Pelican Bay - Oakmont

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

Oakmont is a single-family neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is a lakeside set of 118 detached homes on eight streets in ZIP 34108: 800 to 816 Arrowhead Lane, 6915 to 6921 Oakmont Parkway, 700 to 813 Pine Creek Lane, 701 to 813 Pineside Lane, 708 to 816 Pitch Apple Lane, 702 to 812 Shadow Lake Lane, 704 to 816 Turkey Oak Lane and 702 to 815 Willowwood Lane. Every owner is a mandatory member of the Pelican Bay Foundation, and we found no separate Oakmont association registered with the State of Florida.

Oakmont is not Oakmont Place, a separate property owners association registered with the State of Florida as document N41478 that has no connection to this neighborhood. It is also not every home on the street named Oakmont Parkway: that road runs past Cambridge and other enclaves, and only the addresses 6915 to 6921 sit in Oakmont, while 7008 to 7038 belong to Cambridge. Oakmont has no recorded boundary map of its own, so the street-based boundary on this page is our reading of the Collier County plats and the Pelican Bay Foundation’s community map, explained in the boundary section below.

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and, in the team’s own credential, Top 1% Real Estate Agents Nationally Since 2008. This guide is built from the Foundation’s recorded Declaration, its bylaws and rules, the FY2027 budget package and estoppel form, FEMA’s flood map queried at Oakmont streets, Collier County’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, we say so. If you own in Oakmont and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the street-by-street and rule-by-rule detail below shows whether Oakmont fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Oakmont

McGreevy and Comisar are the best realtor for Oakmont because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and an Oakmont market read built from recorded sales back to 1987, the Foundation’s own documents and a flood-map query at Oakmont’s streets.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

If you’re searching for the best realtor for Oakmont in Pelican Bay, Naples, whether you’re ready to sell your Oakmont 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 in Oakmont for a specific reason. The neighborhood has no association of its own that we could find, so the rules that shape a sale come from the Pelican Bay Foundation, whose Declaration is recorded in Collier County, and from Florida’s homeowners’ association statute. A resale here carries a $15,000 Foundation resale capital assessment for deeds recorded on or after October 1, 2026, a design-review process for exterior changes, a limit of two leases a calendar year and a flood map that shades two of eight sampled streets differently from the other six. A listing agent who prices Oakmont off a condominium tower average, or off Pelican Bay’s single headline number, misses every one of those.

Recent Oakmont track record (last 12 months): In the last 12 months Oakmont has seen 11 resales in the Southwest Florida MLS (pulled October 7, 2026, closings dated October 7, 2025 to October 7, 2026), at a median sold price of $2,350,000 and a range of $1,400,000 to $3,800,000, for $27,605,000 in volume. The highest-priced Oakmont sale of that window was $3,800,000, on Turkey Oak Lane. The median sale-to-list ratio was 90.4% (11 sales). 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. In the last 12 months we tracked all 11 of those closings against the county’s recorded-sales file and against the Foundation’s FY2027 fee schedule before this guide was written.

For Oakmont 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. In Oakmont we also build the paperwork file before the first showing, because Florida law requires the Foundation’s disclosure summary to reach a buyer before the contract is signed and lets the buyer cancel within three days if it does not. We order the Foundation estoppel early, plan the resale capital assessment into the buyer’s cash to close, and keep the Foundation’s sign and open-house rules in the listing plan from day one.

For Oakmont buyers: the first question is the street, because Oakmont’s eight streets do not price alike: the five Shadow Lake Lane sales of the last 60 months ran from $3,400,000 to $4,200,000, while the three Arrowhead Lane sales ran from $1,400,000 to $2,725,000. The second is the stack of charges, which in Oakmont runs through the Foundation, the Pelican Bay Services Division and the county tax bill rather than a neighborhood association. The third is what the Foundation’s design review will and will not let you change. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Oakmont street; we answer them below.

Honors and recognition:

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

Selling your Oakmont home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.

Buying a home in Oakmont? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.

Living in Oakmont as a Homebuyer

Living in Oakmont means a detached single-family home on one of eight lakeside streets in Pelican Bay, among 118 homes built between 1987 and 2025, with a median of 2,784.5 square feet of living area on the county roll, mandatory Foundation membership and no separate neighborhood association that we could find.

