feet, and they sometimes sit above the county's largest figure of 4,477. The association's website describes the residences as 3,900 to 4,500 square feet of air-conditioned space. Three sources give three ranges because each measures differently: the county roll carries its own heated area, an MLS record carries the figure entered for the listing, and the association states a marketing range.

The practical rule is to compare like with like. The county tables on this page use the county's heated figures, and the MLS table uses the MLS record's own figure, shown beside the sale. A price per square foot built from one source should not be set beside a price per square foot built from the other.

What does the declaration count as part of a residence?

The declaration sets the unit boundary at the unfinished underside of the ceiling, the unfinished top of the concrete floor and the unfinished interior drywall surfaces. A unit is therefore the interior volume. Balconies and terraces attached to a unit are limited common elements appurtenant to it, which means the owner has the exclusive use of them but they are not part of the unit's measured interior.

That is why an interior square footage and a total footage with terraces can differ for the same residence. Ask for the figure that includes outdoor space only if you want it, and do not compare it with a county heated figure.

How many bedrooms and baths do the residences have?

The county roll carries no bedroom or bath counts for any of the 72 residences, and the association's website gives none. The MLS records of the 14 closings in the table below show three bedrooms, three bedrooms plus a den, and four bedrooms plus a den, and every one of the 14 carries three full baths and one half bath in the MLS format.

The reliable way to know the layout of a given residence is its own MLS record or a showing, because the plan letter alone does not give a bedroom count in any public document we read.

How high are the ceilings, and what are the private elevators?

The association's website describes 9-foot ceilings and private elevators that open directly into a private foyer. The elevation table above shows about 10 feet from floor to floor on the typical levels, which fits a 9-foot finished ceiling.

The declaration lists the elevators, stairways, trash rooms and electric rooms as common elements, and its legend shows a passenger elevator and a service elevator. Confirm the layout of the foyer and the elevator access for the specific stack you are considering.

What kitchens and finishes did the building offer as built?

As the association's website describes them, the residences have floor-to-ceiling window walls, wrap-around balconies and terraces with glass railings, and a gourmet kitchen with stainless steel appliances, granite countertops, custom cabinetry, a natural gas cooktop and dual ovens. A butler's pantry beside the kitchen is described with a full-size refrigerator, a double sink, a dishwasher and a wine cooler.

Those are the as-built descriptions the association publishes. Resale residences vary because owners have remodeled, and the remodeling rules that govern that work, including the November to April blackout, are covered in the rules section of this page and in the seller section.

What balconies and terraces do the residences have?

The association describes wrap-around balconies and terraces with glass railings. The declaration classifies any balcony or terrace attached to a unit as a limited common element appurtenant to that unit, so the space belongs to the residence for its exclusive use while the structure remains a common element maintained under the association's documents.

Terrace dimensions by plan, and which stacks have wrap-around terraces: Information not available at time of publishing (checked 2026-11-03). Ask for the plan sheet of the specific residence if outdoor space is a deciding factor.

How much parking does each residence get?

Each residence has two parking spaces as limited common elements: one assigned and one unassigned. The 2017 amendment to the declaration states this, notes that certain owners hold two assigned spaces, and limits each residence to two vehicles. Penthouse owners are assigned a parking garage of two spaces.

The declaration also allows parking spaces and storage lockers to be separated from a unit and assigned to or from the association or other units. Two violations of the parking rules let the association tow, as the declaration provides. Before you buy, confirm in writing which space or spaces are assigned to the residence, because an unassigned space is shared by definition.

What storage does the building offer?

The declaration's plans show condominium storage cages on the second-floor terrace level, served by a north locker room and a south locker room.

Treat storage as a document question. The declaration allows lockers to be reassigned, so a seller's statement that a cage comes with a residence should be matched to the association's assignment record, which the estoppel process can confirm.

What views does a Gulf-front tower give, and what is the 400-feet claim?

The building fronts the Gulf of Mexico to the west, and the association's website describes residences overlooking the Gulf. The association also states that the property has over 400 feet of sugar-white sand. That is the association's own marketing figure, not a surveyed length, and we repeat it only as the association's claim. The declaration's survey sheets show a public beach use and access easement, so ask a title professional what the easement covers before you rely on any description of private beach.

The residences are on floors 3 to 10 and the penthouse level, above the two parking levels, so the lowest residences are well above the beach and the penthouses are the highest. Elevation is the one view factor the public plans settle.

Does the stack number change a residence's view or price?

Stack numbers run along the floor, and the end stacks, 01 and 08, are at the two ends of the building. Broker opinions about which stacks have the best views exist, but they are opinions, and we do not rank stacks.

What the record does support is a price check: the MLS table later on this page lists the residence number of every closing, so you can see the sold prices of specific stacks and floors side by side. With 14 closings in five years, treat any floor or stack pattern as a question to test against a current comparison, not a rule.

Did the developer plan rooftop decks?

The declaration reserved to the developer the right to build up to 16 rooftop decks and kitchens. The roof sheet in the recorded plans marks them "not yet constructed," and the association's marketing does not claim them.

A buyer should not assume rooftop amenities from the reserved-rights language. The roof carries balconies and HVAC equipment on the plans, and the declaration's amendments we read add no approved rooftop decks.

When was Moraya Bay built, and what building code applied?

The county roll shows all 72 residences built in 2009, the declaration is dated August 31, 2009, and it was recorded on September 3, 2009. A state coastal construction permit record for 11125 Gulf Shore Drive shows an issue date of May 1, 2007, which precedes the 2009 completion. The Florida Department of Environmental Protection explains its coastal construction control line program, which applies special siting and design criteria seaward of the line.

Under Florida's code cycle, a building permit applied for in 2007 to early 2008 would fall under the 2004 Florida Building Code with its supplements, and the 2007 edition took effect on March 1, 2008. Without it, we do not say which edition the tower was permitted under. The state's 2007 wind map page describes the wind-borne debris region as areas within one mile of the coast at 110 mph or more, where glazed openings had to be protected. A Gulf-front tower is within that distance, but we do not tie any specific product to this building.

What do we know about the windows, roof and generator?

The declaration says only that the board adopts one standard hurricane shutter model and may not refuse conforming shutters (section 12.14). Impact glass, the roof system, the design wind speed on the structural drawings and generator capacity: Information not available at time of publishing (checked 2026-11-03).

Windows and exterior doors, and the roof, are components of the structural integrity reserve study that Florida law requires for a building of this height, so the study is the right document to ask about them. The fees section below explains what that study is and how to ask whether one has been done.

If you want the floor, stack, size and recent comparable sales pulled for one Moraya Bay residence before you set a price or write an offer, contact our team or request a home valuation for Vanderbilt Beach.

What Is the Moraya Bay Real Estate Market Doing?

Moraya Bay had 5 recorded qualified sales in the 12 months to October 16, 2026, at $5,000,000 to $6,900,000. Over 60 months the county recorded 11 sales at a $6,350,000 median and $1,575 per county heated square foot. Because the building is small, windows under 10 sales show individual sales, not medians.

Data updated: November 2026 (Collier County recorded sales, county file dated October 27, 2026, newest Collier sale date in the file October 16, 2026, newest qualified Moraya Bay sale May 29, 2026, our analysis; Southwest Florida MLS via Matrix, pulled October 7, 2026).

We tracked every recorded sale in the Moraya Bay condominium since the first closing in 2009, and we read the MLS records of every Moraya Bay closing in the last five years. The county data covers qualified sales, the county's screen for arm's-length transfers, so it leaves out some transfers that the MLS shows. Square feet in the county tables are the county's heated figures.

Moraya Bay has 72 residences, so a year holds only a handful of sales. When a window holds fewer than 10 sales we print the count, the range and each sale, and no median, because one sale at either end would move it. A median appears only for the 60-month window, which holds 11 sales.

MLS figures on this page were pulled October 7, 2026. Association dues, current listings and days on market after that date: Information not available at time of publishing (checked 2026-11-03). The county figures above are recorded sales, which include sales the MLS never sees.

How many Moraya Bay residences sold in the last 12 months?

The county recorded 5 qualified sales between October 16, 2025 and October 16, 2026, at prices from $5,000,000 to $6,900,000. The newest qualified Moraya Bay sale in the county file is May 29, 2026, while the file's newest Collier sale date overall is October 16, 2026.

All five sales fall between March and May 2026. The lowest price per square foot was the April 27 sale at $1,248 and the highest was the March 3 sale at $1,725, on residences of different sizes. With five sales, each one is a data point to read, not part of a trend.

What do 24 and 36 months show?

Over 24 months the county recorded 8 qualified sales from $5,000,000 to $7,500,000, and over 36 months it recorded 9 from $5,000,000 to $7,950,000. Neither window reaches 10 sales, so neither gets a median. The sales beyond the five above are these.

The high end falls as the window shortens, from $7,950,000 over 36 months to $6,900,000 over 12. The low end holds at $5,000,000 in all three windows, set by the April 27, 2026 sale.

What do 60 months show?

The 60-month window, October 16, 2021 to October 16, 2026, is the first with enough sales for a median: 11 qualified sales from $5,000,000 to $8,862,000, with a median of $6,350,000 and a median of $1,575 per county heated square foot. Two older sales sit in this window beyond the nine above.

Even at 11 sales a median is a blend of four sizes, many floors and five years of changing prices. Use it as a headline for the building and not as the value of any one residence. The sales by year, in the next sections, show how the median moved across time.

How have Moraya Bay prices moved by year since 2009?

The table prints every year with a recorded transfer over $100,000. Medians appear only for years with 10 or more qualified sales. The last column counts all recorded transfers over $100,000, which the county counts whether or not it marked them qualified.

The county file shows no row for 2019. In 2015, 2016 and 2022 the county marked no transfer qualified even though it recorded transfers over $100,000, which is why a count of qualified sales understates activity in those years.

What did the first Moraya Bay buyers pay in 2009 to 2011?

The first sales in the building came in 2009, and the county's qualified sales in 2009, 2010 and 2011 ranged from $2,500,000 to $4,100,000. Specifically, 2009 shows one qualified sale at $2,900,000, 2010 shows five from $2,500,000 to $3,000,000, and 2011 shows six from $3,200,000 to $4,100,000.

The county recorded more transfers over $100,000 in those years than it marked qualified: 9, 9 and 10, against 1, 5 and 6. Those are nominal dollars, and the dollar figures are what the county recorded, not an inflation-adjusted comparison.

What happened in the 2012 to 2014 sell-through?

Sales volume peaked in these years. The county recorded 13 qualified sales in 2012 at a $3,585,000 median, 25 in 2013 at a $3,700,000 median and 10 in 2014 at a $3,450,000 median. The 25 qualified sales in 2013 are the most of any year in the table, at prices from $2,500,000 to $4,695,000.

After 2014 the pace changed sharply. The county shows no qualified sale in 2015 or 2016, with 3 and 1 transfers over $100,000 recorded in those years, and one qualified sale in 2017 at $4,393,500. The 2013 volume matters later, because many of those buyers are the sellers in the resale pairs further down.

What happened from 2017 to 2021?

Prices moved into a higher band. The 2017 qualified sale was $4,393,500, the three qualified sales in 2018 ranged from $5,350,000 to $6,200,000, and the five in 2020 ranged from $3,900,000 to $6,000,000. In 2021 the county recorded 13 qualified sales from $3,756,300 to $6,500,000, at a $5,500,000 median, with 15 transfers over $100,000 in all.

The 2021 median of $5,500,000 on 13 sales is the last median the county table prints before the sales became too few for one. The MLS shows closings in late 2021 and 2022 that are described in the MLS section below.

What was the 2023 record, and what came after?

The highest recorded qualified price in the building is $8,862,000, for a residence of 4,200 county heated square feet that sold in April 2023, at $2,110 per square foot. It was the only qualified sale that year.

The next qualified sale was on May 13, 2024, at $7,950,000 for a 4,001-square-foot residence, the only one that year. In 2025 the county recorded three at $6,300,000 to $7,500,000, and in 2026 so far it has recorded five at $5,000,000 to $6,900,000. Every 2026 sale is below the 2024 sale and the 2023 record. With one sale in each of 2023 and 2024, those two years are single data points and do not set a trend.

How have Moraya Bay resales compared with the first sale?

The county links 27 resale pairs, the same parcel sold twice as qualified sales. The median change across the 27 pairs is +41 percent. These changes are nominal, before improvements and costs, and the pairs span different years, so they are not an annual rate.

One pair shows a loss, -10 percent, a 2010 purchase resold in 2013. The biggest single gain is +100 percent, a 2013 purchase resold in 2026. The eight resales recorded in 2025 and 2026 ranged from +1 to +100 percent. A seller's result depends on the purchase year far more than on the building, which is why the same year, 2026, produced both +1 percent and +100 percent.

What does price per square foot show at Moraya Bay?

The 60-month median is $1,575 per county heated square foot on 11 sales. The individual sales behind it range widely: the April 2023 record was $2,110, the May 2024 sale was $1,987, the three 2025 sales were $1,637, $1,407 and $1,786, and the five 2026 sales ran from $1,248 to $1,725.

The MLS median for its 14 five-year closings is $1,606 per MLS square foot, but that uses the MLS record's own square footage, so it should not be set beside the county figure as if they measured the same thing. For a view of how the nearby Kalea Bay condominium trades on the county's yardstick, see its page. Price per square foot is a sorting tool, not a price: at four sizes within about 480 square feet of each other, view, floor and condition move the number as much as size does.

What did Moraya Bay MLS closings look like over five years?

The Southwest Florida MLS, pulled October 7, 2026, shows 14 Moraya Bay closings in five years. The median closing price is $6,450,000, the range is $5,750,000 to $8,862,000, and the median is $1,606 per MLS square foot. In the 12 months to October 7, 2026 the MLS shows 5 closings from $5,750,000 to $7,500,000, with no median because the count is under 10; one of those sold without marketing, tagged SDE.

Residences 605 and 1001 each closed twice in the five years. The MLS square foot figures here are the MLS records' own and differ from the county roll's four sizes, as described in the residences section above. The April 2023 closing at $8,862,000 matches the county's record price, with dates a few days apart.

How long do Moraya Bay residences take to sell, and what is the sale-to-list ratio?

Across the 14 MLS closings, the median is 50 days on market and the median sale-to-list ratio is 94.86 percent. The sale-to-list ratio compares the sold price with the list price, so 94.86 percent means the median residence sold for a little over 94 percent of its list price. These are MLS figures dated October 7, 2026.

The spread is wide. The quickest closing in the table took 5 days, residence 605 in November 2021, and the slowest took 436, residence 701 in June 2026. A median of 50 days hides both ends, and several recent residences took more than 100 days. Days on market after October 7, 2026: Information not available at time of publishing (checked 2026-11-03).

What is the one active listing at Moraya Bay?

On October 7, 2026 the MLS showed one active Moraya Bay listing: residence 308, listed at $4,895,000, with 4,522 MLS square feet, three bedrooms plus a den, and 186 days on market. The list price is below the lowest MLS closing in the five-year table, $5,750,000.

A single active listing is not a market. Whether residence 308 is still active, its price today and any new listings: Information not available at time of publishing (checked 2026-11-03).

Why are there so few Moraya Bay sales?

