Mystique is a 2019 Gulf-front tower of 82 units at 6897 Grenadier Blvd, Naples, with 20 sales in five years, 12 in 36 months at an $8,922,500 median, and a $14,100,000 penthouse in May 2026. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Mystique is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Mystique at Pelican Bay is a 20-story Gulf-front tower at 6897 Grenadier Blvd, Naples, FL 34108, completed in 2019, with 82 units under its declaration: 81 residences and one non-residential unit. A penthouse here closed in May 2026 at $14,100,000, the highest-priced condominium closing in Pelican Bay in the 12 months to October 7, 2026, and the building has 12 Southwest Florida MLS closings in 36 months.
This page is about Mystique at Pelican Bay in Collier County, Florida, the tower people also search for as Mystique Naples. It is not Epique, the 19-story tower the same developer is building next door, which has no recorded declaration yet. It is not St. Laurent or St. Pierre, the two older towers that share the Waterpark Place name with it. It is not any of the unrelated businesses registered as Mystique with the Florida Division of Corporations, which lists a long run of cleaning companies, salons and shops under that name. Match any Mystique paper by this association’s Florida document number N16000002060 and by its declaration, recorded at Official Records Book 5629, page 3418 and restated at Official Records Book 6312, page 1082, and not by the name alone. The Southwest Florida MLS lists the building as Mystique, and the Collier County Property Appraiser’s 2026 tax roll lists it as Mystique at Waterpark Place, a Condominium.
This guide is built from the recorded declaration, amendments and rules at the Collier County Clerk, the Florida Division of Corporations filing, the Collier County Property Appraiser’s 2026 tax roll, Collier County’s Milestone Map and its flood, zoning and evacuation layers, FEMA’s flood map, the Pelican Bay Foundation’s published estoppel form, lease packet and rules, Florida’s condominium statutes as they read in 2026, the developer’s own pages, and a Southwest Florida MLS pull dated October 7, 2026. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
If you own at Mystique and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections on the approval rule, the renovation calendar and the layered fees will tell you whether Mystique fits before you tour, and the 2023 restated declaration and the 2024 recorded rules are the first two documents to read.
McGreevy and Comisar are the best realtor for Mystique at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Mystique read built from the recorded declaration, the 2024 rules and every MLS closing.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
If you’re searching for the best realtor for Mystique in Pelican Bay, Naples, whether you’re ready to sell your Mystique home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Mystique for a specific reason: it is a thin market with very large price gaps between residences. In the 36 months to October 7, 2026, twelve Mystique residences closed in the Southwest Florida MLS at prices from $2,750,000 to $17,500,000, and in the last 12 months only three closed, from $7,600,000 to $14,100,000, at a median of $12,850,000, a small sample. A listing agent who prices Mystique off a Pelican Bay average will misprice a residence by millions, and one who has not read the building’s conveyance rule, its renovation calendar and its one-lease-a-year rule will misdescribe them to a buyer. We price each residence against its own floor plan and its own sales, and we read the documents first.
Recent Mystique track record (last 36 months): In the 36 months from October 8, 2023 to October 7, 2026, the Southwest Florida MLS shows 12 Mystique closings (pulled October 7, 2026) at a median sold price of $8,922,500, from $2,750,000 to $17,500,000, for a total of $117,040,000. The median days on market was 210 days on those 12 sales, and the median sale-to-list ratio was 94.9 percent on 12. In the last 12 months the count was 3, a small sample. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Mystique sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Mystique we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days, excluding weekends and legal holidays, to cancel after receiving it, because the declaration requires 15 business days’ notice to the Board before a conveyance, and because the declaration bars open houses and for-sale signs, so a Mystique sale is a private, appointment-only process. We assemble the file early so the clocks start on day one.
For Mystique buyers: the first question is which stack you are buying, because the MLS living areas on five years of closings run from 1,845 to 5,703 square feet and the two common plans, 4,013 and 5,280 square feet, sold at medians of $7,600,000 and $10,450,000. The second is the renovation calendar, which confines permit-level work to May 15 through November 15. The third is the flood map: every point we queried at the building sits in FEMA Zone AE, inside the Special Flood Hazard Area. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Mystique residence; we do.
Honors and recognition:
Selling your Mystique home? Get a free home valuation priced against the sales of your own floor plan, or call Jesse direct at (239) 898-6072.
Buying a home at Mystique? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Mystique stands at 6897 Grenadier Blvd, Naples, FL 34108, in unincorporated Collier County, one of the three Waterpark Place towers on Grenadier Boulevard. One street address serves all 82 units, the association lists it as its principal office, and every Mystique MLS closing in five years carries the Grenadier Blvd street name.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Mystique has one street address, 6897 Grenadier Blvd, and the Florida Division of Corporations lists the same address for the association’s principal office, in care of the management office. Every Mystique MLS closing in the last five years carries a Grenadier Blvd street name, and the Collier County roll lists Grenadier Blvd as the only street for the 82 condominium parcels. A search for “6897 Grenadier Blvd” or for the building by name leads to the same tower.
Grenadier Boulevard carries the Waterpark Place district: St. Pierre at 6825 Grenadier Blvd, St. Laurent at 6849 Grenadier Blvd, and Mystique at 6897. The fourth Waterpark Place tower, Epique, is under construction on the adjoining tract and is described by its developer as 19 stories with 68 residences. Our guides to the first two cover how the district works from their side; this page covers it from Mystique’s.
Collier County’s address layer returned 83 address points at the building, one more than the 82 units, which we read as a building-level point. The county’s zoning layer places the building in the Pelican Bay planned unit development, the evacuation layer places it in Zone A, and FEMA’s flood layer places it in Zone AE with a base flood elevation of 11 feet. The sections on storm posture and on what is being built nearby give each result.
Pelican Bay is a master-planned community of about 6,500 residences by the Pelican Bay Foundation’s own count, with the Gulf on its west edge. Mystique occupies what its developers called one of the final waterfront lots in Pelican Bay when they announced the sale of the last unit in November 2021. Pelican Bay’s members reach the beach by the Foundation’s tram, and Mystique owners also have the building’s own amenities described below.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Living at Mystique means a staffed, service-oriented tower of 81 residences: a front desk, a general manager, a pool and tennis courts, two guest suites, a theater and a fitness center, assigned garage parking and a storage locker with every residence, and a Foundation that adds the beach, trams and racquet program.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The association’s recorded rules describe a building run by a general manager and front desk personnel who enforce the rules, a BuildingLink portal for reservations and requests, fob-controlled elevators, trash chutes open from 8 a.m. to 10 p.m., and a service corridor and loading dock for deliveries and contractors. Owners register their guests, vendors and pets with the front desk, and the rules prohibit tipping staff, which the association handles through a year-end bonus program.
The 36-month sales run from $2,750,000 to $17,500,000, and the 5,280-square-foot plan has closed at $8,750,000 to $12,850,000 over five years. We describe the property and not the people in it. What the record shows is a tower where a buyer’s lender, insurer and attorney will each read the declaration, and where the Board reviews every purchaser before closing.
The developer describes Mystique as steps from the beach, and its nine Jardin-level residences as having direct beach access. The recorded rules allow pool towels to go to the beach if returned to the hamper, which tells you how close the beach is. Pelican Bay’s members otherwise reach the sand through the Foundation’s two beach access points, Sandbar South Beach and Marker 36 North Beach, by tram.
Club Pelican Bay runs the golf, and its membership is separate from the condominium and from the Foundation. Mystique has its own two Har-Tru tennis courts, a fitness room, a theater, a billiards room, a card room and a library, so the building covers racquets and fitness without a club membership. A buyer who wants golf reads the club’s membership page.
Residential work is allowed Monday to Friday from 8 a.m. to 5 p.m. and Saturday from 8 a.m. to 1 p.m., and not on holidays, so a weekday in the building can include contractor traffic at the loading dock, while permit-level remodeling is limited to May 15 through November 15. A buyer who wants a quiet unit in season should ask what projects are scheduled before choosing a stack.
Selling a Mystique home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique at Pelican Bay closed 12 times in the 36 months to October 7, 2026, the first window with 10 or more closings, at a median of $8,922,500, a range of $2,750,000 to $17,500,000 and about $1,979 per square foot. The last 12 months show only 3 closings, a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
A median needs a sample, and Mystique’s 12-month window holds 3 closings and its 24-month window holds 8. The 36-month window is the first with 10 or more, so it leads every figure on this page, and we name the window and the number of sales beside each one. None of the 20 closings in five years was entered after closing, so every sale counts in every statistic, including days on market and sale-to-list.
| Window (to October 7, 2026) | Closings | Median sold | Low to high | Volume | Median $/sq ft | Median days on market | Median sold to final list |
|---|---|---|---|---|---|---|---|
| 12 months (small sample) | 3 | $12,850,000 | $7,600,000 to $14,100,000 | $34,550,000 | about $2,434 | 198 | 95.1% |
| 24 months | 8 | $9,497,500 | $7,600,000 to $17,500,000 | $86,990,000 | about $2,111 | 190 | 92.3% |
| 36 months (lead window) | 12 | $8,922,500 | $2,750,000 to $17,500,000 | $117,040,000 | about $1,979 | 210 | 94.9% |
| 60 months | 20 | $8,875,000 | $2,750,000 to $17,500,000 | $191,890,000 | about $1,932 | 170 | 94.9% |
The 24-month median is the mean of $8,595,000 and $10,400,000, the 36-month median is the mean of $8,595,000 and $9,250,000, and the 60-month median is the mean of $8,850,000 and $8,900,000, because each window holds an even number of sales. The 36-month days-on-market median of 210 is the mean of 198 and 223, rounded to the whole day.
Mystique has had 20 Southwest Florida MLS closings since October 2021, listed here newest first with the street name and month only. Bed/bath reads bedrooms (plus den) over full baths, with half baths in parentheses.
| Closed | Street | Sold price | Final list | Bed/bath | Living area (sq ft) | $/sq ft | DOM |
|---|---|---|---|---|---|---|---|
| July 2026 | Grenadier Blvd | $7,600,000 | $7,995,000 | 3+Den/3(1) | 4,013 | $1,894 | 198 |
| May 2026 | Grenadier Blvd | $12,850,000 | $13,495,000 | 5 Bed/4(1) | 5,280 | $2,434 | 169 |
| May 2026 | Grenadier Blvd | $14,100,000 | $15,995,000 | 3 Bed/4(1) | 4,431 | $3,182 | 402 |
| September 2025 | Grenadier Blvd | $8,595,000 | $8,595,000 | 3+Den/3(1) | 4,013 | $2,142 | 182 |
| May 2025 | Grenadier Blvd | $10,400,000 | $12,200,000 | 5 Bed/4(1) | 5,280 | $1,970 | 56 |
| April 2025 | Grenadier Blvd | $7,600,000 | $8,495,000 | 3+Den/3(1) | 4,013 | $1,894 | 172 |
| January 2025 | Grenadier Blvd | $8,345,000 | $8,495,000 | 3+Den/3(1) | 4,013 | $2,079 | 335 |
| November 2024 | Grenadier Blvd | $17,500,000 | $19,900,000 | 4+Den/5(1) | 5,703 | $3,069 | 402 |
| May 2024 | Grenadier Blvd | $10,500,000 | $10,500,000 | 5+Den/4(1) | 5,280 | $1,989 | 455 |
| March 2024 | Grenadier Blvd | $9,250,000 | $9,750,000 | 5 Bed/4(1) | 5,280 | $1,752 | 223 |
| March 2024 | Grenadier Blvd | $7,550,000 | $7,949,000 | 3+Den/3(1) | 4,013 | $1,881 | 324 |
| December 2023 | Grenadier Blvd | $2,750,000 | $3,000,000 | 2+Den/2(1) | 1,845 | $1,491 | 70 |
| September 2023 | Grenadier Blvd | $7,300,000 | $7,600,000 | 3 Bed/3(1) | 4,013 | $1,819 | 29 |
| August 2023 | Grenadier Blvd | $8,750,000 | $9,250,000 | 5 Bed/4(1) | 5,280 | $1,657 | 188 |
| December 2022 | Grenadier Blvd | $11,250,000 | $11,500,000 | 5 Bed/4(1) | 5,280 | $2,131 | 100 |
| November 2022 | Grenadier Blvd | $6,850,000 | $7,350,000 | 3 Bed/3(1) | 4,013 | $1,707 | 38 |
| November 2022 | Grenadier Blvd | $11,950,000 | $12,490,000 | 4+Den/4(1) | 5,280 | $2,263 | 96 |
| March 2022 | Grenadier Blvd | $8,850,000 | $9,995,000 | 5 Bed/4(1) | 5,280 | $1,676 | 69 |
| February 2022 | Grenadier Blvd | $11,000,000 | $11,995,000 | 5+Den/4(1) | 5,280 | $2,083 | 42 |
| December 2021 | Grenadier Blvd | $8,900,000 | $8,900,000 | 5 Bed/4(1) | 5,280 | $1,686 | 126 |
Twelve of the 20 closings sit in two living areas, so a median across the building blurs two different products. Seven closed at 4,013 square feet, from $6,850,000 to $8,595,000, at a median of $7,600,000 and about $1,894 per square foot. Ten closed at 5,280 square feet, from $8,750,000 to $12,850,000, at a median of $10,450,000 (the mean of $10,400,000 and $10,500,000) and about $1,979 per square foot. Inside the 36-month window, five closed at 4,013 and four at 5,280. The MLS lists the 5,280-square-foot plan with four-plus-den, five and five-plus-den bedroom counts, which reflects how the den and the fifth bedroom were entered, so we group by living area and not by bedroom count.