Most of Pelican Bay is condominium. Oakmont is the other kind of Pelican Bay ownership: land and house in fee simple, billed directly by the Foundation, with the exterior, roof, lawn and lake frontage the owner’s own to maintain and the Foundation’s design review standing over changes. What follows is drawn from the recorded documents, the county’s records and the Foundation’s own pages.

What Is Oakmont?

Oakmont is one of Pelican Bay’s single-family neighborhoods, which the Foundation’s community map describes as a “single-family home lakeside neighborhood. Honored for its enhanced preservation of native vegetation and environmentally sensitive Xeriscaping principles.” The Collier County Property Appraiser’s 2026 tax roll shows 118 residential parcels on the eight Oakmont streets, all of them single-family, recorded in the platted subdivisions the county names Pelican Bay Unit 6 (67 homes), Pelican Bay Unit 7 (33 homes) and Pelican Bay Unit 11 (18 homes). The Southwest Florida MLS files Oakmont resales under its own Oakmont sub-area, which is how we count sales.

Eight Streets, One Reading of the Plat

The eight streets are Arrowhead Lane, Oakmont Parkway, Pine Creek Lane, Pineside Lane, Pitch Apple Lane, Shadow Lake Lane, Turkey Oak Lane and Willowwood Lane. The table gives each street’s address range, the number of homes on the 2026 tax roll, the median living area and the year-built span. Street figures rest on small counts, so the sample size sits beside every number.

How We Drew the Oakmont Boundary

Pelican Bay publishes no parcel-by-parcel list of which homes belong to Oakmont, because the neighborhood has no association of its own that we found. We assigned whole streets to Oakmont where the county’s plat names, the Foundation’s community map and the MLS sub-area agreed, and we kept the Oakmont Parkway addresses 6915 to 6921 in while leaving 7008 to 7038 with Cambridge. That is a reading of public records, not a recorded legal description. If a specific address matters to a purchase, ask the Foundation’s Covenants Department which neighborhood it assigns and read the recorded plat at the Collier County Clerk.

A Lakeside Neighborhood Honored for Xeriscaping

The Foundation’s map credits Oakmont with “enhanced preservation of native vegetation and environmentally sensitive Xeriscaping principles.” For a buyer that has a practical meaning. Landscape changes, tree removal and work near a lake edge go through the Foundation’s design review, and Florida law separately protects an owner’s right to install Florida-friendly landscaping that a homeowners’ association cannot prohibit. Both points are covered in the design-review and rules sections below.

Single-Family Ownership Inside a Condominium Community

The Foundation’s realtor page counts more than 6,500 residences in 95 associations, and most of those associations are condominium buildings. Oakmont is the opposite case: detached homes on individual lots, billed directly by the Foundation. On our roster of Pelican Bay single-family neighborhoods, Oakmont’s 118 homes are the second largest group, behind Pelican Bay Woods at 125.

Homes From 1987 and Homes From Last Year

Oakmont is two neighborhoods of different ages on the same lanes. The county roll dates 34 homes to 1987 through 1989, 14 to 1990 through 1994, 5 to 1995 through 1999, 11 to 2000 through 2009, 37 to 2010 through 2019 and 17 to 2020 through 2025. That is 54 of 118 homes, 46 percent (54 divided by 118), built in 2010 or later, so a buyer touring Oakmont sees original late-1980s homes and new construction on the same lanes.

A Day at Oakmont

A typical Oakmont day runs on the berm and the Foundation’s parks, then on short drives. Oakmont Park and Ridgewood Park are Foundation parks open from dawn to dusk, the berm and boardwalks carry walkers toward the beach, and the Mercato and Whole Foods are 2.2 to 4.4 minutes away by car, depending on which end of the neighborhood you start from, in off-peak routing-engine estimates. The Foundation’s beaches, Marker 36 on the north beach and the Sandbar on the south beach, sit a short tram ride from the berm. Amenities, drive times and rules each have their own section below.

What Oakmont Does Not Have

Oakmont has no condominium association, no association-maintained exteriors and no elevator buildings, so Florida’s milestone-inspection and structural-reserve-study laws for condominiums do not apply to it. It has no golf course of its own, and Club Pelican Bay membership is separate and not part of a home purchase. We found no age restriction in the Declaration, bylaws or rules we read.

