Pelican Bay - Oak Lake Sanctuary
Oak Lake Sanctuary at Pelican Bay is 22 detached villas on Turtle Ct in Naples, a Chapter 718 condominium built from 1991 to 1996 where the board approves buyers and tenants. Sell or buy with McGreevy and Comisar.
Oak Lake Sanctuary at Pelican Bay is 22 detached villas on Turtle Ct in Naples, a Chapter 718 condominium built from 1991 to 1996 where the board approves buyers and tenants. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Oak Lake Sanctuary is a 22-unit detached-villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Oak Lake Sanctuary at Pelican Bay is a single-street pocket of detached villas addressed 863-930 Turtle Ct, Naples, FL 34108, built from 1991 to 1996 and recorded as “Oak Lake Sanctuary at Pelican Bay, a Condominium” under Chapter 718, where the association approves buyers and tenants, looks after the common areas and the landscaping, and the Pelican Bay Foundation supplies the beach, tram and Community Center.
The first thing a buyer should know is which Oak Lake Sanctuary this is. It is not Sanctuary at Pelican Bay, the separate 72-unit garden-condominium neighborhood at 5950-5970 Pelican Bay Blvd, even though the Foundation and the MLS both use the word Sanctuary. Florida’s Division of Corporations also lists Oak Lake Villas Homeowners Association, Inc., an unrelated entity, and Collier County’s milestone list carries a Turtle Lake Golf Colony on Turtle Lake Ct, which is a different development. The right entity is Oak Lake Sanctuary at Pelican Bay Condominium Association, Inc., filed in 1991, and everything below is read against its recorded documents.
This guide is built from the 1991 declaration and the 2012 Amended and Restated Declaration recorded at the Collier County Clerk, the Florida Division of Corporations filing, the Pelican Bay Foundation’s published documents, Florida’s statutes as they read in 2026, Collier County’s flood, zoning and evacuation layers, FEMA’s flood map, and a Southwest Florida MLS pull dated October 7, 2026. The sales record here is very thin, one closing in the last 12 months and two in five years, so every figure carries its window and its sample size and we list each sale by name of street, month and price.
If you own on Turtle Ct and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the section-by-section reading of the 2012 declaration below will tell you whether this neighborhood fits before you tour. 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.
McGreevy and Comisar are the best realtor for Oak Lake Sanctuary 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 an Oak Lake Sanctuary read built from the 2012 restated declaration and every MLS closing.
If you’re searching for the best realtor for Oak Lake Sanctuary in Pelican Bay, Naples, whether you’re ready to sell your Oak Lake Sanctuary 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 Oak Lake Sanctuary for a specific reason. The Southwest Florida MLS shows two sales under this name in five years, and the county’s recorded-sales file shows 61 since 1992, so a listing agent who prices from a Pelican Bay average or from the one sale in the last 12 months will misprice a villa by hundreds of thousands of dollars. The two MLS sales were a 2,456 square foot home and a 3,669 square foot home, and the county roll’s median heated area is 1,984 square feet. We price against the sales and the documents that belong to this one street.
Recent Oak Lake Sanctuary track record (last 12 months): In the last 12 months, October 8, 2025 to October 7, 2026, the Southwest Florida MLS shows 1 Oak Lake Sanctuary closing (pulled October 7, 2026, a very small sample): a sale at $1,825,000, which was 100.0 percent of the final list price, $743 per square foot, after 5 days on the market. Over 60 months the MLS shows 2 closings, a median of $2,087,500 (the mean of $1,825,000 and $2,350,000) and a total of $4,175,000. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Oak Lake Sanctuary 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 Oak Lake Sanctuary we also build the paperwork file before the first showing: Section 14 of the 2012 declaration requires the board’s written approval of a sale on 30 days’ notice, the buyer’s lender and insurer will ask for the association’s estoppel certificate, and the Pelican Bay Foundation needs its own estoppel and collects its resale capital assessment at closing.
For Oak Lake Sanctuary buyers: the first question is what you are actually buying, because a unit here is the land under and around a detached dwelling, with a 20-foot front yard and 5-foot side and rear strips that are limited common elements. The second is the approval step, which the association runs by the declaration and records in a Certificate of Approval. The third is the stack of charges, which here runs through three bills: the association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Turtle Ct address; we do.
Honors and recognition:
Selling your Oak Lake Sanctuary home? Get a free home valuation priced against the sales of your own size and design, or call Jesse direct at (239) 898-6072.
Buying a home in Oak Lake Sanctuary? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Oak Lake Sanctuary sits on one street, Turtle Court, in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County, near the south end of the community. Every home sits on Turtle Ct, and the county’s 2026 roll lists 22 condominium parcels there and nowhere else.
The recorded building addresses run 863 to 930 on Turtle Ct. Buyers searching for a street address in this neighborhood are searching that one range, and the MLS files every sale under the single subdivision name Oak Lake Sanctuary. The Census geocoder placed the low end of the range at about 26.2311 north, 81.8022 west, which puts the neighborhood in the southern half of Pelican Bay, a short distance from the Foundation office and Artis-Naples.
The 2012 declaration names the condominium’s location as Turtle Court, Naples, and Section 12.10 refers to removing satellite equipment from view from Turtle Court. It describes no gatehouse, and the Pelican Bay roster does not mark Oak Lake Sanctuary as gated, so ask the association how guests and contractors are admitted. A 2019 recorded easement from the association to the Pelican Bay Foundation covers a berm and landscape buffer beside US 41 (Tamiami Trail North) that the instrument says serves as the gateway to Pelican Bay, and the Services Division maintains it.
The county roll files the 22 parcels under Pelican Bay Unit Four, Parcel B. A recorded Declaration of Restrictions and Protective Covenants for a portion of that parcel, amended in 1991, is among the documents the 2012 declaration says the property is subject to, together with the Foundation’s Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay. The 2019 easement describes Pelican Bay as generally north of Seagate Drive, west of US 41 and south of Vanderbilt Beach Road.
These are straight-line miles from the low end of the Turtle Ct address range, computed from Census geocoded coordinates with the haversine formula. They are not drive distances, and Pelican Bay’s roads and tram routes add to every one.
| From Oak Lake Sanctuary to | Straight-line miles |
|---|---|
| Pelican Bay Foundation office | 0.73 |
| Artis-Naples | 0.96 |
| Pelican Bay Community Center | 1.33 |
| Sea Gate Elementary | 1.40 |
| Naples Municipal Airport | 5.78 |
Oak Lake Sanctuary is in the southern part of Pelican Bay, inside the Pelican Bay Planned Unit Development, which the county records as ordinance 04-59, and the county’s future land use layer places it in the Urban Residential Subdistrict. The fire district of record is North Collier Fire. The Foundation’s tram runs eight stations along a raised berm, but no primary source we could cite places Oak Lake Sanctuary at a particular station, so we do not say which one is nearest; ask the Foundation.
Living in Oak Lake Sanctuary as a homebuyer means owning a condominium unit that is a detached dwelling with its own driveway and yard strips, paying three bills to the association, the Pelican Bay Foundation and the Pelican Bay Services Division, and clearing the board’s approval before you close.
You own a unit, which the 2012 declaration defines as the portion of the condominium property subject to exclusive ownership and says is to be read as if followed by the words “and dwelling constructed thereon.” Each of the 22 units also carries a one twenty-second share of the common elements and the common surplus, and one of the 22 votes. The driveway serving your home and a strip of ground around it are limited common elements reserved to you.
Three recurring bills sit on top of your mortgage and insurance. The Pelican Bay Foundation’s fiscal 2027 assessment for a condominium unit is $3,435 a year, billed to the condominium association rather than to you. The Pelican Bay Services Division’s fiscal 2027 assessment is $1,250.00, or $104.17 a month. The association’s own assessment is set by its board, billed quarterly and not published, so ask for the current budget. The two published bills alone are $4,685 a year ($3,435 + $1,250 = $4,685).
It suits a buyer who wants a detached home on a short residential street in Pelican Bay, with the association handling the landscaping and common areas, and who is comfortable with a board that approves purchasers. It suits less well a buyer who wants to rent the home freely or to change the exterior without a written approval, because the declaration gives the board a say over both.
Oak Lake Sanctuary at Pelican Bay recorded 1 sale in the last 12 months, at $1,825,000, and 2 sales in the last 60 months, at a median of $2,087,500, according to the Southwest Florida MLS pull of October 7, 2026. No window reaches 10 closings, so every figure below is a very small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Each window counts a closing only if it is after the same calendar date in the earlier year, so the 12-month window runs from October 8, 2025 to October 7, 2026. Medians with an even number of sales are the true mean of the middle pair, and both sales are named.
| Window | Closings | Median sold | Range | Dollar volume | Median $/sq ft | Median days on market | Median sale-to-list |
|---|---|---|---|---|---|---|---|
| 12 months | 1 | $1,825,000 | $1,825,000 | $1,825,000 | $743 | 5 | 100.0% |
| 24 months | 2 | $2,087,500 | $1,825,000 to $2,350,000 | $4,175,000 | $692 | 52 | 93.6% |
| 36 months | 2 | $2,087,500 | $1,825,000 to $2,350,000 | $4,175,000 | $692 | 52 | 93.6% |
| 60 months | 2 | $2,087,500 | $1,825,000 to $2,350,000 | $4,175,000 | $692 | 52 | 93.6% |
The 24-month, 36-month and 60-month windows hold the same two sales, because the Southwest Florida MLS shows no other Oak Lake Sanctuary closing between October 7, 2021 and January 10, 2025. The 12-month window holds one sale. A single sale is not a median in any useful sense, and with two sales the median is simply halfway between them, $2,087,500 (the mean of $1,825,000 and $2,350,000).
Because no window reaches 10 sales, here is every closing in the 60-month file, newest first. We list the street, month, price, bedrooms and baths, size and days on market, and nothing that identifies a home or an owner.
| Month sold | Street | Sold price | Final list | Beds and baths | Living area | $/sq ft | Days on market | Sold as % of final list |
|---|---|---|---|---|---|---|---|---|
| November 2025 | Turtle Ct | $1,825,000 | $1,825,000 | 3 bed, 3 bath | 2,456 sq ft | $743 | 5 | 100.0% |
| January 2025 | Turtle Ct | $2,350,000 | $2,695,000 | 5 bed, 4 full and 2 half bath | 3,669 sq ft | $641 | 98 | 87.2% |
Both are filed in the MLS as single-family villa detached, and neither was a Sold Data Entry sale, so both count in every figure. The two homes differ by 1,213 square feet (3,669 minus 2,456 is 1,213), so the newer sale is about a third smaller than the older one and sold $525,000 lower ($2,350,000 minus $1,825,000 is $525,000).
With one sale the median is that sale. With two sales the median is the mean of the middle pair, which is both sales: ($1,825,000 + $2,350,000) / 2 = $2,087,500. The same rule gives days on market of 52 (the mean of 5 and 98, rounded to the whole day), sale-to-list of 93.6 percent ((100.0 + 87.2) / 2 = 93.6) and $692 a square foot ($743 and $641 averaged, using unrounded values of $743.08 and $640.50).
The November 2025 sale was $743 a square foot and the January 2025 sale was $641. The larger home sold for less per square foot. Two sales cannot establish a size discount, but they show why a per-square-foot figure from one Oak Lake Sanctuary home should not be applied to another of a different size.
The November 2025 home took 5 days and sold at its list price. The January 2025 home took 98 days and sold at 87.2 percent of its final list price, which is $345,000 under the final list of $2,695,000 ($2,695,000 minus $2,350,000 is $345,000, or 12.8 percent of the final list). The two results sit far apart: one home sold at its list price in a week, and one sold in about three months at a discount to its final list.
The 3-bedroom home sold at $1,825,000 and the 5-bedroom home at $2,350,000. One sale in each group is not a group median, so we draw no bedroom conclusion, only the observation that the two sales span much of the size range on the county roll (1,807 to 3,902 square feet heated).
Both MLS sales fall in calendar year 2025, with a median of $2,087,500 on 2 sales. The MLS shows no Oak Lake Sanctuary closing in 2022, 2023, 2024 or in 2026 through October 7, and none from October 7, 2021 to the end of 2021.
The MLS showed 0 active and 0 pending Oak Lake Sanctuary listings on October 7, 2026. With no inventory and 1 sale in 12 months, months of supply cannot be computed, and a buyer who wants this street has to wait for a listing or approach an owner.