The seven 4,013-square-foot closings run $6,850,000 in November 2022, $7,300,000 in September 2023, $7,550,000 in March 2024, $8,345,000 in January 2025, $7,600,000 in April 2025, $8,595,000 in September 2025 and $7,600,000 in July 2026. The last closing, at $7,600,000, is 10.9 percent above the first ($7,600,000 divided by $6,850,000), and it is $995,000 below the September 2025 sale, so the plan has not moved in a straight line. Condition, floor and view explain the spread, and the MLS record does not say which applies to which sale.
The ten 5,280-square-foot closings run $8,900,000 in December 2021, $11,000,000 in February 2022, $8,850,000 in March 2022, $11,950,000 in November 2022, $11,250,000 in December 2022, $8,750,000 in August 2023, $9,250,000 in March 2024, $10,500,000 in May 2024, $10,400,000 in May 2025 and $12,850,000 in May 2026. The May 2026 sale is the highest of the ten, and it came 169 days after listing at $13,495,000, a 95.2 percent ratio of sold to final list. A seller of this plan should expect a buyer to cite both the $8,750,000 and the $12,850,000.
A penthouse closed in May 2026 at $14,100,000 on 4,431 square feet, about $3,182 per square foot, after 402 days on the market and a final list of $15,995,000, a sold-to-list ratio of 88.2 percent. It is the highest-priced condominium closing in Pelican Bay in the 12 months to October 7, 2026 in our MLS pull, and a trade-press report on it describes a rooftop terrace with a private pool and a three-car garage. The declaration confirms the pattern: penthouse residences are entitled to three parking spaces with garage doors and a storage room, and the recreational roof deck carries private pools and spas.
The highest price in the 60-month file is $17,500,000 in November 2024, on 5,703 square feet at about $3,069 per square foot, after 402 days and a final list of $19,900,000 (87.9 percent). Two of Mystique’s three highest sales needed 402 days, which is the pattern at the top: the buyers at that price are few, and the sellers waited for one of them.
The smallest living area in the file is 1,845 square feet, sold in December 2023 for $2,750,000 at about $1,491 per square foot after 70 days on the market. It is the only closing below $6,850,000 in five years, and it is the lowest price per square foot in the file. The county roll lists heated areas as low as 1,280 square feet in the building, so a smaller class of residence exists, and a buyer shopping the low end should read each floor plan and not the building average.
On October 7, 2026 the MLS showed four Mystique listings, two Active and two Pending with contingency. Both Pending listings are on plans that have sold before.
| Status | List price | Bed/bath | Living area (sq ft) | Days on market |
|---|---|---|---|---|
| Active | $12,850,000 | 5 Bed/4(1) | 5,280 | 174 |
| Pending with contingency | $11,395,000 | 5 Bed/4(1) | 5,280 | 11 |
| Active | $10,000,000 | 3 Bed/3(1) | 4,013 | 390 |
| Pending with contingency | $7,995,000 | 3+Den/3(1) | 4,013 | 301 |
The median of the two Active list prices is $11,425,000. The Active 5,280-square-foot listing is at the price the May 2026 sale closed at, and the Active 4,013-square-foot listing is $2,400,000 above the July 2026 closing of the same size.
Two Active listings against a 12-month pace of 3 closings a year is 8.0 months of supply (2 divided by 3 times 12). That figure moves fast with one sale in either direction, and we show it as a reading and not a forecast. The 36-month pace of 12 closings, or 4 a year, would give 6.0 months (2 divided by 4 times 12).
Across all 20 closings the median days on market was 170 and the median sale-to-list ratio was 94.9 percent. Seven of the 20 sold in under 100 days, five took 324 days or more, and three closed at exactly the final list price, none above it. The lowest ratio in the file is 85.2 percent, a $10,400,000 sale in May 2025 against a final list of $12,200,000. Mystique’s five slowest sales took between 324 and 455 days.
The county file below counts deeds the Florida Department of Revenue classes as qualified, improved sales of $100,000 and up, recorded through June 30, 2026.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 2019 | 55 | $5,400,000 | $1,200,000 | $9,500,000 |
| 2020 | 5 | $5,900,000 | $1,825,000 | $6,200,000 |
| 2021 | 19 | $6,800,000 | $1,390,000 | $9,250,000 |
| 2022 | 3 | $11,000,000 | $8,850,000 | $11,250,000 |
| 2023 | 3 | $7,300,000 | $2,750,000 | $8,750,000 |
| 2024 | 4 | $9,875,000 | $7,550,000 | $17,500,000 |
| 2025 | 4 | $8,470,000 | $7,600,000 | $10,400,000 |
| 2026 (to June 30) | 1 | $14,100,000 | $14,100,000 | $14,100,000 |
The 2019, 2020 and 2021 rows total 79 qualified deeds, which is the building’s first sales and early resales: the tower was completed in 2019 and its developers announced in November 2021 that every unit had sold.
The county records the deed consideration and the MLS records the reported closing price, and for 2023, 2024 and 2025 the two sources agree on count, median, low and high. For 2022 the MLS shows five closings and the county’s qualified file shows three, and the two missing from the county file are the $6,850,000 and $11,950,000 sales of November 2022. For 2026 the county file holds the $14,100,000 penthouse and not the $12,850,000 sale of May 2026, which the MLS reports. We publish the MLS lead figures above and the county figures in the county table, and we never average them.
Mystique’s last four calendar years held 3, 4, 4 and 3 MLS closings, and the 2026 count is 3 through October 7. At that pace a single sale moves a calendar-year median by more than a million dollars, so we price a Mystique residence against its own plan and its own last two or three sales, and we use the 36-month window for the building-wide view. A seller who is told a Mystique number built on one quarter’s sales is being given noise.
Mystique sellers should expect a long marketing period, a buyer pool that reads documents, and a price set by plan and floor. The record shows both outcomes: three sales at the full final list price, and three at 11.8 to 14.8 percent below it. The listing that sells is the one priced to its own plan’s last sales.
Mystique buyers have room to negotiate on the plans with long days on market and little room on a plan whose last closing set a high. With two pending contingent contracts and two active listings, a buyer can see all four, and the 5,280-square-foot and 4,013-square-foot sales histories above give a price floor and ceiling for each. Ask for the last three closings of the same plan, the floor and the view, and the condition.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique was developed by a joint venture of Gulf Bay Group of Companies and KKR, which formed in 2015 to buy and build on one of Pelican Bay’s last waterfront parcels. The association was incorporated in February 2016, the tower was completed in 2019, the declaration was recorded on May 14, 2019, and the developers announced in November 2021 that every unit had sold.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
KKR and Gulf Bay Group of Companies formed a joint venture in 2015 to acquire and develop the parcel, according to their joint announcement of November 12, 2021, and that announcement calls the 81-unit tower one of the final waterfront lots in Pelican Bay’s master-planned community. The release describes Gulf Bay as having completed 16 luxury properties along the 1.5-mile stretch of Gulf-front land within Pelican Bay, and calls Mystique KKR’s first investment in Florida by its real estate strategies.
On May 21, 2015 the owners of the Waterpark Place tracts signed a Perpetual Cross Access Easement Agreement, recorded at Official Records Book 5155, page 3826, which covers the shared entry drive, landscaping, exterior parking, fountains and lighting that serve Mystique and the tower planned on the adjoining tract. The declaration says the improvements in the easement area are shared by Mystique and that tower, that Mystique’s association maintains them, and that the other tower’s owners reimburse 50 percent of the shared expense.
The Florida Division of Corporations lists Mystique at Waterpark Place Condominium Association, Inc. as a not-for-profit corporation, document N16000002060, filed February 26, 2016 and active, with annual reports on file for 2024, 2025 and 2026 and a restated-articles filing dated December 12, 2023. The principal address is the building, in care of the management office.
Coastal Construction built the tower, and its project page lists it as multi-family, completed in 2019, for Gulf Bay and KKR, with a unit range from 1,366 square feet to more than 5,700 and an amenity list of a tropical pool, a sundeck with pergolas, two Har-Tru tennis courts, a private theater, a billiards room, a library, a solarium and card room, a board room, a health club, steam rooms and showers. We use the contractor’s figures only where we label them, because the roll and the MLS measure differently.
The Declaration of Condominium of Mystique at Waterpark Place was recorded on May 14, 2019 at Official Records Book 5629, page 3418 and runs 172 pages. It created one building with 82 units, 81 residential and one non-residential, and it has been amended five times and then restated, as the recorded-documents section below sets out.
KKR and Gulf Bay announced on November 12, 2021 that they had completed the sale of all condominium units in Mystique for a combined value of approximately $500 million. Spread over 81 residences that is about $6.17 million a unit ($500,000,000 divided by 81), an average and not a median, and a figure in a press release. The county’s qualified-sales file holds 79 deeds for 2019 through 2021.
The developer’s site calls Epique the sister tower and the last new ultra-luxury high rise being built in this part of Pelican Bay. It describes 19 stories with 56 SmartEstate residences, four penthouses and eight Jardin residences, with estates from over 4,000 square feet and prices from over $6.5 million. Epique has no recorded declaration yet, so its numbers are the developer’s and not the county’s, and the section on what is being built nearby covers how its construction touches Mystique.
Mystique’s recorded name is Mystique at Waterpark Place, a Condominium, and the Mystique name belongs to the building and its marketing, not to any other Naples development. Waterpark Place is the district name that Mystique shares with its two older neighbors and does not refer to a water park, as the next section explains.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Waterpark Place is the Pelican Bay district of Grenadier Boulevard towers that includes Mystique, and every Mystique unit sits under the Waterpark Place Village Covenants recorded in 1994. The name refers to the district’s lakes and landscape, not to a water park, and the Village’s rules and any costs sit on top of the condominium’s.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The Waterpark Place Village Association, Inc. is a separate association from the Mystique condominium association. The Mystique declaration defines the Village Covenants as the Declaration of Covenants, Conditions, and Restrictions of Waterpark Place recorded January 10, 1994 at Official Records Book 1903, page 815, and says that if the Village Covenants conflict with the condominium declaration, the Village Covenants take precedence.
Four provisions matter to an owner. Common expenses exclude assessments or obligations to the Village Association and the cost of any common area that the Village Covenants cover to the extent the Village budgets and incurs it. The Village Association has an easement over the condominium property to maintain Village common areas and to enforce architectural control. Exterior alterations need the Board’s consent and, where it applies, the approval of the Village’s Architectural Control Committee. And the declaration’s use rules are cumulative with the Village Covenants and the Foundation Covenants.
St. Pierre (1994) and St. Laurent (1997, 107 residences) are the two older towers, Mystique (2019, 20 stories, 82 units) is the third, and Epique is the fourth, described by its developer for the first quarter of 2028. Older recorded labels such as Cap d’Antibes and Cote d’Azure refer to sites planned before the current names, and we treat them as history, not as separate buildings.
Mystique’s declaration does not state a Village dollar figure and no public record we read gives a Mystique-specific Village assessment. One recorded document does show scale. A Second Amendment to Agreement recorded March 4, 2023 at Official Records Book 6221, page 2973 gives, as a worked example, a 2023 Village monthly assessment of $33,486 ($401,827 divided by 12 months), the amount the developer entity for the tower next door would pay the Village each month if a new gate house were not finished by May 24, 2025. The parties to that agreement were the St. Laurent and St. Pierre associations and the Gulf Bay entities, not Mystique’s association, so treat the figure as a Village-level example and not as a Mystique unit’s charge. The Foundation’s estoppel form and the association’s budget are where it appears, if it is billed at all, so a buyer should ask the management office whether the condominium pays any Village share out of its operating budget and whether any special charge is pending.
Ask for the Village’s budget, any reserve study, any special assessment under discussion, and the rules the Village enforces, which may differ from the condominium’s. The Village is a separate corporation from Mystique’s association, so its records come from the Village’s own manager and not from the Mystique front desk.
The 2015 easement has been amended, most recently by an amendment signed in November 2025 and recorded November 13, 2025 at Official Records Book 6526, page 988, between the Parcel J Joint Venture, the Gulf Bay entity that owns the adjoining tract, and Mystique’s association. Under it, Mystique’s association maintains the Mystique Maintenance Area to a Class A standard and the neighboring owner maintains the rest of the easement area, with the cost of both treated as a shared expense and 50 percent of each reimbursed by the other side.
The November 2025 amendment says that an area within the Mystique Maintenance Area, now owned by the Waterpark Place Village Association, will be deeded to Mystique’s association after a certificate of occupancy for the new gate house and entry landscaping. The 2023 agreement above had set May 24, 2025 as the target for that gate house, and the 2025 amendment still treats it as future. We read that as a planned change to the entry, and it is the reason a buyer who cares about the arrival experience should ask the office for the entry plan and its schedule.