Seventy-two residences in one tower produce few sales almost by definition: the county recorded 5 qualified sales in the 12 months to October 16, 2026, 3 in 2025, and 1 each in 2024 and 2023. Several facts about the building and its history are consistent with that pace, though we do not claim they explain it.

• The 2013 buyers are the sellers in 2025 and 2026. The repeat-sale table shows 2013 purchases resold in 2025 and 2026, so many owners hold for a long time.
• The association has a 30-day right of first refusal on every bona fide sale, and open houses are not allowed.
• No remodeling is allowed from November 1 to April 30, which affects when sellers prepare a residence.
• Leasing is capped at 12 leases a year with a 30-day minimum, with board approval.

The practical effect is that a comparison for a Moraya Bay residence draws on a short list of sales, often with different floors, stacks and condition. Our Vanderbilt Beach seller page explains how we price when comparables are this thin.

Why do the MLS and county counts differ?

The county shows 5 qualified sales in 12 months and the MLS shows 5 closings in 12 months, but they are not the same five. The county's $5,000,000 sale of April 27, 2026 has no MLS row. The MLS's $7,500,000 sale of October 8, 2025, which sold without marketing, falls 8 days before the county's 12-month window opens on October 16, 2025.

The other four MLS closings, at $6,900,000, $6,350,000, $5,750,000 and $5,850,000, carry the same prices as four county sales, with dates that differ by days to weeks. The windows also differ: the county window ends October 16, 2026 and the MLS pull is dated October 7, 2026. Over five years the MLS has 14 closings and the county has 11 qualified sales, partly because the MLS shows four 2022 closings while the county marked none of 2022's transfers qualified, although it recorded 5 transfers over $100,000 that year. County qualified counts miss some sales, and the MLS misses sales that never list.

How should a buyer read these numbers?

A Moraya Bay buyer should read the building's market as a short list of individual sales. The 2026 sales ran from $5,000,000 to $6,900,000, the 60-month median is $6,350,000, and the highest recorded price, $8,862,000, was in 2023. Within that range, price tracks the residence: floor, stack, view, condition and updates.

Ask for the sold price and days on market of the specific stack and floor you want, and compare list prices with recent closings, as the table above does. Before an offer, request the association documents the fees section lists, because the dues and Club costs change the monthly cost of two otherwise identical prices.

How should a seller read these numbers?

A Moraya Bay seller has few direct comparables. The 12-month county window holds 5 sales from $5,000,000 to $6,900,000, and the MLS shows days on market from 5 to 436. Both ends of those ranges are real, so a price is set by a residence's own floor, stack, view, condition and updates, and by a comparison done residence by residence.

The market history also shows why timing and presentation matter. Plan remodeling for May to October, expect a 30-day association review under the right of first refusal, and have the estoppel and documents ready early. To see what your residence would compare against, request a home valuation and we will pull the county and MLS records for your floor and stack.

What Are Moraya Bay HOA and Club Fees?

Moraya Bay association dues, the Club transfer fee and Club dues are not published in the public documents we reviewed, so this page prints no dollar amount for them. The recorded declaration does fix the structure: a 2016 Club amendment, a 7 percent annual cap on Club dues increases and a statutory cap on the estoppel fee.

Data updated: November 2026 (the recorded declaration of condominium and its amendments as posted on morayabay.com; Florida Statutes sections 718.111, 718.112, 718.116 and 718.503).

We read the recorded declaration of condominium and its amendments as posted on the association's website, and what follows is what those documents and the Florida statutes say. We did not obtain the budget, a reserve study, a milestone report or an insurance policy, so nothing here describes them.

What are the Moraya Bay association dues?

The association's regular assessment: Information not available at time of publishing (checked 2026-11-03). The association's public documents page lists no fees and no budget when we checked, and it directs estoppel requests to an on-site contact. The declaration's developer guarantee of assessments covered only 2008 to 2010 and has expired, so it says nothing about today's dues.

The only dependable way to learn the current figure for a given residence is the estoppel certificate or the seller's disclosure package, both covered below. Treat any dues figure from a listing or a conversation as unconfirmed until the association confirms it in writing.

Who manages Moraya Bay?

The association's website refers to an on-site property management team and names no outside management company, and the declaration allows the association to contract for management (section 10.3). The management company's legal name: Information not available at time of publishing (checked 2026-11-03).

What do condominium dues cover at Moraya Bay?

Under section 11.1 of the declaration, common expenses include the operation, maintenance, repair and replacement of the common elements and reserves. Since the 2016 amendment they also include any budget for agreements with The Club at Moraya Bay, LLC and for recreational facility agreements.

The declaration excludes each unit's share of charges under the building declaration, which the association collects as agent (section 11.3). Under Florida law the association must carry adequate property insurance, and deductibles are set by the board and are generally a common expense (section 718.111(11)). The building declaration's charges for the commercial component: Information not available at time of publishing (checked 2026-11-03).

How are dues divided among the residences?

Section 11.2 sets each unit's share equal to its share of ownership of the common elements, and Exhibit C lists a per-unit percentage for each plan type, from 1.302 percent for Type D to 1.480 percent for Type A. If dues follow those percentages, two residences of different types do not pay the same amount. The estoppel certificate states the exact assessment for the residence.

What is the Club transfer fee at Moraya Bay?

A 2016 amendment, with members' approval on August 30, 2016, added section 15.4 to the declaration. A person who obtains title to a unit must pay a transfer fee to The Club at Moraya Bay, LLC to become a member of the Club, under an Operations Agreement among the association, VI, Ltd. and the Club dated August 31, 2016. The declaration lists exemptions, and a purchaser at a public sale is bound to pay it.

The amount: Information not available at time of publishing (checked 2026-11-03). The fee is a condition of membership payable on a transfer of title, so a buyer should ask in writing what it is and who collects it at closing before the inspection period ends. Florida's estoppel cap does not apply to it, because it is owed to the Club and not charged for the certificate.

What are the Club dues, and are they billed through the association?

Section 11.15, also added by the 2016 amendment, provides that the annual financial obligations of Club membership may be a common expense of the association assessed as an annual assessment, or may be charged to each owner's account as a special charge. Club dues amount: Information not available at time of publishing (checked 2026-11-03).

The declaration does not use the word mandatory, but the combination of a transfer fee tied to becoming a member and an association power to bill dues ties the Club to ownership in structure. Request the Club membership plan and the Operations Agreement, because those documents, not the declaration, hold the terms.

What does the 7 percent cap on Club dues mean?

For the term of the Operations Agreement, the Club may not raise the transfer fee, and may not raise annual dues by more than 7 percent a year over the preceding year, or the association records a certificate of non-compliance.

A cap on growth does not tell you the level. Without a published starting figure, the 7 percent cap tells a buyer how fast dues can climb, not what they are. Ask for the current dues and the dues history, and read the cap as protection against steep increases rather than as a price.

What does an estoppel certificate cost at Moraya Bay?

Florida Statutes section 718.116(8) caps the fee for an estoppel certificate at $250, with $100 added for expedited delivery and $150 added if the account is delinquent. The statute now allows 10 business days for delivery. The declaration's section 11.12 says 15 days, but the statute controls. The association's actual charge: Information not available at time of publishing (checked 2026-11-03).

The certificate states the assessment, any unpaid amounts and whether any special assessment is pending, so it is the document that closes most of the fee gaps on this page. Order it as soon as a contract is signed, because the 30-day right of first refusal runs alongside the closing timeline.

What other one-time fees can apply when a residence sells or leases?

• Right of first refusal: the declaration states no fee. The association has 30 days to elect, closing must follow within 90 days after waiver or expiry, and a recordable waiver certificate is issued.
• Lease application: the declaration allows a preset application fee not above the statutory maximum, and none for a renewal with the same lessee. The amount: Information not available at time of publishing (checked 2026-11-03).
• Capital contribution on transfer: the declaration text we read has none.
• Club transfer fee: described above.

What do reserves and special assessments look like at Moraya Bay?

The bylaws provide for statutory reserves for roof, painting and paving plus items costing $10,000 or more. Florida law now adds that, for budgets adopted on or after December 31, 2024, owners may not provide no reserves or less reserves than required for structural integrity reserve study items (section 718.112(2)(f)). The association's current reserve balance and funding level: Information not available at time of publishing (checked 2026-11-03).

Special assessments, past or planned: Information not available at time of publishing (checked 2026-11-03). We found no mention of one on the association's pages or in the news, which is different from confirming there is none. The estoppel certificate states whether one is pending, and the budget shows whether one is planned.

What is a structural integrity reserve study, and does it apply?

A structural integrity reserve study, or SIRS, is a study Florida requires at least every 10 years for a condominium building of three habitable stories or higher. Its components include the roof, structure, fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors, plus items over $25,000 (section 718.112(2)(g)). For an association that existed on or before July 1, 2022, the study was due by December 31, 2025 and in no event after December 31, 2026. This association was filed in 2009.

A building of 25 or more units must post its documents on a website or app (section 718.111(12)(g)), and Moraya Bay has 72 units. The association's public documents page lists no study and no inspection report when we checked. That is a question to ask, not a finding about compliance. Whether a study has been completed: Information not available at time of publishing (checked 2026-11-03).

Which documents should a Moraya Bay buyer collect?

Florida Statutes section 718.503(2) requires a seller to deliver the following to a buyer of a resale condominium unit:

• The declaration, articles of incorporation, bylaws and rules.
• The annual financial statement and budget.
• The milestone inspection summary, if one applies.
• The most recent SIRS, or a statement that none has been done.
• The turnover inspection report, where it applies.
• The frequently asked questions document and the governance form.

The contract must carry a 7-day acknowledgment or voidability clause, with Saturdays, Sundays and legal holidays excluded. For contracts after December 31, 2024, it must also state whether a milestone inspection, turnover report or SIRS is required and whether it was done. For Moraya Bay, add these requests: the estoppel certificate, the Club membership plan and the Operations Agreement, the building declaration terms for the commercial component, the association's insurance declarations pages, and the process for the right-of-first-refusal waiver.

What should a Moraya Bay seller prepare?

A seller should have the section 718.503 package ready before listing, and should order the estoppel early, so that a buyer's 7-day review period does not stall. The seller should also know the Club transfer fee a buyer will ask about, be ready for the 30-day right-of-first-refusal election, and plan showings by appointment, because open houses are not allowed. The sellers' side of this process is covered in our Vanderbilt Beach seller guide.

What Are Property Taxes at Moraya Bay?

Moraya Bay residences carry 2026 county property taxes with a median of $45,842, from a low of $26,954 to a high of $62,646, in millage area 164 at 9.8346 mills. No residence has a non-ad valorem charge, and 27 of the 72 hold a homestead exemption.

Data updated: November 2026 (Collier County Property Appraiser public data files, download dated October 27, 2026, 2026 tax roll and millage area 164, our analysis).

We read the county tax roll for every residence, all 72 of 72 rows, and the millage table for the building's tax area. The figures are the county's 2026 roll, so they reflect current owners' taxable values and exemptions, not what a new buyer would pay.

Which taxing authorities apply at Moraya Bay?

The building sits in millage area 164. A mill is one dollar of tax per $1,000 of taxable value, and the 2026 total is 9.8346 mills.

Two lines are specific to the area: the Vanderbilt Beach Beautification MSTU at 0.4650 mills and North Collier Fire at 1.0000 mill.

What do Moraya Bay owners pay in property taxes now?

On the 2026 roll, the median just value across the 72 residences is $5,028,338, with a low of $3,467,375 and a high of $6,370,000. The median total tax is $45,842, with a low of $26,954 and a high of $62,646. The median ad valorem tax is also $45,842, because no residence has any other charge.

Just value is the county's valuation for tax purposes, not a sale price, and it sits in a different table from the recorded sales above. A sale price and a just value are different measures, so the two should not be set side by side as if one explained the other.

What is the Vanderbilt Beach Beautification MSTU?

The Vanderbilt Beach Beautification MSTU is a county taxing unit, created by the Board of County Commissioners on May 24, 2001 under County Ordinance 75-14. According to the Vanderbilt Beach Residents Association, it had a first-year cap of 0.5 mill and funds median and right-of-way maintenance, traffic calming, lighting, sidewalks, beautification and burial of power lines. For 2026 the line in this building's tax area is 0.4650 mills.

The county's MSTU page describes a five-member advisory committee, established July 31, 2001 and amended December 15, 2009, with a next meeting listed for November 5, 2026 at 2:00 PM at the Cocohatchee River Marina, 13535 Vanderbilt Dr. Check the county page for current dates. The planning section of this page covers the MSTU's projects.

How does a purchase reset the Moraya Bay tax bill?

A buyer's tax bill is not the roll's median. Taxable value is not the sale price, and the Save Our Homes cap, the homestead exemption and the 10 percent cap on non-homestead growth all affect it. A purchase resets the taxable value to the just value, so the seller's capped bill does not carry over to a new owner.

The roll's median of $45,842 is therefore a guide to the building's scale, not a promise of a buyer's bill. A buyer should ask the seller's agent for the current bill, then expect the first bill after closing to reflect the county's just value for that residence and the buyer's own exemptions, which a tax professional can estimate.

How many Moraya Bay residences hold a homestead exemption?

On the 2026 roll, 27 of the 72 residences, or 38 percent, are homestead-exempt. As a tax fact, the exemption reduces taxable value and brings the Save Our Homes cap on annual growth in assessed value, so exempt and non-exempt residences can show different tax bills at similar values.

That mix is part of why the roll's low and high totals, $26,954 and $62,646, are so far apart. The median blends both groups, and we make no statement about who owns the residences.

Are there non-ad valorem charges at Moraya Bay, and is there a CDD?

No. The 2026 roll shows non-ad valorem taxes of $0 on all 72 residences. No community development district appears on the tax roll for this building, and the declaration describes none. The 2026 millage table above lists the county, water management, school, mosquito control, fire and area taxing units and no district of that kind.

A community development district would normally add a non-ad valorem line to the tax bill, so a $0 on every residence is the practical proof. The building's costs outside taxes come through the association and the Club, not through a district.

What does it cost each year to own at Moraya Bay?

One piece of the yearly cost is known: the 2026 median county tax of $45,842, with a range of $26,954 to $62,646. The other pieces are not published and have to be collected for a specific residence.

• Association dues: Information not available at time of publishing (checked 2026-11-03).
• Club dues, billed as a common expense or a special charge: Information not available at time of publishing (checked 2026-11-03).
• Club transfer fee, one time at purchase: Information not available at time of publishing (checked 2026-11-03).
• Insurance on the interior and contents (HO-6), plus any flood policy: Information not available at time of publishing (checked 2026-11-03).
• Utilities and the owner's own upkeep: vary by residence.

The tax figure is the one that cannot be negotiated or estimated by anecdote, and the others come from the estoppel certificate, the budget and a quote. When you have them, add them to the tax bill for the full cost. If you want us to help collect them while you compare residences, contact our team.

What Amenities Does Moraya Bay Have?

Moraya Bay's amenities center on the beach and The Club at Moraya Bay, which runs dining, a bar, beach service and a shuttle at 11125 Gulf Shore Drive. The association's site also names an infinity-edge pool and a fitness center. There is no golf course or marina on site, and many details are not published.