In a market this thin the price is set by the home, its condition and its size more than by a neighborhood trend. A buyer’s agent will compare an Oak Lake Sanctuary listing with Pelican Bay’s other detached villas, and we show that comparison below, but the honest summary is that a pricing opinion here rests on two sales and on a long record at the county, not on a trend line.
The Collier County Property Appraiser’s recorded-sales file shows 61 qualified sales at Oak Lake Sanctuary from 1992 through June 30, 2026, with annual medians rising from $321,500 in 1994 to $2,087,500 in 2025. The file is the long view that the MLS’s two sales cannot give.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
These are the county’s arm’s-length improved sales of $100,000 and up, recorded by calendar year. The county records the deed consideration; where it and the MLS differ, we publish the deed figure.
| Year | Sales | Median | Low | High |
|---|---|---|---|---|
| 1992 | 3 | $339,000 | $264,000 | $360,000 |
| 1993 | 4 | $346,350 | $298,300 | $450,000 |
| 1994 | 6 | $321,500 | $285,000 | $370,000 |
| 1995 | 5 | $350,000 | $284,600 | $385,000 |
| 1996 | 5 | $359,000 | $315,000 | $400,000 |
| 1997 | 1 | $325,000 | $325,000 | $325,000 |
| 1999 | 1 | $500,000 | $500,000 | $500,000 |
| 2001 | 2 | $631,250 | $530,000 | $732,500 |
| 2002 | 3 | $560,000 | $485,000 | $573,000 |
| 2003 | 2 | $602,750 | $543,000 | $662,500 |
| 2004 | 4 | $595,600 | $545,000 | $685,000 |
| 2005 | 2 | $880,000 | $865,000 | $895,000 |
| 2006 | 1 | $685,000 | $685,000 | $685,000 |
| 2007 | 1 | $620,000 | $620,000 | $620,000 |
| 2008 | 1 | $775,000 | $775,000 | $775,000 |
| 2009 | 2 | $615,000 | $560,000 | $670,000 |
| 2011 | 5 | $610,000 | $540,000 | $703,000 |
| 2012 | 5 | $670,000 | $615,000 | $705,000 |
| 2017 | 2 | $780,000 | $750,000 | $810,000 |
| 2019 | 1 | $770,000 | $770,000 | $770,000 |
| 2020 | 2 | $861,000 | $857,000 | $865,000 |
| 2021 | 1 | $940,000 | $940,000 | $940,000 |
| 2025 | 2 | $2,087,500 | $1,825,000 | $2,350,000 |
Across the 23 years with a sale there are 61 sales (3 + 4 + 6 + 5 + 5 + 1 + 1 + 2 + 3 + 2 + 4 + 2 + 1 + 1 + 1 + 2 + 5 + 5 + 2 + 1 + 2 + 1 + 2 = 61). The county file shows none in 1998, 2000, 2010, 2013 to 2016, 2018, 2022 to 2024, or in 2026 through June 30.
The first five years account for 23 of the 61 sales, or 37.7 percent (23 / 61 = 0.377), at annual medians between $321,500 and $359,000. This is the original sell-out of the 22 new units and the early resales: the Clerk’s index shows deed records every year from 1991 through 1996, with 8 in 1994 and 8 in 1995.
From 1997 to 2012 the file holds 30 sales, 49.2 percent of the total (30 / 61 = 0.492), and the annual median climbs from $325,000 in 1997 to $880,000 in 2005. It then falls to $610,000 in 2011, a drop of 30.7 percent from the 2005 median ($880,000 minus $610,000 is $270,000, and $270,000 / $880,000 = 0.307), and recovers to $670,000 in 2012. These annual medians rest on 1 to 5 sales each, so they show direction, not precision.
From 2013 through 2021 the file shows just 6 recorded sales (2 in 2017, 1 in 2019, 2 in 2020 and 1 in 2021), none in 2013 to 2016 and none in 2018. The medians run from $770,000 to $940,000. The file does not say why resales were so few, only that they were.
The two 2025 sales were $1,825,000 and $2,350,000, a median of $2,087,500, which is 2.22 times the 2021 sale of $940,000 ($2,087,500 / $940,000 = 2.22). The county file and the MLS agree on both 2025 sales, so no deed-versus-MLS adjustment is needed. We cannot tell from the file how much of the step up reflects the homes themselves, since both 2025 sales had MLS living areas above the county roll’s median heated area of 1,984 square feet (the two are different measures), and how much reflects the market.
For 2025 the county and the MLS agree exactly: two sales, a $1,825,000 low and a $2,350,000 high. For 2021 the county file has one sale at $940,000 and the MLS window opens on October 7, 2021, so we cannot say whether that deed falls inside it. When the two sources disagree on a sale we publish the deed figure and name the MLS figure once; here there is nothing to reconcile.
Three things stand out. Resales are rare, with 6 in the 9 years from 2013 to 2021. Prices stepped up sharply in 2025, with the high of $2,350,000 about 8.9 times the 1992 low of $264,000 ($2,350,000 / $264,000 = 8.9). And the neighborhood has been a street where resales come one at a time for three decades.
Oak Lake Sanctuary at Pelican Bay is a condominium under Chapter 718, not a homeowners association under Chapter 720. The 2012 Amended and Restated Declaration restates the original 1991 declaration, the county roll codes all 22 parcels as condominium, and the association is a Florida not-for-profit corporation filed in 1991.
Section 1 of the Amended and Restated Declaration of Condominium, recorded in 2012 at Official Records Book 4798, page 1526, says the land and improvements “have already been submitted to condominium ownership and use pursuant to the Condominium Act,” and Section 2 names the condominium Oak Lake Sanctuary at Pelican Bay, a Condominium, located at Turtle Court. The original Declaration of Condominium was recorded on April 4, 1991 at Official Records Book 1604, page 1251, in 139 pages. That settles the regime: every rule in Chapter 718 on disclosure, estoppels, fines, insurance, termination and association records applies to an Oak Lake Sanctuary purchase.
Florida’s Division of Corporations lists Oak Lake Sanctuary at Pelican Bay Condominium Association, Inc. as a Florida not-for-profit corporation, document number N42687, filed March 26, 1991, status active, with annual reports filed April 8, 2024, April 3, 2025 and April 3, 2026 and a last event of amendment on May 17, 2012. The principal address is a property management company’s Naples office. We list no officers and no association telephone number, because neither belongs on a public sales page.
Sunbiz also lists Oak Lake Villas Homeowners Association, Inc., which is a different corporation and not this neighborhood. Separately, Sanctuary at Pelican Bay is a different Pelican Bay neighborhood, and Turtle Lake Golf Colony is a different development on Turtle Lake Ct. A title search, an insurance quote or an estoppel request that names the wrong one goes to the wrong place, so use “Oak Lake Sanctuary at Pelican Bay Condominium Association, Inc.” and its document number.
Four statutes do most of the work at a closing. Section 718.503 requires the seller to deliver the association’s governing documents, budget and financials, and a disclosure summary, and gives the buyer a seven-day cancellation right counted without weekends and holidays. Section 718.116 caps the estoppel fee. Section 718.303 caps fines. Section 718.112 sets the structural reserve rules for buildings of three habitable stories or higher.
An Oak Lake Sanctuary owner lives under four layers at once. The Pelican Bay Foundation’s Second Amended and Restated Declaration and General Protective Covenants, recorded at Official Records Book 4442, page 3381, come first, with the Foundation’s bylaws at Official Records Book 4424, page 2554. The Declaration of Restrictions and Protective Covenants for a portion of Parcel B, Pelican Bay Unit Four, recorded at Official Records Book 1494, page 1 and amended at Official Records Book 1599, page 1274, comes next. The condominium declaration, articles, bylaws and rules sit at the bottom, and Section 6.4 of the declaration says the property is subject to the first two. A fourth, non-covenant layer is the county’s Pelican Bay Services Division assessment.
Oak Lake Sanctuary at Pelican Bay was created by a declaration of condominium recorded on April 4, 1991, with the plat and exhibit recorded the same day, and built out through 1996. Phase declarations recorded in 1994 and 1996 and a restated declaration in 2012 complete the record.
The declaration was recorded at Official Records Book 1604, page 1251, in 139 pages, and the condominium plat and exhibit at Official Records Book 1604, page 1390, as Condominium Book 36, page 24. The association itself was incorporated on March 26, 1991. A related amendment of the Parcel B restrictions was recorded on March 15, 1991 at Official Records Book 1599, page 1274, and the Clerk’s index lists Westinghouse Communities of Naples, the name under which the Pelican Bay master developer appears in the index, as a party to instruments in 1991 and 1992.
The county roll dates the homes from 1991 to 1996, and the recorded paperwork follows that pattern. Phase declarations were recorded on October 6, 1994 at Official Records Book 1991, page 1832 and on January 22, 1996 at Official Records Book 2140, page 1208, each four pages, with the surveyor’s name on the index as A. Trigo and Associates. A longer instrument in 1993, at Official Records Book 1790, page 358, and a 1992 instrument at Official Records Book 1680, page 1276 are indexed with banks among the parties. We read these as the build-out record: the declaration was written for 22 units, and phases were declared, financed and sold one group at a time.
On April 30, 2012 the members adopted an Amended and Restated Declaration of Condominium, with restated articles of incorporation and bylaws, and the certificate was recorded on May 18, 2012 at Official Records Book 4798, page 1526, in 112 pages. The restatement says the earlier declaration “as it has previously been amended, is hereby further amended in part and restated in its entirety.” This 2012 document is the one that governs today, and it is the one the rest of this guide reads.
The record after the restatement is short and specific. The table lists what we read at the Clerk, in date order.
| Year | Instrument | What it did |
|---|---|---|
| 2007 | Certificate of amendment to the bylaws, OR 4171, page 2279 | Allowed a board of three to five members, always an odd number |
| 2009 | Two agreements with the Collier County water-sewer district, OR 4490, page 2283 and OR 4492, page 3012 | Utility agreements for Pelican Bay Unit Four, Parcel B |
| 2012 | Amended and Restated Declaration, articles and bylaws, OR 4798, page 1526 | Restated the governing documents in full |
| 2017 | Certificate of amendment to the bylaws, OR 5363, page 3987 | Set a five-member board with staggered two-year terms |
| 2018 | Pelican Bay Foundation notice under Section 720.3032, OR 5579, page 3842 | Preserved the Parcel B restrictions |
| 2019 | Berm and landscape buffer easement to the Foundation, OR 5620, page 388 | Granted the Foundation a berm and landscape buffer easement beside US 41 |
| 2025 | Certificate of Approval, OR 6431, page 2074 | Recorded the association’s approval of a purchaser |
The homes at Oak Lake Sanctuary are detached villas built between 1991 and 1996, each a condominium unit that the 2012 declaration reads as a unit and the dwelling constructed on it. The county roll lists 22 parcels with heated areas from 1,807 to 3,902 square feet and a median of 1,984.
The declaration defines a unit as the part of the condominium property subject to exclusive ownership and says that wherever the word appears it is to be read as if followed by “and dwelling constructed thereon.” The Southwest Florida MLS files both recent sales as single-family villa detached, and the declaration’s own scheme of five-foot side strips and a twenty-foot front strip around each unit is the layout of separate homes. Beauville, the neighborhood we compare it with later, mixes attached and detached villas; Oak Lake Sanctuary is detached.
The county’s 2026 roll gives heated areas from 1,807 to 3,902 square feet, a median of 1,984 and a range of 2,095 square feet (3,902 minus 1,807 is 2,095). The two MLS sales report living areas of 2,456 and 3,669 square feet. The roll and the MLS measure differently, and the declaration lets owners enlarge a dwelling with board approval, so a buyer should ask which area a listing uses and what the permit file says.
The roll dates the 22 homes from 1991 to 1996, which makes Oak Lake Sanctuary one of the newer villa neighborhoods in the Pelican Bay roster, alongside Coco Bay (1994 to 1996), Grand Bay (1991 to 1993) and Carlton Place (1991 to 2007). Homes of that age may be on a second roof and a second or third air conditioning system, so ask for dates, a point we return to under maintenance and insurance.
Oak Lake Sanctuary at Pelican Bay recorded 1 closing in the last 12 months at $1,825,000 and has no active listing today, so a seller’s price rests on two recent sales and on the paperwork. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Oak Lake Sanctuary home against the closest sales, so request a free home valuation or call Jesse direct at (239) 898-6072.
Section 8.1 makes each driveway a limited common element appurtenant to its unit, and Section 11.2 makes the owner responsible for maintaining it. Section 12.7 bars overnight parking anywhere on the property except in a unit’s garage or driveway, and keeps trucks, boats, trailers, campers, recreational vehicles and motorcycles inside a garage. The declaration does not say how many cars a garage holds.