The Foundation Covenants, the Second Amended and Restated Declaration of the Pelican Bay Foundation, sit above both the Village and the condominium, and the Mystique declaration makes the Foundation’s assessments something the condominium pays on its owners’ behalf, described in the layered-fees section. The Foundation does not approve a sale, but the condominium does.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique has 81 residences by the developer’s count: 68 Estates, four penthouse-level residences and nine Jardin-level residences, plus one non-residential unit, 82 units in all. Sizes run from 1,845 to 5,703 square feet in the MLS, with parking, storage and voting rights set by unit type and by square footage.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The developer’s site describes 68 Estates, three Penthouses, one SkyEstate and nine Jardin-level residences, the Foundation and Gulf Bay count four penthouse-level residences, and Coastal Construction’s page lists 81 residences, four penthouse units and nine Jardin-level residences. The declaration says the building has 82 units, 81 residential and one non-residential unit, and the county roll lists 82 condominium parcels. The 81 versus 82 difference is the non-residential unit, so the developer’s count and the roll’s count are both right about different things.
The MLS living areas for Mystique closings run from 1,845 to 5,703 square feet. The county roll’s heated areas run from 1,280 to 5,202 square feet with a median of 3,715, and the contractor cites a range of 1,366 to more than 5,700. The declaration explains why: section 24.5 says units are measured by an architectural method or an engineering method, and that the square footage varies with the method. Compare residences within one source, never across them.
The 68 Estates are the building’s core. Two living areas dominate the MLS record, 4,013 and 5,280 square feet, and together they account for 17 of the 20 closings in five years. The MLS does not tie each closing to a marketing name, so we describe plans by living area only.
The four penthouse-level residences are entitled to three assigned parking spaces with garage doors, adjacent to one another, and to a storage room off the lobby-level hallway near the theater. The declaration also describes private pools and spas installed by the developer on roof decks and terraces appurtenant to certain units, and puts the water treatment, pump, finish and liability for those private pools on the unit owner. The $14,100,000 closing of May 2026 was a penthouse.
The nine Jardin-level residences have private terraces that the association maintains and landscapes and whose cost is a limited common expense charged to the owners they serve, according to the declaration. Their parking is one assigned space plus five extra spaces assigned to the association for Jardin use, their storage is a half-locker, and their pet rule is one pet of up to 30 pounds that must be carried through the building. The one 1,845-square-foot closing is the kind of size a Jardin-level buyer should compare against.
The declaration defines one unit, NRU-1, that may be used only for non-residential purposes. The electric vehicle charging infrastructure that the developer installed is a limited common element of that unit, and the unit can be assigned additional parking. The roll counts it as one of the 82 parcels, and the Foundation and the developer do not count it as a residence.
Penthouses get three spaces, Estates two and Jardin residences one, which is 157 required spaces across 4 penthouses, 68 Estates and 9 Jardin residences (4 times 3, plus 68 times 2, plus 9 times 1). Separately, the declaration reserves 22 uncovered spaces for guests and invitees, designates handicap covered spaces for owners with disabilities, and lets additional spaces or private garages be assigned and traded between owners and the association. Parking spaces pass with the unit and the owner receives only the exclusive use, not title.
There are four storage rooms off the lobby-level hallway near the theater, assigned one to each penthouse, and four storage locker areas, two on each garage level, with an Estate entitled to a locker and a Jardin residence to a half-locker. The declaration warns that the first-level locker floors may be below the base flood elevation, so anything stored there is at risk in a flood and the owner assumes it and insures it.
Each unit’s share of the common elements, common surplus and common expenses, and its vote, are set by its square footage in proportion to the whole, per sections 5.1 and 5.3 and Exhibit 3. A larger residence carries a larger share of every common expense and a larger vote, which is the reason two owners on the same floor pay different assessments.
A unit includes its drywall, windows, doors and the apertures’ frames, while structural components, life-safety systems and every post-tension cable are common elements that may not be disturbed without Board consent. The association maintains balconies’ structure, and the owner maintains floor coverings and everything else on balconies and terraces. The cost of heating and cooling equipment serving one unit, a grill, a refrigerator and plumbing fixtures is the owner’s.
If you own an Estate, a penthouse or a Jardin-level residence at Mystique and are thinking of selling, the plan you own sets the price: the 4,013-square-foot Estate plan closed at a median of $7,600,000 on 7 sales and the 5,280-square-foot plan at $10,450,000 on 10. Get a free home valuation built on your plan’s own sales, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Mystique residence comes with the tower’s own resort-style amenities: a pool and spa with pergolas, two Har-Tru tennis courts, a health club with steam rooms, a private theater, billiards, library and card rooms, two guest suites and recorded house rules, plus the Pelican Bay Foundation’s beaches, tram, fitness center and racquet program.
Coastal Construction’s project page for Mystique lists a tropical pool, a sundeck with pergolas, two Har-Tru tennis courts, a private theater, a billiards room, a library, a solarium and card room, a board room, a health club, steam rooms and showers. A recorded notice of commencement from November 2019 describes aluminum trellis features at the penthouses, the pool deck and the tennis deck, and another describes four roof spires of steel and glass, which are the building’s crown.
The 2024 recorded rules set the pool hours from sunrise to sunset, keep the spa at about 104 degrees Fahrenheit and open the grilling stations from sunrise until 10 PM. Smoking is banned in the common elements and drones are banned throughout. The rules are the association’s, they are recorded in the public record, and they change only by a new recorded instrument.
Mystique’s two Har-Tru courts are open from 8:30 a.m. to sunset by reservation, and the 2024 rules require an owner to be present when guests play. The courts are for tennis only, tennis shoes are required, and the rules are stricter than a public court because the courts sit inside a residential tower. A buyer who plays should read the reservation rule before assuming it is a drop-in facility.
The two guest suites are for the sole use of owners and their authorized users. They must be reserved within 60 days, for no more than three consecutive nights and seven in total, no pets are allowed and checkout is at 11 AM. Compare that with a hotel and the value is plain: a visiting family can stay in the building without the owner paying for a second residence.
The health club, steam rooms, private theater, billiards room, library and solarium and card room are common elements that every owner shares. The board room is the association’s. We do not state hours or a booking process for the theater or the social rooms, because the recorded rules we read do not set them and the association controls them.
Owners reach the Foundation’s two beach access locations, Sandbar South Beach and Marker 36 North Beach, by the Foundation’s tram service, and use its fitness center and racquets program. The Foundation’s pages describe the facilities and any fees, and we state no fee here that the Foundation does not publish.
Golf is a separate matter. Club Pelican Bay runs the golf, and the club’s membership is separate from the Foundation and from the condominium. Owning at Mystique does not include a golf membership, so a buyer who wants to play should read the club’s membership page before making an offer.
The recorded rules prohibit tipping the building’s staff, run the trash chutes from 8 AM to 10 PM and limit the loading dock to weekday business hours. These are small items, and they show how the building is run: a tower with staff and with rules that apply to everyone, enforced by a Board with fining power.
We found no recorded rule for a business center or a dog run. The 2024 rules state that electric vehicle charging infrastructure is available and requires separate metering, and the declaration says that charging infrastructure installed by the developer is a limited common element of the non-residential unit. We list only what a public record states, and we leave the rest to the association.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique’s condominium assessment is set each year by the association’s budget, and the association does not publish a dues figure in the public records we read, so this page states none. The record does show the structure: Articles 12 and 13 of the 2023 restated Declaration, a Foundation assessment of $3,435 for FY2027 and a $15,000 resale capital assessment.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The association’s budget, reserve study and any residence’s current assessment are not public documents. We read the Collier County Clerk’s Official Records, the Foundation’s published packets and the building’s public information, and none of them prints a Mystique dues number. A figure copied from a listing or a portal would be unsourced, so we name the documents that exist and tell every buyer to request the budget and the estoppel certificate before an offer.
Section 12.1 of the Declaration has the Board prepare a budget at least annually and allocate expenses by each unit’s share, which Section 5.1 and Exhibit 3 set by square footage. Section 12.2 adds sub-budgets for limited common expenses, such as the Jardin terraces, charged only to the owners they serve. Regular assessments are collected monthly or quarterly in advance (Section 13.9 and Bylaws 10.2), at the association’s option.
Bylaws Section 10.1 requires reserve accounts for roof replacement, building painting, pavement resurfacing and any item whose replacement cost exceeds $10,000, computed from useful life and replacement cost. Florida Statute 718.112(2)(g) now overlays that with the structural integrity reserve study, and for budgets adopted on or after December 31, 2024 the statute no longer allows owners to vote reserves down for the items the study lists.
Under Bylaws Section 10.1, if the adopted budget would raise assessments above 115 percent of the previous year’s, the Board must call a special meeting to consider a substitute budget when owners holding at least 10 percent of the voting interests ask in writing within 21 days of adoption. The meeting must be held within 60 days, and a substitute budget needs a majority of all voting interests. The calculation excludes reserves, non-annual expenses and betterments.
Section 13.3 of the Declaration lets the Board levy special assessments for nonrecurring costs and capital improvement assessments for new or replaced capital items, payable in lump sums or installments. If they exceed 3 percent of the estimated operating budget in the aggregate in a year, the Board needs a majority of the voting interests represented at a meeting with a quorum. A special assessment from an Extraordinary Financial Event, which Section 2.23 defines as a storm or similar loss not covered by insurance or reserves, may be adopted by the Board alone.
Under Section 13.4, an installment unpaid 10 days after its due date bears interest at the highest legal rate and an administrative late fee not above the greater of $25 or 5 percent of the installment. The association holds a lien on the residence and may ask a court to appoint a receiver to collect rent from a delinquent owner’s tenant (Section 13.6). Bylaws Section 10.5 lets the Board accelerate the rest of the year’s assessments after 30 days’ written notice and a recorded claim of lien.
Section 13.1 makes a buyer jointly and severally liable with the seller for assessments unpaid at closing, which is why the estoppel certificate matters. Section 13.8 requires the association to deliver the certificate of unpaid assessments within 15 days of a written request, for a reasonable fee within the statutory cap.
Section 19.3 lets the Board fine up to the legal maximum, which the Declaration states as $100 a violation and $1,000 in the aggregate, after at least 14 days’ notice and a hearing before a committee of other unit owners. If the committee does not agree, the fine cannot be levied. The committee must issue a written decision within 21 days, and fines are due within 30 days of notice.
The Declaration’s common expenses include the operation, maintenance and replacement of the common elements, the association’s insurance, the management contract and reserves. They also cover bulk services contracted by the association, and the association’s impact-rated laminated glass is a common-expense item as well. Whether the budget also carries the Foundation’s assessment is answered by the budget itself, and the Foundation’s estoppel states that for condominiums the billing is paid by the condominium association.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique owners meet seven layers: the condominium assessment, the Pelican Bay Foundation assessment of $3,435 billed to the association for FY2027, the Waterpark Place Village share, the Cross Access Easement shared expenses, the Pelican Bay Services Division line of $1,250.00 for FY2027, a one-time $15,000 resale capital assessment paid by the buyer, and the estoppel fees of a sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The association bills under its budget and Article 13 of the Declaration. No public record we read states the figure, so the number for a residence comes from its estoppel certificate and the association’s current budget, which a buyer should request before making an offer. Because shares follow square footage, a 5,280-square-foot residence carries a larger share than a 4,013-square-foot one.
The Foundation’s 2026 to 2027 estoppel certificate lists the annual assessment at $3,435 and $858.75 a quarter, built from an operating assessment of $2,180, a reserve contribution of $497 and bulk media of $758. For condominiums the estoppel states that the billing is paid by the condominium association, so at Mystique the $3,435 is billed to the association and carried in its budget, and an owner sees it as part of the association’s assessment and not as a separate Foundation invoice.
The Declaration makes every owner subject to the Village Covenants and excludes Village assessments from the condominium’s common expenses, so the Village share is a separate obligation. The recorded 2023 Second Amendment to a neighboring-tower agreement puts the Village’s 2023 annual assessment, in an example, at $401,827, about $33,486 a month, with no per-tower split, so we cannot say what a Mystique residence pays. The estoppel certificate and the budget will say whether the association passes that share through or bills it.
Section 12.3 of the Declaration has the Board prepare a Shared Expense Budget for the Perpetual Cross Access Easement area and bill the Mystique owners and the owners of the adjoining Tract C building. The November 2025 amendment splits shared expenses 50/50 with invoicing or an annual common area maintenance charge. How this lands in a Mystique residence’s assessment is a budget question, and the estoppel and the budget answer it.
The Pelican Bay Services Division is a Collier County municipal services taxing and benefit unit that handles street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement, beautification and preserves. The county’s Services Division page lists its FY2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00. The amount for a Mystique residence is the line on its own tax bill.
The Foundation’s 2026 to 2027 estoppel certificate lists a resale fee of $15,000 for deeds recorded on or after October 1, 2026, paid by the buyer by a separate check. On an $8,922,500 sale, the 36-month median, that is 0.17 percent of the price ($15,000 divided by $8,922,500). The Foundation’s realtor page states that the capital assessment rises 3.5 percent a year from October 1, 2027, and older forms still posted on the site show $10,000, so a buyer should rely on the current estoppel.
The Foundation publishes a resale-assessment exemption form for a buyer who will own and occupy the residence, and its estoppel lists a $1,000 processing fee for that exemption, paid by the buyer. An investor or a second-home buyer who does not qualify pays the full resale assessment. Read the form’s terms before relying on it, because the Foundation’s governing documents set the conditions.