Data updated: November 2026 (The Beach Tower at Moraya Bay association website; The Club at Moraya Bay website; recorded declaration of condominium and amendments as posted by the association; Florida State Parks; Florida Fish and Wildlife Conservation Commission; venue websites listed below).

We read the recorded declaration of condominium and its amendments as posted on the association's website, and we read the association's and the club's own pages for what they say about daily life. Where a detail depends on the association's rules, its budget or the club's membership documents, we write "Information not available at time of publishing (checked 2026-11-03)." and tell you what to request.

What is The Club at Moraya Bay?

The Club at Moraya Bay is the beach club, restaurant and bar at the same address as the tower, 11125 Gulf Shore Drive, Naples FL 34108. The association's site calls it a "Private Beach Club" and says it gives a resort-style experience. The club is a separate company from the condominium association: the declaration names The Club at Moraya Bay, LLC, and the club's website legal notice says the site and the "Moraya Bay" and "The Club at Moraya Bay" marks are owned by Soave Enterprises L.L.C. (club legal notice).

The Florida corporation records for the LLC would settle it.

How is club membership tied to owning a residence?

A 2016 amendment to the declaration requires a person who obtains title to a residence to pay a transfer fee to The Club at Moraya Bay, LLC to become a club member, and it lets the association bill annual club obligations to owners as a common expense, with a 7 percent annual cap on increases in club dues (declaration and amendments). The document does not use the word "mandatory," so ask your attorney how it applies to the residence you are considering.

The transfer fee amount, the annual dues amount and whether membership carries any equity in the club: Information not available at time of publishing (checked 2026-11-03). Ask the seller for the club's membership documents and the current dues statement before you write an offer.

What does the club serve, and what are its hours?

The club's website lists four places: the Grotto Bar, All-Day Dining, the Dining Room and the Dining Room Bar. The schedule changes by season, so read the club's hours page before you plan a visit. The table shows what the club published when we checked, with the season running November 1 to April 30.

In summer the club is closed Monday through Wednesday.

What is the infinity-edge pool like?

The association's site describes an "infinity-edge pool with dining and lounge areas, a sun deck, and a snack bar" (association community page). One community guide we saw mentions a lap pool, but we found no primary source for it, so we do not claim one.

What beach service does the club offer?

The association's site describes "full beachside service" with food and drinks delivered to your chair, and the club lists beach service from 10:00 AM to 6:00 PM on the days shown in the hours table. We found no source that ties cabanas to the club, so we do not claim any.

How much beach does Moraya Bay have?

The association's site says "over 400 feet of pristine, sugar-white sand." That is the association's own marketing figure, not a surveyed length.

Is there a fitness center, a spa or tennis?

The association's home page lists a fitness center among the amenities. It describes spa appointments, fitness training and tennis lessons only as services a concierge can arrange, not as facilities in the building, and we found no description of an on-site spa or court.

Is there a concierge, a doorman or security?

The association's site describes a "dedicated personal concierge" who can arrange dining reservations, tee times, luxury car service, spa appointments, fitness training and tennis lessons. Some third-party listing summaries mention a doorman, 24-hour security, a gated entrance and guest suites, and they disagree on how many suites there are. The association's public page does not state those items. Concierge and doorman hours, security staffing, gate operation, valet and guest suite booking: Information not available at time of publishing (checked 2026-11-03).

The declaration does give the association an irrevocable right of access to each residence and asks owners to provide a key, access card or code. That is consistent with a managed access system but does not state hours.

What are the private elevators and foyers?

The association's community page says each residence has 9-foot ceilings and private elevators that open to a private foyer. The declaration lists passenger and service elevators as common elements. How many elevator cabs serve each stack: Information not available at time of publishing (checked 2026-11-03), so ask which cab serves the residence you are considering.

What does the shuttle do?

The club runs two shuttles, per its published schedule. The Kalea Bay shuttle leaves every hour on the hour and on the half hour, with a final departure at 6:30 PM. The Bluebill Beach Access shuttle leaves 15 minutes after the hour and 15 minutes after the half hour, with final departures between 7:45 PM and 8:30 PM depending on the season (club schedule).

Does Moraya Bay share club access with Kalea Bay?

The shuttle proves a transport link to Kalea Bay, a separate multi-tower condominium with its own amenity center. It does not prove what rights club members have there. Secondary broker pages use the phrase "Multi-Club," but we found no recorded or primary document that says what it grants. Our Kalea Bay page covers that building on its own terms.

What about storage, EV charging, bike storage and guest suites?

The declaration includes an exhibit for condominium storage lockers, and the plans label storage cages, but the number, size and assignment rules were not readable in the text we extracted. EV charging, bike storage, package handling, move-in and move-out rules, bulk internet or cable and guest suite terms: Information not available at time of publishing (checked 2026-11-03). The association's rules and regulations, available to owners, would answer each one.

Where is the nearest golf?

There is no golf course at Moraya Bay, and the concierge can arrange tee times, according to the association's site. Two courses turn up most often near Vanderbilt Beach. Tiburon Golf Club, at 2620 Tiburon Drive, Naples FL 34109, has two 18-hole Greg Norman courses, Gold and Black, each par 72, with the Gold up to 7,382 yards and the Black up to 6,949 yards; Troon lists it as semi-private with access rates. Vanderbilt Country Club, at Danbury Boulevard in the 34120 ZIP, is an 18-hole, par 72 course built in 1999; one listing calls it private and another calls it semi-private, and we did not find the club's own site.

What is Delnor-Wiggins Pass State Park?

Delnor-Wiggins Pass State Park, at 11135 Gulf Shore Drive, is next door to Moraya Bay. The state acquired the land in 1970 and the park opened in 1976 (Wikipedia). The park is open 8 a.m. to sundown, and it lists fishing, swimming, kayaking, snorkeling and picnicking among its activities. Its own information says the park closes to new vehicles when the lots are full, has no lifeguards or drinking water, and offers free beach wheelchairs and a county beach shuttle from Conner Park (Florida State Parks).

What does the state park charge?

Fees conflict across the sources we found, and a notice on the state's page said the entrance had been under maintenance. We print no fee. Check the current admission, boat ramp charge and open facilities on the Florida State Parks website before you go.

What are Vanderbilt Beach Park and the public beach accesses?

Vanderbilt Beach Park is at the foot of Vanderbilt Beach Road, about 1.3 miles and 4 minutes from the building by drive. It has a parking garage that closes its gates once full, restrooms and showers, and county material lists a free resident parking permit and a pay-to-park rate for others. The fee figure has differed from year to year in different sources, so confirm it with the county before you go.

Bluebill Beach Access sits at Bluebill Avenue and Gulf Shore Drive, close to the building. The county's current page lists it as drop-off only, with parking at Conner Park a few blocks away and a free shuttle, while an older county list gave 18 spaces. Treat the older figure as out of date until the county says otherwise.

Are there boat ramps and marinas near Moraya Bay?

Moraya Bay has no dock, slips or marina on site; we found none. The nearest county ramp and marina is Cocohatchee River Park, on Vanderbilt Drive, with Gulf access through Wiggins Pass. Sources disagree on its lane count, address and fees, so we print none of those. Delnor-Wiggins Pass State Park has its own ramp on the Cocohatchee River, and its fee is shown on the state's park page.

What are the sea turtle lighting rules?

Sea turtle nesting season in Collier County runs May 1 to October 31, and the Florida Fish and Wildlife Conservation Commission lists the county's lighting ordinance as Chapter 3.04.02, adopted in 1988 and updated in 1992 (FWC ordinance list). Its guidance is to keep lights low, use long-wavelength amber, orange or red LEDs, shield fixtures and turn off lights you do not need (FWC lighting guidance).

Where do you shop and dine near Moraya Bay?

Mercato, on Strada Place, is 2.8 miles and about 6 minutes away by drive. When we checked its site it showed hours of 10 AM to 9 PM Monday to Saturday and 12 PM to 6 PM Sunday, with retail, dining, office and amenity sections and seasonal events. Waterside Shops, at 5415 Tamiami Trail North, is 5.7 miles and about 11 minutes away, with hours of 10 AM to 6 PM Monday to Saturday and 11 AM to 5 PM Sunday as shown on its site. Confirm hours before you go.

What dining is nearby on the beach?

The Ritz-Carlton, Naples, at 280 Vanderbilt Beach Road, lists the RITZ Lobby Bar, Nolita, Sofra, DUSK, The Grill, Gumbo Limbo, MOKA and Sand Bar, with reservations through SevenRooms (Ritz-Carlton dining). Its spa facilities are limited to registered hotel guests and spa members (Ritz-Carlton spa). The Turtle Club, at Vanderbilt Beach Resort, 9225 Gulf Shore Drive North, is also on Gulf Shore Drive. The Ritz-Carlton, Naples is a different property from the Ritz-Carlton Naples, Tiburon golf resort and from the Ritz-Carlton Residences.

What arts venues are nearby?

Artis-Naples, at 5833 Pelican Bay Boulevard, is home to the Baker Museum and Hayes Hall. Its parking page lists evening parking on campus, partner lots across Ridgewood Drive or levels 3 to 5 of the Waterside Shops garage, a free cart shuttle from that garage, and valet for most Hayes Hall performances. Our Pelican Bay page covers that neighborhood.

Gulfshore Playhouse has its Performance Center at 100 Goodlette-Frank Road South on the downtown side of Naples.

Where is the nearest grocery?

The Publix at Naples Walk, 2450 Vanderbilt Beach Road (store 676), lists a pharmacy, in-store and curbside pickup and delivery, plus floral, meats and cheeses, produce, bakery, deli, seafood, sushi, a salad bar and a hot bar (Publix store page). It is about 5.1 miles and 10 minutes from the building.

Is Moraya Bay in a Flood Zone?

Moraya Bay sits in FEMA Zone AE at its mapped address, with a base flood elevation of 10 feet, and the county's flood layer shows Zone VE at 12 feet about 52 meters west, toward the Gulf. The panel is 12021C0189J, effective February 8, 2024, and the evacuation zone is A.

Data updated: November 2026 (Collier County republished FEMA flood layer, evacuation-zone layer and coastal construction line, queried November 3, 2026; FEMA Map Service Center; Collier County floodplain management newsletter; Florida Department of Environmental Protection).

We checked the county's flood, evacuation-zone and milestone records for the address on November 3, 2026. The county layer maps a single location for the address, not the building footprint, and the tower sits Gulf-ward (west) of it, so read the zones below as a pattern across the lot. The building's own elevation certificate settles where each part of the footprint sits.

What flood zone is the address in?

At the address's mapped location the county's FEMA layer returns Zone AE, a coastal floodplain, with a base flood elevation of 10 feet. Zone AE is part of FEMA's Special Flood Hazard Area, the high-risk category that carries a published base flood elevation. For a purchase with a federally backed mortgage in a high-risk zone, the lender requires flood insurance.

What changes toward the Gulf?

A mapped location about 52 meters west, toward the Gulf, returns Zone VE with a base flood elevation of 12 feet. A search across the lot returned three zone shapes: AE at 10 feet, AE at 11 feet and VE at 12 feet. So the Gulf side of the parcel is in a VE velocity strip and the landward side is in AE.

What does Zone VE mean?

Zone VE is FEMA's coastal high-hazard flood zone, where wave action adds to the flood risk beyond still water. The county layer labels the strip as a coastal floodplain with a base flood elevation of 12 feet. Building and rebuilding rules are stricter in VE. The part of the tower or its seaward amenities that falls inside VE matters most if there is ever a major loss.

Which FEMA map panel applies?

The county layer shows FIRM panel 12021C0189J, a countywide panel, effective February 8, 2024. Confirm the effective panel for any address at the FEMA Map Service Center.

Does the building have an elevation certificate?

An elevation certificate records the surveyed elevation of the building against the base flood elevation, and it is the document that settles which zone applies to which part of the footprint. Whether one is on file with the county for this building, and what it shows: Information not available at time of publishing (checked 2026-11-03). Ask the association and the seller, and ask an insurance agent how the building's elevation affects pricing.

What is the evacuation zone?

The county's evacuation-zone layer places the address in Hurricane Evacuation Zone A. By the county's naming, Zone A is the first zone in a surge-driven evacuation. Not every zone is ordered in every storm, so follow the county's orders at the time and look up the zone for any address you consider.

Where is the coastal construction line?

The county publishes its own coastal construction line, which runs about 29 meters west of the address's mapped location, so that location is landward of the line while Gulf-ward parts of the tower may straddle it. The state's Coastal Construction Control Line is a separate legal line that regulates structures and activities that can cause beach erosion, with stricter standards seaward of it (FDEP coastal construction control line). State records carried for this site show a permit, CO000843, issued May 1, 2007 for a multi-family dwelling at 11125 Gulf Shore Drive. Exterior or foundation work seaward of the line should expect a state permit in addition to county permits.

Is Moraya Bay in the Coastal High Hazard Area?

The county's Coastal High Hazard Area layer returned no result at the address and none across a wide search area around it. That is unusual for a Gulf-front tower in Evacuation Zone A, and the layer may be defined differently from the state's statutory definition of the area. We do not claim the building is outside the Coastal High Hazard Area. Confirm with the county's planning staff before you rely on either answer.

Does the Community Rating System lower flood premiums?

Collier County has participated in the Community Rating System since October 1992 and holds a Class 5 rating. The county says that with this rating eligible National Flood Insurance Program policies receive a 25 percent discount (Collier County 2026 flood protection newsletter).

What is the 50 percent rule?

The county states that if a building in zone VE, AE, AH or A does not meet the current elevation requirement, an improvement or repair costing 50 percent or more of the building's market value before the work starts requires the building to be brought up to current standards. In the county, machinery must be elevated to the base flood elevation plus 1 foot. For a tower with parking at grade, the zone of the ground-floor footprint decides how the rule applies after a major loss. A damage determination is made for the structure, not for each residence.

How Did Hurricanes Irma, Ian, Helene and Milton Affect Vanderbilt Beach?

Moraya Bay is on Gulf Shore Drive in Vanderbilt Beach, where the National Weather Service and National Hurricane Center describe Irma in 2017, Ian in 2022, Helene in 2024 and Milton in 2024 for the county and region. We found no report naming damage to this building, and we do not claim it stayed dry.

Data updated: November 2026 (National Hurricane Center reports on Irma, Ian and Milton; National Weather Service Miami summaries and impact narratives for Ian, Helene and Milton; Naples News Now).

We tracked the storm reports by event and kept to what they say for Collier County, Naples and Vanderbilt Beach. The building was completed in 2009, so it was 8 years old at Irma. Repair permits and board minutes would show it, and owners can request the minutes under Florida's official records law.

What happened in Hurricane Irma (September 2017)?

Irma made its final landfall near Marco Island on September 10, 2017. The National Hurricane Center reports maximum inundation of 3 to 5 feet above ground from Marco Island through Naples to Fort Myers, a Naples tide gauge reading of 4.25 feet above mean higher high water, and a 123-knot gust at Naples Municipal Airport. Countywide, at least 88 buildings were destroyed and 1,500 were badly damaged (NHC report on Irma). The report has no Vanderbilt Beach or Moraya Bay figure.

What happened in Hurricane Ian (September 2022)?