The declaration does not state a story count or describe floor plans, and the exhibits we could read are the survey and plot plans rather than elevations. Do not assume a plan or a height from the street; ask the seller for the plan and the as-built survey.
Section 11.4 lists a pool, a screen enclosure, a fence, a wall and an addition among the alterations that need the board’s written approval, and Section 8.1(B) lets an owner use the yard strips for landscaping, porches, decks, fences and courtyards if the association approves in writing. A buyer who wants a pool should ask the board what it has approved before, not what the declaration permits in principle.
A unit at Oak Lake Sanctuary is a condominium parcel made up of the unit as shown on the survey, a one twenty-second share of the common elements and the common surplus, one of 22 votes, and exclusive use of a driveway and a yard strip. The dwelling on it belongs to the unit owner.
Section 6.2 lists what comes with a unit: ownership of the unit and an undivided share of the land and other common elements, membership and voting rights in the association, the right to use the common elements, an easement for the airspace the unit occupies, and other appurtenances in the documents. Section 6.3 says no unit may be subdivided and no fractional portion may be sold, leased or transferred.
Each of the 22 units owns a 1/22 share of the common elements and the common surplus, which is 4.55 percent (1 / 22 = 0.0455), and pays the same share of common expenses under Section 10.2. Each unit has one vote, and Section 4.17 defines a voting interest as the same thing as a unit.
Section 8.1 reserves two things to each unit. The first is a driveway that serves only that unit. The second is the ground around the unit: five feet from each side boundary, five feet from the rear boundary and twenty feet from the front boundary, as shown on Exhibit B. The owner may use the strip for landscaping, porches, decks, fences, courtyards and other lawful purposes that are consistent with the documents and approved in writing by the association. The right passes with the unit and cannot be separated from it.
Section 7.2 reserves easements for utilities, for encroachments, and for pedestrian and vehicle access across the sidewalks, streets and paths. The association may grant, modify or relocate utility easements without any owner’s joinder if they do not unreasonably interfere with the use of the units. Section 7.1 also creates support and utility-service easements through the units.
Section 7.3 says the share of the common elements cannot be conveyed or separately described, and the common elements cannot be partitioned while the condominium exists. The association may pledge assessments and its own property as collateral for a loan.
An Oak Lake Sanctuary home carries Pelican Bay Foundation membership, which brings the community’s beaches, a tram system, a Community Center and a large racquet program, while the condominium itself adds only roadways, landscaping and the common elements, with no clubhouse or pool of its own that we found in the documents.
The Foundation describes nearly three miles of white sand beach along the community’s western boundary, with beach attendants, two beach access locations and open hours daily from 9 a.m. to sunset. The Foundation’s overview lists the Sandbar at the South Beach and Marker 36 restaurant at the North Beach. Hours and rules change, so confirm them with the Foundation before you plan around them.
The Foundation’s tram is an open-air, electric-powered system running along a raised berm conservation area with boardwalks through mangroves. It has eight stations and drivers who make more than 900,000 trips a year. We found no primary source that puts Oak Lake Sanctuary at a particular station, so ask the Foundation which stop is nearest your address.
The Community Center hosts events and classes and holds an art studio, card rooms and meeting spaces, with dedicated areas for Bridge and Mahjong. The Foundation’s realtor page describes one of the most active racquet programs in Southwest Florida: more than 4,500 active tennis members, 18 Har-Tru courts, and a shared-use complex built with Collier County that has 20 pickleball courts and 8 Har-Tru clay courts. The Pelican Bay Services Division board meets at the Community Center, so it doubles as the place where the community’s tax-funded budget is discussed in public.
The Foundation describes Pelican Bay as anchored by the Ritz Carlton, Naples Grande Beach Resort, Waterside Shops and The Marketplace, with 88 acres of parks and recreation areas and about 6,500 residences in 95 associations. Artis-Naples is 0.96 straight-line miles from the low end of the Turtle Ct range, and the Foundation office and Commons building is 0.73.
Inside Oak Lake Sanctuary the common elements are the roads, the common landscaping and the ground outside the units and yard strips. In 2019 the association also granted the Foundation an easement over the berm and landscape buffer beside US 41, which the Services Division maintains. We found no shared pool, clubhouse or amenity building in the 2012 declaration.
The Foundation issues ID cards to owners, and a Realtor Guest Card is issued for a single day and only to licensed Florida Realtors who accompany their clients. The Foundation charges the seller $500 when ID cards are not returned at closing, so return them. A tenant receives at most two cards for the length of the lease.
The published fees at Oak Lake Sanctuary at Pelican Bay total $4,685 a year before the association’s own assessment: $3,435 to the Pelican Bay Foundation and $1,250.00 to the Pelican Bay Services Division for fiscal 2027. The association’s own assessment is set by its board, billed quarterly and not published.
The Foundation’s estoppel form dated August 31, 2026 shows an annual assessment of $3,435 for fiscal 2027, made up of operating $2,180, replacement reserve $497 and bulk media $758 ($2,180 + $497 + $758 = $3,435). Quarterly that is $858.75, which is $545.00 operating, $124.25 reserve and $189.50 media.
The revised fiscal 2026 figure is $3,295, made up of $2,083, $384 and $828. The Foundation’s Assessment Analysis describes fiscal 2027 as a 4.2 percent increase in total, with operating up 4.6 percent, the reserve up 29.4 percent and bulk media down 8.5 percent, across 7,227 units.
The Assessment Analysis in the Foundation’s fiscal 2027 budget package lists the per-unit totals for the recent past.
| Fiscal year | Foundation assessment |
|---|---|
| 2021 | $2,392 |
| 2022 | $2,420 |
| 2023 | $2,684 |
| 2024 | $2,944 |
| 2025 | $2,675 |
| 2026 | $3,295 |
| 2027 | $3,435 |
The 2026 figure is 23.2 percent above 2025 ($3,295 / $2,675 = 1.232), and the 2027 figure is 43.6 percent above 2021 ($3,435 / $2,392 = 1.436).
The Pelican Bay Municipal Services Taxing and Benefit Unit, which Collier County calls the Pelican Bay Services Division, shows a fiscal 2027 assessment of $1,250.00 on the county’s page, made up of $789.07 for operations and maintenance and $460.93 for capital and projects ($789.07 + $460.93 = $1,250.00), or $104.17 a month. We publish no earlier figure and make no comparison to prior years.
The association’s assessment is the line a buyer cannot read online. Section 6.5 of the bylaws says regular assessments follow the adopted budget and are paid quarterly, Section 10.2 of the declaration splits common expenses equally, one twenty-second per unit, and Section 6.3 of the bylaws requires reserves for roof replacement, painting and pavement resurfacing of anything in the common elements and for any item over $10,000. The amount is member-only, so the contract’s association-documents review period is where you learn it.
The Foundation charges a resale capital assessment of $15,000 to the buyer for deeds recorded on or after October 1, 2026, up from $10,000 before that date, and the recording date decides which amount applies. Section 7.04 of the Foundation’s bylaws lists exemptions, including a limited one-time exemption for a Pelican Bay owner who buys another home in the community, which carries a $1,000 processing fee. The Foundation’s realtor page describes a 3.5 percent annual escalator from October 1, 2027, which would make the charge $15,525 ($15,000 x 1.035 = $15,525).
The Foundation charges the seller $250 for the estoppel, plus $100 if the seller asks for expedited delivery within 3 business days, and $500 for each ID card not returned. Section 718.116(8) caps the association’s own estoppel fee at $250, with $100 more to expedite within 3 business days and $150 more when the account is delinquent. As we read the state’s current adjusted caps, the figures are about $299, $119 and $179, so ask the association which amount applies.
For condominiums, the Foundation’s estoppel form says it bills the condominium association rather than the owner. If the Foundation bills each of the 22 units at the same $3,435, the association pays the Foundation $75,570 a year ($3,435 x 22 = $75,570) and collects it from owners through its budget. How the association spreads that line is a budget question, so ask for the budget.
Oak Lake Sanctuary at Pelican Bay owners pay through three layers: Oak Lake Sanctuary at Pelican Bay Condominium Association, Inc. for the common areas and landscaping, the Pelican Bay Foundation for beaches, tram and the Community Center, and the Pelican Bay Services Division for operations, maintenance and capital projects.
| Layer | What it covers | Fiscal 2027 amount | How billed |
|---|---|---|---|
| Oak Lake Sanctuary at Pelican Bay Condominium Association, Inc. | Common elements, unit landscaping and irrigation, insurance on the common elements, reserves | Not published | Quarterly under the bylaws |
| Pelican Bay Foundation | Beaches, tram, Community Center, community amenities | $3,435 per unit | Billed to the association |
| Pelican Bay Services Division | Operations and maintenance, capital and projects | $1,250.00 | County assessment |
The last row is the one most buyers overlook, because it comes from the county and not from an association.
Section 6.4 of the 2012 declaration says the condominium property is subject to the Foundation’s Second Amended and Restated Declaration and General Protective Covenants and to the Parcel B restrictions, and Section 12.9 ties For Sale and Open House signs to the Foundation’s guidelines. The declaration therefore tells every owner that obligations exist outside the condominium’s own budget.
The association’s lien rights are in Sections 10.8 to 10.10 of the declaration. The Foundation and the county have their own collection tools, and we do not summarize them here because we did not read those instruments for that purpose. Treat each layer as a separate creditor and pay them separately at closing.
The two published layers are $4,685 a year ($3,435 + $1,250), or $390.42 a month ($4,685 / 12 = 390.42). Add the association’s budget line to that, and add property tax and insurance, to see your own cost of ownership. The Foundation line alone is $286.25 a month ($3,435 / 12 = 286.25), and the Services Division line is $104.17.
At Oak Lake Sanctuary the declaration and bylaws give the association a lien for unpaid assessments, interest at the highest lawful rate, late fees and attorney’s fees, a right to accelerate the year’s assessments once a lien is recorded, and fines of up to $100 per violation, capped at $1,000 for a continuing violation.
Section 6.5 of the bylaws says regular assessments are paid quarterly, and Section 6.2 requires the board to mail a detailed proposed budget and a meeting notice at least 14 days before the meeting that adopts it. If no budget is in place when a quarter falls due, the installment is presumed to equal the previous year’s first installment until a budget is adopted.
Assessments paid within 10 days after the due date bear no interest. After that the association may charge interest at the highest rate the law allows and a late fee. Payments are applied first to interest, then to late fees, costs and attorney’s fees, and last to the delinquent assessment itself. Under Section 10.4 the owner of a unit is liable for assessments that come due while he or she owns it, and a new owner is jointly and severally liable with the previous owner for assessments that came due before the transfer and remain unpaid.
Section 10.8 gives the association a lien on each parcel for unpaid assessments, interest, late fees and fees and costs, effective against first mortgages only from the recording of a claim of lien and otherwise back to the recording of the original declaration. Section 10.9 makes the lien subordinate to a recorded first mortgage only to the extent Section 718.116 requires, and Section 10.10 lets the association foreclose or sue for a money judgment without giving up its lien. Section 10.7 lets it accelerate the year’s assessments once an installment is more than 30 days past due and a claim of lien is recorded.
Section 6.6 of the bylaws lets the board levy special assessments for unusual, unexpected or non-recurring expenses on at least 14 days’ notice that states the purpose, estimated cost and description. If the adopted annual budget would raise the assessment above 115 percent of the prior year’s, Section 6.2.1 requires a special members’ meeting on a written request from 10 percent of the voting interests within 21 days, and a substitute budget needs a majority of all voting interests. Reserves and betterments are excluded from that 115 percent test.
Section 6.3 of the bylaws requires the budget to include reserve accounts for roof replacement, building painting and pavement resurfacing of any structure in the common elements, and any other common item whose replacement or deferred maintenance costs more than $10,000. Owners can vote by majority at a duly called meeting to fund no reserves or less than the statute requires, and the bylaws require a bold warning on the proxy that waiving reserves may result in special assessments. Because the association insures and maintains only the common elements, ask what the reserve schedule actually lists.
Section 8.1 of the bylaws caps a fine at $100 per violation and $1,000 in the aggregate for a continuing violation, requires 14 days’ written notice and a hearing before a committee of owners who are not directors or members of a director’s household, and says a fine may not become a lien. Voting rights may be suspended when a monetary obligation is more than 90 days delinquent. Section 718.303 states the same caps.