Florida Statute 718.116(8) caps what a condominium association may charge for an estoppel certificate: the statute’s base figures are $250, with $100 more to rush it and $150 more if the account is delinquent, and as we read the state’s current adjusted caps they are $299, $119 and $179 (Florida Statutes, section 718.116). The Foundation’s own estoppel lists a processing fee of $250 paid by the seller, plus an optional $100 to expedite to three business days.
The Foundation’s estoppel states that the Foundation does not require approval of a transfer, that the condominium sub-association may, and that the Foundation holds no right of first refusal. At Mystique the sub-association approval is Section 18.10 of the Declaration: 15 business days’ notice before a conveyance and a Board decision within 15 days, described in the approval section below.
In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100 of price (Florida Statute 201.02): $62,457.50 on an $8,922,500 sale. The seller also pays the condominium estoppel fee within the statutory cap and the Foundation’s $250 processing fee. The buyer customarily chooses the closing agent and pays the owner’s title policy in Collier County, and the contract controls every one of those lines.
A Mystique buyer plans for the Foundation’s $15,000 resale capital assessment (or the $1,000 exemption fee for a qualifying owner-occupier), the lender’s title policy if financing, recording fees, and in Collier County customarily the owner’s title policy. As an estimate only, the promulgated premium on an $8,922,500 owner’s policy is $23,900.63 ($575 on the first $100,000, $4,500 on the next $900,000, $10,000 on the next $4,000,000 and $8,825.63 on the last $3,922,500), under Florida Administrative Code Rule 69O-186.003.
Mystique residences are taxed on the Property Appraiser’s assessed value, and a buyer’s first bill after a sale reflects the sale price, not the seller’s capped value, so a new owner’s tax can be well above the seller’s. The Collier County Tax Collector’s tax search shows the bill for any residence.
At Mystique a buyer plans for the condominium assessment (figure from the budget, which carries the Foundation’s $3,435 and may carry the Village and easement shares), the Services Division line on the tax bill, property tax, homeowner’s insurance with loss assessment and wind-driven rain endorsements, and a one-time $15,000 to the Foundation at closing.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique’s current rulebook is the Restated Declaration of Condominium recorded December 8, 2023 (Official Records Book 6312, Page 1082): 25 articles on units, shares, maintenance, assessments, insurance, use, leasing, sales and disclosures, with Articles of Incorporation and Bylaws attached. This section walks through each part that matters to a buyer or seller.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The 2023 restatement is a convenience copy. Its own cover note says it restates the original Declaration of May 14, 2019 and five recorded amendments, supersedes them for administrative convenience and may be amended again. A buyer should also read the 2024 recorded Rules and Regulations (Official Records Book 6329, Page 990), the 2025 amendment on unit monitoring and plumbing inspections (Official Records Book 6459, Page 1517) and the 2025 Cross Access Easement amendment (Official Records Book 6526, Page 988).
Article 1 submits the land to condominium ownership. Article 2 defines the terms, among them Extraordinary Financial Event, Limited Common Elements, Private Pool/Spa, Required Parking Spaces and the Waterpark Place Village Covenants. Article 3 identifies 82 units in one building, draws the unit boundaries and assigns limited common elements. Article 5 sets each unit’s share of the common elements, expenses and vote by square footage in Exhibit 3.
Article 6.1 allows the association to amend the Declaration with the approval of four-fifths of the voting interests, Article 6.2 defines material amendments and Article 6.3 requires mortgagee consent for them. The Declaration has already been amended five times and restated, so owners have shown they use the procedure.
Article 7 divides maintenance between the owner and the association, and Section 7.5, as amended in 2025, requires owner-paid unit monitoring and plumbing inspections. Article 8 covers association alterations. Article 9 requires Board consent to an owner’s alteration and sets Life Safety System rules. Article 10 covered changes in units still owned by the developer.
Article 11 gives the association its powers. Article 12 sets budgets, limited common expenses and the Perpetual Cross Access Easement shared expenses. Article 13 sets the lien, the 3 percent special assessment threshold, the 10-day late-fee trigger, estoppel certificates and installments, as the fee section above describes.
Article 14 sets what the association insures and what the owner insures, and the flood and storm section below covers it. Article 15 governs reconstruction after a fire or other casualty, Article 16 governs a taking, and Article 17 states the purposes of the sale and lease approval rules.
Article 18 is the rules article: conduct of tenants and guests (18.3), pets (18.4), alterations (18.5), common element use (18.6), drones (18.7), nuisances (18.8), conveyance (18.10), leases (18.11), weight, sound and flooring (18.12), exterior hurricane protection (18.16), smoking (18.17) and the ban on open houses (18.21). Section 18.22 makes these rules cumulative with the Village Covenants and the Foundation Covenants.
Article 19 requires nonbinding arbitration with the state Division of Florida Condominiums before court in a Dispute, sets the owner’s liability for negligence and the fine procedure. Article 20 allows termination by casualty, condemnation or an 80 percent vote of the voting interests, and bars a new plan for 24 months if 5 percent or more reject one. Article 21 adds mortgagee rights and Article 22 makes the Declaration a covenant running with the land.
Article 23 creates two guest suites and a staff apartment as common elements, with the staff apartment limited to a resident manager or approved staff. Article 24 contains the disclosures: warranties, mold, temporary construction and views, the sales center and square footage. Section 25.2 bars the association from starting a judicial or administrative proceeding without an 80 percent owner vote, with exceptions for enforcement, assessments, tax challenges and counterclaims.
Section 24.3 has each owner acknowledge that nearby construction, including the neighboring building and gate house, may bring noise and disturbance, releases the developer’s affiliates from claims about it, and states there is no guarantee of view, privacy or density. That clause bears on the Epique construction next door, as the nearby-building section below explains.
The Articles provide for a Board of three directors at first, expanding to five at turnover. The Bylaws set a five-member Board with staggered two-year terms, three seats one year and two the next. A director must be a natural person at least 18 years old who is a member and is not a family member of a serving director, and a convicted felon whose rights have not been restored is ineligible. A quorum at an owners’ meeting is more than one-third of the voting interests.
The recorded Declaration, the 2024 Rules and the amendments are public records on the Collier County Clerk’s site, and we link each one in the sources list. A buyer also receives the current package under Florida Statute 718.503 from the seller, with seven days, excluding weekends and holidays, to cancel after receipt.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Yes. Section 18.10 of the Declaration requires a Mystique owner to give the Board at least 15 business days’ notice before conveying a residence, and the Board must approve or disapprove within 15 days of receiving the notice and information. Disapproval takes a four-fifths Board vote on objective grounds, and the association has no duty to buy or find a purchaser.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The seller delivers the notice with the name and address of each transferee, the executed contract and the identity information the Board reasonably requests to run a background check. A transferee includes a person, a trustee, two or more adults acting together and any entity. If the buyer is an entity or will not occupy the residence, the approval is conditioned on approval of each natural person who will occupy it.
The Board may disapprove only by a four-fifths vote and only on objective evidence that the transferee does not qualify for membership or that the transaction would violate the Condominium Documents. The listed grounds include certain serious criminal history, a sexual offender designation, current probation for a violent or property felony, failure to provide the required information or fees, unpaid assessments not covered by closing proceeds, and documented conduct that disturbed the quiet enjoyment of others.
If the Board disapproves for good cause, the association has no duty to purchase the residence or furnish an alternate purchaser, and the transaction is not allowed or, if made, is rescinded as a majority of the Board decides. That differs from older Waterpark Place documents that required the association to produce a purchaser. The rule was rewritten at a December 5, 2022 special meeting and recorded December 16, 2022 (Official Records Book 6199, Page 1239), and the 2023 restatement carries it forward.
Section 18.10.3 lets the association charge a processing fee up to the legal maximum and a reasonable fee for the estoppel certificate set by the Board or the management contract. The current dollar figures are in the association’s disclosure package, and we state none here because no public record prints one.
The approval rule does not apply to a sale by the developer, to a bona fide first mortgagee that takes title through foreclosure or a deed in lieu, or to a transfer to an owner’s spouse or at a tax, judicial or governmental sale. Anyone who later buys from the lender needs approval, and a transfer made without approval is void unless the association later approves it.
Section 18.10.1 lets the Board approve or disapprove a transaction at any time after it learns of it if the notice was never given. A seller who closes first and gives notice later risks a voidable deal, so the notice goes in the first week of the contract.
Section 18.21 bars open houses, for-sale signs and solicitation. A Mystique listing is marketed by private showings, which is why a seller’s agent with an established buyer network matters here more than at a building that allows open houses.
We put the approval notice in the first week of the contract and ask the manager to confirm the Board’s meeting dates. The 15 business days run before the intended conveyance and the Board’s 15 days run from receipt, so financing, the Foundation’s forms and the Board’s review run in parallel.
The Foundation’s estoppel states that it does not approve transfers and holds no right of first refusal. The Board’s approval, the Foundation’s $15,000 resale charge and the condominium estoppel are three separate steps with three separate documents.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Mystique owner who renovates must get Board consent, use a licensed, bonded and insured contractor, protect a post-tension concrete slab that may not be chipped or ground, and meet a sound rating of STC 55 on hard floors. The 2024 rules limit loud work to set hours and permit-level remodeling to May 15 through November 15.
Article 9.1 requires the Board’s consent for an owner’s addition, alteration or improvement, and Article 18.12 requires the Board to approve any improvement or heavy object that must be compatible with the structural design. The Board may require a Florida licensed structural engineer to review a proposal at the owner’s expense.
The building is post-tensioned, so Article 18.12 expressly prohibits chipping, grinding or bushing the concrete slab, and Article 3.2 excludes the post-tension cables and rods from the unit, so they are building elements an owner may not disturb. Any contractor who plans to core, cut or grind must be told before the first day of work.
Tile, marble, wood and other hard or heavy floor coverings are allowed only where the aggregate sound isolation and acoustical treatment carries a Sound Transmission Classification of at least 55. The Declaration names the approved underlayment, Proflex RCU 250 or an equal product with an engineer’s opinion letter approved in writing by the Board.
Owners must use Tremco Vulkem 350 waterproofing or an approved equal under any finished balcony or terrace flooring, terminate the edges with an approved trim, and keep the flooring thin enough that it does not block the weep holes or reduce railing height below the Florida Building Code. A violation voids any developer warranty.
The 2024 rules limit work to Monday to Friday, 8 AM to 5 PM, and Saturday, 8 AM to 1 PM, not on holidays. Permit-level or nuisance remodeling may be done only from May 15 to November 15, with a Certificate of Occupancy or Completion by November 15. A violation of a Stop Work Order carries a $1,000-a-day fine, and vendors need $2 million of insurance per occurrence and in the aggregate, registration and a service elevator reservation.
The 2025 amendment to Section 7.5 requires owner-paid third-party monitoring of mechanical, electrical and plumbing systems and leak detection, and plumbing inspections at least once a year. A buyer should ask for the inspection history and the monitoring contract, because the cost and the paperwork pass to the new owner.
The developer installed impact-rated laminated glass, and Section 18.16 treats it as an association responsibility paid as a common expense. An owner who wants additional storm shutters needs Board approval, so a buyer should ask what the Board has approved before an offer.
Ask for the approved plans on file, whether the previous owner’s work had Board consent, whether the floors meet the STC 55 rule and whether the waterproofing was done to specification. Unauthorized work binds the new owner, because the owner is strictly liable and the association can require removal.
Mystique at Pelican Bay is not a 55+ community that we can find in its recorded documents. The Declaration states no age restriction on ownership or occupancy, and Article 18 limits a residence to single-family use. Pelican Bay is a mixed-age master-planned community, so buyers who need age-qualified living should ask the association.
Article 18 limits use of a residence to a single family and, when a residence is leased, to the tenant, family within the first degree of relationship and their guests. The 2024 rules set separate rules for the two guest suites. We found no age qualification for owners, tenants or guests, and Florida and federal fair housing law govern how a Board applies any screening rule.
Nothing in the documents we read bars children, though the 2024 pool rules require adult supervision of children and post hours for the pool, spa and tennis courts. The pet rules are strict and covered in the pet section below.
Mystique allows one lease to commence per calendar year, with a 90-day minimum and Board approval of every lease. The Pelican Bay Foundation separately limits a home to two leases a calendar year, and the stricter rule governs, so an owner plans on one lease a year, and the documents control.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Rule | What Section 18.11 of the 2023 restated Declaration says |
|---|---|
| Approval | Prior written Board approval; the Board may require a uniform application at least 30 days before the lease starts and a background and financial check at the owner’s expense |
| Minimum term | 90 days, unless governing authorities require longer |
| Frequency | No more than one lease, including renewals, commencing in a calendar year |
| Vacated early | The residence cannot be re-leased until the calendar year ends, and only the owner may occupy it meanwhile |
| Security deposit | One month’s rent, held by the association |
| Transient use | Not allowed; no portion of a unit may be rented |
| Occupants | The tenant, family within the first degree and their guests |
| Rights to amenities | The tenant holds the use rights; the owner of a leased residence does not, except as a guest |
The Foundation’s leasing amendment (adopted March 25, 2019, recorded May 28, 2019, Official Records Book 5634, Pages 1101 and 1102) allows no dwelling unit to be leased more than two times in a calendar year and counts short-term rental platforms. Mystique’s one-lease rule is narrower, so it governs. The Foundation’s lease packet for 2027 lists a $500 processing fee and asks for the application 30 days ahead.