Ian made landfall as a Category 4 hurricane at Cayo Costa in Lee County on September 28, 2022. The National Weather Service reports extensive storm surge flooding over most areas south and west of US 41. A weather station named for Kalea Bay in Vanderbilt Beach, a different tower, recorded a 66 mph sustained wind and a 106 mph gust. Collier had 5 deaths, an estimated 32,500 evacuations, a county damage estimate of $2.2 billion, 33 buildings destroyed and 3,515 with major damage (NWS Miami Ian summary).

The National Hurricane Center reports maximum inundation of 8 to 12 feet above ground in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet in Naples (NHC report on Ian). Its surge text names Delnor-Wiggins, North Naples and Naples but not Vanderbilt Beach, so we attach no number to Moraya Bay.

What happened in Hurricane Helene (September 2024)?

The National Weather Service's Helene narrative for Collier describes widespread moderate to major coastal flooding. It says the surge easily overtopped dunes at the Naples area beaches, reaching an estimated 3 to 4 feet above ground in adjacent streets and parking lots, with sand piled a few feet deep along Gulf Shore Drive in Vanderbilt Beach, and that water entered several structures along the Intracoastal Waterway in Vanderbilt Beach (NWS Miami Helene narrative).

Gulf Shore Drive is the road this building fronts, so that is the closest official line to the property. It does not say the tower flooded.

What happened in Hurricane Milton (October 2024)?

The National Hurricane Center reports maximum storm surge inundation of 3 to 5 feet above ground from Bonita Beach through Marco Island, and the Naples Bay tide gauge read 5.08 feet above mean higher high water (NHC report on Milton). The National Weather Service's Collier narrative describes moderate to major coastal flooding mostly on October 9, with inundation of 2 to 4 feet above ground across much of the beach and bayfront, 2,900 evacuations, an estimated 85 percent of customers losing power, an estimated $280 million in property damage, and 88 structures with major damage and 224 with minor damage (NWS Miami Milton narrative).

What does the record not show?

The official reports above describe the county and region. We found no association notice, county permit record or news story that names damage, repairs or standing water at Moraya Bay in Irma, Ian, Helene or Milton, and the absence of a report is not a finding that nothing happened. Ask for the building's insurance claim history, any special assessment notices after a storm, and repair permits for 2017 to 2025 before you buy.

What Do Florida's Condo Safety Laws Mean at Moraya Bay?

Moraya Bay is an 11-story building with nine residential floors over two parking levels, so Florida's milestone inspection and structural integrity reserve study laws apply. The county's milestone list shows the building as Not Due with a next milestone year of 2034, because Collier applies the first milestone at 25 years near saltwater.

Data updated: November 2026 (Collier County milestone inspection page and milestone permit record, queried November 3, 2026; Florida Statutes 553.899, 718.111, 718.112 and 718.503; Florida Senate bill summary for SB 154).

We read the statutes that govern milestone inspections, reserve studies and resale disclosure, and we checked the county's milestone record for this building. Whether the association has completed a reserve study, what it recommends and whether reserves are funded: Information not available at time of publishing (checked 2026-11-03).

What are SB 4-D and SB 154?

After the Surfside collapse, Senate Bill 4-D of 2022 created the milestone inspection program in section 553.899 and the structural integrity reserve study, called a SIRS, in section 718.112(2)(g). Senate Bill 154 of 2023 adjusted both: it deleted the statutory 25-year rule for buildings within three miles of the coast while leaving local agencies free to require 25 years where proximity to seawater justifies it, made the building structure a SIRS component, and required budgets adopted on or after January 1, 2025 to reflect the most recent SIRS (Florida Senate summary of SB 154).

What is a milestone inspection?

Under section 553.899, a building of three or more habitable stories gets a first inspection by December 31 of the year it reaches 30 years of age, then every 10 years, and a local agency may move the first inspection to age 25 based on local conditions such as salt-water proximity. Phase 1 is a visual examination by a licensed architect or engineer, and Phase 2 is required if substantial structural deterioration is found. The association must notify owners within 14 days of the agency's notice and give owners the summary within 45 days of receiving the report.

What is Collier's 25-year rule?

Collier's own milestone page says buildings within three miles of saltwater are due at 25 years of age, and that a coastal building with a certificate of occupancy on or after January 1, 2000 must have its first milestone during the year it reaches 25 years of age. The page cites county ordinances 2022-42, 2023-41 and 2024-48 (Collier County milestone inspections). The county mails certified letters to condominium associations at the beginning of the year, and inspections are due within 180 days of receipt.

What is Moraya Bay's milestone status?

The county's milestone record for The Beach Tower at Moraya Bay Condo (permit PL20230006987) shows the status Not Due and the next milestone inspection year as 2034. That matches the county rule: the building was completed in 2009, and 2009 plus 25 is 2034. State law would then repeat the inspection every 10 years. A status of Not Due is a schedule status, not a finding about the structure, so we do not write that the building has been inspected or is sound.

What is a structural integrity reserve study?

Under section 718.112(2)(g), an association with a building of three or more habitable stories must have a SIRS at least every 10 years. It covers the roof, the structure, fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any item costing more than $25,000. An engineer, an architect or a certified reserve specialist performs or verifies it. For an association that existed on or before July 1, 2022, the first study was due by December 31, 2025, and in no event after December 31, 2026, when it can be paired with a milestone inspection due by that date.

Has Moraya Bay completed a SIRS?

The association was filed in 2009, so it existed before July 1, 2022. We found no public posting of a study, and the association's website did not carry one when we looked. Florida requires an association managing 25 or more units to post digital copies of key documents on a website or app, and this building has 72 units (section 718.111). Ask for the study, its funding plan and the 2026 budget, and ask whether the state's condominium reporting database shows a submission for the building.

What did HB 913 of 2025 change?

House Bill 913, effective July 1, 2025, changed "three stories or higher" to "three habitable stories" and moved the first SIRS deadline from December 31, 2024 to December 31, 2025. Published summaries also describe permission to fund work by special assessment, loan or line of credit with majority approval, and a pause of up to two years in funding some SIRS components after a milestone inspection finds substantial structural deterioration (Reserve Advisors summary; Withum summary). We rely on the statute text for the rules above and on secondary summaries for these points, so ask your attorney to confirm them.

What does a buyer receive?

Under section 718.503, the seller of a resale residence must deliver the declaration, articles of incorporation, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if applicable, the most recent SIRS or a statement that none has been done, the turnover inspection report for inspections on or after July 1, 2023, and the state's frequently asked questions document. The contract must carry a clause that lets the buyer cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving the documents. Some web summaries call this 7 business days; the statute's text is the version we follow. For contracts after December 31, 2024, the contract must also state whether a milestone inspection, turnover report or SIRS is required and whether it was done.

What must a seller disclose?

A seller must deliver the documents listed above, and the association's records on the milestone inspection, turnover report and reserve study are part of what a buyer will ask for. A seller should request the current documents from the association early. Our seller guidance later on this page walks through the timeline, including the association's 30-day right of first refusal.

How Does Insurance Work at Moraya Bay?

Moraya Bay owners usually carry two policies: the association's master policy on the building and an HO-6 policy on the interior, contents, loss assessment and liability. The master policy's carrier, deductible and flood terms are not published, and we found no premium figure for this building.

Data updated: November 2026 (Florida Statutes 718.111, 627.351 and 627.715; Citizens Property Insurance Corporation flood page; recorded declaration of condominium; Florida Building Commission wind maps).

We read Florida's condominium insurance statutes and the declaration's insurance provisions so you can see what to ask. Carrier, wind deductible, flood coverage and insured value for the master policy: Information not available at time of publishing (checked 2026-11-03). We publish no premium or deductible figure for this building.

What do the master policy and your HO-6 each cover?

The association must carry adequate property insurance, with replacement cost determined at least every 3 years. The master policy covers the building and common elements and excludes personal property inside the unit and floor, wall and ceiling coverings. Deductibles are set by the board and are generally a common expense (section 718.111). Your HO-6 covers the interior finishes the declaration assigns to you, your contents, loss assessment and liability.

The declaration expects each owner to carry homeowner's coverage with endorsements for leakage, seepage, wind-driven rain, alterations and loss assessment. The tower sits alongside a separate commercial component and a private beach club, so the building's coverage may be split across entities. Who insures what, and at what deductible: Information not available at time of publishing (checked 2026-11-03).

How does flood insurance work for a condominium residence?

A condominium association may buy flood coverage for common elements, association property and units (section 718.111). Citizens says condominium unit-owner policies, tenant contents policies and policies that exclude wind are not required to buy flood coverage under its flood mandate, while single-family homes in high-risk zones must carry it (Citizens flood page). By statute, Citizens may not provide insurance for the peril of flood (section 627.715). Ask an agent to price your own flood coverage for the exact address, and ask whether your lender requires it.

What are the Citizens rules for a building like this?

Under section 627.351, a single condominium unit with a combined dwelling and contents replacement cost of $700,000 or more is ineligible for Citizens personal-lines coverage ($1 million where the state finds no reasonable competition). Association buildings fall in the commercial residential category, where Citizens may not offer new multiperil policies. For a 72-residence Gulf-front tower, our reading is that the master wind cover sits in the private or surplus market, which is not a published fact about this building.

How do the construction year and code matter?

The building was completed in 2009, and a state coastal construction permit for the multi-family dwelling was issued May 1, 2007, so the building permit application likely fell under the 2004 or the 2007 edition of the Florida Building Code. The controlling fact is the building permit application date, which we did not find, so we do not say the building was built to any particular edition. The 2007 code required protected glazing in a wind-borne debris region within one mile of the coast (Florida Building Commission wind maps). That points to impact-protected glazing for a Gulf-front tower, but it is not tied to this building's product approvals.

What do we know about shutters, glass and generators?

Under section 12.14 of the declaration, the board may adopt one standard model, style and color of hurricane shutter, no other shutter may be used, and the association may not refuse conforming shutters. The county's permit set for the 2007 to 2009 permits, the product approvals and the reserve study would hold them.

What should you get during the inspection period?

• The master insurance certificate, with carrier, wind deductible, flood terms and insured value.
• An HO-6 quote for the exact residence, including loss assessment coverage.
• A flood quote, and the flood zone confirmed for that address and for your part of the footprint.
• The building's elevation certificate, if the association or seller has one.
• The most recent SIRS or a statement that none has been done, and the funding plan.
• The 2026 budget, the last 12 months of board minutes and any special assessment notice.
• The roof, window and exterior door replacement dates, and any impact glass product approvals.
• The insurance claim history and repair permits for 2017 to 2025.

Which Schools Are Near Moraya Bay?

Moraya Bay's nearest public school by road is Naples Park Elementary at 0.9 miles and about 2 minutes, and the other schools below run 6.3 to 8.3 miles. School assignment depends on the exact address and can change, so confirm with Collier County Public Schools. We give distance only.

Data updated: November 2026 (computed free-flow drive distances from 11125 Gulf Shore Drive; school and district websites; Florida Department of Education).

We list schools by drive distance from the building. Distance is not assignment, and we never infer a school from a ZIP code.

How do you confirm a school assignment?

School assignments are set by Collier County Public Schools attendance zones and can change. A single street can split by address. Confirm the school assigned to a specific address with the district at zones.collierschools.com before you rely on any list, including ours.

Which public schools are nearest by road?

The drive to Aubrey Rogers High School uses an approximate point, so treat that row as indicative. Which middle school serves an address depends on the exact address, which is why two are listed. Other public schools may be physically near but we did not check them, and we claim none. Confirm each school and any rezoning at zones.collierschools.com.

Do we list school letter grades?

No. Florida publishes a letter grade for every public school each year, and we did not read the latest school-level grades from the state's files: Information not available at time of publishing (checked 2026-11-03). The state's school grades page hosts the downloads.

Which private schools are in the area?

Saint Ann Catholic School, at 542 8th Avenue South, is downtown; we did not route it, and its home page does not state the grade range. We print no tuition. Confirm admissions with each school.

How Long Are the Drives From Moraya Bay?

Moraya Bay is 5.4 miles and about 11 minutes from I-75 at Immokalee Road, 2.8 miles and 6 minutes from Mercato, and 11.1 miles and about 21 minutes from Fifth Avenue South. Southwest Florida International Airport is 28.0 miles and about 40 minutes. These are off-peak estimates, so season traffic runs longer.

Data updated: November 2026 (computed free-flow drive times on public road map data, run November 3, 2026; hospital and clinic websites; Naples Airport website).

How did we measure these drive times?

We computed free-flow drive times on public road map data from 11125 Gulf Shore Drive, off-peak, with no live traffic. That means the minutes below are a typical quiet-hour drive. Winter season, weekday peaks and weekend beach traffic run longer, especially on Vanderbilt Beach Road, US 41, Airport-Pulling Road, Immokalee Road and the Pine Ridge Road corridor, and we did not measure by how much.

The rows for Third Street South, the Vanderbilt Beach access, Bonita Springs and Fort Myers use a chosen town-center or access point, so treat them as indicative within a couple of minutes.

How far are the nearest hospitals?

For a medical emergency, call 911. Drive times are for planning, not triage, and we print no emergency room wait times because they change constantly.

The minutes for the Physicians Regional North campus are approximate, because the routed point sits 100 to 300 meters from the hospital's mapped location. The closest hospitals by drive are on the Creekside and Health Park side of Naples, not downtown. The NCH directory lists NCH North Hospital and NCH Baker Hospital as open 24 hours with emergency departments, and Physicians Regional Pine Ridge lists an emergency room open 24 hours a day. We found no freestanding emergency room within the 34108 ZIP.

Where is urgent care?

NCH Medical Group Immediate Care, Vanderbilt, at 801 Vanderbilt Beach Road, Naples FL 34108, is about 3.4 miles and 7 minutes away. Read the NCH walk-in care page before you go, because it says that at this time only HMO plans with an assigned NCH primary care provider are accepted at its walk-in centers. An urgent care clinic is not an emergency room.

Where is the nearest pharmacy and grocery?

The Publix at Naples Walk, 2450 Vanderbilt Beach Road, lists a pharmacy on its store page and is about 5.1 miles and 10 minutes away. We did not confirm a pharmacy inside Mercato or a chain drugstore on Vanderbilt Beach Road in the 34108 ZIP.

How do you get to I-75?

There is no interchange at Vanderbilt Beach Road on I-75. The two nearest are Immokalee Road, 5.4 miles and about 11 minutes, and Pine Ridge Road, 9.0 miles and about 15 minutes. Both times are off-peak.

What about the airports?

Southwest Florida International Airport (RSW) is 28.0 miles and about 40 minutes by off-peak drive. Naples Airport (APF) is 11.7 miles and about 22 minutes; its website says the board approved an operating agreement with American Airlines and that commercial flights are to begin in December, with no year or destinations, so we print no airline schedule.

What Is Planned Around Moraya Bay?

Moraya Bay's surroundings are changing through county sidewalk and pathway work on Gulf Shore Drive, a Wiggins Pass dredge that is still unconfirmed, the Vanderbilt Beach Road widening and several nearby private projects. We list each item with the date and status we found as of November 3, 2026.

Data updated: November 2026 (Vanderbilt Beach Beautification MSTU packet dated October 1, 2026; Collier County Coastal Advisory Committee packet dated May 14, 2026; Collier County transportation projects list; Federal Register; Florida Department of Transportation; Gulfshore Business; Business Observer; Naples News Now).