Section 10.11 of the declaration lets an owner or mortgagee request a certificate of what is owed, and the association must provide it within 15 days of a written request; as we read Section 718.116(8), the statute now sets 10 business days, and Section 22.3 says the statute controls. The fee must be on the certificate, and it is refunded if the closing does not occur and the request is made within 30 days of the closing date. A buyer who takes title is jointly liable for unpaid assessments, so the estoppel is the buyer’s protection and the seller’s first task.
The 2012 Amended and Restated Declaration of Condominium for Oak Lake Sanctuary at Pelican Bay runs 22 numbered sections over about 33 pages, followed by the restated articles, the restated bylaws and the recorded Parcel B restrictions. Here is what each part does and what it means for an owner or a buyer.
Section 1 restates the declaration in its entirety and says buying a unit, or leasing or occupying one, is acceptance of the declaration as amended. Section 2 names the condominium and its location on Turtle Court. Section 4 defines the terms, including “Family,” which means one natural person, or two or more people who reside together as a single housekeeping unit and are related by blood, marriage, adoption or legal custody, or no more than two natural persons not so related who reside together, along with their children. Section 4.17 sets 22 units and 22 voting interests.
Section 6 gives each unit a one twenty-second undivided share and lists its appurtenances. Section 6.4 binds the property to the Foundation’s Second Amended and Restated Declaration and General Protective Covenants and to the Parcel B restrictions as amended in 1991, copies of which are Exhibit E.
Section 7 defines the common elements and reserves easements for utilities, encroachments and access. Section 8 makes each driveway a limited common element and reserves to each unit the five-foot side and rear strips and the twenty-foot front strip shown on Exhibit B.
Section 9 establishes the association as the operating entity, with the amended articles as Exhibit C and the bylaws as Exhibit D. The association may delegate management to a licensed manager but keeps its statutory powers and duties. Membership belongs to the record owners of the units, the board acts without an owner vote unless the Condominium Act or the documents require one, and the association has the power to buy units, including at its own lien foreclosure.
Section 10 sets out regular and special assessments, each unit’s share, liability on transfer, the 10-day grace period, interest and late fees, the order in which payments are applied, acceleration, the lien and its priority, foreclosure, the estoppel certificate, and the association’s right to collect rent from a tenant when an owner is delinquent.
Section 11 divides maintenance between the association and the owner, requires board approval for alterations, sets the 30-day written notice and 30-day response for board approvals, and requires the board to adopt hurricane shutter specifications and not to withhold approval of conforming shutters.
Section 12 limits each unit to single-family residential use, caps overnight occupancy at ten persons, sets rules for guests when the owner is absent, addresses minors, pets, parking, nuisances, signs and antennas, and permits only a business that cannot be detected from outside the unit and does not bring visitors.
Section 13 requires board approval of every lease, with a three-per-year limit and a 30-day minimum term. Section 14 requires board approval of every sale or gift, a Certificate of Approval in recordable form, and a primary occupant when title is held by co-owners who are not spouses or by an entity. The details are in the leasing section and in the sale section below.
Section 15 allocates insurance: the association insures the common elements, and each owner insures the unit and dwelling. Section 16 sets the owner’s duty to clear debris within 90 days and to rebuild within 180 days after a loss of 50 percent or less. Section 17 handles condemnation, and the association is each owner’s agent in negotiating the award.
Section 18 follows the termination procedure of Section 718.117: a plan of termination, a termination trustee, a 90-day window to contest the plan, and an order of distribution of proceeds. The two approval routes are a majority of the board and of the voting interests where repairs cost more than the units are worth after completion, or 80 percent of the voting interests with no more than 10 percent objecting.
Section 19 lets the association or an owner sue for compliance and awards fees to the prevailing party. Section 20 gives institutional mortgagees notice and inspection rights and makes a first mortgagee who takes title liable for assessments to the extent the statute provides. Section 21 governs amendments. Section 22 says the Condominium Act controls over the declaration, the declaration over the articles and bylaws, and the articles over the bylaws, and that the board interprets the documents.
Exhibit A is the survey and plot plan reference, Exhibit B the survey of the land and plot plans showing every unit, Exhibit C the restated articles, Exhibit D the restated bylaws and Exhibit E the Parcel B restrictions. The articles say the association’s term is perpetual and that its directors number at least three.
At Oak Lake Sanctuary the association maintains the common elements and the landscaping and irrigation equipment located within each unit, while the owner maintains everything else on the unit, including the dwelling, its roof and its systems, and the limited common element driveway, all at the owner’s own expense.
Section 11.1 makes the association responsible for the protection, maintenance, repair and replacement of all common elements and association property and of all landscaping and irrigation equipment located within a unit, with the cost a common expense. The association is not responsible for specialized landscaping, as the board may determine, and it need not replace healthy landscaping.
Section 11.2 makes each owner responsible, at his or her own expense, for all maintenance, repair and replacement of the owner’s own unit, except what the association must do, and of the driveway next to the unit. In a detached villa that means the roof, the exterior walls and paint, the windows and doors, the garage door, the air conditioning, the plumbing and wiring, the pool if there is one, and the driveway.
Section 11.3 subjects the covering and appearance of windows and doors, whether draperies, shades, reflective film or other items visible from the outside, to the condominium documents and the board’s prior approval.
Section 11.3(B) makes the owner and the owner’s successors responsible for insuring, maintaining and replacing any modification, alteration or addition, whether or not the board approved it. Section 11.3(C) deems the owner to have warranted that contractors are licensed and insured, and requires compliance with the construction lien law in Chapter 713. A buyer inherits the first duty with the home, so ask about every addition.
Section 11.7 makes an owner liable for the cost of repairs to common elements, other units or personal property made necessary by the owner’s wrongful act or negligence or by a family member, guest, employee, agent or tenant, and requires each owner to maintain the unit and driveway so as to prevent foreseeable damage to others.
Section 11.8 gives the association an irrevocable right of access during reasonable hours to the part of the unit outside the dwelling to maintain the common elements or to prevent damage. Section 11.6 lets it enter the exterior of a unit, with or without notice, to fix a health or safety hazard after reasonable notice of a maintenance failure.
Oak Lake Sanctuary’s association insures the common elements and the owner insures the dwelling. Section 15.1 of the 2012 declaration says the association’s property policy covers the condominium property as installed but excludes the units and the improvements and personal property on them, which is the owner’s responsibility.
Section 15.2 requires the association to use best efforts to carry property insurance on the common elements, with replacement cost determined by an independent appraisal at least once every 36 months, and general liability, workers’ compensation, directors and officers liability and fidelity coverage. The association may self-insure to the extent the law allows. Owners can inspect a summary of coverage and the master policies on request under Section 15.4.
Section 15.1(E) says an owner’s policy must conform to Section 627.714. Because the association does not insure the dwelling, the owner buys coverage for the building itself, the contents, liability, wind and, if the lender or the zone requires it, flood. Ask your insurance agent which form fits a detached dwelling that the association does not insure, and get the quote before the contract’s insurance contingency ends.
Section 15.2 lets the board set deductibles consistent with industry standards for communities of similar size and age, using available funds, reserve accounts or predetermined assessment authority. A buyer should ask what the master policy deductible is and where the association would find the money.
Section 16.1 requires an owner to clear a unit of debris within 90 days after a casualty and, when 50 percent or less of the dwelling is lost, to rebuild within 180 days to the original plans or plans the board approves. If more than 50 percent is lost, the owner may decide not to rebuild but must clear the unit. For the common elements, Section 16.2 requires the association to rebuild and to levy a special assessment without an owner vote if insurance and reserves fall short.
Section 16.3 provides that if loss to the common elements leaves at least 18 dwellings unlikely to be habitable within 180 days, the common elements are rebuilt unless the members vote to terminate within 120 days. Section 16.6 requires rebuilding substantially to the original plans, or to different plans approved by the board, three quarters of the voting interests and the primary institutional mortgagee.
At Oak Lake Sanctuary no improvement or change to a unit’s exterior may begin until the board has approved the plans, specifications and location in writing, under Section 11.4. Section 11.9 requires 30 days’ written notice and gives the board 30 days to answer, with a further 30 if an architect or engineer must review.
Section 11.4 covers any building, fence, wall, sign, paving, grading, pool, addition, alteration, screen enclosure or other improvement, and changes in exterior colors, finishes and materials. The board may deny approval if the alteration would adversely affect or be detrimental to the condominium. Section 11.9 lets the board consult a licensed Florida architect or engineer, pass the cost on to the owner and require that plans be prepared by one.
Section 11.4 also subjects any glass, screen, curtain, blind, shutter, awning or other addition visible from outside the unit to prior approval. Section 11.4 requires the board to allow a reasonable accommodation for a religious object on the mantel or frame of the door, not exceeding 3 inches wide, 6 inches high and 1.5 inches deep.
Section 11.10 requires the board to adopt hurricane shutter specifications, including color and style, that comply with the building code, and says it may not withhold approval for the installation or replacement of shutters that conform. Section 718.113 is the statute behind that rule.
Section 11.5 bars the association from material alterations or substantial additions to the common elements without approval of at least two thirds of the voting interests, unless the work is reasonably necessary to protect, maintain, repair, replace or insure the property or to comply with law.
Section 8.1(B) lets an owner use the yard strip for landscaping, porches, decks, fences and courtyards if the association approves in writing. A buyer who wants to extend the home’s footprint into the strip should ask for the board’s past approvals.
The Oak Lake Sanctuary declaration has no expiration date. It can be amended by two thirds of the voting interests present and voting at a meeting with a quorum, subject to protections for each unit’s size, appurtenances and share of expenses, and the condominium can be terminated only by the plan procedure in Section 18.
Under Section 21 an amendment may be proposed by the board or by a petition signed by the owners of at least five units, and goes to a vote at the next annual meeting for which notice can still be given. The text must be shown with additions underlined and deletions struck through unless the rewrite is substantial. Passage takes two thirds of the voting interests present, in person or by proxy, at a meeting where a quorum is established, and the amendment takes effect when a certificate and the text are recorded in the public records.
Section 21.5 says no amendment may materially change the configuration or size of a unit, materially alter its appurtenances, or change the proportion by which an owner shares common expenses and common surplus, unless all record owners of the unit and any institutional mortgagee consent in writing. No amendment may unlawfully discriminate against an owner or class of owners.
Section 21.3 deems the documents amended by changes in statutes that control over conflicting provisions, and lets the board amend them to conform to statute, to correct scrivener’s errors and to restate and consolidate prior amendments, at a duly noticed board meeting with the amendments on the agenda.
Article 9 of the restated bylaws governs bylaw amendments. The 2007 and 2017 certificates of amendment changed the board’s size and terms, which shows the route in practice.
Section 18 allows a plan of termination by a majority of the board and a majority of the voting interests when reconstruction or repair would cost more than the value of the units afterward or when land use rules make rebuilding impossible, and by 80 percent of the voting interests when no more than 10 percent object. The plan must be recorded, and an owner or lienor has 90 days after recording to contest it.
The record shows the documents were rewritten in full in 2012 after 21 years, and that the board structure was tuned in 2007 and 2017. We found no later amendment of the restated declaration in the Clerk’s index through October 7, 2026.
Oak Lake Sanctuary at Pelican Bay is not a 55-plus community under its 2012 declaration. The declaration sets no minimum age for owners or occupants. Section 12.5 asks only that occupants under 18 be supervised by an adult so that they do not become a source of unreasonable annoyance to other residents.
Section 12.5 is titled Minors and treats supervision as the owner’s responsibility, in the same way Section 12.8 treats nuisances. It does not exclude, limit or condition occupancy by age, and the family definition in Section 4.6 turns on how people live together, not on how old they are.
We read the restated declaration from Section 1 through Section 22 and found no age restriction, no housing-for-older-persons designation and no age-based approval criterion. The board’s grounds for disapproving a purchaser in Section 14.3(C) concern criminal history, financial responsibility, conduct and the application, not age.
Oak Lake Sanctuary addresses are assigned to Collier County public schools in the district’s lookup, covered in the schools section below. The Foundation’s amenities, from the beaches to the tennis program, are open to members of every age.
You can lease a home at Oak Lake Sanctuary only with the board’s approval of each lease. Section 13 allows up to three leases in a calendar year with a minimum term of 30 consecutive days, bars subleasing and requires the tenant to be a natural person, and the Foundation requires its own lease application.
Section 13.2 says no unit may be leased more often than three times in any calendar year, and the minimum lease term is 30 consecutive days. The first day of occupancy decides the year of the lease. There is no maximum length, but any lease of more than one year is deemed to reserve the association’s right to approve the continuance of the lease at annual intervals.