The one-lease rule, the 90-day floor and the ban on transient use keep the building owner-occupied in practice. A Mystique investor buys for appreciation and a long-stay tenant, not for seasonal turnover, and our guidance for investors is simple: buy at Mystique to own, not to turn over.
Plan for a Board runway of at least 30 days for the application, a deposit held by the association, a tenant who must comply with the Declaration, the Village Covenants and the Foundation Covenants, and joint liability for the tenant’s violations. If the owner is delinquent, the association can demand the rent from the tenant.
Section 18.11 lets only the tenant, the tenant’s family within the first degree and their guests occupy a leased residence, and the 2024 rules apply to guests as well as owners. Ask the office for the current guest-stay limits before hosting a long visit.
A buyer takes a leased residence subject to the existing lease, and the buyer’s own approval under Section 18.10 still applies. We tell the buyer’s agent the lease term and end date at the first showing, because only one lease can commence in a calendar year and a 90-day minimum applies.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique allows two dogs or cats of up to 30 pounds each, or one dog up to 80 pounds, in a residence, with a restricted breed list, service-elevator and garage access only, and no pets in passenger elevators, the lobby or on the pool deck. Jardin-level owners may keep one pet up to 30 pounds that must be carried.
An owner may keep no more than two domesticated dogs or cats weighing no more than 30 pounds each at adult age, or one dog weighing no more than 80 pounds. The Board has sole discretion over breeds it considers dangerous or a nuisance, and the Declaration lists breeds such as Pit Bull, Rottweiler, Doberman and German Shepherd and their crosses. No reptiles, birds or other animals are allowed except tropical fish not kept on limited common elements.
Owners at the Jardin level may keep only one dog or cat weighing no more than 30 pounds and must carry the pet when entering or leaving the building. A buyer at that level with a larger dog should look at a different level.
Pets use the service elevators and designated service corridors and exit through the parking garage only, are barred from passenger elevators, the porte cochere entry, lobby level galleries and the pool deck and tennis courts, and must be walked in the Board’s designated pet walk areas. Owners must show licensing, vaccination and quarantine records to the manager, and the association may require a DNA registration test.
A violation can bring fines under the fining procedure and a demand that the pet be permanently removed. An owner must promptly repair any damage a pet causes to the common elements or the association may do it and charge the owner. The 2024 rules add that a nuisance pet may be the subject of a notice with 10 days to correct it.
Florida Statute 760.27 and the Fair Housing Act treat a service or assistance animal as an accommodation, not a pet. HUD’s assistance animal page explains the standards. A buyer who needs an assistance animal should ask the Board in writing before closing.
Montenero, the larger and older tower on the same boulevard, has its own pet rules that a buyer should read in its documents. At Mystique the rule is both a weight cap and an access rule, and the access rule is what most owners notice in daily use.
Mystique was completed in 2019, so its first milestone inspection is years away. Collier County’s milestone map, queried October 7, 2026, shows the building’s application status as Not Due, with the next milestone inspection year 2044. The structural integrity reserve study rules in Florida Statute 718.112(2)(g) apply to it now.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Florida Statute 553.899 requires a milestone structural inspection of a condominium building of three or more stories by December 31 of the year the building reaches 30 years, or 25 years where the local government has set a rule for proximity to salt water, and every 10 years after that. Florida Statute 718.112(2)(g) requires the association of a building of three or more habitable stories to complete a structural integrity reserve study at least every 10 years, prepared by an engineer, an architect or a certified reserve specialist.
A building completed in 2019 reaches 25 years in 2044 and 30 years in 2049. The county’s map lists 2044 for Mystique, which matches the 25-year salt-water rule, and the county does not say why it chose that year. For comparison, the same map shows 2033 for St. Laurent and 2034 for St. Pierre, the two older Waterpark Place towers. A buyer should not read 2044 as a statement about condition, only as the county’s scheduling.
For a building whose developer turned control over to owners, Florida Statute 718.301(4)(p) requires the developer to deliver a turnover inspection report under an architect’s, engineer’s or certified reserve specialist’s seal, consisting of a structural integrity reserve study, whenever the certificate of occupancy was issued and whatever the building’s height. A Mystique buyer should ask whether that report is in the official records and what it says about the roof, structure, fireproofing, plumbing and waterproofing.
An association that existed on or before July 1, 2022 had to complete its first structural integrity reserve study by December 31, 2025. The association must send a copy to the unit owners and to the Division of Florida Condominiums, Timeshares, and Mobile Homes within 45 days, and for budgets adopted on or after December 31, 2024 the statute no longer allows reduced reserves for the items the study lists.
The county’s milestone list, queried October 7, 2026, returns one row for the building under the name Mystique at Waterpark Place Condo, with an application status of Open for Uploads, an application status field of Not Due and a next milestone inspection year of 2044. The record does not publish an inspector’s findings.
The milestone report, the structural integrity reserve study and the association’s response are association records, and we do not describe what they say. We tell buyers and sellers to request them and to read them with an engineer or an attorney.
The Department of Business and Professional Regulation keeps a structural integrity reserve study reporting program, but its public lists are interactive and could not be queried for this page, so we state no filing status for Mystique. The association can confirm its own filing, and the buyer’s package should include the study.
Florida Statute 718.503 requires a seller of a condominium resale to give the buyer the declaration, articles, bylaws and rules, the budget and annual financial statement, the association’s frequently asked questions sheet, a governance form, the summary of any milestone inspection report and the most recent structural integrity reserve study, with seven days, excluding weekends and holidays, to cancel after receipt.
Ask whether the turnover inspection report is on file, whether the structural integrity reserve study is complete and filed with the state, what reserves are funded for the roof, painting and paving, whether any assessment is levied or pending, and what the master insurance policy carries for wind, flood and loss assessment.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072. We assemble the reserve study and approval paperwork before the first showing.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique sits in FEMA Flood Zone AE, a Special Flood Hazard Area, at all six points we queried around 6897 Grenadier Blvd, with a base flood elevation of 11 feet on panel 12021C0377J effective February 8, 2024. Collier County places the building in Hurricane Evacuation Zone A and outside the Coastal High Hazard Area.
Mystique has one street address, so our points are the county’s address point for 6897 Grenadier Blvd and offsets north, south, east, west and southwest of it, queried against FEMA’s National Flood Hazard Layer on October 7, 2026. Every point agreed.
| Query points (n=6) | Flood zone | Base flood elevation | FIRM panel | Effective date |
|---|---|---|---|---|
| Address point and offsets north, south, east, west and southwest (6 points) | AE, Special Flood Hazard Area | 11.0 feet | 12021C0377J | February 8, 2024 |
The Declaration warns that the first-level garage and locker floors may be below the base flood elevation, so anything stored there is at risk in a flood, the owner assumes that risk and the owner insures the contents. A buyer should ask where the vehicles and stored goods will go before a storm.
A mortgage on a residence in a Special Flood Hazard Area requires flood insurance when a federally regulated lender is involved, while a cash buyer decides for themselves. In a condominium the master policy insures the building and the owner’s policy insures contents and interior improvements, and the owner’s coverage and loss assessment are the lines to price.
Collier County’s floodplain management page states that unincorporated Collier County is a Community Rating System Class 5 community that saves $9.6 million in flood insurance premiums every year, and FEMA’s program page states that Community Rating System discounts range from 5 percent to 45 percent. Pelican Bay is in the unincorporated area.
Section 14.2 of the Declaration requires the association to insure the building at not less than 100 percent of full replacement value on a valuation study done at least every two years, with liability limits of at least $1,000,000 per occurrence, and to carry flood insurance where available if a lender or the secondary market requires it or the association elects. The policy excludes floor, wall and ceiling coverings, electrical fixtures, appliances, air conditioning equipment, water heaters, built-in cabinets, countertops and window treatments inside a unit. Section 14.8 leaves contents and accidents inside the unit to the owner.
If a storm loss exceeds the master policy, the Declaration treats the shortfall as an Extraordinary Financial Event, which the Board may assess without an owner vote. Loss assessment coverage on an owner’s HO-6 policy is what answers that bill, so ask the insurance agent for the limit, and ask for wind-driven rain and leakage coverage too.
Collier County’s substantial damage page states that damage costing 50 percent or more of a structure’s pre-event market value in a Special Flood Hazard Area triggers substantial damage rules, which require the repair to meet current floodplain standards. That rule is the reason a building’s elevation and design matter to a buyer.
Collier County’s August 19, 2026 release says FEMA issued a preliminary Flood Insurance Rate Map on March 20, 2025, held an open house on June 17, 2025, began a 90-day appeal period on August 19, 2026 and targets an effective date in summer 2027, a date the county says is subject to change. We have not read the preliminary map’s treatment of 6897 Grenadier Blvd and do not state a new zone for the building. Until FEMA makes a map effective, the effective 2024 panel above is the one a lender uses, and a buyer should ask an insurance agent how a change would affect the quote.
Collier County’s evacuation layer places Mystique in Zone A. The developer installed impact-rated laminated glass, code-compliant windows and sliding glass doors, and Section 18.16 makes the association responsible for maintaining and replacing them as a common expense, with owner shutters allowed only with Board approval. The association has no duty to open or close shutters before or after a storm.
The 2024 rules require an owner who is away between June 1 and November 30 to secure the residence, let the association remove terrace items before a storm at a charge of $200 each way, and leave keys and a waiver for any car left in the garage. The Board’s emergency powers come from Florida Statute 718.1265.
The Florida Department of Environmental Protection’s post-storm report for Hurricanes Helene and Milton rated the shoreline reach that includes Pelican Bay’s beach at moderate erosion. We state no Mystique-specific storm damage, because the association’s claim history is not a public record.
Selling a Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique at Pelican Bay, 6897 Grenadier Blvd, is zoned for the 2026-27 school year to Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, per Collier County Public Schools’ address lookup run October 7, 2026 for the building’s address.
| Level | Zoned school for 6897 Grenadier Blvd, 2026-27 | Address |
|---|---|---|
| Elementary | Sea Gate Elementary School | 650 Seagate Drive, Naples 34103 |
| Middle | Pine Ridge Middle School | 1515 Pine Ridge Road, Naples 34109 |
| High | Barron Collier High School | 5600 Cougar Drive, Naples 34109 |
The district’s address service returns one record per address point, and we read the result for the building’s street address. St. Pierre and St. Laurent, the other two Waterpark Place towers, are on the same boulevard and are checked on their own pages.
School assignment follows the address and the district’s current boundaries, which can change. The district’s live zone lookup is the authority. A buyer relocating for schools should confirm the zone in writing before the contract’s inspection period ends.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Collier County Clerk’s index lists 353 instruments recorded under the Mystique at Waterpark Place legal descriptions, and eight are building-level notices of commencement: two in November 2019 for a trellis and roof spires, two in March and April 2026 for replacing commercial water heaters, and four from 2024 to 2026 for electric vehicle charging service in the garage. Most of the rest concern individual residences.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We read the building-level instruments only and do not print unit-level records or the names of parties. The index’s other types include 157 deeds, 35 mortgages, 107 more notices of commencement for individual residences and smaller counts of affidavits, notices, liens, satisfactions and releases, and we print none of the unit-level ones. A notice of commencement names the work, the owner and the contractor, and we describe each by trade and never print a contractor’s name. A notice shows that work was started, not what it cost, whether it was finished or why it was done.
| Recorded | Official Records | Work described in the notice |
|---|---|---|
| November 6, 2019 | Book 5692, Page 3516 | Aluminum trellis features at the penthouses, pool deck and tennis deck |
| November 6, 2019 | Book 5692, Page 3518 | Four roof spires of steel and glass |
| March 31, 2026 | Book 6569, Page 1709 | Replacing three 120-gallon commercial gas water heaters on the first floor |
| April 1, 2026 | Book 6570, Page 337 | A second notice for the same water heater work, recorded by the developer entity |
| March 28, 2024 | Book 6343, Page 2174 | Electrical service ending at charger outlets and an electric vehicle junction box in the garage |
| November 7, 2024 | Book 6412, Page 2973 | Electrical service ending at charger outlets and an electric vehicle junction box in the garage |
| May 26, 2026 | Book 6591, Page 558 | Electrical service ending at outlets and an electric vehicle junction box in the garage |
| June 2, 2026 | Book 6593, Page 1282 | Electrical service ending at outlets and an electric vehicle junction box in the garage |
The index also holds the building’s governing documents: the original Declaration (Book 5629, Page 3418), the rules recorded in 2022 and 2024, the 2022 sale-approval amendment, the 2023 restated Declaration, the 2025 unit-monitoring amendment and the 2025 Cross Access Easement amendment, each linked in the sources list. They tell a buyer more about the building than the notices of commencement do.
A 2019 tower has few recorded projects, and the ones we see are finishing touches on a new building, a mechanical replacement and a run of garage electric vehicle charging installations that tracks the rule that charging is separately metered. The reserve study and budget say what is funded and what is not, and we ask for both in every Mystique offer.
The index holds three contractor claims of lien recorded against the association’s land in December 2019 and April 2020, each followed by a release or satisfaction in 2020, and a state sales and use tax warrant recorded against the association in January 2024 and satisfied in November 2024. We state only the dates and the outcome shown in the record, and a buyer should ask the association whether any lien or warrant is open today.