Oakmont Market Snapshot: What the Homes Actually Sell For

In the last 12 months Oakmont recorded 11 closings in the Southwest Florida MLS at a median sold price of $2,350,000, a range of $1,400,000 to $3,800,000 and $27,605,000 in volume, with a median of 71 days on market and a 90.4 percent median sale-to-list ratio. The 12-month window is the first with ten or more sales.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Oakmont Closings by Window: 12, 24, 36 and 60 Months

Four windows ending October 7, 2026 show the same neighborhood at different depths. The 12-month window (n=11) is the one we lead with because it is the first to reach ten closings. The 24-month and 36-month windows both hold 15 closings, which means Oakmont recorded no MLS closing between October 2023 and March 2025. The 60-month window (n=26) reaches back to the end of 2021.

What Oakmont Homes Sold For in the Last 12 Months

Eleven Oakmont homes closed between October 15, 2025 and August 7, 2026. They are listed by month and street, never by house number. The median is $2,350,000 (n=11), the middle value when the prices are sorted: the sixth of eleven.

Three of the eleven sold for $3,000,000 or more (Turkey Oak Lane twice and Shadow Lake Lane once) and three sold for $2,050,000 or less (Arrowhead Lane twice and one Pitch Apple Lane sale). That spread of $1,400,000 to $3,800,000 is why a neighborhood median alone is a poor price guide for any one Oakmont house.

How Fast Oakmont Homes Sell

The median Oakmont home in the last 12 months spent 71 days on the market (n=11), and the spread is wide: one home sold on day 0 and another took 245 days. Four of the eleven took 130 days or longer, and the other seven sold in 84 days or fewer. Over 60 months the median is 54 days (n=24), because the two sales entered after closing, described below, carry no days-on-market figure.

Asking Price Versus Sold Price

The median Oakmont sale in the last 12 months closed at 90.4 percent of the final list price (n=11), which means a typical seller accepted about 9.6 percent less than the last asking price. The 60-month median is 93.1 percent (n=24). The sharpest cut in the last 12 months was an Arrowhead Lane sale in April 2026 that closed at $1,400,000 against a final list of $1,750,000, 80.0 percent. The smallest was a Shadow Lake Lane sale in October 2025 at 98.6 percent, which closed on day 0.

Price per Square Foot in Oakmont

The median Oakmont sale in the last 12 months closed at $870 per square foot of MLS living area (n=11), against $917 over 24 months (n=15) and $974 over 60 months (n=26). Per-sale values run from $563 per square foot, an Arrowhead Lane sale in April 2026, to $1,586, a Pitch Apple Lane sale in September 2023. The range is wide because the lots, lake exposure and finish levels differ so much from lane to lane.

The Two Sales Entered After Closing

Two of the 26 sales in the 60-month window, an August 2022 sale on Pitch Apple Lane and a May 2022 sale on Pineside Lane, were entered in the MLS after closing and were not marketed through the MLS. They count in every closing total, median, range and per-square-foot figure on this page and are left out only of days on market and sale-to-list, which is why those two statistics rest on 24 sales over 60 months.

Active and Pending Oakmont Listings Today

On October 7, 2026 three Oakmont homes were on the market, all on Shadow Lake Lane: two active and one pending. The two active asking prices are $3,495,000 and $5,995,000, a median ask of $4,745,000 against a 12-month sold median of $2,350,000. Two active listings against 11 closings in 12 months is 2.2 months of supply (2 divided by 11 over 12). The days on market shown are as of the pull date.

The $5,995,000 ask is 42.7 percent above $4,200,000, the highest Shadow Lake Lane sale in 60 months (5,995,000 divided by 4,200,000, less 1). The $3,495,000 listing sits inside the 60-month Shadow Lake Lane range of $3,400,000 to $4,200,000, so it is the one a buyer should read against the recorded sales.

Every Oakmont MLS Closing in 60 Months

Here is the full list, newest first, 26 closings from December 2021 to August 2026. The two sales with no days-on-market entry are the ones entered after closing.

Selling in Oakmont? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Oakmont? Call Marc at (239) 287-5873 or read how we represent buyers.

Which Oakmont Streets Sell for the Most?

Shadow Lake Lane carries Oakmont’s highest prices: five closings in 60 months from $3,400,000 to $4,200,000, against three on Arrowhead Lane from $1,400,000 to $2,725,000. With 26 sales in 60 months across eight streets, every street figure rests on a small sample and should be read as a range, not a rule.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Shadow Lake Lane

Shadow Lake Lane is Oakmont’s premium street. Its five MLS closings (n=5, small sample) have a median of $3,973,142 and a range of $3,400,000 to $4,200,000, and all three of Oakmont’s current listings are on it. Its 18 roll homes have a median living area of 2,934 square feet, above Oakmont’s 2,784.5.