Under Section 13.1 the owner gives the board written notice at least 30 days before the first day of occupancy with the proposed lessee’s name and address, a fully executed lease and other information the board reasonably requires. The board may interview the lessee, who must sign for having received the condominium documents. The board then has 15 days to approve or disapprove, and silence counts as approval.
Section 13.1(C) says a lease may be disapproved only if a majority of the entire board so votes, and lists grounds such as delinquent assessments, a history of leasing without approval or to troublesome lessees, inadequate screening by the rental agent, a felony conviction of the kind the section describes, a history of disregard for others’ rights, financial irresponsibility, false or incomplete information, unpaid fees and failure to give proper notice.
Under Section 13.3 a leased unit may be occupied overnight by at most eight persons, including guests, and guests may stay up to ten days, once during the lease term. Section 13.2 forbids lessees to keep pets anywhere in the condominium property. The entire unit must be leased, and Section 13.5 makes the condominium documents binding on every occupant.
Section 13.6 lets the association charge a preset application fee up to the legal maximum, no fee for renewing with the same lessee, and a security deposit authorized by Section 718.112. Section 10.12 lets the association require tenants to pay rent to it when the owner is delinquent, and the board may require a lease addendum to that effect.
The Foundation’s lease application must be submitted at least 30 days before occupancy with a $500 non-refundable processing fee and the association’s signed approval form, and a rental receives at most two ID cards. Section 3.26 of the Foundation’s covenants, as amended in 2019 at Official Records Book 5634, page 1101, treats leasing broadly, including through Airbnb, VRBO and similar sites, and says no single-family dwelling unit shall be leased more than two times per calendar year “unless otherwise provided by Neighborhood Covenants.” Oak Lake Sanctuary’s own declaration allows three. We did not find a ruling on how the two interact, so a landlord should ask both the association and the Foundation which limit they apply.
A 30-day minimum rules out nightly and weekly stays, and Section 12.1 treats use of a unit as a public lodging establishment as a business use that the declaration does not allow. Oak Lake Sanctuary is not a vacation-rental investment.
Oak Lake Sanctuary allows an owner to keep not more than one typical household pet in a unit, under Section 12.6 of the 2012 declaration, provided it is not kept for a commercial purpose. Tenants may not keep pets, and guests may bring one only while the owner is in residence.
An existing owner gives the association advance written notice of an intent to keep a pet for the first time, and a proposed purchaser discloses the type and size of the pet in the application under Section 14. Pets must comply with Collier County ordinances.
Pets must be carried or kept on a leash outside a dwelling or enclosed patio area, and any solid waste must be cleaned up immediately. No pet may be kept outside a dwelling when the dwelling is unoccupied.
Section 12.6 calls the ability to keep a pet a privilege and not a right. If a majority of the board decides that a pet is a nuisance, the owner must remove it on written notice, and the board may use all remedies in the documents and the Condominium Act to force removal.
Section 12.6 bars tenants and guests from keeping pets on the condominium property, except that a guest may bring a pet to a unit when the owner is there, with prior written notice to the association. Section 13.2 repeats the rule for lessees. A buyer who plans to rent should understand that a tenant’s pet is not allowed.
The declaration sets no weight limit, breed list or size limit; it says “typical household pet” and leaves the definition to the board. Support animals and service animals are governed by fair housing law, not by Section 12.6, and a buyer with one should raise it with the association during the application.
Oak Lake Sanctuary’s surprises are all in Section 12: no For Rent signs, For Sale and Open House signs only within the Foundation’s guidelines, satellite dishes of one meter or less not visible from the street, overnight parking only in garages and driveways, and a written notice to the association before unaccompanied overnight guests.
Section 12.9 bars For Rent and similar signs anywhere on the property and permits For Sale and Open House signs within the Foundation’s guidelines, which set design, color, days of the week and times. A listing here is marketed within those guidelines.
Section 12.10 allows direct broadcast and multi-point dishes of one meter or less and television broadcast antennas, but not where they are visible from the street, and lets the board require paint or landscape screening so the device is out of sight from Turtle Court and other dwellings.
Section 12.7 bars overnight parking except in a unit’s garage or driveway, requires any truck (a vehicle with payload capacity over one-half ton, with sport utility vehicles excepted) to be kept fully enclosed in a garage, and does the same for boats, trailers, campers, recreational vehicles, motorcycles and unlicensed or inoperable vehicles. Vehicle repairs are prohibited, and commercial signage on vehicles is not allowed except for vendors on business.
Section 12.2 limits who may stay in a unit when the owner and family are absent: one grandparent, parent or child of the owner or spouse (with that person’s grandparents, parents and children) without a limit on occasions, and other guests for one family occupancy of up to two weeks, twice in a calendar year, with at most six persons. The owner must tell the association in advance the names of unaccompanied overnight guests and the length of stay.
Section 12.1 caps overnight occupancy of a unit at ten persons. Section 12.3 lets the board grant limited exceptions to the occupancy restrictions in cases of undue hardship, and says one exception is not a precedent.
Section 12.1 permits a business only if it is not apparent or detectable from outside the unit by sight, sound or smell, conforms to zoning, involves no regular visits by clients or customers, and fits the residential character of the property.
Oak Lake Sanctuary is governed by a board of five directors elected to staggered two-year terms under the 2017 amendment to the restated bylaws. Each of the 22 units has one vote, a quorum is 30 percent of the voting interests, and disputes between an owner and the association go to mandatory non-binding arbitration first.
The 2012 bylaws set a board of three to five directors, always an odd number, serving one-year terms. A 2007 certificate had allowed the three to five range, and a 2017 certificate set five directors on staggered two-year terms. The annual meeting is held at the condominium or within 45 miles, to elect directors.
Section 4.2 of the bylaws requires a director to be a member, a primary occupant or the spouse of one, bars a person who is delinquent in a fee, fine or assessment, and restricts those with certain felony convictions. Co-owners of one unit may not serve at the same time unless they own more than one unit or there are not enough candidates. Limited and general proxies cannot be used in director elections.
Notice of any members’ meeting must go out at least 14 continuous days ahead with an agenda, and the annual meeting notice must also be posted conspicuously for 14 days. A quorum is 30 percent of the voting interests in person or by proxy, and a majority of those voting decides, unless the documents or the law require more. A unit’s vote cannot be divided, and a unit owned by the association cannot vote.
Special members’ meetings are called by the president, by a majority of the directors, or by written petition of 25 percent of the voting interests. Members may act by written consent without a meeting under Chapter 617 if the consents reach the votes needed at a meeting.
Minutes of members’ and board meetings are kept for seven years and are available to members, and the association keeps an official owners’ roster. Within 90 days after the fiscal year ends, which is the calendar year, the association prepares a financial report, and delivers it or notice of it within 120 days. Persons who control association funds must be bonded or insured.
Section 8.2 of the bylaws requires mandatory non-binding arbitration under the Division’s rules, before suit in Collier County, for any dispute as defined in Section 718.1255, excluding matters such as title, warranties, the levy or collection of assessments, eviction of a tenant and breaches of fiduciary duty.
The Clerk’s index for the association’s name lists a small number of lien, judgment and lis pendens records, all of them in 1990 to 2003 and in 2025 and 2026, and 14 notices of commencement, mostly in 1992 and 1993 during the build-out. We name no party and draw no conclusion, because the index does not say who owes what. The association’s estoppel is the place to learn whether any owner’s account is in arrears.
Florida’s milestone inspection law, Section 553.899, is aimed at condominium buildings of three stories or more, and Oak Lake Sanctuary does not appear on Collier County’s January 2026 milestone list, which has no Oak Lake row, even though the neighborhood sits inside the county’s three-mile saltwater milestone buffer.
As we read Section 553.899, a covered condominium or cooperative building needs a milestone inspection when it reaches 30 years of age, or 25 years where the local government finds that salt-water proximity applies, with later inspections at 10-year intervals. The statute is aimed at buildings three stories or more in height, and the local enforcement agency sets the calendar.
Collier County’s Milestone Inspections page sets the dates that matter here. It says coastal buildings with a Certificate of Occupancy dated before July 1, 1997 must have the first milestone inspection by December 31, 2024, and coastal buildings with a Certificate of Occupancy between July 1, 1997 and December 31, 1999 must have it by December 31, 2025. We read the county’s schedule and its Milestone Map for the answer rather than counting years from a completion date.
Collier County’s milestone buildings list, as of January 2026, has no Oak Lake Sanctuary entry. The county’s milestone buffer layer, queried at five points along Turtle Ct, places all five inside the three-mile saltwater buffer. The list does carry a Turtle Lake Golf Colony on Turtle Lake Ct, which is a different development and not this one.
Section 718.112(2)(g) requires a structural integrity reserve study for buildings of three habitable stories or higher, and the same subsection says the requirement does not apply to buildings of fewer than three stories. An Oak Lake Sanctuary buyer should ask the association for the written statement that Section 718.503(2)(e) puts into every resale contract, which says whether the association is required to have a milestone inspection or a study.
The 2012 declaration and the county roll do not state how many stories each Oak Lake Sanctuary dwelling has, and we have not seen the plans. If a home you are considering has three habitable stories, ask the association whether it has been treated as covered and ask to see the county’s Milestone Map entry for the address. Where the county list has no row, the safest course is still to ask in writing.
Every Oak Lake Sanctuary address we queried on Turtle Ct sits in FEMA flood zone X, the 0.2 percent annual chance area, on panel 12021C0381J effective February 8, 2024, and in Collier County’s hurricane Evacuation Zone A. Insurance is the owner’s job here because the association insures only the common elements.
We sent five Turtle Ct points (863, 880, 899, 912 and 930), each geocoded by the Census Bureau, to FEMA’s National Flood Hazard Layer, to FEMA’s panel layer and to the county’s hurricane evacuation layer. All five came back zone X with the 0.2 percent annual chance description, panel 12021C0381J and Evacuation Zone A. Zone X in this description is not a Special Flood Hazard Area.
A federally backed mortgage requires flood insurance only for property inside a Special Flood Hazard Area, and zone X with a 0.2 percent annual chance is outside it. That does not mean the lender, the association or your own insurer will not ask, and flood damage is excluded from a standard homeowner policy, so the Section 689.302 form tells every buyer to talk to an insurance agent about separate flood cover. Price the quote before you waive anything.
The county’s evacuation layer places the five points in Zone A. Collier County Emergency Management issues evacuation orders by zone, and a buyer should read the county’s current hurricane guide for what Zone A is asked to do and when. The neighborhood is inland of the beach and inside a master-planned community, but the zone designation is the county’s, not ours.
Collier County’s August 2026 news release says a proposed flood insurance rate map is in front of the public, that a 90-day appeal period began on August 19, 2026, and that the new map is expected to take effect around summer 2027, subject to change. We have not found what the proposed map assigns to Turtle Ct, so we make no claim about a new zone. Ask your insurance agent to check the address against the county’s proposed map before and after it takes effect.
Section 15 of the 2012 declaration has the association insure the common elements only, and the owner insures the dwelling, the contents and the owner’s liability. That is the reverse of a typical garden condominium, where the association insures the building. A lender will want a policy on the full replacement cost of the dwelling, and the owner needs to ask what the association’s master policy covers on the roads and landscaping.
Section 627.714 requires a unit owner’s residential property policy to include at least $2,000 of property loss assessment coverage for assessments from the same direct loss, subject to a deductible of no more than $250, for policies issued or renewed on or after July 1, 2010. In a community where the association insures only common elements, a large assessment is less likely than in a high-rise, but a buyer should still read the limit on the policy.
Section 718.113 has the board adopt hurricane shutter specifications covering color, style and other factors, and Section 11 of the 2012 declaration requires the board to adopt specifications and not to withhold approval of conforming shutters. Ask the association what it has approved before you order any, and keep the approval letter with the closing file.
Section 689.302 requires a seller of residential real property to complete and provide a flood disclosure at or before the time the sales contract is executed. It asks whether the seller knows of flood damage during the seller’s ownership, whether a claim was filed and whether assistance was received. A seller who has the answers ready avoids a contract-stage delay.
Children at Oak Lake Sanctuary addresses are zoned, in the district’s 2027 lookup, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, according to the Collier County Public Schools address search for three of the Turtle Ct addresses we queried, and the neighborhood has no age restriction.
We queried the Collier County Public Schools address service for the 2027 school year with five Turtle Ct addresses. Three of them (863, 899 and 930) returned the same three schools, and the other two returned no match from the service, which tells us only that the lookup is incomplete. A buyer should confirm assignments for a specific address with the district before relying on them.