The recorded orders of June 2024 refer to Collier County Circuit Court case 22-CA-1116, a civil case between the developer entity and its general contractor in which the association was a counter-defendant. The legal questions in the recorded orders were whether the association was a necessary or proper party under Florida Rule of Civil Procedure 1.210 and whether a declaration was needed or would be an advisory opinion. Orders of June 10 to 12, 2024 dismissed the February 2024 counterclaim without prejudice as to the association and the developer entity, and one order states that the original counterclaim of August 5, 2022 remains active and pending.
We state only what the recorded orders say and we describe no party’s position, and we have not checked the current docket. A buyer’s attorney can pull the docket for case 22-CA-1116 from the Collier County Clerk and ask the association what, if anything, it discloses about the matter. Section 25.2 of the Declaration also bars the association from starting a proceeding without an 80 percent owner vote, apart from enforcement, assessments, tax challenges and counterclaims.
A permit is not a record of quality and a notice is not a record of completion. We do not state cost, contractor or inspection outcome for any item above, and the milestone and reserve-study records are association documents we have not seen.
Mystique sits in a planned unit development that is already built out around it: Collier County’s zoning layer shows the building’s parcel as the Pelican Bay PUD (ordinance 04-59, petition PUD-76-31), with a future land use of Urban Residential. The nearest new construction is the fourth Waterpark Place tower, Epique, which its developer describes for completion in the first quarter of 2028.
Collier County’s zoning service, queried October 7, 2026 at the building’s address point, returns the Pelican Bay Planned Unit Development, ordinance 04-59, with a future land use of the Urban Residential Subdistrict, Evacuation Zone A and no community development district.
Epique is described by its developer as 19 stories with 56 SmartEstate residences, four penthouses and eight Jardin residences, 68 in all, with estates from over 4,000 square feet priced from over $6.5 million. It has no recorded declaration yet, so its numbers are the developer’s and not the county’s. A Mystique seller should know that its resale competition will include new-construction pricing at that time, and a buyer should read the construction disclosure in Section 24.3 of the Mystique Declaration.
The Perpetual Cross Access Easement, as amended in November 2025, ties the two towers together on the shared drive, landscaping, parking, fountains and lighting. Mystique’s association maintains its own area and shares expenses with the neighboring owner 50/50. The same amendment contemplates a new gate house and entry landscaping, which a buyer who cares about the arrival should ask about.
Pelican Bay is a planned unit development whose PUD limits residential units, and the community has been building out for decades. For a Mystique seller, that means the competition on the market is other resales and the occasional new tower, and for a buyer it means supply does not arrive in bulk.
Collier County’s December 24, 2025 update says the renourishment project that started in late October 2025 on Vanderbilt and Pelican Bay beaches had finished the work on Pelican Bay Beach from the north pavilion to the Brighton Condominium, and that the Pelican Bay portion is funded by the Pelican Bay Services Division because it is not a public beach. Owners reach the beach through the Foundation’s access, so the project concerns every Mystique owner.
The Pelican Bay Services Division, which handles water management, street lighting, beautification and other services, publishes its agendas on the county’s site. A buyer who wants to track what the Division is doing near Grenadier Boulevard should read the next agenda packet.
The Waterside Shops redevelopment page lists store and restaurant announcements, and Waterside is a large retail center near the building. We do not state opening dates here, because they change, and we send buyers to the center’s own page.
Mystique’s logistics are tower logistics: assigned covered parking for every residence, a front desk, service elevators and a loading dock with set hours, rules on moving and contractors, and Pelican Bay’s tram within reach. The association’s address is the building itself, in care of its management office.
The Declaration assigns three covered spaces with garage doors to each penthouse, two to each Estate and one to each Jardin residence, and reserves 22 uncovered spaces for guests. Spaces may be traded or added, and a private garage can be assigned. The 2024 rules keep the uncovered spaces for temporary use by guests, bar owners from parking in them overnight without permission, and bar boats, trailers, golf carts, commercial vehicles and stored vehicles without approval. They also state that electric vehicle charging infrastructure is available and requires separate metering.
The rules require guests of the guest suites to check in at the front desk, and the loading dock and service elevators are reserved through the building’s online portal or with the front desk’s help. The loading dock runs weekdays from 8 AM to 5 PM, trash chutes run from 8 AM to 10 PM, and the rules prohibit tipping the building’s staff. We do not state Saturday dock hours because the recorded scan is ambiguous.
Work hours, vendor insurance, the service elevator and the seasonal limits are in the renovation section above. Exterior changes inside Pelican Bay also go through the Foundation’s design review and covenants application.
Pets use the service elevators and the garage exit only, and the lobby, passenger elevators and pool deck are closed to them. The pet section above has the full rule.
The Foundation’s beach access and tram are described on its own pages: tram stations on a raised berm and open-air electric trams, with Sandbar South Beach and Marker 36 North Beach as the two beach access locations. Grenadier Boulevard puts Mystique within reach of both.
The rules have owners reserve the loading dock and service elevator through the building’s online portal or the front desk, and the association’s office is the place to confirm the hours. We do not state a move-in fee because none is published.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique is a 2019 tower of 82 units whose 12-month Southwest Florida MLS median of $12,850,000 (n=3, a small sample) is the highest of the eight towers on this yardstick, above the Gulf-front Bay Colony towers at $5,050,000 to $6,000,000 and well above Montenero at $3,000,000, St. Laurent and St. Pierre.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The yardstick is the 12-month Southwest Florida MLS closing count and median for each building, from the Pelican Bay and Bay Colony roster. No building on the list has ten or more closings in the window, so every median is a small-sample figure and should be read as a position, not a price.
| Building | Residences | Product | Year built | 12-month MLS closings (n) | 12-month median |
|---|---|---|---|---|---|
| Mystique | 82 | High-rise, 20 stories, Waterpark Place | 2019 | 3 | $12,850,000 |
| Brighton | 75 | High-rise, 22 stories, Gulf-front | 1994 | 3 | $6,000,000 |
| The Remington | 75 | High-rise, Gulf-front | 1996 | 3 | $6,000,000 |
| Carlysle | 74 | High-rise, 20 stories, Gulf-front | 1992 | 5 | $5,255,000 |
| Biltmore | 75 | High-rise, 22 stories, Gulf-front | 1997 | 6 | $5,050,000 |
| Montenero | 133 | High-rise, 20 stories | 2001 | 9 | $3,000,000 |
| St. Pierre | 105 | High-rise, 22 stories, Waterpark Place | 1994 | 4 | $1,187,500 |
| St. Laurent | 107 | High-rise, 22 stories, Waterpark Place | 1997 | 5 | $1,100,000 |
Even counts give a median that is the mean of a middle pair, which applies to Biltmore and St. Pierre. The Mystique figure is three sales, and we treat it as a position driven by the building’s largest residences and the May 2026 penthouse closing, not as a typical price.
Montenero (2001, 133 residences, 20 stories) is the rival we compare below and has the deepest market on this list, with 9 closings in 12 months at a $3,000,000 median against Mystique’s 3 at $12,850,000. That is a median 4.3 times higher ($12,850,000 divided by $3,000,000) for a building of 82 units against 133. The two have their own full comparison below.
St. Pierre (1994, 105 residences) and St. Laurent (1997, 107 residences) share the Waterpark Place name, the Village Association and Grenadier Boulevard with Mystique, and their 12-month medians are $1,187,500 on 4 closings and $1,100,000 on 5. They are the older towers of the district, a different construction era and a different price class, and a buyer who sees all three should read each declaration on its own.
Biltmore (1997, 75 residences, 22 stories, Gulf-front) is the deepest Gulf-front market on the list, with 6 closings in 12 months at a median of $5,050,000, the mean of two middle sales. Mystique’s median is 2.5 times that ($12,850,000 divided by $5,050,000), on half the number of sales, and the two share a Gulf-front setting but not a gate, a master association or an age.
Brighton (1994, 75 residences, 22 stories, Gulf-front) closed 3 times in 12 months at a median of $6,000,000, the same count as Mystique at about half the price. Both are small samples, and the comparison says more about how few residences trade in either building than about a price gap.
The Remington (1996, 75 residences, Gulf-front) also closed 3 times at a $6,000,000 median. Brighton and The Remington share a median and a count on the roster, and both sit at about 47 percent of Mystique’s median ($6,000,000 divided by $12,850,000).
Carlysle (1992, 74 residences, 20 stories, Gulf-front) is the oldest of the Bay Colony towers on this list and has a 12-month median of $5,255,000 on 5 closings. It is the closest to Mystique in unit count (74 against 82) and the farthest in age.
Three things are visible in the record: new construction from 2019, 18 years newer than Montenero, the next newest tower on the list, larger average residences (the county roll’s median heated area is 3,715 square feet against 3,045 at Montenero), and a penthouse tier that closed at $14,100,000. We do not say that buyers pay for any one of these, because the sales do not isolate it.
A median of three sales moves with each closing, and the yardstick omits the mix of floor plans in each building. It is a way to place Mystique among its peers, and it is not a valuation. For a price on a specific residence we use that residence’s own plan and its own recent sales.
The yardstick leaves out single-family homes, villas and mid-rise buildings, which are a different market inside Pelican Bay. A buyer choosing between a tower and a home can start with our Pelican Bay buying guide.
Mystique fits a buyer who wants a 2019 tower of 82 units, larger residences (roll median 3,715 square feet), an address on Grenadier Boulevard and a price class near $9 million. Montenero fits a buyer who wants a 2001 tower of 133 units, a deeper resale market and a price class near $3 million.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Both towers are inside the Pelican Bay Foundation. Every figure is from the Southwest Florida MLS pulled October 7, 2026 or the Collier County Property Appraiser, 2026 tax roll, with n beside it, and the county rows are from recorded deeds and are never averaged with the MLS.
| Factor | Mystique | Montenero |
|---|---|---|
| Address | 6897 Grenadier Blvd | 7575 Pelican Bay Blvd |
| Product | 20-story high-rise, Waterpark Place | 20-story high-rise |
| Residences | 81 residential plus 1 non-residential unit (82 parcels on the roll) | 133 |
| Year built | 2019 | 2001 |
| Heated area on the roll | 1,280 to 5,202 sq ft, median 3,715 | 2,675 to 6,709 sq ft, median 3,045 |
| 12-month MLS closings and median | 3 (small sample), $12,850,000 | 9 (small sample), $3,000,000 |
| 12-month median $ per sq ft | $2,434 (n=3) | $1,000 (n=9) |
| 12-month median days on market | 198 (n=3) | 49 (n=9) |
| First window with 10 or more closings | 36 months: 12 closings, median $8,922,500 | 24 months: 18 closings, median $2,675,000 |
| Median $ per sq ft in that window | $1,980 | $932 |
| Median days on market in that window | 211 (n=12) | 126 (n=18) |
| Median sold to list in that window | 94.9% (n=12) | 93.9% (n=18) |
| 60-month closings and median | 20, $8,875,000 | 33, $3,000,000 |
| Active listings, October 7, 2026 | 4 (2 Active, 2 Pending), median Active list $11,425,000, 8.0 months of supply | 1 Active, list $4,950,000, 1.3 months of supply |
| County deed sales, 2026 through June 30 | 1, median $14,100,000 | 5, median $3,000,000 |
| Sunbiz association record | N16000002060, filed 2016, active | N99000000366 |
| Name trap | Roll shows 82 units; the developers count 81 residences | None found |
The two towers’ like-for-like pair is the 60-month window, $8,875,000 on 20 closings against $3,000,000 on 33, and every 12-month row is a small sample on both sides. The first-window rows compare different spans because each tower reaches ten closings at a different point.
Mystique’s price per square foot in its first window of ten or more closings is $1,979 against Montenero’s $932 in its own, a gap of $1,047, and its median sold price is 3.3 times Montenero’s ($8,922,500 divided by $2,675,000). Montenero sells faster in the 12-month window, 49 days against 198, but both are small samples, and Mystique’s median days on market has been 170 days or more in every window we measured. The towers are not twins: Montenero’s residences are more numerous and Mystique’s are larger on the roll.
At Mystique the layers are the condominium assessment, the Foundation’s $3,435 billed to the association for FY2027, the Waterpark Place Village share, the Cross Access Easement shared expenses, the Services Division line and a $15,000 resale assessment. Montenero sits in the same Foundation and pays the same Foundation figures, and its own Declaration decides the rest, so a buyer comparing the two should read both packages, not this summary.
At Mystique every sale needs 15 business days’ notice and Board approval, leasing is limited to one lease a calendar year of at least 90 days, pets are limited by weight and breed, open houses are barred, and permit-level remodeling is limited to May 15 through November 15. For Montenero’s rules, read its Declaration and our Montenero guide, because we do not state a sibling’s rule that its own page has not sourced.
Choose Mystique if you want new construction, larger residences, the Waterpark Place address and a price class that begins above $7 million, and you accept a thin resale market of three sales a year, a Village layer and a Board approval process. Choose Montenero if you want a deeper market, a price class near $3 million and 133 residences to choose from. Tour both before deciding.