We read the Vanderbilt Beach Beautification MSTU's October 1, 2026 meeting packet and the county's coastal and transportation project records. Distances from the building to each project are inferred from Gulf Shore Drive street numbers, so we write "about."

What is happening with the Gulf Shore Drive sidewalk?

The Vanderbilt Beach Beautification MSTU, whose 0.4650 millage appears on the Moraya Bay tax bill, is building a west-side concrete sidewalk from 10701 to 9485 Gulf Shore Drive (contractor PMI, $215,380), reported as nearly finished in its October 1, 2026 packet. It starts about 424 address numbers south of the building, so it does not front the Moraya Bay lot. A separate study covers a pathway from Vanderbilt Beach Road north to the LaPlaya crosswalk, with the committee favoring a hybrid fix on the west side because moving underground utilities on the east side costs too much. The committee meets next on November 5, 2026 at 2:00 PM at Cocohatchee River Marina (MSTU packet).

What about the Vanderbilt Drive Greenway and utility boxes?

The Vanderbilt Drive Greenway path, from Dunes of Naples north to Marina Bay Club, is complete except for the final sod and clean-up, with a final right-of-way inspection to follow. The packet's wording about "FPL boxes from utility burial project" shows that the Gulf Shore Drive corridor already has buried power lines and pad-mounted boxes.

What is happening at the state park entrance and Conner Park?

The committee is paying engineer Jacobs to plan the Delnor-Wiggins entrance median and bus bay, and the plans are still being drawn. A fence at Conner Park has a $129,400 purchase order, with work to start about a month after October 1. A landscape lighting design for Vanderbilt Drive by Pape-Dawson has a $38,579 proposal. Relocating the signal box at Vanderbilt Beach Road and Vanderbilt Drive was pushed to April 2027. Our Regatta at Vanderbilt Beach page covers another building whose owners have asked the committee about streetscape improvements.

Is the Wiggins Pass dredge happening?

On January 8, 2026 the county's Coastal Advisory Committee unanimously approved the 2026 Wiggins Pass dredge, scheduled for March and April 2026 with up to $2,000,000 in Tourist Development Tax funds, about 75,000 cubic yards and sand placed at Delnor-Wiggins State Park. The pass was last dredged from the end of 2021 to early 2022 (Coastal Advisory Committee packet).

Search listings show the county advertised bids for Wiggins Pass and Doctors Pass maintenance dredging on May 8, 2026 and posted a re-bid on July 21, 2026, so the March and April target slipped.

What is the status of beach renourishment?

The county awarded the project on October 14, 2025 to Dickerson Infrastructure, Inc. of Fort Pierce. It covers 2.9 miles of shoreline from a monument near the Bluebill Avenue beach access, with Vanderbilt completed first (county release). A local newsletter reports about 216,000 tons of sand, though its dollar figures do not add up, so we print none (Naples News Now).

What happened to the Army Corps storm risk study?

The U.S. Army Corps of Engineers terminated the Collier County Coastal Storm Risk Management Feasibility Study, in a Federal Register notice published May 1, 2026 and a county release dated May 5, 2026, saying current federal funding was insufficient to complete the analysis (Federal Register notice; county release). So there is no federal surge barrier or large resiliency project in the pipeline for Vanderbilt Beach.

What is the Vanderbilt Beach Road widening?

The county is widening Vanderbilt Beach Road from US 41 to east of Goodlette-Frank Road from 4 to 6 lanes over 1.8 miles, a $28.4 million project. Construction began the week of July 7, 2026 and is expected to take about 2 years, with closures mostly from 9:00 a.m. to 3:30 p.m. Monday to Saturday (Gulfshore Business; county transportation projects). Phase I of the Vanderbilt Beach Road Extension opened June 12, 2026 (Gulfshore Business). FDOT's US 41 resurfacing project, with a letting scheduled for February 24, 2027, is roughly 2 to 3 miles inland of Gulf Shore Drive, so its relevance is indirect (FDOT project page).

What is being built nearby on Gulf Shore Drive?

The Ritz-Carlton Residences, Naples, at Gulf Shore Drive and Vanderbilt Beach Road, is described by developer STOCK Development as 128 residences in five buildings, with groundbreaking on November 16, 2023 (Business Observer). Closings: Information not available at time of publishing (checked 2026-11-03). It is a different project from Moraya Bay.

The Paraiso Beach Club, on a 1.35-acre site at 10025 Gulf Shore Drive near Bayview Avenue, won unanimous Planning Commission approval and was scheduled for a County Commission vote on October 14, 2025 (Gulfshore Business). We found no application for a new or replacement condominium tower on Gulf Shore Drive in 2026 coverage, though absence in search results is not proof. Kalea Bay's last tower is covered on our Kalea Bay page.

Moraya Bay vs Kalea Bay: Which Fits You?

Moraya Bay and Kalea Bay are both Gulf-side condominiums in Vanderbilt Beach but differ in scale and price. Moraya Bay has 72 residences built in 2009, while Kalea Bay's towers 100 to 400 were built from 2017 to 2024. Over 12 months Kalea Bay had 19 recorded sales at a $3,800,000 median; Moraya Bay had 5.

Data updated: November 2026 (Collier County recorded sales, 12 months to October 16, 2026 and 24 months to October 16, 2026; county file dated October 27, 2026; our analysis).

We tracked every recorded sale in both condominiums on the same yardstick: the county's qualified sales, with square feet taken from the county's own heated figures. Kalea Bay here means the county's Towers 100 to 400 combined, with an average heated size of about 3,200 to 3,300 square feet. We compare the buildings, not their fees, amenities or flood zones, which are not in our files for Kalea Bay. Our Kalea Bay page covers that building. Moraya Bay's 5 sales in 12 months and 8 in 24 months are fewer than 10, so we print the count and the range, not a median.

How do the two compare on the county record?

What does the price per square foot show?

Moraya Bay's 60-month median is $1,575 per county heated square foot on 11 sales. Kalea Bay's 12-month median is $1,156 and its 24-month median is $1,307. Moraya Bay's residences are larger, 4,001 to 4,477 square feet on the county roll against an average of about 3,200 to 3,300 at Kalea Bay, and its buildings are older. Compare size and age along with price.

Which one fits: a decision table by residence, age and cost need

Who should choose which, by residence size, building age and cost structure?

Choose Moraya Bay if the residence you need is a 4,000 to 4,500 square foot plan in a 72-residence tower and you are comfortable with a 2009 building, a price band of $5,000,000 and up, a club transfer fee at purchase, club dues and unpublished association dues. Choose Kalea Bay if you need a newer building, a lower price band or a larger pool of comparable sales. To run numbers on a specific pair of residences, call us through our contact page.

How Does Moraya Bay Compare With The Vanderbilt?

Moraya Bay and The Vanderbilt are both Gulf Shore Drive condominiums, but the county recorded only one qualified sale at The Vanderbilt in 24 months, $12,600,000, against 8 at Moraya Bay from $5,000,000 to $7,500,000. One sale is not a trend, so we compare building facts and print no median for The Vanderbilt.

Data updated: November 2026 (Collier County recorded sales, 12 and 24 months to October 16, 2026; county file dated October 27, 2026; Business Observer, March 5, 2026; our analysis).

The Vanderbilt, at 9235 Gulf Shore Drive, is a separate building with 19 residences, built in 2005, with an average heated size of 3,879 square feet on the county roll. It is not Vanderbilt Landings (11116 Gulf Shore Drive, across the street from Moraya Bay), Vanderbilt Surf Colony or the Regatta at Vanderbilt Beach.

What does the one sale at The Vanderbilt show?

In the 12 months and the 24 months to October 16, 2026, the county recorded one qualified sale at The Vanderbilt: $12,600,000, or $2,549 per county heated square foot. With a single sale, we print it as one sale, with no median and no trend. It tells you what one residence sold for, not what the building is worth.

Which one fits: by building scale, size and price band?

Rival fees, amenities and flood zones are not in our files, and we do not compare them. Ask us to pull the current documents for The Vanderbilt on the day you want to compare.

Why Buy at Moraya Bay: Honest Pros and Cons

Moraya Bay offers 72 Gulf-front residences of about 4,000 to 4,500 square feet, a club tied to ownership, no Community Development District and a milestone not due until 2034 on the county list. The drawbacks are few sales a year, unpublished dues and club fees, a November to April remodeling ban and a median 2026 tax bill of $45,842.

Data updated: November 2026 (Collier County recorded sales, county file dated October 27, 2026; 2026 county tax roll; Collier County flood and milestone records; recorded declaration of condominium; our analysis).

Here is what we would tell a client over coffee. We tracked every recorded sale in the Moraya Bay condominium since the first closing in 2009, we mapped all 72 residences by size on the county roll, we read the recorded declaration of condominium and its amendments as posted on the association's website, and we read the county tax roll for every residence. To browse what is on the market now, see homes for sale in Vanderbilt Beach on our team site.

What are the pros of Moraya Bay?

• Only 72 residences. One tower with residences of about 4,000 to 4,500 square feet each, on the county roll's four sizes of 4,001, 4,005, 4,200 and 4,477 square feet.
• Gulf frontage next to a state park. Delnor-Wiggins Pass State Park is next door at 11135 Gulf Shore Drive.
• A club tied to ownership. The Club at Moraya Bay runs dining, a bar, beach service and a shuttle, and membership attaches to ownership through the declaration.
• No Community Development District. The 2026 county roll shows $0 in non-ad valorem charges on all 72 residences, and the total millage is 9.8346 mills.
• Milestone not due until 2034 on the county list. The county shows the building as Not Due with a next milestone year of 2034, a schedule status and not a finding about structure.
• A higher price per square foot than the neighbor to the north. The 60-month median is $6,350,000 at about $1,575 per county heated square foot, against Kalea Bay's $1,156 to $1,307 range.
• Close to the beach and Mercato. The Vanderbilt Beach access is about 4 minutes away, and Mercato is 2.8 miles and about 6 minutes away by off-peak drive.
• A close hospital campus. Physicians Regional North is 2.2 miles and about 5 minutes away, and NCH North Hospital is 2.5 miles and about 6 minutes away.

What are the cons of Moraya Bay?

• Few sales a year. There were 5 recorded sales in 12 months, so a median can move on one sale, and a seller may wait for a match.
• Dues and club fees are not published. Association dues, the club transfer fee and annual club dues: Information not available at time of publishing (checked 2026-11-03).
• A club transfer fee at purchase. The 2016 amendment requires it on transfer of title, and the annual dues are billed through the association as a common expense, with a 7 percent annual cap on increases.
• Leasing limits. The minimum lease term is 30 days, with at most 12 leases a year and board approval.
• No remodeling November to April. Interior renovation work is barred from November 1 to April 30, with the exceptions in the declaration.
• Part of the footprint toward the Gulf is in Zone VE. The county layer shows AE at the address and VE at 12 feet about 52 meters west, so flood and wind insurance cost deserves a quote before you commit.
• A high tax bill. The median 2026 total tax bill is $45,842, and a purchase resets the assessed value.
• Prices below the 2023 and 2024 sales. The 2026 recorded sales ran $5,000,000 to $6,900,000, below the $8,862,000 sale of April 2023 and the $7,950,000 sale of May 2024.
• Unconfirmed reserve study. Whether the structural integrity reserve study is complete: Information not available at time of publishing (checked 2026-11-03).

How should a buyer weigh these?

Weigh the club transfer fee, the association dues and the insurance first, because they are the largest recurring and one-time costs beyond the mortgage and property tax, and the fee and dues amounts are not published. Ask for the declaration and amendments, the club membership documents, the current budget and reserve study, the milestone and SIRS status, the master insurance certificate, an elevation certificate if one exists and the last 12 months of board minutes. Remember that the association holds a 30-day right of first refusal on sales and that open houses are not allowed.

Our guide to buying a home in Vanderbilt Beach and our guide to buying a home in Naples cover offers, inspections, insurance and closing costs, and you can reach us through our contact page. If you are comparing more places, our pages for Kalea Bay, Gulf Breeze Condominiums and Conners cover other options near the beach.

Thinking of Selling Your Residence at Moraya Bay? List With the #1 Team in Southwest Florida Since 2012

Moraya Bay sellers get the strongest result when a residence is priced by its size, floor and stack, because 72 Gulf-front residences of 4,001 to 4,477 heated square feet trade only a handful of times a year. McGreevy and Comisar price each listing against Collier County's recorded sales.

Data updated: November 2026 (Collier County recorded sales, 12 months to October 16, 2026, county file dated October 27, 2026; Collier County parcel roll and 2026 tax roll; Southwest Florida MLS via Matrix, pulled October 7, 2026; our analysis).

If you're searching for a Moraya Bay listing agent, or thinking, "I need someone to sell my Moraya Bay residence...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. Jesse McGreevy and Marc Comisar price Moraya Bay residences against every recorded sale of a comparable size, floor and stack, and they put the flood zone, the association's right of first refusal, the Club transfer fee and the milestone and reserve paperwork in front of a buyer before the buyer has to ask.

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

The numbers behind the pitch

Data updated: November 2026 (Collier County recorded sales, 12 months to October 16, 2026, county file dated October 27, 2026; newest qualified Moraya Bay sale May 29, 2026; our analysis).

Collier County recorded 5 qualified Moraya Bay sales in the 12 months from October 16, 2025 to October 16, 2026, at prices from $5,000,000 to $6,900,000, which is roughly one sale every two to three months across 72 residences (our arithmetic). With fewer than 10 sales in a window we print the sales themselves and no median:

We tracked every recorded sale in the Moraya Bay condominium since the first closing in 2009, and we mapped all 72 residences by size on the county roll. Over 24 months there were 8 sales from $5,000,000 to $7,500,000, over 36 months 9 sales from $5,000,000 to $7,950,000, and over 60 months 11 sales from $5,000,000 to $8,862,000, with a median of $6,350,000 and a median of $1,575 per county heated square foot. We also read the MLS records of every Moraya Bay closing in the last five years. The MLS pulled October 7, 2026 shows 14 closings with a $6,450,000 median, a median of 50 days on market and a median sale-to-list ratio of 94.86 percent, and one active listing, residence 308, listed at $4,895,000 after 186 days. The county shows a $5,000,000 sale on April 27, 2026 that has no MLS row, and the MLS shows a $7,500,000 sale on October 8, 2025 that falls 8 days outside the county's 12-month window, which is why the two counts of 5 are not the same five sales.

How we price a Moraya Bay residence

A Moraya Bay price starts with size, then floor and stack, then condition. The county roll records four heated sizes, 18 residences each: 4,001, 4,005, 4,200 and 4,477 square feet, with a median of 4,102.5. MLS listing records state larger figures for some residences, 4,135 to 4,548 square feet in the closings we read, because the two sources measure differently, so we never mix the two in one comparison. The declaration shows eight stacks on each residential floor, floors 3 through 10, plus eight penthouses on the top floor, and it names plan Types A, B, C and D, each with a reversed twin. We do not map plan letters to square footage because no document we read does.