Turkey Oak Lane

Turkey Oak Lane is Oakmont’s most active street, with 8 of the 26 closings in 60 months (31 percent) and three of the 11 in the last 12 months. Its median is $2,750,000 (n=8, the mean of $2,600,000 and $2,900,000), and its range of $2,100,000 to $3,800,000 includes both the highest-priced Oakmont sale of the last 12 months and a $2,100,000 sale from December 2021.

Pitch Apple Lane

Pitch Apple Lane has four closings in 60 months (n=4, small sample) with a median of $2,400,000, the mean of $2,350,000 and $2,450,000. Two of the four closed in July 2026 at $2,050,000 and $2,350,000, while the other two were a $4,000,000 sale in September 2023 and the August 2022 sale entered after closing.

Pineside Lane

Pineside Lane has two closings in 60 months (n=2, small sample), $2,695,000 in June 2023 and $2,950,000 in May 2022, a median of $2,822,500. Two sales are too few to price a street, and neither falls in the last 12 months. The roll shows 17 homes on the lane, with the newest dated 2025.

Pine Creek Lane

Pine Creek Lane has two closings in 60 months (n=2, small sample), both in 2026: $2,450,000 in April, which sold in 3 days, and $2,250,000 in August, which took 130. The median is $2,350,000. The street is the largest on the roll, with 19 homes and the smallest median living area of the eight, 2,576 square feet.

Willowwood Lane

Willowwood Lane has one closing in 60 months (n=1, small sample), $2,475,000 in March 2026 after 245 days on the market, 90.0 percent of its $2,750,000 final list. Its 18 roll homes have a median living area of 2,766 square feet, so one sale is a single data point and not a street price.

Arrowhead Lane

Arrowhead Lane has three closings in 60 months (n=3, small sample): $1,400,000 in April 2026, $2,050,000 in January 2026 and $2,725,000 in May 2025, a median of $2,050,000. It is the smallest of Oakmont’s seven lanes with 9 homes, and the April 2026 sale is the lowest price per square foot in the 60-month list at $563.

Oakmont Parkway

Oakmont Parkway contributes four homes to Oakmont, the addresses 6915 to 6921, with a median living area of 3,435 square feet, the largest of the eight streets. It has one closing in 60 months (n=1, small sample), $3,037,500 in July 2023 after 110 days. The rest of the road, 7008 to 7038, belongs to Cambridge.

Selling in Oakmont? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Oakmont? Call Marc at (239) 287-5873 or read how we represent buyers.

Oakmont Sales Since 1987: The Long View

Collier County’s recorded sales put Oakmont’s median at $135,900 in 1987 (6 sales), $617,500 in 2000 (8), $3,911,600 in 2023 (6) and $2,250,000 for the first half of 2026 (4). The county file holds no Oakmont sale for 2022 or 2024, so the long view has gaps as well as years.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)

Thinking of Selling or Buying in Oakmont, Pelican Bay? Start With 11 Closings in 12 Months and the $15,000 Foundation Resale Fee

If you own in Oakmont, get a free home valuation or call Jesse direct at (239) 898-6072: the last 12 months produced 11 closings at a $2,350,000 median, three sold for $3,000,000 or more and four took 130 days or longer, so the street and the price strategy decide the outcome. If you are buying in Oakmont, call Marc at (239) 287-5873 or read how we represent buyers, and ask for the Foundation estoppel before you write an offer.

For the community-wide view, read how we sell homes across Pelican Bay, request a Pelican Bay home valuation or see how we buy in Pelican Bay.

Oakmont Sales by Year, 1987 to 2026

The table is the county’s qualified recorded-sales file for the Oakmont roll subdivisions and street ranges, improved property sold for $100,000 or more, through June 30, 2026. Medians are deed-based, an even count uses the mean of the middle pair, and years with fewer than ten sales are flagged as small samples. The county records the deed consideration and the MLS records the reported closing price, so we never average them or compare their per-square-foot figures. Where the two disagree on a single sale we publish the deed figure and name the MLS figure once with its October 7, 2026 pull date.