Sea Gate Elementary is at 650 Seagate Dr and is 1.40 straight-line miles from the low end of the Turtle Ct address range. We did not compute distances to Pine Ridge Middle or Barron Collier High.
The district publishes school grades on its School and District Grades page. We did not record a letter grade for any of these schools in this guide, because the grades change every year and the page, not this guide, is the record. Look up the current grade, and the enrollment boundaries, on the district’s site.
The declaration contains no minimum age for residents, and Section 12.5 asks only that minors be supervised in the common areas. Families can buy here, subject to the board’s approval of the purchaser, and the home’s size is the practical limit: the county roll shows a median of 1,984 heated square feet.
Daily life at Oak Lake Sanctuary runs along one street, Turtle Ct, inside Pelican Bay, with US 41 on the east, the Foundation’s beaches and tram to the west, North Collier Fire as the fire district and utility agreements with the county water-sewer district recorded in 2009 for this parcel.
The 2019 easement describes Pelican Bay as generally north of Seagate Drive, west of US 41 and south of Vanderbilt Beach Road. Oak Lake Sanctuary is in the southern part of that area. We have not timed drives, so we give straight-line miles only: 0.73 to the Foundation office, 0.96 to Artis-Naples, 1.33 to the Community Center, 1.40 to Sea Gate Elementary and 5.78 to the Naples Municipal Airport.
The Foundation’s tram runs eight stations along a raised berm with boardwalks through mangroves. We could not find a primary source that names the station nearest Turtle Ct, so we do not name one. Ask the Foundation for the stop and the current schedule before you count on the tram in a tour.
Two agreements with the Collier County water-sewer district, per the Clerk’s index, were recorded in 2009 at Official Records Book 4490, page 2283 and Official Records Book 4492, page 3012, for Pelican Bay Unit Four, Parcel B. We read them as utility agreements for the parcel and do not state their terms, which a buyer’s attorney can pull from the Clerk.
The county’s fire district layer places the five Turtle Ct points in North Collier Fire. Confirm the district for your address with the county, because fire district boundaries are the county’s to publish.
The Foundation’s fiscal 2027 assessment includes a media line of $758 a year. We did not find the association’s waste or internet arrangements in the 2012 declaration, so ask the association which of these services is bundled, which you contract separately and what the association’s budget shows for them.
The declaration describes no gatehouse on Turtle Ct, and the Pelican Bay roster does not mark the neighborhood as gated. The Foundation issues ID cards to owners and a single-day Realtor Guest Card, so ask both the association and the Foundation how a contractor, a guest or a showing is admitted.
Oak Lake Sanctuary sits inside the Pelican Bay Planned Unit Development, ordinance 04-59, in the county’s Urban Residential Subdistrict, and any exterior project there needs the board’s written approval under the declaration as well as Collier County permits. Nearby parcels carry single-family, other planned-unit and community-facility zoning.
The county’s PUD layer places all five Turtle Ct points in the Pelican Bay PUD, ordinance 04-59, with the county’s reference AR-4008. The Pelican Bay Foundation publishes the PUD with its ordinances among its documents. A buyer who wants to know what the PUD allows on neighboring land should read it, because the Oak Lake Sanctuary declaration governs only the 22 units.
The county’s future land use layer places the street in the Urban Residential Subdistrict. That designation is the county’s growth-management label, and it does not by itself say what can be built on a given lot, which the PUD and the declaration control.
When we queried the county’s zoning layer in a small envelope around the street, about 0.004 degrees or a quarter mile, it returned single-family residential zoning (RSF-1), other planned unit developments and a community-facilities planned unit development named Heavenly, ordinance 04-41. We read that as a mixed residential and institutional edge, and we have not visited each parcel.
Sections 11.4 and 11.9 of the declaration require written board approval of exterior alterations on 30 days’ notice, with the board answering within 30 days. Approval is not a county permit, and the county permit is not a board approval. A project needs both, and a contractor should be told so in the contract.
The Clerk’s index for the association’s name lists 14 notices of commencement, which are the filings that start a permitted construction job, in 1992 through 1995 and in 2011. The early ones track the build-out. We do not name the parties, and the index does not say what work the 2011 notices covered.
Ask for the board’s approval letters for any enlargement, screen enclosure, pool or roof, and the matching county permits and final inspections. A home that has been added to without both is a problem for the next buyer and the next lender, and an estoppel will not cure it.
An Oak Lake Sanctuary sale needs the board’s written approval and a recordable Certificate of Approval under Section 14 of the declaration, the association’s estoppel, the Section 718.503 document package, the Foundation’s estoppel and resale capital assessment, and a flood disclosure at or before contract signing. The Foundation holds no right of first refusal.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Section 14.3(A) of the 2012 declaration requires an owner who intends to sell to give the board or its designee written notice at least 30 days before the intended closing date, with the purchaser’s name and address, a copy of the executed sales contract and the association’s application forms. The board may require an interview, and the buyer must sign for receipt of the condominium documents.
Under Section 14.3(B) the board must approve or disapprove within 20 days after it receives the notice and all requested information or interview, or not later than 60 days after the notice, whichever occurs first. Approval is stated in a Certificate of Approval signed by an officer or manager in recordable form. If the board does nothing within the time, the failure counts as approval and the buyer can demand the certificate.
Section 14.3(C) lets the board withhold approval only for good cause, by a majority vote of the entire board. The listed grounds include certain felony convictions, financial irresponsibility such as bankruptcies, foreclosures or bad debts, an application that suggests the applicant will not follow the condominium documents, a history of disregard for them, missing or false information or fees, and a sale concluded without seeking approval first.
Section 14.3(D) answers a disapproval without good cause by requiring the board, within 30 days after the meeting, to deliver in writing the name of an approved purchaser, which may be the association, who will buy in cash at the same price and on substantially the same terms. If the board does not name one in 30 days, the original buyer is deemed approved and the certificate must issue on demand.
Section 14.5 says a sale that is not approved, or that is disapproved, is void unless the board later approves it in writing. Section 14.3(A)(3) adds that failing to obtain approval before selling creates a rebuttable presumption that seller and buyer intend to violate the documents and is good cause for disapproval. A contract should make approval a condition and say what happens if it does not arrive.
Section 14.4 exempts a first mortgagee that takes title by foreclosure or deed in lieu from the approval process, and from approval of its own later resale. Section 14.6 lets the association charge a preset application fee that does not exceed the legal maximum. The documents do not state the amount, so ask the association for the current fee and the application forms.
The Clerk’s index lists a Certificate of Approval recorded in 2025, at Official Records Book 6431, page 2074. We read it for form only and name no party. Its existence tells a buyer that the association issues the certificate in recordable form and that the closing agent should expect to record one.
Section 10.11 of the declaration lets an owner or mortgagee request a statement of what is owed, and Section 718.116(8) governs the certificate. It must be issued within 10 business days, it has a 30-day effective period if delivered by hand or electronically and 35 days by regular mail, and the fee is capped at $250, with $100 more for delivery within 3 business days and up to $150 more if the account is delinquent. As we read the state’s current adjusted caps, those figures are about $299, $119 and $179.
Section 718.503(2) requires each resale contract to carry a conspicuous clause. The buyer either acknowledges receiving the declaration, articles, bylaws and rules, the latest financial statement and budget and the frequently asked questions document more than 7 days before executing the contract, or the contract is voidable within 7 days after execution and receipt, counted without Saturdays, Sundays and legal holidays. Section 718.503(2)(e) adds a statement on whether the association is required to have a milestone inspection or a structural integrity reserve study.
The Foundation charges the seller $250 for its estoppel and $100 more for delivery within 3 business days, and $500 for any ID card not returned. The buyer pays the $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, unless an exemption applies, and the one-time owner exemption carries a $1,000 processing fee under Section 7.04.
The Foundation’s estoppel form states that the Foundation does not require approval of a buyer and holds no right of first refusal. That is a different matter from the condominium association, which does approve under Section 14, so a buyer clears two separate paper trails.
Section 689.302 requires a seller of residential real property to provide the flood disclosure at or before the time the sales contract is executed. With one closing in the last 12 months, a seller who hands it over with the listing removes one more reason for a buyer to hesitate.
Florida charges $0.70 per $100 of the price in documentary stamp tax under Section 201.02, which the seller customarily pays, and in Collier County the buyer customarily pays for the owner’s title policy, though the contract controls. At the prices in the Oak Lake Sanctuary MLS file, the stamp tax works out as follows.
| Sale price | Documentary stamps at $0.70 per $100 |
|---|---|
| $1,825,000 (November 2025 closing) | $12,775.00 |
| $2,087,500 (two-sale median) | $14,612.50 |
| $2,350,000 (January 2025 closing) | $16,450.00 |
A buyer who takes title is jointly liable with the seller for assessments unpaid at the time of transfer, so the estoppel is the buyer’s protection. We calendar its request on the first day of the contract.
Oak Lake Sanctuary’s $1,825,000 12-month median sits below Coco Bay’s $2,500,000, Sand Pointe’s $2,450,000 and Tierra Mar’s $2,150,000 and just below Beauville’s $1,900,000, and every one of those medians rests on nine or fewer sales, so the table below is a map and not a ranking.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table uses our Pelican Bay roster, with each building’s 12-month window as of the roster pull.
| Building | Units | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| Oak Lake Sanctuary | 22 | Detached villa | 1991 to 1996 | 1 | $1,825,000 |
| Coco Bay | 33 | Detached villa (gated) | 1994 to 1996 | 3 | $2,500,000 |
| Grand Bay | 33 | Detached villa (gated) | 1991 to 1993 | 0 | None |
| Sand Pointe | 21 | Detached villa | 1984 to 1986 | 1 | $2,450,000 |
| Beauville | 36 | Attached and detached villa | 1988 to 1990 | 4 | $1,900,000 |
| Carlton Place | 28 | Attached and detached villa (gated) | 1991 to 2007 | 1 | $2,000,000 |
| Bridgeway Villas | 59 | Villa | 1983 to 1987 | 5 | $2,062,000 |
| Tierra Mar | 49 | Villa and townhome condominium | 1980 to 1981 | 9 | $2,150,000 |
Against Oak Lake Sanctuary’s $1,825,000, Beauville is $75,000 higher ($1,900,000 minus $1,825,000), Carlton Place $175,000 higher, Bridgeway Villas $237,000 higher, Tierra Mar $325,000 higher, Sand Pointe $625,000 higher and Coco Bay $675,000 higher. Four of those eight rows have a sample of one or zero, so the gap tells you where the data sits and not what a specific home is worth.
The roster’s other detached-villa neighborhoods are Coco Bay, Grand Bay and Sand Pointe. Oak Lake Sanctuary’s 1991 to 1996 build span overlaps Grand Bay’s 1991 to 1993 and Coco Bay’s 1994 to 1996, and its roll median of 1,984 square feet is smaller than Coco Bay’s 2,940 and Sand Pointe’s 2,187, which is part of why its prices sit lower.
The county roll’s median heated area is 1,984 square feet at Oak Lake Sanctuary and 2,399 at Beauville, a difference of 415 square feet (2,399 minus 1,984). A buyer comparing the two should compare price per square foot, $743 for the one Oak Lake Sanctuary closing in the last 12 months and $701 for Beauville’s four, before concluding that either neighborhood is the better value.
Several of these neighborhoods are not condominiums. Oak Lake Sanctuary is a Chapter 718 condominium, and Beauville is, on our reading of its recorded documents, a Chapter 720 homeowners’ association. That changes the estoppel statute, the disclosure package and whether a sale needs a vote, which is why we read the declaration before we compare prices.
For the community as a whole, read our Pelican Bay guide, and for a different product in the same community, compare Tierra Mar and Bridgeway Villas.