We then adjust for where the residence sits and what has been done to it. The county roll records neither floor nor view, so we work from the unit numbers in the MLS records and the declaration's floor plans. In the MLS record, penthouse residences closed at $8,862,000 in April 2023, $6,350,000 in March 2026 and $5,750,000 in April 2026, so we do not assume one penthouse premium; we adjust from the nearest comparable. Updates matter, and they are also limited: the declaration bars contractor remodeling from November 1 to April 30, so a seller who wants to refresh a residence before listing has May through October to do it.

What makes selling here different

Moraya Bay buyers ask the same questions before they write: what are the association dues, what is the Club transfer fee and what are the annual Club dues, is there a CDD, which FEMA zone is the building in, has the milestone inspection been done and what does the reserve study say. The 2026 county roll shows non-ad valorem charges of $0 on all 72 residences, so no CDD charge appears on the roll. The county's milestone list shows this building as "Not Due" with the next milestone in 2034. The association's current dues, the Club's transfer fee and annual dues, the budget and the reserve study: Information not available at time of publishing (checked 2026-11-03). We request the estoppel certificate and the association documents at listing, not after a buyer asks. Only a few comparable sales close each year, 5 in the last 12 months, so one outlier moves the story, and a clean pricing narrative and complete paperwork matter more here than in a larger building.

The right of first refusal and your closing timeline

The recorded declaration gives the association a right of first refusal on every bona fide sale, with a 30-day election period and a requirement to close within 90 days after the association waives its right or the period ends. A recordable waiver certificate is part of the file, a transfer of a controlling interest in an entity or trust that holds title is treated as a sale, and a non-exempt sale without the waiver is void until the waiver is obtained. We build the 30 days into the contract dates and the buyer's financing timeline before we list, so the first offer does not meet a surprise.

Private showings, because open houses are not allowed

The declaration prohibits open houses on condominium property, so a Moraya Bay listing is shown by private appointment. We ask the association in writing how agents, appraisers and inspectors are admitted and when the front desk is staffed, then write simple access instructions into the listing. We do not describe the entrance until the association confirms it.

Documents a buyer will request: milestone, reserves, budget and estoppel

A Florida condominium seller delivers the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none has been done, the turnover inspection report where it applies and the state's condominium FAQ. We read the recorded declaration and its amendments as posted on the association's website, and we ask the association for the rest at listing. Whether the association has completed its reserve study is Information not available at time of publishing (checked 2026-11-03).

Your selling costs

In Collier County the seller customarily pays the documentary stamp tax on the deed and the owner's title policy, and the contract controls. The association's estoppel certificate has a statutory fee cap, with extra charges possible for expedited delivery or a delinquent account. The Club transfer fee in the declaration is payable by the person who obtains title, and its amount is Information not available at time of publishing (checked 2026-11-03). We build a net sheet from your actual numbers before you list, because a median sale price tells you little about your own closing statement.

What Is Your Moraya Bay Residence Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation, and we will follow up with a number built on the county's recorded sales, adjusted for size, floor, stack, flood zone and condition. Our Vanderbilt Beach home valuation page and Naples home valuation page explain how we price in this part of the county.

Talk to Jesse direct: (239) 898-6072, text or call. For the full process, read our guide to selling a home in Vanderbilt Beach and our guide to selling a home in Naples.

Your Local Real Estate Experts

Moraya Bay owners call McGreevy and Comisar when a residence has to be priced on the county record and sold without surprises. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.

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

Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling a Moraya Bay residence? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Moraya Bay? Call Marc at (239) 287-5873, or read about buying a home in Vanderbilt Beach, buying a home in Naples and our buyer guide. You can also contact us any time.

Jesse McGreevy and Marc Comisar are top-reviewed Moraya Bay realtors, and the reviews on the team's Google Business Profile describe what a Moraya Bay seller or buyer needs most: honest advice, steady communication and a team that sells.

Five-star Google review: "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review

Five-star Google review: "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review

Five-star Google review: "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review

• Jesse McGreevy: (239) 898-6072
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.

Frequently Asked Questions: Buyer Edition

Moraya Bay buyers ask what the building is, what the association and the club charge, how the flood zones read, what has sold and what is being built nearby. Each answer draws on a county record, a statute, a news report or our analysis, and where a fact is not published we say so.

Data updated: November 2026 (Collier County recorded sales and tax roll, county files dated October 27, 2026; Southwest Florida MLS via Matrix, pulled October 7, 2026; recorded declaration of condominium as posted by the association; Florida Statutes; FEMA flood data as republished by Collier County; Collier County milestone list).

What is Moraya Bay in Naples?

Moraya Bay is The Beach Tower at Moraya Bay, a Gulf-front condominium of 72 residences at 11125 Gulf Shore Drive, Naples FL 34108, in the Vanderbilt Beach area of unincorporated Collier County, beside Delnor-Wiggins Pass State Park. Collier County records it as one condominium, BEACH TOWER AT MORAYA BAY, THE A CONDOMINIUM, with 72 units, all built in 2009. The association's website describes "just 72 residences."

How many residences does Moraya Bay have, and how are they arranged?

There are 72 residences: floors 3 through 10 hold eight residences each, numbered by stack from 01 to 08, and the top floor holds eight penthouses, which makes 64 plus 8. The declaration describes nine residential stories over two parking levels, eleven stories in all. Each residence has a private elevator that opens to a private foyer, according to the association's website.

How big are Moraya Bay residences?

The county roll records four heated sizes, 18 residences each: 4,001, 4,005, 4,200 and 4,477 square feet, with a median of 4,102.5. MLS listing records state larger figures for some residences, 4,135 to 4,548 square feet in the closings we read, because the two sources measure differently. The association's site gives 9-foot ceilings. The declaration names plan Types A through D with reversed twins, and we do not match letters to sizes.

Is Moraya Bay the same as The Club at Moraya Bay?

No. The Club at Moraya Bay is a separate company, The Club at Moraya Bay, LLC, with its own website, hours and staff. The recorded declaration ties the two together: it requires a person who obtains title to a unit to pay a transfer fee to the Club in order to become a member, and it lets the association bill the Club's annual obligations as a common expense. The condominium association and the Club are different organizations.

Is Club membership mandatory for Moraya Bay owners?

The amended declaration makes the Club transfer fee a condition of becoming a Club member when title transfers, and it allows annual Club dues to be billed through the association as a common expense, so membership attaches to ownership in practice, although the document does not use the word mandatory. The transfer fee amount, the annual dues and whether membership carries any equity are Information not available at time of publishing (checked 2026-11-03).

Is Moraya Bay the same as Kalea Bay?

No. Kalea Bay is a separate multi-tower condominium to the north with its own page on our site, Kalea Bay. The Club at Moraya Bay runs a shuttle to Kalea Bay, which proves a transport link and says nothing about membership rights there. Moraya Bay has 72 residences; do not apply Kalea Bay's numbers to it.

Is Moraya Bay part of the Ritz-Carlton Residences, The Vanderbilt or Vanderbilt Landings?

No. The Ritz-Carlton Residences, Naples is a 128-residence project by a different developer at Gulf Shore Drive and Vanderbilt Beach Road. The Vanderbilt is a 19-unit building at 9235 Gulf Shore Drive built in 2005. Vanderbilt Landings is across the street from Moraya Bay at 11116 Gulf Shore Drive. Each is its own property with its own association. Any "Moraya" resort or yacht elsewhere is unrelated.

Who developed Moraya Bay?

The recorded declaration, dated August 31, 2009 and recorded at O.R. Book 4488 Page 1649, names VI Ltd. as the developer. Business Observer reported on June 19, 2006 that Signature Communities bought the former Naples Vanderbilt Inn site through VI Partnership Ltd. for about $71 million and described a planned 72-unit tower. The Club's website legal notice names Soave Enterprises L.L.C. as owner of the site and of the Moraya Bay and The Club at Moraya Bay marks.

When was Moraya Bay built?

The county roll shows all 72 residences built in 2009, and the Florida condominium record carried for this building, PR72670, shows a recording date of September 3, 2009. The association was filed with the state on May 7, 2009. The 2006 plan called for an opening in 2008, so delivery came a year after the first plan.

What are the Moraya Bay HOA fees?

The association's dues are Information not available at time of publishing (checked 2026-11-03). We do not print a dues figure from a listing, because a listing is not the association's budget. The developer's guaranteed quarterly assessments in the declaration expired after 2010 and are not current dues. Ask the seller for the adopted budget, the reserve schedule and the estoppel certificate before the inspection period ends.

What do Moraya Bay association dues cover?

The declaration says common expenses include operation, maintenance, repair, replacement and reserves, plus, since 2016, any budget for the agreements with The Club at Moraya Bay, LLC. The building's own charges under a separate Building Declaration are collected by the association as agent. Which services are bulk-billed, who insures what and the amounts: Information not available at time of publishing (checked 2026-11-03). Read the budget line by line.

Is there a CDD at Moraya Bay?

No community development district charge appears. The 2026 county roll shows non-ad valorem taxes of $0 on all 72 residences, and the declaration describes no district. Where a CDD exists it levies a line on the tax bill, so a zero line is the practical proof. Confirm on your own tax bill, because the bill is the final answer.

Is there a capital contribution or application fee when buying at Moraya Bay?

We found no capital contribution or working-capital fee on transfer in the declaration text. A fee could still exist in the association's rules or its resale package, which are Information not available at time of publishing (checked 2026-11-03). The Club transfer fee is separate and applies on a transfer of title. Ask in writing for every charge due at closing, and for the lease application fee if you plan to rent.

Are there special assessments at Moraya Bay?

Whether any special assessment is levied or planned is Information not available at time of publishing (checked 2026-11-03). We found no public report of one, which is not proof that none exists. Ask the seller and the association in writing, and read the estoppel certificate and the budget. A buyer is jointly and severally liable with the seller for unpaid assessments under the declaration, and the Condominium Act says the same.

Can I rent out a Moraya Bay residence?

Yes, within the declaration's leasing rules. Leases need board approval, with written notice at least 20 days before occupancy and a board decision within 20 days, and silence is treated as approval. The minimum term is 30 days, the maximum is one year, no more than 12 leases may be signed in a calendar year, subleasing is not allowed, the lessee must be a natural person, and one extra lease a year is possible for hardship. The owner remains liable for assessments. Separately, Collier County Ordinance 2021-45 requires registration for rentals of fewer than 30 consecutive days more than three times a year and expressly includes condominiums.

What are the pet rules at Moraya Bay?

Owners may keep a reasonable number of pets. Pets are a privilege rather than a right, must be leashed or carried outside the unit, and the board may order the removal of a pet that becomes a source of unreasonable annoyance. A 2014 amendment states that guests and tenants may not keep pets. Assistance animals are a reasonable accommodation under federal fair housing law. Ask for the current rules and regulations in writing.

Does Moraya Bay have a right of first refusal?

Yes. The association holds a right of first refusal on every bona fide sale, with a 30-day election period and a requirement to close within 90 days after a waiver or the end of the period. A recordable waiver certificate is issued, and a transfer of a controlling interest in an entity or trust that holds title counts as a sale. This is a right to match a sale, not a buyer-approval process, and the contract needs room for the timeline.

Can I remodel a Moraya Bay residence?

Remodeling is limited to May 1 through October 31 for most work. The declaration bars contractors from November 1 to April 30, except HVAC maintenance, appliance repair and plumbing and electrical repairs inside a unit, and casualty work. No contractors work on weekends or legal holidays or in the 7 days around Thanksgiving, Christmas, New Year's Day and Easter. Work hours are 8:00 AM to 4:00 PM, and workers register daily. Plan a purchase-and-renovation calendar around those dates.

Can I install hurricane shutters at Moraya Bay?

Declaration section 12.14 lets the board adopt one standard shutter model, style and color, bars any other shutter, and prevents the board from refusing conforming shutters. Whether the building has impact glass, the wind design speed and what the generator room on the parking level serves are Information not available at time of publishing (checked 2026-11-03). Windows and exterior doors are also a component of the structural integrity reserve study.

How many parking spaces does a Moraya Bay residence have?

Each residence has the exclusive right to two spaces in the garage as limited common elements: one assigned and one unassigned. Penthouse owners have a two-space garage. No more than two vehicles per residence may be kept on the property, and the association may tow excess vehicles after two violations. Guest parking, storage cages and any EV charging policy are Information not available at time of publishing (checked 2026-11-03).

What does The Club at Moraya Bay offer?

The Club's website lists beach service 10:00 am to 6:00 pm daily from November through April and in October, and Thursday to Sunday from May through September. Grotto Bar and All-Day Dining run 11:00 am to 7:00 pm daily in season, and the Dining Room serves Thursday and Friday in season. The Club is closed Monday to Wednesday in summer. The association's site describes an infinity-edge pool with dining and lounge areas, and the Club's hours change by season. The Club also runs a shuttle to Kalea Bay on the hour and half hour, last departure 6:30 pm, and to Bluebill Beach Access 15 minutes past each hour and half hour.

Is Moraya Bay in a flood zone?

Yes, in part. The county's republished FEMA flood layer places the address point in Zone AE with a base flood elevation of 10 feet, and a point about 52 meters west, toward the Gulf, in Zone VE with a base flood elevation of 12 feet. The panel is 12021C0189J, effective February 8, 2024. Zone VE is the coastal high-hazard velocity zone on FEMA's map. The building's own elevation certificate settles where the footprint sits. Check the FEMA Map Service Center.

What hurricane evacuation zone is Moraya Bay in?

The county layer places the address in Evacuation Zone A. A zone is a county planning designation, not a flood zone, and the two can differ for the same property. The county's Coastal High Hazard Area layer returned no result for the address, and we do not claim the building is outside that area, so confirm the designation with Collier County before relying on it. The county coastal construction line runs about 29 meters west of the address point.

Did Moraya Bay flood in Irma, Ian, Helene or Milton?

No source we found reports damage at Moraya Bay itself, and we do not claim it stayed dry. Regionally, the National Weather Service reported that Helene's surge overtopped dunes at Naples-area beaches and piled sand a few feet deep along Gulf Shore Drive in Vanderbilt Beach, and that water entered several structures along the Intracoastal in Vanderbilt Beach. Ask the seller about storm repairs, claims and permits, and ask for board minutes on storm work.

Has Moraya Bay had its milestone inspection?

Not yet due. The county's milestone list shows this building as "Not Due" with the next milestone inspection in 2034, under permit PL20230006987. Collier applies the first milestone at 25 years to buildings within 3 miles of saltwater, and 2009 plus 25 is 2034. That is a schedule status, not a finding about the structure, and the 2034 inspection repeats every 10 years after the first one.

Has Moraya Bay completed its structural integrity reserve study?

Information not available at time of publishing (checked 2026-11-03). A structural integrity reserve study is required for a building of three or more habitable stories at least every 10 years, and for an association that existed on or before July 1, 2022 the statute set a deadline of December 31, 2025, and in no event after December 31, 2026. An association with 25 or more units must post its latest study online. We did not find one on the public documents page. Secondary summaries of HB 913 (2025) report that the first study deadline moved to December 31, 2025.

What documents does a Moraya Bay buyer receive?

Under section 718.503, the seller delivers the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent reserve study or a statement that none has been done, the turnover inspection report where it applies and the state's condominium FAQ. The contract must carry a 7-day clause, excluding Saturdays, Sundays and legal holidays, letting the buyer void it after reviewing the documents.

How long does the Moraya Bay estoppel take, and what does it cost?