1987 to 2000: From $135,900 to $617,500

The first Oakmont deeds are from 1987, when six sales had a median of $135,900. The busiest year of the first decade was 1989 with 26 qualified sales (a median of $225,000), the same period in which the roll dates 30 of today’s 118 homes to 1988 and 1989. By 1993 the median was $400,000 on 12 sales, and by 2000 it had passed $600,000.

2001 to 2007: The Run to $1,255,000

From 2001 to 2007 the median climbed from $700,000 (7 sales) to $1,350,000 on a single 2006 sale and $1,255,000 on six sales in 2007. Annual volume stayed small, between one and eleven sales a year, so the median moved on a handful of deeds.

2008 to 2019: Recovery and Plateau

The median fell to $937,500 in 2009 (4 sales) and moved between $945,800 and $1,465,000 for the next decade. The highest yearly median of that stretch was $1,465,000 in 2016 on 11 sales, and 2019 closed at $1,395,250 (6 sales). The 2019 median of $1,395,250 is 11.2 percent above the 2007 median of $1,255,000 (1,395,250 divided by 1,255,000, less 1), so the decade added little.

2020 to 2026: The Step Up

Oakmont’s median passed $2,000,000 in 2021 ($2,091,250 on 10 sales), reached $3,911,600 in 2023 on six sales, and then settled at $2,725,000 in 2025 (7 sales) and $2,250,000 in the first half of 2026 (4 sales). The county’s 2023 file holds six qualified Oakmont sales and the MLS holds seven that year. The 2023 median is the highest yearly median in the county file, and the 2026 deeds sit below it.

What the Long View Means for a Seller

The county file shows medians of $1,564,500 in 2020 (4 sales) and $2,091,250 in 2021 (10 sales), well below today’s figures, and whether a given sale produces a taxable gain depends on the owner’s own basis, a question for a tax professional and not a neighborhood median. What a seller can control is the pricing window: the 12-month median of $2,350,000 (n=11) is 13.3 percent below the 60-month median of $2,710,000 (n=26), so which window a buyer’s agent quotes changes the conversation.

What the Long View Means for a Buyer

A buyer sees a neighborhood whose median has moved from $2,725,000 in 2025 (7 sales) to $2,250,000 in the first half of 2026 (4 sales), with 3 homes listed and just under one closing a month (11 in 12 months). Four homes in the 12-month list took 130 days or longer, and the two active listings ask well above the recent median. The negotiating room is real on the lanes where sellers have already cut.

How Did Oakmont Come to Be?

Oakmont’s land is part of the 2,330 acres that Coral Ridge Properties, a Westinghouse division, and the Collier family set out to develop in 1972, the Pelican Bay Foundation was formed in 1979, the county’s first recorded Oakmont deeds date from 1987, and the Foundation’s Declaration governs the neighborhood today.

The 1972 Plan

The Foundation’s own history says Pelican Bay began in 1972 when Coral Ridge Properties, a division of Westinghouse, entered a partnership with the Collier family to develop 2,330 acres of beachfront seven miles north of downtown Naples. Conventional dredge-and-fill development was considered first, and the creation of the EPA in 1970 and Florida’s Environmental Land and Water Management Act in 1972 pushed the plan toward preservation.

Single-Family Homes in a Plan Built Around Habitat

According to the Foundation, Pelican Bay was plotted with single-family homes and low-rise villas that blend with the habitat, high-rise condominiums set back from the beach, and a berm and boardwalk system that gives Gulf access without crossing the mangrove forest. Oakmont is one of the single-family pieces of that plan, which is why its lanes carry the Foundation’s landscape standards.

1979 and the Foundation

In 1979 Westinghouse bought out the Collier family’s interest, the first demonstration home and sales center were built, and the Pelican Bay Foundation was formed. The Declaration that governs Oakmont today is the Second Amended and Restated Declaration, recorded in the Collier County official records and linked in the Downloadable Documents below.

Three Plats Under One Neighborhood

The county’s roll records Oakmont’s homes in three platted units: Pelican Bay Unit 6 (67 homes), Unit 7 (33 homes) and Unit 11 (18 homes). The three plats sum to the 118 residential parcels we count (67 plus 33 plus 18). That is a recording history, not a design boundary, which is one reason the neighborhood’s edge has to be read street by street.