Oak Lake Sanctuary is a 22-unit Chapter 718 condominium of detached villas built from 1991 to 1996, while Beauville is a 36-lot Chapter 720 homeowners’ association of attached and detached villas built from 1988 to 1990, so the choice turns on the legal regime, home size, sales pace and how much approval you accept.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Measure | Oak Lake Sanctuary | Beauville |
|---|---|---|
| Units or lots | 22 units | 36 lots |
| Year built | 1991 to 1996 | 1988 to 1990 |
| Product | Detached villa | Attached and detached villa |
| Streets | Turtle Ct | Rue De Marquis and Rue Deville |
| Legal regime | Chapter 718 condominium | Chapter 720 homeowners’ association, on our reading |
| Roll heated area | 1,807 to 3,902 sq ft, median 1,984 | 1,348 to 3,693 sq ft, median 2,399 |
| 12-month closings and median | 1 at $1,825,000 | 4 at $1,900,000 |
| 60-month closings and median | 2 at $2,087,500 | 10 at $2,150,000 |
| 60-month volume | $4,175,000 | $22,010,000 |
| 12-month median $/sq ft | $743 on 1 sale | $701 on 4 sales |
| 12-month median days on market | 5 on 1 sale | 22 on 4 sales |
| 12-month median sale-to-list | 100.0% on 1 sale | 97.6% on 4 sales |
| Active listings, October 7, 2026 | 0 | 2, at $2,800,000 and $3,350,000 |
| Sale approval | Board approval and Certificate of Approval | None found in the 2023 text; notice within 10 days |
| Leasing | 3 leases a year, 30-day minimum, board approval | 3 leases a year, 3-month minimum, in the 2017 amendment |
| Pets | One | Two |
| Driveway upkeep | Owner | Association |
| Foundation assessment, fiscal 2027 | $3,435, billed to the condominium association | $3,435, billing route to be confirmed |
Oak Lake Sanctuary is a condominium under Chapter 718, so the condominium statutes on estoppels, disclosure packages and milestone inspections apply to it. Beauville’s documents disclaim condominium status, and the county roll’s condominium code for its parcels is a use code and not the legal regime. A buyer should not carry rules across from one to the other.
The two-sale 60-month median at Oak Lake Sanctuary is $2,087,500 against Beauville’s $2,150,000, a gap of $62,500. The roll medians differ more, 1,984 square feet against 2,399. Both price medians rest on samples that are too small to rank, two sales at Oak Lake Sanctuary and ten at Beauville.
The one clear difference in a sale is the approval. Oak Lake Sanctuary’s board approves buyers and tenants and issues a Certificate of Approval, with 30 days’ notice before closing. In the 2023 text that we read for Beauville there is no sale-approval clause, only notice within 10 days after a transfer. A buyer who wants more control over who the neighbors are may prefer the first, and a buyer who wants a faster closing may prefer the second.
The Oak Lake Sanctuary association maintains the common elements and the landscaping and irrigation within each unit, while the owner maintains the dwelling and the driveway. Beauville’s association maintains landscaping, irrigation, driveways and mailboxes, and the owner keeps the roof, exterior walls and privacy walls. Ask each association for the most recent maintenance list.
Both allow three leases a year on the documents we read. Oak Lake Sanctuary has a 30-day minimum and bars pets for tenants, and Beauville’s 2017 amendment set a three-month minimum. Oak Lake Sanctuary allows one pet and Beauville two. A buyer who plans to rent should read the lease section of each declaration and the Foundation’s own limit.
Beauville recorded 4 sales in the last 12 months and 10 in 60, with two active listings, while Oak Lake Sanctuary recorded 1 and 2, with none active. Beauville gives a buyer more to choose from today, and Oak Lake Sanctuary may take patience.
A buyer who wants a detached home on a single short street, a board that screens purchasers, and a smaller, quieter 22-unit group, and who accepts that one sale can move the median by hundreds of thousands of dollars, should look at Oak Lake Sanctuary first.
A buyer who wants more homes to choose from, a larger median home, an association that handles driveways, and no sale-approval step should look at Beauville first.
Tour both on the same afternoon with the same checklist: roof age, air conditioning age, flood zone, the association’s budget and reserve, the leasing rule, the pet rule and the Foundation’s fees. The differences show up in the answers.
Oak Lake Sanctuary’s strengths are detached homes on one short Pelican Bay street, landscaping handled by the association and a board that approves its neighbors; its weaknesses are a thin sales record, a board approval that adds 30 days to a sale, a dwelling and driveway the owner maintains, and a one-pet rule.
Check the flood zone of the specific address against the new map, the association’s budget and reserve, the leasing rule if you plan to rent, the board’s approval history for any enlargement, and the roof’s age and repair history before you spend time on finishes.
The documents do not state the association’s dues, the dwellings’ stories, the tram station that serves Turtle Ct or the gate arrangements. Each of those is a question for the association or the Foundation, and we list them under facts we could not source.
If you’re searching for an Oak Lake Sanctuary listing agent, or thinking, ‘I need someone to sell my Oak Lake Sanctuary home…’ you are selling into about one MLS sale a year, a buyer who needs the board’s approval, and a closing that needs two estoppels. McGreevy and Comisar sell Oak Lake Sanctuary on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Oak Lake Sanctuary is a neighborhood where size, additions, roof condition and paperwork decide the price. 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 an Oak Lake Sanctuary listing along with the document file an Oak Lake Sanctuary buyer’s lender, insurer and attorney ask for in week one. Read how we sell Pelican Bay homes.
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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 Oak Lake Sanctuary has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026).
With one Oak Lake Sanctuary closing in 12 months and no active listing, a buyer compares your home with a handful of others and with the county’s recorded sales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price by size and condition: the 3,669 square foot home sold at $641 a square foot after 98 days on a list price of $2,695,000 and an 87.2 percent sale-to-list, and the 2,456 square foot home sold at $743 a square foot in 5 days at its list price. Our goal is to list at a price that wins the first 30 days, because the 98 days show what a price above the market costs.
The Foundation requires no approval and holds no right of first refusal, while the association’s board must approve the buyer. Section 12.9 allows For Sale and Open House signs only within the Foundation’s guidelines, so an Oak Lake Sanctuary listing is marketed through the MLS, video, photography and our qualified-buyer database, with showings by appointment.
A dedicated seller page for this neighborhood, titled sell my home in Oak Lake Sanctuary at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by size and condition, the board application and document file before the first showing, and the approval timeline built into the contract.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Oak Lake Sanctuary sales that fit your home: the same size, adjusted for additions, roof and mechanicals. An automated estimate cannot tell a 1,807 square foot home from a 3,902 square foot one, or know whether the board approved an addition, and the two MLS sales in our file were 2,456 and 3,669 square feet. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared home priced to recent sales, yes, in the sense that no other Oak Lake Sanctuary home is for sale. With 0 active listings and 1 closing in 12 months, months of supply cannot be computed, and a buyer who wants this street has nowhere else in the neighborhood to go.
Against sales of similar size, adjusted for additions, roof and mechanical condition. Over the last 60 months the median was $2,087,500 on 2 sales, and the 12-month price was $1,825,000 on 1. A list price that ignores size and condition usually sits.
Yes. Section 14 of the 2012 declaration requires the board’s written approval of a sale or gift, on at least 30 days’ notice before closing, and the board must answer within 20 days of a complete application or 60 days of the notice, whichever comes first. Silence counts as approval.
The board’s approval, the fee layers, the flood zone and who insures the dwelling. Have the Section 718.503 package, the estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease. Tell the buyer’s agent the lease terms at the first showing, and remember that the board approves each lease, that tenants may not keep pets and that a buyer who wants to rent must also meet the three-lease limit.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Oak Lake Sanctuary owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Oak Lake Sanctuary’s 2012 restated declaration, the Clerk’s index and every recorded Oak Lake Sanctuary sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Oak Lake Sanctuary guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples villa market that Oak Lake Sanctuary sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On an Oak Lake Sanctuary page the credential that matters more is narrower than any award: we tracked every Oak Lake Sanctuary closing in the Southwest Florida MLS back to October 2021, 2 in the last 60 months, and in the last 12 months we tracked the 1 Oak Lake Sanctuary closing against the recorded instruments before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review
Selling an Oak Lake Sanctuary home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at Oak Lake Sanctuary? Call Marc at (239) 287-5873, read our Pelican Bay buyer page, 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 Oak Lake Sanctuary, see our Pelican Bay guide, our guide to Beauville, our guide to Coco Bay, our guide to Tierra Mar and our Naples guide.
These are the questions buyers ask us most about Oak Lake Sanctuary at Pelican Bay, answered from the 2012 restated declaration, the Clerk’s index, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
Oak Lake Sanctuary’s recorded building addresses run 863 to 930 on Turtle Ct, Naples, FL 34108. The MLS files every sale under the single subdivision name Oak Lake Sanctuary, and the county roll lists 22 condominium parcels on that one street.
Oak Lake Sanctuary has 22 units. Each is a detached dwelling on its own ground, and each carries an equal one twenty-second share of the common elements and common expenses and one of the 22 votes under the 2012 declaration.
Oak Lake Sanctuary is a Chapter 718 condominium, recorded as “Oak Lake Sanctuary at Pelican Bay, a Condominium,” and the association is Oak Lake Sanctuary at Pelican Bay Condominium Association, Inc., filed with the state on March 26, 1991. It is not a Chapter 720 homeowners association.
No. Sanctuary at Pelican Bay is a separate 72-unit garden condominium at 5950 to 5970 Pelican Bay Blvd. Oak Lake Sanctuary is the 22-home detached-villa neighborhood on Turtle Ct, and the state also lists an unrelated Oak Lake Villas Homeowners Association, Inc.
The 2012 declaration describes no gatehouse, and our Pelican Bay roster does not mark Oak Lake Sanctuary as gated. We found no public statement of how guests and contractors are admitted, so ask the association and the Foundation before you tour.
They are detached dwellings, each on its own ground with a driveway and yard strips, from 1,807 to 3,902 square feet of heated area on the county roll with a median of 1,984. The two MLS sales were 2,456 and 3,669 square feet, so the street holds a wide range of sizes.
The county roll dates the homes from 1991 to 1996. The declaration was recorded in April 1991, and phase declarations followed in 1994 and 1996 as the later groups of homes were completed and declared.
In the last 12 months the MLS shows one closing, at $1,825,000, and over the last 60 months two, at a median of $2,087,500 with a range of $1,825,000 to $2,350,000. That is a very small sample, so read it with the county’s recorded sales, which go back to 1992.
Rarely. The county’s file shows 61 recorded sales in 23 calendar years, and 23 of them fell in 1992 to 1996 during the build-out. The MLS shows two closings in five years, one in January 2025 and one in November 2025.
On October 7, 2026 the Southwest Florida MLS showed 0 active and 0 pending Oak Lake Sanctuary listings. A buyer who wants this street can ask us to watch for the next listing and to pull the recorded documents before an offer.
The association’s own assessment is set by its board and is not published, so ask for the budget. The two published bills are the Foundation’s $3,435 a year and the Pelican Bay Services Division’s $1,250.00 a year, together $4,685 a year ($3,435 + $1,250 = $4,685) before the association’s own figure.
The Foundation’s fiscal 2027 assessment of $3,435 is made of $2,180 for operations, $497 for reserves and $758 for media, and it supports the beaches, the tram, the Community Center and community services. For a condominium unit the Foundation bills the association, not the owner.
It is the county’s fiscal 2027 assessment of $1,250.00, made of $789.07 for operations and maintenance and $460.93 for capital and projects, or $104.17 a month. The Services Division maintains common community features such as the berm beside US 41 under the county’s board.
The Foundation charges the buyer a resale capital assessment of $15,000 on deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027 to $15,525. A one-time exemption for a Pelican Bay owner who buys another home in the community carries a $1,000 processing fee.
Yes. Section 14 of the 2012 declaration requires the board’s written approval of a sale or gift and a Certificate of Approval in recordable form. Approval may be withheld only for good cause by a majority of the entire board, and the Foundation separately requires no approval.
The seller gives the board at least 30 days’ notice before the intended closing. The board then has 20 days after a complete application and any interview, or 60 days after the notice, whichever comes first, and silence counts as approval. Build 30 days into the contract.
Yes, with the board’s approval of each lease. Section 13 allows three leases a year with a 30-day minimum and bars subleasing, and the Foundation requires its own lease application with a $500 fee. The two limits may interact, so ask both before you buy to rent.
No. The 30-day minimum rules out nightly and weekly stays, and Section 12.1 treats use as a public lodging establishment as a business use the declaration does not allow. Oak Lake Sanctuary is not a vacation-rental investment.
The declaration allows one pet per unit, with leash and cleanup rules and a nuisance clause. Tenants may not keep pets anywhere in the condominium property. The Foundation also bars pets from its dining areas, Community Center rooms, beaches, trams and boardwalks.
No. The declaration has no minimum age for residents. Section 12.5 asks only that minors be supervised in the common areas, so families can buy here, subject to the board’s approval of the purchaser.
The association maintains the common elements and the landscaping and irrigation within each unit. The owner maintains everything else, including the dwelling, the roof and the driveway. Ask for the association’s current maintenance list in writing, because practice can differ from the text.
You do. Section 15 has the association insure the common elements only, and each owner insures the dwelling and its contents. Section 627.714 also requires at least $2,000 of loss assessment coverage in a unit owner’s residential property policy, so read the limit on yours.