Selling a Mystique home you also considered selling at Montenero? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying and comparing the two towers? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Mystique at Pelican Bay offers 2019 construction, large residences, impact-rated glass maintained by the association, a pool, tennis courts and guest suites, the Foundation’s beaches and tram and Pelican Bay’s highest recent condominium prices, against a Village layer, a $15,000 resale charge, Board approval of every sale and a one-lease-a-year rental rule.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Mystique suits a buyer who wants a new, full-service tower on Grenadier Boulevard, will live there much of the year and does not plan to rent the residence out. It suits a seller who prices against the same plan, starts the Board notice in the first week of the contract and is prepared for a market measured in months.
A buyer who wants to rent frequently, wants no Village layer, wants a deeper resale market or wants a price class near $3 million should compare Montenero and the other buildings on the yardstick above.
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a Mystique listing agent, or thinking, ‘I need someone to sell my Mystique home…’ you are selling into a thin market of 3 sales in the last 12 months, to a buyer who will read the Declaration, the fee stack and the flood map first, through a Board approval that has to be in your calendar on the day you sign the listing.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Mystique listing, along with the document file a Mystique buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months we tracked each of the three Mystique closings: one in July 2026 and two in May 2026, at a median of 95.1 percent of final list. Over five years, 8 of 20 closings fall between March and May and 6 in November and December. None closed in June, and one each closed in July and August. The common thread in the faster sales is a list price set against same-plan evidence and a package ready on the first day.
Mystique’s 20 sales fall into five living areas: seven residences of 4,013 square feet (median $7,600,000, from $6,850,000 to $8,595,000), ten of 5,280 square feet (median $10,450,000, from $8,750,000 to $12,850,000), one penthouse of 4,431 square feet at $14,100,000, one of 5,703 square feet at $17,500,000 and one of 1,845 square feet at $2,750,000. We price your residence against its own plan, then adjust for floor, orientation, renovation and condition, and we never start from the building median.
Section 18.10 of the 2023 restated Declaration requires 15 business days’ notice to the Board before a conveyance, and the Board must decide within 15 days. We put that notice in the first week of the contract, along with the Foundation’s forms and the buyer’s package.
In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100 of price (Florida Statute 201.02): $62,457.50 on an $8,922,500 sale. The seller also pays the condominium estoppel certificate within the statutory cap and the Foundation’s $250 estoppel processing fee, and the buyer customarily chooses the closing agent and pays the owner’s title policy in Collier County. The contract controls every one of those lines.
Start with a free Mystique home valuation, and see our Pelican Bay home valuation page for the wider community. Jesse follows up with the Mystique sales that fit your residence: the same plan, adjusted for renovation, floor and the days on market of the closest sales. An automated estimate cannot tell a 5,280 square foot residence that sold for $12,850,000 in May 2026 from one that sold for $8,750,000 in August 2023.
(239) 898-6072, text or call. Confidential conversations welcome. We will publish a dedicated Mystique at Pelican Bay seller page, and until then the Pelican Bay seller guide, how we sell Pelican Bay homes, walks through the Foundation steps.
For a residence priced to its own plan’s closed sales, with the Board notice started early, it can be. Two active listings against 3 closings in 12 months is 8.0 months of supply, but with so few sales that figure moves with a single closing, so price from what closed, not from what is listed.
Against the seven sales of that size in five years, which ranged from $6,850,000 (November 2022) to $8,595,000 (September 2025), with a median of $7,600,000. The spread shows how much timing, floor and condition move the number.
Yes. Section 18.10 of the Declaration requires 15 business days’ notice to the Board before a conveyance, and the Board must decide within 15 days. It may disapprove only by a four-fifths vote and only on objective grounds, and the association has no duty to buy or find a purchaser.
The fee stack, the flood zone, the milestone and reserve-study status, the pet and leasing rules, the renovation rules and the Board approval. Have the statutory package, both estoppels and the association’s maintenance answers ready before the first showing.
Yes, subject to the terms of the existing lease. A Mystique lease is at least 90 days and only one lease can commence in a calendar year, so a buyer’s wait is bounded, and the buyer is approved like any other. Tell the buyer’s agent the lease terms at the first showing.
The buyer, according to the Pelican Bay Foundation’s 2026 to 2027 estoppel certificate: $15,000, by a separate check, for deeds recorded on or after October 1, 2026. The contract can allocate it differently, and buyers sometimes ask for a credit.
Mystique owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have over 45 years of combined direct experience in Southwest Florida. They read Mystique’s 2019 Declaration, its 2023 restatement, the 2024 rules, the 2025 amendments and every Mystique MLS sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Mystique guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Mystique page the credential that matters more is narrower than any award: we tracked every Mystique closing in the MLS for five years, 20 sales from December 2021 to July 2026, and in the last 12 months we tracked all three and set the count beside the county’s recorded sales before this guide was written.
McGreevy and Comisar is a top-reviewed Naples realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile, linked above.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end.” Sloane Gelfman, verified Google review
★★★★★ “Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please.” Tim Goff, verified Google review
Selling your Mystique home? Get a free Mystique home valuation, or call Jesse direct at (239) 898-6072.
Buying a home in Mystique? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Mystique, see our guide to Pelican Bay and our Naples guide.
These are the questions Mystique at Pelican Bay buyers ask us most, answered from the recorded 2023 restated Declaration, the 2024 Rules, the county’s records and the Southwest Florida MLS pulled October 7, 2026. For any current fee or rule, the association’s disclosure package controls. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873.
Mystique at Pelican Bay is a 20-story high-rise condominium at 6897 Grenadier Blvd, Naples, Florida 34108, in the Waterpark Place district of Pelican Bay, completed in 2019. Its Declaration was recorded May 14, 2019 and the association is Mystique at Waterpark Place Condominium Association, Sunbiz document N16000002060, active.
The address is 6897 Grenadier Blvd, Naples, FL 34108, which is the address on the association’s Sunbiz record and the one the county lists for the building. The recorded documents name it Mystique at Waterpark Place, A Condominium, and the MLS lists it as Mystique.
Mystique has 82 units under its Declaration: 81 residential units and one non-residential unit. The developers, the Foundation and the contractor count 81 residences, and Collier County’s 2026 roll lists 82 condominium parcels because it includes the non-residential unit.
Mystique is a 20-story tower. The Pelican Bay roster and the developer’s site list 20 stories, the county roll gives 2019 as the year built, and the Declaration was recorded May 14, 2019. Coastal Construction’s project page lists it as completed in 2019.
Section 3.1 of the Declaration identifies 82 units, 81 residential and one non-residential unit (NRU-1). The developer’s count of 68 Estates, four penthouse-level residences and nine Jardin residences is 81 and leaves out the non-residential unit, which the county counts as a parcel.
The county roll lists 1,280 to 5,202 square feet of heated area with a median of 3,715. The MLS closings in five years run from 1,845 to 5,703 square feet. The sources measure differently, and Section 24.5 of the Declaration says square footage varies with the method used.
The developer describes 68 Estates, three Penthouses, one SkyEstate and nine Jardin-level residences. In the MLS the 4,013 and 5,280 square foot plans account for 17 of 20 closings. The penthouse that closed in May 2026 was 4,431 square feet.
In 20 MLS closings over five years, prices ran from $2,750,000 to $17,500,000, with a median of $8,875,000. The 36-month window (n=12, the first with ten or more closings) had an $8,922,500 median, and the last 12 months (n=3, a small sample) a $12,850,000 median.
The association does not publish a dues figure in the public records we read, so we state none. The assessment comes from the association’s budget under Article 12 of the Declaration, and a buyer should request the budget and the estoppel certificate before an offer. Call Marc at (239) 287-5873 for help reading them.
The Foundation’s 2026 to 2027 estoppel lists $3,435 a year for FY2027 ($858.75 a quarter), built from $2,180 operating, $497 reserve and $758 bulk media. For condominiums it is billed to the condominium association and carried in its budget, so an owner sees it inside the association’s assessment.
It is a one-time Foundation charge of $15,000 for deeds recorded on or after October 1, 2026, paid by the buyer by a separate check. The Foundation’s realtor page says it rises 3.5 percent a year from October 1, 2027. A qualifying owner-occupier may use the exemption form, with a $1,000 processing fee.
It is the master association of the Waterpark Place towers, Sunbiz document N93000004175, and Mystique’s Declaration subjects every owner to the Village Covenants, which prevail over the Declaration. A recorded 2023 agreement gives an example annual Village assessment of $401,827, with no split among the towers.
Yes, within limits. Section 18.4 allows two dogs or cats of up to 30 pounds each, or one dog up to 80 pounds, with a list of restricted breeds. Jardin-level owners may keep one pet up to 30 pounds that must be carried. Pets use the service elevators and garage only.
Yes, with Board approval. Section 18.11 requires a written lease of at least 90 days, allows no more than one lease to commence in a calendar year, bars transient use and requires a one-month security deposit held by the association. The Foundation separately caps a home at two leases a year, and the stricter rule governs.
No age restriction appears in the recorded 2023 Declaration. Article 18 limits use to a single family and has no age qualification for owners, tenants or guests. Pelican Bay is a mixed-age community, and a buyer who needs age-qualified living should ask the association.
Yes. Section 18.10 requires notice to the Board at least 15 business days before a conveyance and a Board decision within 15 days. The Board may disapprove only by a four-fifths vote on objective grounds, and an unapproved transfer is void unless the association later approves it.
The Board must decide as soon as practicable and no later than 15 days after it receives the notice and information, and the notice is due at least 15 business days before closing. We calendar the notice in the first week of the contract.
If the Board disapproves for good cause under the Declaration’s list, the sale does not proceed and the association has no duty to purchase the residence or find another buyer. A transfer made anyway is void or rescinded as the Board decides.
Yes. FEMA’s National Flood Hazard Layer, queried October 7, 2026 at six points around 6897 Grenadier Blvd, returns Zone AE, a Special Flood Hazard Area, with a base flood elevation of 11 feet on panel 12021C0377J effective February 8, 2024. A federally regulated lender will require flood insurance.
Collier County says FEMA issued a preliminary Flood Insurance Rate Map on March 20, 2025, that the 90-day appeal period began August 19, 2026 and that the target effective date is summer 2027, subject to change. We state no new zone for Mystique. The 2024 effective panel governs until a new map takes effect.
Yes. Collier County’s evacuation layer places the building in Evacuation Zone A, and the county’s layer places it outside the Coastal High Hazard Area. Know your zone and your evacuation plan, and check the county’s dataset each season because the lines can be redrawn.
Not yet, and none is due. Collier County’s milestone map, queried October 7, 2026, shows an application status of Not Due and a next inspection year of 2044. A 2019 building has a structural integrity reserve study obligation sooner, so ask the association for the study and the turnover report.
It is an engineer’s, architect’s or reserve specialist’s study, required by Florida Statute 718.112(2)(g) at least every 10 years for associations of buildings with three or more habitable stories, that sets the funding for structural items. A buyer is entitled to the most recent study in the statutory package.
The Collier County Public Schools address lookup for 6897 Grenadier Blvd, run October 7, 2026 for 2026-27, returned Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School. Confirm the zone with the district’s live lookup before relying on it.
The building has a pool and spa with pergolas, two Har-Tru tennis courts, a health club with steam rooms, a private theater, billiards, a library, a solarium and card room, a board room and two guest suites. Owners also use the Foundation’s beaches, tram, fitness center and racquet program.
The developer markets Mystique as beachfront living on the Gulf, Gulf Bay’s site describes the Jardin-level residences as having direct beach access, and the rules let pool towels go to the beach. We have not measured the distance, and FEMA maps the building in Zone AE. Pelican Bay owners also use the Foundation’s beach access by tram.
Foundation membership comes with the property, and the Foundation’s racquets program and fitness center pages describe the facilities, programs and any fees. Mystique also has its own tennis courts and health club, so many owners use the building first. We state no fee the Foundation does not publish.
Each penthouse has three assigned covered spaces with garage doors, each Estate two and each Jardin residence one, and the Declaration reserves 22 uncovered guest spaces. Additional spaces and private garages can be assigned. The 2024 rules bar owners from parking in the uncovered spaces overnight without permission.
Yes. Each penthouse is entitled to a storage room off the lobby-level hallway near the theater, each Estate to a storage locker and each Jardin residence to a half-locker. The locker areas on the garage levels may be below the base flood elevation, so the owner insures the contents.
Not in the shared areas. Section 18.17 bars smoking in the common elements, in limited common elements shared by more than one unit and in the pool areas. The Declaration does not say whether a private terrace is covered, so ask the office before you plan on one.
Yes, with Board consent. Work is limited to weekdays 8 AM to 5 PM and Saturday 8 AM to 1 PM, permit-level remodeling to May 15 through November 15, hard floors need an STC 55 sound rating with the approved underlayment, and the post-tension slab may not be chipped or ground.
A buyer plans for the Foundation’s $15,000 resale capital assessment (or the $1,000 exemption fee for a qualifying owner-occupier), the lender’s title policy if financing, recording fees and customarily the owner’s title policy in Collier County. The contract controls each line, and an estimate belongs with a title company.
An HO-6 policy with leakage, wind-driven rain, alterations and loss assessment coverage, and flood coverage if a lender requires it in Zone AE. The association carries the master policy under Section 14.2, and a buyer should ask what limit the master flood policy carries.
On October 7, 2026 the MLS showed two active listings at $12,850,000 and $10,000,000 and two pending, against 3 closings in 12 months. That is 8.0 months of supply on two actives, a small-sample figure that moves with a single closing.