Section 718.116 caps the association's fee for an estoppel certificate at $250, with $100 more for expedited delivery and $150 more if the account is delinquent, and requires delivery within 10 business days. The declaration's older 15-day wording gives way to the statute. What this association actually charges: Information not available at time of publishing (checked 2026-11-03). The association's website lists an on-site contact for requests.

How does condo insurance work at Moraya Bay?

The association insures the building and common elements and must exclude the contents of each unit and the floor, wall and ceiling coverings. The declaration expects each owner to carry homeowner's insurance with endorsements for leakage, seepage, wind-driven rain, additions and alterations, and loss assessment protection. The carrier, deductible and wind and flood limits of the master policy, and any premium, are Information not available at time of publishing (checked 2026-11-03).

Do I need flood insurance for a Moraya Bay residence?

That depends on your lender and on the master policy. Whether the association buys flood cover for the building and at what limits is Information not available at time of publishing (checked 2026-11-03). Florida law lets an association buy flood coverage for common elements and units. Citizens' flood rule exempts condominium unit-owner policies from its flood mandate, but Citizens does not write flood insurance itself. Collier County holds a Community Rating System Class 5 rating, and eligible flood policies receive a 25 percent discount. Ask for the declarations pages and a flood quote.

What are property taxes at Moraya Bay?

All 72 residences are in millage area 164, total 9.8346 mills for 2026, which includes the Vanderbilt Beach Beautification MSTU at 0.4650 and North Collier Fire at 1.0000. The median 2026 total tax is $45,842, from $26,954 to $62,646, on a median just value of $5,028,338, from $3,467,375 to $6,370,000. 27 of 72 residences (38 percent) carry a homestead exemption. A purchase resets the assessed value, so a seller's bill is not a forecast.

What have Moraya Bay residences sold for recently?

Collier County recorded 5 qualified sales in the 12 months to October 16, 2026, from $5,000,000 to $6,900,000, with prices per county heated square foot from $1,248 to $1,725. Over 60 months there were 11 sales at a $6,350,000 median and $1,575 per square foot. The MLS pulled October 7, 2026 shows 14 closings in five years at a $6,450,000 median, a median of 50 days on market and a median sale-to-list ratio of 94.86 percent.

Are any Moraya Bay residences on the market now?

On October 7, 2026, the MLS showed one active listing, residence 308, listed at $4,895,000 after 186 days. Current listings and days on market after that date are Information not available at time of publishing (checked 2026-11-03). With 5 recorded sales in 12 months, one new listing changes the picture, so ask us for a same-day read of active and pending residences before you plan a showing trip.

How do Moraya Bay prices compare with Kalea Bay?

On the same county yardstick, Kalea Bay Towers 100 to 400 combined, built 2017 to 2024 with an average heated size of about 3,200 to 3,300 square feet, recorded 19 sales in 12 months at a $3,800,000 median ($1,156 per square foot), and 31 in 24 months at $4,300,000 ($1,307). Moraya Bay recorded 5 sales from $5,000,000 to $6,900,000 on 4,001 to 4,477 square foot residences. We compare by size, age, scale and price band, and not by fees, which we have not compared.

How does Moraya Bay compare with The Vanderbilt?

The Vanderbilt, at 9235 Gulf Shore Drive, has 19 units built in 2005 with an average heated size of 3,879 square feet. It recorded one qualified sale in 24 months, at $12,600,000 ($2,549 per square foot). One sale is one sale: it gives no median and no trend. Moraya Bay has 72 residences built in 2009 and recorded 8 sales from $5,000,000 to $7,500,000 over the same 24 months.

Does Moraya Bay have a golf course?

No. There is no golf course at Moraya Bay, and the association's concierge arranges tee times elsewhere. Nearby courses include Tiburon Golf Club at 2620 Tiburon Drive, a Greg Norman design with two 18-hole courses that Troon lists as semi-private, and Vanderbilt Country Club at 8254 Danbury Boulevard, a private 18-hole course. Distances are not measured here. Golf access and cost are separate from the association's charges.

What is next door to Moraya Bay?

Delnor-Wiggins Pass State Park, at 11135 Gulf Shore Drive, is the next street number from the building and is effectively across the road. The park fees conflict across sources, so check the Florida State Parks hours and fees page before a visit. Bluebill Beach Access is nearby on Bluebill Avenue, with the Club shuttle serving it, and Vanderbilt Beach Park is about 1.3 miles and 4 minutes away.

What is planned around Moraya Bay?

Vanderbilt Beach Road is being widened from US 41 to east of Goodlette-Frank Road, 4 to 6 lanes over 1.8 miles at $28.4 million, with construction from July 2026 and about two years of work. The Vanderbilt Beach MSTU is finishing a west-side sidewalk on Gulf Shore Drive from 10701 to 9485 and a Vanderbilt Drive greenway. The Army Corps ended the Collier coastal storm study in May 2026, and the county approved a Wiggins Pass dredge in January 2026 whose award we could not verify. The 2025 county renourishment ran 2.9 miles from near the Bluebill Avenue access, and whether sand reached the Moraya Bay frontage is not stated. Confirm dates on the county project pages.

How far is Moraya Bay from hospitals, shopping and the airport?

These are computed free-flow drive times on public road map data, off-peak, so in-season traffic is slower. NCH North Hospital is about 2.5 miles and 6 minutes, Physicians Regional Medical Center North about 2.2 miles and 5 minutes, and Mercato about 2.8 miles and 6 minutes. Waterside Shops is 5.7 miles and 11 minutes, Fifth Avenue South 11.1 miles and 21 minutes, and Southwest Florida International Airport 28.0 miles and 40 minutes. In an emergency call 911.

Which schools are near Moraya Bay?

By drive from the building: Naples Park Elementary, 0.9 mile and 2 minutes; North Naples Middle, 6.3 miles; Pine Ridge Middle, 6.6 miles; and Aubrey Rogers High School, 8.3 miles and 18 minutes, approximate. The Community School of Naples is 8.2 miles away. Distance is not an attendance zone, so confirm the assigned schools for a specific address with Collier County Public Schools at https://zones.collierschools.com. Florida publishes a letter grade for each public school each year, and we print none here.

What are the honest pros and cons of buying at Moraya Bay?

On the record: 72 residences only, each about 4,000 to 4,500 square feet, a Gulf-front location next to a state park, no CDD charge on the roll, a milestone not due until 2034 on the county's list and a 60-month median of $6,350,000 at $1,575 per square foot. Against that: few sales (5 in 12 months), unpublished dues and Club fees, a Club transfer fee at purchase, a 30-day minimum and 12-lease limit, no remodeling November to April, and part of the footprint in Zone VE.

What other Vanderbilt Beach and Naples communities do you cover?

We have neighborhood pages for Kalea Bay, the Regatta at Vanderbilt Beach, Gulf Breeze Condominiums, Conners and Pelican Bay. Start with our Vanderbilt Beach page for the area and our Naples page for the city. We do not compare other buildings' fees, amenities or flood zones on this page.

Frequently Asked Questions: Seller Edition

Moraya Bay sellers ask what a residence is worth, how size, floor and view change the price, what the buyer pays at closing and how the association's right of first refusal and paperwork shape a sale. Each answer draws on a county record, a statute or our analysis, and where a fact is not published we say so.

Data updated: November 2026 (Collier County recorded sales, 12 and 24 months to October 16, 2026, county file dated October 27, 2026; Collier County parcel roll and 2026 tax roll; Southwest Florida MLS via Matrix, pulled October 7, 2026; recorded declaration of condominium; Florida Statutes; our analysis).

How do I sell a residence at Moraya Bay?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, start with a pricing read on your own size, floor and stack, request the association's budget, rules and estoppel certificate, plan around the right of first refusal, complete the flood disclosure, and then list. Call Jesse at (239) 898-6072, text or call, to start. Our guide to selling a home in Naples covers the steps.

What is my Moraya Bay residence worth?

It depends on size, floor, stack, view, flood zone and condition. The county records four heated sizes of 18 residences each, 4,001 to 4,477 square feet, and the five recorded sales of the last 12 months ran from $5,000,000 to $6,900,000. Our free home valuation applies those comparisons to your residence, and we explain every adjustment in writing.

What have residences sold for at Moraya Bay?

Collier County recorded 5 qualified sales in the 12 months to October 16, 2026, from $5,000,000 to $6,900,000. Over 24 months there were 8 sales from $5,000,000 to $7,500,000, over 36 months 9 sales from $5,000,000 to $7,950,000, and over 60 months 11 sales from $5,000,000 to $8,862,000 at a $6,350,000 median. The highest recorded qualified price is $8,862,000, in April 2023.

Are Moraya Bay prices going up or down?

The record shows prices easing from the 2023 and 2024 highs. The county recorded one qualified sale in 2023 at $8,862,000, one in 2024 at $7,950,000, 3 in 2025 from $6,300,000 to $7,500,000 and 5 in 2026 from $5,000,000 to $6,900,000. With fewer than 10 sales a year we print the sales and the range, not a median, and we do not forecast. We compare your residence with the closest recent sales.

How do I price a 4,001 square foot residence differently from a 4,477?

Start with closed sales of the same heated size, then adjust for floor, stack, view and condition. In the last 12 months the county's 4,001 square foot sale was $6,900,000 ($1,725 per square foot), the two 4,477 square foot sales were $6,350,000 ($1,418) and $5,850,000 ($1,307), and the two 4,005 square foot sales were $5,750,000 ($1,436) and $5,000,000 ($1,248). Price per square foot is a guide, not a price.

What is the price per square foot at Moraya Bay?

On the county's heated figures, the 12-month sales ran from $1,248 to $1,725 per square foot, and the 60-month median on 11 sales is $1,575. The MLS pulled October 7, 2026 shows a 60-month median of $1,606 on its own square footage, which measures differently, so we never compare the two measures directly. Kalea Bay's 12-month median is $1,156 on its smaller residences.

What are comparable sales for my residence?

The closest comparables are sales of the same heated size within 12 to 24 months, adjusted for floor, stack, view and updates. The pool is small, 5 sales in 12 months and 8 in 24, so we also weigh the MLS record, which includes days on market and sale-to-list ratio, and explain how we handle the differences between county and MLS square footage. We show the comparables and the adjustments before you sign a listing agreement.

Does a penthouse or higher floor sell for more at Moraya Bay?

We have no source that sets a dollar premium. In the MLS record, penthouse residences closed at $8,862,000 in April 2023, $6,350,000 in March 2026 and $5,750,000 in April 2026, so a top-floor address does not alone set the price. The county roll does not record floor or view. We adjust from the nearest comparable and state each adjustment, rather than quoting a floor-by-floor rule of thumb.

How is a CMA different from an online home estimate?

An online estimate is a model that cannot see your kitchen, your finishes or your view, and it works from few sales when only 5 close in a year. A comparative market analysis from us starts with the county's recorded sales for your size, adjusts for floor, stack, view, flood zone and condition, and shows the work. The appraiser's January 1 value is an estimate, not what a buyer paid.

Who is the best realtor to sell at Moraya Bay?

We think the answer is the team that prices from the record. Jesse McGreevy and Marc Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead the #1 team in Southwest Florida since 2012, and as leaders of Domain Realty Group have closed over $2.5 billion in real estate. We tracked every recorded sale in the condominium since 2009 and mapped all 72 residences. Call Jesse at (239) 898-6072.

What does a listing agent do for a Moraya Bay seller?

We prepare the pricing read, request the estoppel certificate and association documents, plan the right of first refusal timeline, complete the flood disclosure, photograph and present the residence, list it, and manage private showings and offers. We also walk the buyer through the Zone AE and Zone VE readings, the no-CDD proof and the tax figures, so questions are answered before the buyer asks. Call Jesse at (239) 898-6072 to start.

How much commission do sellers pay in Naples?

Commission is negotiable and is set in the listing agreement, so we put the number in writing before you list and build it into a net sheet. We do not quote an average, because an average tells you little about your own closing statement. Call Jesse at (239) 898-6072 and we will walk through the listing agreement line by line.

How does the right of first refusal affect my sale?

The association has 30 days to elect to match a bona fide sale, and the sale must close within 90 days after the association waives its right or the 30 days pass. The association issues a recordable waiver certificate, and an unwaived sale of this kind is void until the waiver is obtained. We submit the contract promptly and build the 30 days into the closing date, the buyer's financing and the inspection period.

Do I need association approval to sell my Moraya Bay residence?

The declaration does not set a buyer-approval process for sales; it sets the right of first refusal. Certain transfers are exempt, including acquisitions and resales by an institutional mortgagee, public sales, transfers under wills and intestacy, certain related-party transfers, and transfers by the developer or the association. We ask in writing before we list.

Can I hold an open house at Moraya Bay?

No. The declaration prohibits open houses on condominium property, with an exception for the developer's own sales. We show Moraya Bay residences by private appointment, and we put access instructions in the listing so a buyer's agent knows how to arrive. We confirm them with the association first.

What is the Club transfer fee, and who pays it?

Under the 2016 amendment, a person who obtains title to a unit must pay a transfer fee to The Club at Moraya Bay, LLC to become a member, so the declaration puts the fee on the person who takes title. The amount is Information not available at time of publishing (checked 2026-11-03). Buyers ask about it first, so we obtain the current figure and the membership plan before we list and state who bears it in the contract.

What association documents must I give a buyer?

A buyer receives the declaration, articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none has been done, the turnover inspection report where it applies and the state's condominium FAQ. The association's own resale packet and fee schedule are Information not available at time of publishing (checked 2026-11-03). We request them at listing.

How long does the HOA estoppel take, and what does it cost?

Section 718.116 requires delivery within 10 business days and caps the base fee at $250, with $100 more for expedited delivery and $150 more if the account is delinquent. What this association charges is Information not available at time of publishing (checked 2026-11-03). Order the certificate early, because the amount due at closing can change a buyer's net cost, and ask the on-site contact for the current request form.

Can a buyer cancel after reviewing the condominium documents?

Yes, within the contract's 7-day clause. Section 718.503 requires the contract for a resale to say that the buyer may void it within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving the documents. That is why we deliver the full document set early: it starts the clock sooner and shows a buyer a complete file. Some web summaries say seven business days, but the statute's wording is what we follow.

Do I have to disclose a special assessment or a pending repair?

Deliver the documents and answer the buyer's questions accurately. The estoppel certificate reports what is owed to the association, and a buyer can ask whether any special assessment is levied, pending or under discussion. We ask the association in writing and complete the disclosure with you. Ask your attorney about a specific situation.

Do dues and Club charges get prorated at closing?

Dues are prorated or paid through closing as the contract and the estoppel certificate show, and the title company settles the figure. The amount and billing schedule for the association's dues and for annual Club dues billed through the association are Information not available at time of publishing (checked 2026-11-03). Ask for the payoff in the estoppel certificate, and ask whether any assessment is due, so there is no surprise on the closing statement.

What are seller closing costs in Florida?

Costs are set by the contract and the listing agreement, so we price them for your residence, not from an average. They include the documentary stamp tax on the deed, which in Collier County the seller customarily pays, the owner's title policy, the estoppel certificate, any repairs from the inspection and the agent's commission, which is negotiable. We write a net sheet before you list, and we show where the Club transfer fee falls.