The Homes of Oakmont: Sizes, Ages and Designs

Oakmont’s 118 homes are detached single-family houses on the county roll, from 2,101 to 7,131 square feet of living area with a median of 2,784.5, built from 1987 to 2025. Sixty-three of the 118 fall between 2,500 and 2,999 square feet, and the MLS files every Oakmont closing as a single-family detached design.

Living Area: Most Oakmont Homes Are 2,500 to 2,999 Square Feet

The county’s heated-area figures sort the 118 homes into six bands. The middle band holds more than half of Oakmont, and the 3,000 to 3,499 band holds another 27. Only 10 homes are 3,500 square feet or larger, and the three largest roll homes are 5,555, 5,617 and 7,131 square feet.

Bedrooms and Baths in the Recent Sales

In the 60-month MLS list of 26 closings, 14 are three-bedroom homes and 12 are four-bedroom homes, and 15 of the 26 list a den as well. The MLS lists baths as full and half, and full baths in the 26 sales run from two to four. The MLS gives each sale’s living area, so the per-square-foot figures in the market section use the MLS number for that sale, not the county’s.

Year Built: A Neighborhood in Two Eras

The county roll’s year-built field dates the original wave to 1987 through 1992, with 1988 the single largest year at 19 homes. The second wave runs from 2010: 12 homes are dated 2018, 6 are dated 2019, and the 17 homes dated 2020 through 2025 include 5 dated 2025. A buyer should treat the year built as a clue to which building codes, window and roof systems and floor elevations a house was designed under, and read the individual permit history.

Single-Family, Detached, Fee Simple

Every Oakmont parcel on the roll is single-family use. There is no shared wall, no common roof and no condominium declaration, so the usual condominium questions about reserves, special assessments by a building association and approval of buyers do not arise at the neighborhood level. The questions that do arise are the Foundation’s, covered below: design review, leasing, signs and vehicles.

What Amenities Come With an Oakmont Home?

An Oakmont home comes with mandatory membership in the Pelican Bay Foundation, whose common areas include nearly three miles of Gulf beach with the Sandbar and Marker 36, the Commons and a community center of more than 25,000 square feet, 18 tennis courts, a fitness center, trams, the berm and boardwalks, and Oakmont Park and Ridgewood Park.

Beaches and Beach Dining

The Foundation says its private beaches run nearly three miles and are open daily from 9 a.m. to sunset, with beach attendants who set up loungers, umbrellas and cabanas, showers and restrooms, handicap-accessible ramps, beach wheelchairs and beach fitness classes. The South Beach has the Sandbar for casual meals and The Nest for drinks and snacks with Clam Pass views, and the North Beach has Marker 36 for beachfront dining. The Foundation’s pages say the Sandbar is being renovated, so confirm its current hours before relying on it.

The Commons and the Community Center

The Community Center is more than 25,000 square feet of space for social events, educational and wellness programs, with a fitness center, a wellness studio, a spa, an art studio and the Racquets pro shop, according to the Foundation’s realtor page. The Commons building, at 6251 Pelican Bay Boulevard, is where the Foundation’s lease checklist says renter-card photos are taken and the address its estoppel form gives for the Member Services Department.

Tennis and Racquets

The Foundation counts 18 tennis courts across the community and offers leagues, round-robins and professional instruction through its racquets program. Court reservations, court attire and etiquette are set by the Foundation’s rules and regulations, not by any Oakmont association.

Trams, the Berm and the Boardwalks

The berm and boardwalks are Foundation common areas, and the Foundation’s open-air electric trams serve eight stations along the berm, with drivers making more than 900,000 trips to the beach and back each year, according to its tram page. Pets may walk the berm on a leash of six feet or less, retractable leashes are not allowed there, and the rules prohibit personal golf carts, motorized bikes and e-bikes on the berms, boardwalks and decks.

Oakmont Park and Ridgewood Park

The Foundation’s rules name Oakmont and Ridgewood parks as common areas, open from dawn to dusk, and they bar events and organized sports in both. Oakmont Park shares its name with the neighborhood but is a Foundation park open to members, not an amenity reserved for Oakmont owners.

Boating on Clam Bay

The Foundation offers sailing, canoeing and kayaking under its own rules for equipment, courses and conduct, and its overview points to Scenic Clam Bay on the community’s coast for canoeing and kayaking.