Only with the board’s written approval. Sections 11.4 and 11.9 require 30 days’ notice for an alteration, and the board has 30 days to respond. A county permit is separate from the board’s approval, and a project needs both.
That is an alteration, so it needs the board’s approval and county permits. Ask the association for its standards and its approval history before you plan one.
All five Turtle Ct points we queried are in FEMA zone X, the 0.2 percent annual chance area, on panel 12021C0381J effective February 8, 2024, and in county Evacuation Zone A. Check the specific address and ask an insurance agent for a flood quote anyway.
Collier County says a proposed flood insurance rate map entered a 90-day appeal period on August 19, 2026, with an effective date expected around summer 2027, subject to change. We have not seen what it assigns to Turtle Ct, so we do not claim a new zone.
The statute is aimed at buildings of three stories or more, and Collier County’s January 2026 milestone list has no Oak Lake Sanctuary row. The neighborhood is inside the county’s three-mile saltwater buffer, and the resale contract must state whether the association is required to have an inspection.
The Collier County Public Schools 2027 lookup returned Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for three Turtle Ct addresses. Sea Gate Elementary is 1.40 straight-line miles away. Confirm the assignment for your address with the district.
The county’s fire district layer places the street in North Collier Fire. Confirm the district for a specific address with the county, because the district’s boundaries are the county’s to publish.
Straight-line from the low end of the Turtle Ct range, the Foundation office is 0.73 miles, Artis-Naples 0.96, the Community Center 1.33 and the Naples Municipal Airport 5.78. These are not drive times, and we found no source for the tram station nearest the street.
The Clerk’s index for the association’s name lists a small number of lien-type records between 1990 and 2003 and in 2025, a judgment in 2026 and lis pendens records including one in 2025. We name no party, because the index does not say who owes what; the estoppel does.
The association has a lien and may foreclose. Assessments bear interest, the owner is personally liable, and Section 8.1 of the bylaws caps fines at $100 per violation and $1,000 in the aggregate after a committee hearing, with voting rights suspended at more than 90 days delinquent.
Amendment takes two thirds of the voting interests present with a quorum, on petition by the owners of five units or by the board. Termination takes a majority of the board and of the voting interests, or 80 percent with no more than 10 percent objecting.
Owners receive the proposed budget on 14 days’ notice. If the board proposes an assessment more than 115 percent of the prior year’s, the owners can petition within 21 days by 10 percent of the voting interests for a special meeting.
The 2017 amendment to the bylaws set a board of five directors on staggered two-year terms, after the 2007 amendment allowed three to five. Quorum is 30 percent of the voting interests, and meetings are noticed 14 days ahead.
Yes. Section 718.503 requires the resale contract to say either that you received the declaration, articles, bylaws, rules, financials, budget and frequently asked questions document more than 7 days before signing, or that you can cancel within 7 days after signing and receiving them, counted without weekends and holidays.
The buyer customarily pays the owner’s title policy, recording costs, the Foundation’s $15,000 resale capital assessment, the buyer’s insurance and any association application fee, while the seller customarily pays the documentary stamps. The contract controls, and each item is negotiable.
Ask for the association’s current budget and reserve, its insurance certificate for the common elements, the board’s approval history for the home’s additions, the roof and air conditioning ages, the estoppel and the Foundation’s estoppel. Then check the flood zone of the specific address.
We are the Domain Realty team that read the 2012 declaration, the Clerk’s index and every recorded sale before writing this guide, and our Top 1% Real Estate Agents Nationally Since 2008 record is behind that work. Call Marc at (239) 287-5873, or read how we represent buyers.
These are the questions sellers ask us most about listing at Oak Lake Sanctuary at Pelican Bay, answered from the same recorded documents, the Foundation’s published schedule, the county’s maps and the Southwest Florida MLS pull of October 7, 2026. Where a fact is unverified, the answer says so.
An Oak Lake Sanctuary home sells in a wide band: the two MLS closings in 60 months were $1,825,000 and $2,350,000, a median of $2,087,500, and the county’s recorded sales run from $264,000 to $2,350,000. Size, additions and condition decide your number, and a free valuation from Jesse prices your home against the nearest sales.
As a range built from the closest sales in size, adjusted by hand for condition, and not as one automated number. The 12-month price is $1,825,000 on 1 sale and the 60-month median is $2,087,500 on 2, so we show both and explain which fits your home.
The two MLS sales took 5 days and 98 days, a median of 52 days. The quick one sold at its list price of $1,825,000 and the slow one at 87.2 percent of a $2,695,000 list. Pricing to the market in the first 30 days matters more than the average.
For a well-prepared home priced to recent sales, yes, in the sense that no other Oak Lake Sanctuary home is for sale. With 0 active listings and 1 closing in 12 months, a buyer who wants this street has nowhere else in the neighborhood to go.
Yes. Section 14 of the 2012 declaration requires the board’s written approval of a sale or gift. The buyer applies, the board decides within 20 days of a complete application or 60 days of the notice, whichever comes first, and a Certificate of Approval in recordable form is issued.
At least 30 days before the intended closing, with the executed contract, the buyer’s name and address and the association’s forms. We send it the day the contract is signed and write the 30 days into the closing date.
Section 14.3(B) treats silence within the time limits as approval, and on demand the board must issue the Certificate of Approval. Put the demand in writing and keep the date of the notice, because the clock runs from receipt of a complete application.
The board may refuse only for good cause by a majority of the entire board. If it refuses without good cause, it must name an approved purchaser who will buy in cash at the same price within 30 days, or the original buyer is deemed approved. Ask a lawyer before you rely on the clause.
Section 14.5 makes an unapproved transfer void unless the board later approves it in writing, and Section 14.3(A)(3) says failing to obtain approval first is a rebuttable presumption that seller and buyer intend to violate the documents. Do not close without the certificate.
Section 718.503 requires the declaration, articles, bylaws and rules, the latest financial statement and budget and the frequently asked questions document, and the contract must carry the statutory clause. Section 718.503(2)(e) also adds a statement on the milestone inspection and structural integrity reserve study. The seller pays for the package.
It is a certificate of what the unit owes, issued under Section 718.116(8) within 10 business days of a request, effective for 30 days if hand delivered or 35 by mail. The fee is capped at $250, $100 more to expedite and up to $150 more if delinquent, and we read the current adjusted caps as about $299, $119 and $179.
The Foundation charges the seller $250, plus $100 for delivery within 3 business days, and $500 for any ID card not returned at closing. Order it with the association’s so both arrive before the closing date.
The Foundation collects the $15,000 resale capital assessment from the buyer for deeds recorded on or after October 1, 2026. The contract can allocate it differently, but most contracts do not, and the amount rises 3.5 percent a year from October 1, 2027.
The seller customarily pays them. Florida charges $0.70 per $100 of the price under Section 201.02, so a $1,825,000 sale carries $12,775.00 and a $2,350,000 sale carries $16,450.00. The contract controls, but we plan for the seller to pay.
In Collier County the buyer customarily pays for the owner’s title policy, though the contract controls. The buyer also customarily pays the recording costs, and the seller pays for the estoppels and the municipal lien search.
Plan for documentary stamps of $0.70 per $100, the association’s and the Foundation’s estoppel fees, the Section 718.503 package, any association application fee the contract assigns to the seller, the prorated taxes and the commission you negotiate. We give you the number in writing before you list.
Commissions are negotiable between the seller and the listing broker, and buyer-broker compensation can no longer be offered on the MLS. Any buyer-side compensation has to be negotiated outside the MLS. We explain the options and put your choice in the listing agreement.
Under Johnson v. Davis a seller must disclose known facts that materially affect the value of the home and are not readily observable. Section 689.302 adds the flood disclosure form, at or before the time the sales contract is executed. Tell the buyer’s agent what you know.
Yes. Section 689.302 requires a seller of residential real property to complete and provide it at or before the time the sales contract is executed. It asks about flood damage, insurance claims and assistance during your ownership, so gather the answers before you list.
Possibly. Collier County says a proposed map is in its 90-day appeal period, with an effective date expected around summer 2027, subject to change. We have not seen what it assigns to Turtle Ct, so we tell buyers what the current map shows and that a new one is coming.
The county’s January 2026 milestone list has no Oak Lake Sanctuary row, and the statute is aimed at buildings of three stories or more. Section 718.503(2)(e) still puts a statement into the resale contract about whether the association is required to have an inspection or a study.
Yes, subject to the lease. The board approves each lease, tenants may not keep pets, and a buyer who wants to keep the tenant must meet the board’s approval. Give the buyer’s agent the lease and the Foundation’s lease paperwork at the first showing.
Only within the Foundation’s guidelines. Section 12.9 permits For Sale and Open House signs that follow the Foundation’s design, color, day and time rules and bars For Rent signs. We market Oak Lake Sanctuary through the MLS, video, photography and our qualified-buyer database.
Yes. The Foundation charges the seller $500 for ID cards that are not returned at closing, so collect every owner and household card before the closing date and hand them in. Tenants hold at most two cards for the length of the lease.
Property taxes are prorated, and the seller gives the buyer a credit for the days of the year the seller owned the home, because Florida taxes are paid in arrears. The Services Division assessment appears on the same tax bill, so ask your closing agent how the contract prorates it.
Only with the board’s written approval and county permits, and only if the price supports it. Sections 11.4 and 11.9 require 30 days’ notice and give the board 30 days to answer, so a project can delay your listing. We tell you which updates the nearest sales reward.
Tell us before you list. A buyer’s lender and attorney will ask for the board’s approval letters and the county’s final inspection, and an addition without both can stall a closing. The fix is to apply to the board and the county before the home goes to market.
Yes, with the board’s approval. Section 14.1 allows ownership by a trust, a corporation or a limited liability company, conditioned on naming one natural person as the primary occupant, and a later change of primary occupant is treated as a transfer needing approval.
A gift needs the same Section 14 approval as a sale, on the same 30 days’ notice. Transfers by devise or inheritance are handled separately: approval cannot be denied to a devisee or heir who was the owner’s lawful spouse or a first-degree relative.
Start with the board, because an heir’s right to occupy needs the board’s approval under Section 14.2(B), and approval cannot be denied to a surviving spouse or a first-degree relative. Then order the estoppels and gather the Section 718.503 package. We coordinate with your attorney.
Clear it before you list. The estoppel shows what is owed, a buyer takes title jointly liable for unpaid assessments, and a lien can stall the association’s Certificate of Approval. Pay it at closing from proceeds if the contract and the estoppel allow, and ask your closing agent.
The board’s approval, the fee layers, the flood zone and who insures the dwelling, followed by the roof and air conditioning ages. Have the package, both estoppels and the board’s approval letters for any addition ready before the first showing.
Because the work is specific: we price against the street’s own sales and the 2012 declaration, we prepare the board application and both estoppels before the first showing, and McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072, or start with a free home valuation.
Every Oak Lake Sanctuary fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.
The Oak Lake Sanctuary documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.
| Document | Issued by | Open it |
|---|---|---|
| Amended and Restated Declaration of Condominium (2012), OR 4798, Page 1526 | Collier County Clerk | Open the 2012 restated declaration |
| Declaration of Condominium (1991), OR 1604, Page 1251 | Collier County Clerk | Open the 1991 declaration |
| Condominium plat and exhibit (1991), Condominium Book 36, Page 24 | Collier County Clerk | Open the 1991 plat and exhibit |
| Certificate of amendment to the bylaws (2017), OR 5363, Page 3987 | Collier County Clerk | Open the 2017 bylaws amendment |
| Certificate of amendment to the bylaws (2007), OR 4171, Page 2279 | Collier County Clerk | Open the 2007 bylaws amendment |
| Berm and landscape buffer easement (2019), OR 5620, Page 388 | Collier County Clerk | Open the 2019 easement |
| Pelican Bay Foundation notice (2018), OR 5579, Page 3842 | Collier County Clerk | Open the 2018 Foundation notice |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Leasing amendment (2019), OR 5634, Page 1101 | Pelican Bay Foundation | Open the Foundation leasing amendment |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD document |
| Three-mile saltwater boundary for milestone inspections | Collier County | Open Collier’s saltwater boundary map |
| Milestone buildings by year and reference number | Collier County | Open Collier’s milestone building list |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Oak Lake Sanctuary. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Oak Lake Sanctuary, 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 - Oak Lake Sanctuary, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
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| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Oak Lake Sanctuary 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 - Oak Lake Sanctuary 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 - Oak Lake Sanctuary 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
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