How long does it take to sell a residence at Moraya Bay?

In the MLS pulled October 7, 2026, the 60-month median was 50 days on market. Individual residences ran from 5 to 436 days, which tells you how much pricing and condition matter. Days on market after October 7 are Information not available at time of publishing (checked 2026-11-03). Count the 30-day right of first refusal on top of a marketing period when you plan a move date.

What is the best time of year to sell at Moraya Bay?

The recorded sales are too few to prove a season. The five county sales of the last 12 months closed in March, April and May 2026, but five sales do not make a pattern, and the remodeling blackout from November 1 to April 30 affects what a seller can update before listing. We would rather give you the sales than a rule of thumb. We pick a list date from the current listings, your move date and the 30-day right of first refusal.

Why is my Moraya Bay residence not selling?

The usual causes are price against the closest sale, an unclear flood answer, missing association paperwork, an unanswered question about reserves or the milestone schedule, or condition. With only a few sales a year, one overpriced listing is easy for a buyer to see against the last closed sale. We re-read the comparables, check the documents and the photographs, and look at the Club fee story before we change the price.

Should I renovate before listing at Moraya Bay?

Remodeling is limited by the declaration to May through October, Monday to Friday, 8:00 AM to 4:00 PM, outside the holiday windows, with exceptions for HVAC maintenance, appliance repair and plumbing and electrical repairs in a unit. A seller who misses the window cannot start a remodel until May. We weigh a refresh against a credit using the nearest closed sale, and we tell you what a buyer's eye will notice.

Can I sell my Moraya Bay residence as-is?

Yes, a Florida AS IS contract is common, and the buyer still has an inspection period and the right to cancel within it under the contract. As-is does not remove the disclosure duties or the buyer's right to ask for documents. We price an as-is residence from the closest sale less the cost of the work a buyer would see, and we make the paperwork complete.

Will the milestone and reserve study status affect my sale?

Buyers and their lenders ask about both. The county's milestone list shows the building as "Not Due" with the next inspection in 2034, and that is a schedule status, not a statement about the structure. Whether the reserve study is complete, what it recommends and how reserves are funded are Information not available at time of publishing (checked 2026-11-03). We request the study at listing and put the milestone schedule in the buyer's package.

What flood disclosure do I owe a buyer?

Florida law requires a flood disclosure from a seller at or before the contract, and we complete it with you from what you know about past flooding, claims and repairs. Pull your insurance claim history and any elevation certificate before you list.

Does the flood zone affect my price?

We have no source that puts a dollar figure on a flood-zone difference at Moraya Bay. The county layer reads Zone AE with a 10-foot base flood elevation at the address point and Zone VE with a 12-foot elevation toward the Gulf, and the elevation certificate settles where the footprint sits. We show buyers the zones, the elevation certificate if one exists, and a flood quote early.

Can I sell a Moraya Bay residence that is currently leased?

Yes, with planning. A lease needs board approval, runs from 30 days to one year and has no renewal option, and the owner remains liable for assessments. A buyer who wants to occupy the residence needs the lessee to leave on a date the contract states, and a buyer who wants to keep the lease needs a copy and the board's approval record. We plan showings with the lessee and the association's access in mind.

Will I owe capital gains tax when I sell?

It depends on your gain, how long you owned and lived in the residence, and your filing status, so ask a tax professional. The IRS explains the home sale exclusion in Topic 701. Our county records show a median change of +41 percent across 27 resale pairs, nominal and before improvements and costs, and that median says nothing about your basis.

What happens to my homestead exemption when I sell?

Your exemption ends when you sell, and the buyer applies for their own. Save Our Homes caps yearly increases in your assessed value, and the cap resets to market for a buyer. 27 of 72 Moraya Bay residences (38 percent) carry a homestead exemption on the 2026 roll. Confirm the rules for your own situation with the Collier County Property Appraiser or a tax professional.

What will my net proceeds be after selling at Moraya Bay?

Your net depends on the price, the payoff on any mortgage, the documentary stamp tax, the owner's title policy, the estoppel certificate, any repairs and the agent's commission, which is negotiable. We build the sheet from your actual numbers before you list, show who bears the Club transfer fee under your contract, and update it when an offer comes in. Ask for it at the first meeting.

Sources and Authoritative References

Moraya Bay figures on this page come from county, state and federal records, the association's and the Club's own websites, news reports and public project pages. Each entry names the publisher, the item and the date it was published, effective or accessed, so you can check any number yourself.

Where an entry says referenced November 2026, the page is a reference home page. Accessed dates are November 3, 2026.

Association, declaration and the Club

1. The Beach Tower at Moraya Bay Condominium Association, official website, referenced November 2026: https://morayabay.com/
2. Declaration of Condominium for The Beach Tower at Moraya Bay, dated August 31, 2009, with recorded amendments through February 2017, accessed November 3, 2026: https://morayabay.com/wp-content/uploads/Condo_Docs_updated-Feb17.pdf
3. The Beach Tower at Moraya Bay Condominium Association, Our Community page, accessed November 3, 2026: https://morayabay.com/our-community/
4. The Beach Tower at Moraya Bay Condominium Association, Public Documents page, accessed November 3, 2026: https://morayabay.com/public-resources-documents/
5. The Club at Moraya Bay, hours and shuttle schedule, accessed November 3, 2026: https://theclubatmorayabay.com/
6. The Club at Moraya Bay, privacy and legal notice, accessed November 3, 2026: https://theclubatmorayabay.com/privacy
7. The Club at Moraya Bay, media notice, updated February 26, 2019: https://theclubatmorayabay.com/media
8. Kalea Bay community website (a separate condominium), referenced November 2026: https://www.kaleabay.com

County records and data

9. Collier County Property Appraiser public data files (parcels, recorded sales, tax roll, millage), download dated October 27, 2026, analysis by McGreevy and Comisar, November 3, 2026 (no link; downloaded data file).
10. Southwest Florida MLS (Matrix), pulled October 7, 2026 (no link; subscriber database).
11. Collier County, Milestone Inspections page, accessed November 3, 2026: https://www.collier.gov/Business-Resources/Building-Permits/Milestone-Inspections
12. Collier County, Short-Term Vacation Rental Registration (Ordinance 2021-45), accessed November 3, 2026: https://www.collier.gov/Resident-Resources/Leisure-and-Community/Short-Term-Vacation-Rental-Registration
13. Collier County, certified resolution adopting the FY 2026-27 millage rates, September 17, 2026: https://www.collier.gov/files/assets/county/v/1/budget/documents/budget-amendments/2026/resolution-adopting-the-fy-26-27-millage-rates-certified.pdf
14. Collier County, Special Districts page, accessed November 3, 2026: https://www.collier.gov/Collier-County/Organization-Resources/Office-of-Management-Budget/Special-Districts
15. Collier County, Transportation Projects list, accessed November 3, 2026: https://www.collier.gov/transportationprojects
16. Collier County, Transportation Engineering town hall presentation, January 14, 2026: https://www.collier.gov/files/assets/county/v/1/boards-and-commissions/documents/mcdaniel/townhall-mcdaniel-1-14-26.pdf
17. Collier County, 2026 flood protection newsletter, 2026: https://www.collier.gov/files/assets/county/v/3/community-planning-amp-resiliency/documents/floodplain-management/2026-flood-protection-newsletter.pdf
18. Collier County, Vanderbilt Beach Beautification MSTU page, accessed November 3, 2026: https://www.collierptne.com/vanderbilt-beach-beautification-mstu/
19. Collier County, Vanderbilt Beach MSTU agenda packet, October 1, 2026: https://www.collierptne.com/wp-content/uploads/2021/01/Agenda-Backup-Vanderbilt-Beach-MSTU-10.01.26-Optimized.pdf
20. Collier County, Coastal Advisory Committee agenda packet, May 14, 2026: https://www.collier.gov/files/assets/county/v/1/transportation/documents/agenda-5142026-coastal-advisory-committee.pdf
21. Collier County news, Beach Renourishment Project Scheduled to Begin Soon, October 17, 2025: https://www.collier.gov/News-articles/2025-News-Articles/October-2025/Beach-Renourishment-Project-Scheduled-to-Begin-Soon
22. Collier County news, Army Corps to terminate the Collier coastal storm risk study, May 5, 2026: https://www.collier.gov/News-articles/2026-News-Articles/May-2026/US-Army-Corps-of-Engineers-to-Terminate-the-Collier-County-Coastal-Storm-Risk-Management-Feasibility-Study
23. Federal Register, notice 2026-08463, published May 1, 2026: https://public-inspection.federalregister.gov/2026-08463.pdf

State corporation and condominium records

24. Florida Division of Corporations (Sunbiz), document N09000004533, filed May 7, 2009, referenced November 2026: https://search.sunbiz.org/Inquiry/CorporationSearch/ByDocumentNumber?documentNumber=N09000004533
25. Florida Department of Business and Professional Regulation, condominium extract (PR72670), referenced November 2026: https://www2.myfloridalicense.com/sto/file_download/extracts/Condo_CW.csv

Florida and federal law

26. Florida Statutes 553.899, milestone inspections, Florida Legislature, accessed November 3, 2026: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0500-0599/0553/Sections/0553.899.html
27. Florida Statutes 718.111, association powers, insurance and records, Florida Legislature, accessed November 3, 2026: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html
28. Florida Statutes 718.112, budgets and reserve studies, Florida Legislature, accessed November 3, 2026: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.112.html
29. Florida Statutes 718.116, assessments and estoppel certificates, Florida Legislature, accessed November 3, 2026: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.116.html
30. Florida Statutes 718.503, resale disclosure, 2025 edition, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2025/718.503
31. Florida Statutes 627.351, Citizens Property Insurance Corporation, Florida Legislature, accessed November 3, 2026: https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0600-0699/0627/Sections/0627.351.html
32. Florida Statutes 627.715, flood insurance, 2025 edition, Florida Senate: https://www.flsenate.gov/Laws/Statutes/2025/627.715
33. Florida Senate, SB 154 (2023) bill summary, 2023: https://www.flsenate.gov/Committees/BillSummaries/2023/html/154
34. Reserve Advisors, Florida legislative update on structural integrity reserve studies (HB 913), 2025: https://www.reserveadvisors.com/resources/blog/florida-legislative-update-structural-integrity-reserve-studies/
35. Withum, Key changes from Florida House Bill 913 explained, 2025: https://www.withum.com/resources/key-changes-from-florida-house-bill-913-explained-inspections-reserves-and-more/
36. Internal Revenue Service, Topic No. 701, Sale of your home, referenced November 2026: https://www.irs.gov/taxtopics/tc701

Flood, coast and insurance

37. FEMA Flood Map Service Center, referenced November 2026: https://msc.fema.gov/portal/home
38. Citizens Property Insurance Corporation, flood insurance requirements, accessed November 3, 2026: https://www.citizensfla.com/flood
39. Florida Department of Environmental Protection, Coastal Construction Control Line program, accessed November 3, 2026: https://floridadep.gov/rcp/coastal-construction-control-line

National Hurricane Center and National Weather Service

40. National Hurricane Center, Tropical Cyclone Report, Hurricane Irma, September 10, 2017 landfall: https://www.nhc.noaa.gov/data/tcr/AL112017_Irma.pdf
41. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian, September 28, 2022: https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
42. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton, October 9, 2024: https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
43. National Weather Service Miami, Hurricane Ian summary, September 28, 2022: https://www.weather.gov/media/mfl/news/HurricaneIanSummary.pdf
44. National Weather Service Miami, Hurricane Helene impact narratives, September 26 to 27, 2024: https://www.weather.gov/media/mfl/TropicalEventSummary/PSHMFL_2024AL09_Helene_ImpactNarratives(1).pdf
45. National Weather Service Miami, Hurricane Milton impact narratives, October 9, 2024: https://www.weather.gov/media/mfl/TropicalEventSummary/PSHMFL_2024AL14_Milton_ImpactNarratives.pdf

Roads, planning and development

46. Gulfshore Business, Vanderbilt Beach Road widening work begins, July 7, 2026: https://www.gulfshorebusiness.com/gb-daily/vanderbilt-beach-road-widening-work-begins/article_c5f675e8-3978-4923-9b2c-03bf6d14b0af.html
47. Gulfshore Business, Vanderbilt Beach Road extension opens June 12, June 2026: https://www.gulfshorebusiness.com/collier/vanderbilt-beach-road-extension-opens-june-12-in-collier-county/article_a32823ee-db42-4971-8703-53526cef81a2.html
48. Gulfshore Business, Army Corps ends Collier coastal storm study, May 6, 2026: https://www.gulfshorebusiness.com/gb-daily/army-corps-ends-collier-coastal-storm-study/article_8ea8093d-aaa1-460d-b991-d7c1bd3dce48.html
49. Business Observer, work begins on first Ritz-Carlton Residences in Naples, November 22, 2023: https://www.businessobserverfl.com/news/2023/nov/22/work-begins-first-ritz-carlton-residences-naples
50. Naples News Now, 216,000 tons of fresh sand headed to Vanderbilt and Pelican Bay beaches, November 26, 2025: https://naples-news-now.beehiiv.com/p/216-000-tons-of-fresh-sand-are-headed-to-vanderbilt-pelican-bay-beaches

Beaches, parks, golf and shopping

51. Florida State Parks, Delnor-Wiggins Pass State Park hours and fees, referenced November 2026: https://floridastateparks.org/parks-and-trails/delnor-wiggins-pass-state-park/hours-fees
52. Wikipedia, Delnor-Wiggins Pass State Park, accessed November 3, 2026: https://en.wikipedia.org/wiki/Delnor-Wiggins_Pass_State_Park
53. Troon, Tiburon Golf Club, accessed November 3, 2026: https://troon.com/course/tiburon-golf-club
54. GolfPass, Vanderbilt Country Club, accessed November 3, 2026: https://www.golfpass.com/courses/2277-vanderbilt-country-club/
55. Mercato, hours and directory, accessed November 3, 2026: http://experiencemercato.com/
56. Waterside Shops, accessed November 3, 2026: https://www.watersideshops.com/

Schools and healthcare

57. Collier County Public Schools, attendance zone lookup, referenced November 2026: https://zones.collierschools.com
58. Florida Department of Education, School Grades, referenced November 2026: https://www.fldoe.org/accountability/accountability-reporting/school-grades/
59. NCH Healthcare System, Immediate and Urgent Care, accessed November 3, 2026: https://nchmd.org/services/immediate-care/
60. NCH Healthcare System, NCH North Hospital, accessed November 3, 2026: https://locations.nchmd.org/fl/naples/nch-north-hospital
61. Physicians Regional Healthcare System, hospital locations, accessed November 3, 2026: https://www.physiciansregional.com/hospitals
62. The Community School of Naples, contact page, accessed November 3, 2026: https://www.communityschoolnaples.org/contact

History and news

63. Business Observer, real estate briefs (Naples Vanderbilt Inn sale and the planned Moraya Bay Beach Tower), June 19, 2006: https://www.businessobserverfl.com/article/real-estate-briefs-11

Downloadable Documents

Moraya Bay documents below are public PDFs, each linked at the office that issues it: the recorded declaration of condominium, county planning and budget files, the National Hurricane Center and National Weather Service storm reports and the Federal Register notice. Open them for the full text behind the figures on this page.