The median marketed sale took 210 days over 36 months (n=12) and 170 days over 60 months (n=20), and the last 12 months (n=3, a small sample) took 198. Mystique is a market of months, not weeks, and a well-priced residence still takes time to find its buyer.
Mystique is a 2019 tower of 82 units with a 36-month median of $8,922,500 and about $1,979 per square foot, while Montenero is a 2001 tower of 133 units with a 24-month median of $2,675,000 and about $932. See the decision table above.
All three are Waterpark Place towers in the same Village Association. St. Pierre (1994) and St. Laurent (1997) had 12-month medians of $1,187,500 and $1,100,000, while Mystique’s was $12,850,000, all small samples.
The two guest suites are for owners and their authorized users, reserved within 60 days, for up to three consecutive nights and seven in total. No pets are allowed, guests check in at the front desk and checkout is 11 AM. The staff apartment is separate and is not for guests.
The recorded rules describe a general manager and front desk personnel, and the association’s Sunbiz address is the building in care of the management office. The Board sets policy, and the association’s own budget says what the management contract covers.
No. This page covers Mystique at Waterpark Place, A Condominium at 6897 Grenadier Blvd in Naples, Sunbiz document N16000002060. Many unrelated businesses are registered as Mystique with the state, and “Waterpark Place” is a Pelican Bay condominium district, not a water park.
Epique is a separate tower its developer describes as 19 stories and 68 residences for the first quarter of 2028 on the adjoining tract. Section 24.3 of the Mystique Declaration has owners acknowledge nearby construction, and the Cross Access Easement shares drive and landscape costs 50/50.
Possibly. Section 18.10 includes trustees, groups of adults and entities as transferees and makes approval conditional on approval of each natural person who will occupy the residence. Read the clause with your attorney before you sign a contract.
The recorded orders of June 2024 refer to Collier County Circuit Court case 22-CA-1116, in which the association was a counter-defendant and the counterclaim was dismissed without prejudice as to it. We have not checked the current docket, so have your attorney pull it.
These are the questions Mystique at Pelican Bay sellers ask us most, answered from the recorded 2023 restated Declaration, the 2024 Rules, the county’s records and the Southwest Florida MLS pulled October 7, 2026. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.
It depends on the plan, floor and condition, so we price against the exact residence. The 4,013 square foot plan closed at a $7,600,000 median on 7 sales and the 5,280 square foot plan at $10,450,000 on 10, and a penthouse closed at $14,100,000 in May 2026. A free valuation starts with your plan’s own sales.
In the last 12 months three closed (n=3, a small sample): $7,600,000 in July 2026, $12,850,000 in May 2026 and $14,100,000 in May 2026. Over 36 months twelve closed, from $2,750,000 to $17,500,000, at an $8,922,500 median, for $117,040,000 in volume.
Plan on months. The median marketed sale took 210 days over 36 months (n=12) and 198 days over the last 12 months (n=3, a small sample). Seven of the 20 sales in five years took under 100 days, and five took 324 days or more.
The record favors spring: 8 of the 20 closings in five years fall between March and May, and 6 in November and December. The sample is small, so we use it as a guide to when buyers are active, not as a rule. A residence priced to its plan sells in any season.
Yes. Section 18.10 requires notice to the Board at least 15 business days before a conveyance and a Board decision within 15 days. The Board may disapprove only by a four-fifths vote on objective grounds, and a transfer made without approval is void unless the association approves it later.
If the Board has good cause under the Declaration’s list, the sale does not proceed, and the association has no duty to purchase the residence or furnish another buyer. You may relist. The grounds are objective, and the Board must decide by a four-fifths vote.
The statutory resale package under Florida Statute 718.503 (declaration, articles, bylaws, rules, budget, financial statement, frequently asked questions sheet, governance form, milestone summary and reserve study), the condominium and Foundation estoppels, the Board approval notice and any alteration approvals.
The deed’s documentary stamp tax at $0.70 per $100 ($62,457.50 on $8,922,500), the condominium estoppel fee within the statutory cap, the Foundation’s $250 estoppel processing fee, any brokerage fee and payoffs. The buyer customarily pays the owner’s title policy in Collier County, and the contract controls.
The buyer, according to the Foundation’s 2026 to 2027 estoppel, for deeds recorded on or after October 1, 2026. A contract can allocate it differently, and buyers sometimes ask for a credit, so it belongs in the pricing conversation from the start.
Customarily the buyer chooses the closing agent and pays the owner’s title policy in Collier County, and the seller pays the documentary stamp tax on the deed. The contract controls both, and Florida’s title premium rates are set by rule.
The Foundation’s 2026 to 2027 estoppel lists a $250 processing fee paid by the seller, with an optional $100 to expedite to three business days. Ask the closing agent to order the estoppel as soon as the contract is signed.
Florida Statute 718.116(8) sets the base caps at $250, $100 more to rush it and $150 more if the account is delinquent, and as we read the state’s current adjusted caps they are $299, $119 and $179. The association must deliver the certificate within 15 days of a written request under Section 13.8.
No window obligation appears in the 2023 Declaration. Section 18.16 makes the association responsible for the impact-rated laminated glass, windows and sliding glass doors as a common expense. An owner who added shutters needs Board approval for them, so confirm yours were approved.
Yes, within limits. Section 18.4 allows two dogs or cats of up to 30 pounds each, or one dog up to 80 pounds, with a restricted breed list, and Jardin-level owners one pet of up to 30 pounds. Put the rule in your listing, because buyers with large dogs will ask.
Yes, but the investor needs Board approval of the purchase and then of each lease: a written lease of at least 90 days and no more than one lease commencing in a calendar year. Many investors will pass on a one-lease rule, so price accordingly.
Against the seven sales of that size in five years, from $6,850,000 to $8,595,000, with a median of $7,600,000 and about $1,894 per square foot. Seven is a small sample, so we adjust for floor, view and condition against the closest two or three.
Against the ten sales of that size in five years, from $8,750,000 to $12,850,000, with a median of $10,450,000 and about $1,979 per square foot. The May 2026 closing at $12,850,000 is the top of the range, and the lowest recent one was $10,400,000 in May 2025.
One penthouse of 4,431 square feet closed in May 2026 at $14,100,000, about $3,182 per square foot, after 402 days and a final list of $15,995,000. A sample of one cannot set a median, so we weigh it against the building’s other largest residences and the private pool, terrace and garage a penthouse carries.
The smallest closing in five years was 1,845 square feet at $2,750,000 (December 2023) and the largest 5,703 square feet at $17,500,000 (November 2024). Each is a sample of one, so a seller outside the two common plans should expect a price built from adjustments, not from a median.
On October 7, 2026 the MLS showed four listings: two Active at $12,850,000 and $10,000,000 and two Pending with contingency at $11,395,000 and $7,995,000, against 3 closings in 12 months. Competing against a pending sale at the same size means being priced to the evidence.
Only with a reason you can show a buyer. Across 20 sales the median sold at 94.9 percent of final list, three closed at list and none above it, and the lowest ratio was 85.2 percent. A list price above the evidence will cost days on market.
Weigh it against the Board approval, the contractor rules and the calendar. Permit-level remodeling is limited to May 15 through November 15, hard floors need the STC 55 sound rating, and the post-tension slab may not be chipped. We price the as-is and renovated paths so you can compare them.
Zone AE with an 11-foot base flood elevation means a lender will require flood insurance, so buyers price it. Have the insurance quote and any elevation certificate ready, and be ready to discuss the preliminary FEMA map under appeal without predicting its outcome.
Yes. Buyers receive the milestone summary and the structural integrity reserve study in the statutory package and may cancel within seven days of receiving it. The county shows the milestone as Not Due with a next year of 2044, and a clean package shortens the buyer’s review.
The statutory package under Florida Statute 718.503, the flood disclosure under Florida Statute 689.302 at or before the time the sales contract is executed, and the usual material facts. Your attorney or title company can confirm the current forms.
Taxes are prorated at closing under the contract, and the Collier County Tax Collector bills the buyer on the new assessed value the following year, so the buyer’s bill can be well above yours. We show buyers that before they bid.
It is the Pelican Bay Services Division assessment, for street lighting, water management, beach renourishment, ambient noise, extraordinary law enforcement, beautification and preserves. The county’s page lists FY2027 at $789.07 operations plus $460.93 capital and projects, a total of $1,250.00.
Yes, with the Foundation’s realtor access. The Foundation publishes a Realtor Guest Card request form, and we arrange access for showings. Plan for the gate and the building’s own rules on guests, the front desk and contractors.
No. Section 18.21 of the Declaration bars open houses, for-sale signs and solicitation. Showings are by appointment, so the marketing leans on photography, video, broker previews and a qualified-buyer database, which is how a Mystique sale is made.
Only within the leasing rules: Board approval, a written lease of at least 90 days and one lease commencing a calendar year. A lease in place also binds the buyer, so tell the buyer’s agent the term at the first showing.
A buyer takes the residence subject to the lease, and the buyer’s own approval still applies. The lease is at least 90 days and only one can commence in a calendar year, so the buyer’s wait is bounded. Tell the buyer’s agent at the first showing.
Buyers will ask what the Village charges and whether it issues an estoppel or has a pending assessment. The recorded agreements give no per-tower split, so have the Village’s current figures ready before the first showing.
The Board’s approval requirement in Section 18.10 applies to a transfer to anyone other than a spouse or a transferee within the listed exceptions, and the Foundation’s $15,000 resale charge may apply unless an exemption applies. Ask your attorney and title company about transfers for estate planning before you sign.
Mystique has the higher price class and larger residences, with a 36-month median of $8,922,500 against Montenero’s $2,675,000 in its 24-month window, but a thinner market, 3 closings in 12 months against 9. Buyers who tour both ask about price per square foot and speed.
No. The Foundation holds none, and Section 18.10 gives the Board a right to approve or disapprove on objective grounds but says the association has no duty to buy the residence or furnish a purchaser. The decision is the Board’s, not a right to match your buyer’s price.
Yes, but plan ahead. Owners absent between June 1 and November 30 must secure the residence under the 2024 rules, and the Board notice and the estoppels can be started from a distance. We run those clocks so you do not have to be in Naples.
We cannot say the effect, because Epique has no recorded declaration and no closings. Its developer describes 68 residences with estates from over 4,000 square feet priced from over $6.5 million for the first quarter of 2028. A listing that explains the construction disclosure in Section 24.3 stays ahead of the question.
Call Jesse direct at (239) 898-6072 or start with a free Mystique home valuation. We price against your plan’s own sales, start the Board notice in the first week of the contract and prepare the document file before the first showing. You get the Top 1% Real Estate Agents Nationally Since 2008 on your listing.
Every Mystique at Pelican Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the developers’ and builder’s public pages, the Southwest Florida MLS or the Collier County Property Appraiser’s 2026 tax roll. The links below open the issuing authority’s own record.
Association records that are not public, including the structural integrity reserve study, the milestone inspection report, the budget and the current rules as amended since 2024, are not cited and are not described. Collier County Property Appraiser figures come from the county’s bulk roll and recorded-sales files, not from any third-party site.
The Mystique at Pelican Bay documents below are official public records, linked at the issuing authority so a buyer or seller opens the current, unaltered copy. Recorded instruments open in the Clerk’s viewer, forms on the Foundation’s site and county documents on Collier County’s site.
| Document | Issued by | Open it |
|---|---|---|
| Restated Declaration, Articles and Bylaws, Mystique (2023), OR 6312, Page 1082 | Collier County Clerk | Open the 2023 Mystique restated declaration |
| Declaration of Condominium, Mystique (2019), OR 5629, Page 3418 | Collier County Clerk | Open the 2019 Mystique declaration |
| Third Amended and Restated Rules and Regulations, Mystique (2024), OR 6329, Page 990 | Collier County Clerk | Open the 2024 Mystique rules |
| Article 7.5 unit monitoring amendment, Mystique (2025), OR 6459, Page 1517 | Collier County Clerk | Open the 2025 Article 7.5 amendment |
| Article 18.10 conveyance amendment, Mystique (2022), OR 6199, Page 1239 | Collier County Clerk | Open the 2022 conveyance amendment |
| Amendment to the Perpetual Cross Access Easement Agreement (2025), OR 6526, Page 988 | Collier County Clerk | Open the 2025 easement amendment |
| Second Amendment agreement with St. Laurent, St. Pierre and the developer entities (2023), OR 6221, Page 2973 | Collier County Clerk | Open the 2023 Second Amendment |
| Pelican Bay Foundation FY2027 approved budget package | Pelican Bay Foundation | Open the FY2027 budget package |
| Pelican Bay Foundation estoppel certificate, 2026 to 2027 | Pelican Bay Foundation | Open the 2026 to 2027 estoppel certificate |
| Pelican Bay Foundation lease application packet, 2027 | Pelican Bay Foundation | Open the lease application packet |
| Pelican Bay Foundation leasing amendment, recorded May 28, 2019 | Pelican Bay Foundation | Open the 2019 leasing amendment |
| FEMA condominium flood coverage fact sheet | FEMA, via Collier County | Open the condominium flood coverage fact sheet |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Mystique. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Mystique, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Mystique, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Mystique has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Mystique do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Mystique home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