Dining, Shopping and Culture Within a Few Minutes

The Foundation’s realtor page lists the Marketplace at Pelican Bay (Publix, CVS, banks and restaurants), Waterside Shops (over 60 stores and restaurants) and Artis-Naples, home of the Naples Philharmonic and The Baker Museum, as the neighbors. Routing-engine estimates from the two ends of Oakmont put the Mercato and Whole Foods at 2.2 to 4.4 minutes and the Publix at the Marketplace at 1.9 to 4.2 minutes in off-peak driving.

What Membership Does Not Cover

Foundation membership is not membership in Club Pelican Bay. Section 6.02 of the Declaration keeps the golf course and clubhouse separate from the Foundation’s assessments, and Club Pelican Bay publishes its own membership terms. A buyer who wants golf should ask the club, not the Foundation, what it takes.

What Are the HOA Fees at Oakmont?

Oakmont owners pay one annual Foundation assessment, $3,435 for fiscal year 2027 (October 1, 2026 through September 30, 2027), billed directly to the owner in the fourth quarter: $2,180 operating, $497 replacement reserve and $758 for the bulk media agreement, or $858.75 a quarter. We found no separate Oakmont association fee.

What the $3,435 Is Made Of

The Foundation’s FY2027 estoppel form breaks the annual assessment into three lines and a quarterly equivalent. The three add to $3,435 (2,180 plus 497 plus 758), and a quarter is $858.75 (3,435 divided by 4).

Five Years of the Foundation Assessment

The Foundation’s FY2027 budget package shows the annual assessment at $2,944 for fiscal 2024, $2,675 for 2025, $3,295 for 2026 and $3,435 for 2027. The 2027 figure is $140 higher than 2026, an increase of 4.2 percent (140 divided by 3,295). The reserve line rose from $384 to $497 for 2027, while the bulk media line fell from $828 to $758.

What the Bulk Media Line Pays For

The $758 line is the Foundation’s bulk media assessment per billable unit for FY2027, calculated in the budget package on 6,474 billable units against $828 on 6,473 units in FY2026. The budget package also adds a $50 reconnection fee for bulk media service suspended for non-payment of the annual assessment.

How and When Oakmont Owners Are Billed

The estoppel form says that when a unit is single-family the Foundation bills the owner directly, billing happens in the fourth quarter of each year, and the Foundation’s fiscal year begins October 1, when payments are due. A condominium owner’s assessment is paid by the condominium association, which is why a single-family owner sees the Foundation’s bill as a personal one.

What the Assessment Does Not Cover

The Foundation assessment funds the Foundation’s own operations and reserves, listed in its budget. It does not maintain or insure an Oakmont owner’s house, roof, lawn or dock, and the Foundation’s estoppel names its own insurer for the Foundation’s property only. An Oakmont owner carries a homeowner’s policy and, where a lender or the owner chooses, flood coverage.

Oakmont’s Layered Charges: Foundation, Pelican Bay Services Division and County Taxes

An Oakmont owner receives charges from the Foundation, from the Pelican Bay Services Division through the county tax bill, and from the county for property taxes, with no neighborhood association fee that we found. The FY2027 Foundation figure is $3,435, and the services division’s FY 2027 Assessment published by the county is $1,250.00.

The Foundation Assessment

The Foundation’s $3,435 for FY2027 is the largest single recurring charge that does not depend on the house. It is an assessment under Chapter 720 of the Florida Statutes: the Foundation’s own estoppel form calls the Foundation “a homeowner’s association,” and Florida’s new-owner liability statute makes a buyer jointly liable with the seller for unpaid assessments, which is why the estoppel is requested before closing.

Pelican Bay Services Division

The Pelican Bay Services Division is a Collier County municipal service taxing and benefit unit, not a community development district. The county’s Pelican Bay Services Division page publishes its FY 2027 Assessment: $789.07 for operations and maintenance plus $460.93 for capital and projects, $1,250.00 in all, and the division also levies a street-lighting millage, 0.0857 in its June 10, 2026 board packet. We do not state how the charge is applied to a single-family parcel, because the county page does not; the line item on the owner’s tax bill does.

County Property Taxes and Save Our Homes

Oakmont owners also pay Collier County property taxes. Florida’s Save Our Homes cap, section 193.155, limits the yearly rise in a homestead’s assessed value to the lesser of 3 percent or the change in the Consumer Price Index, and the cap resets when ownership changes, so a buyer’s first tax bill can be well above the seller’s. Section 197.162 gives a discount of 4 percent for paying in November, 3 percent in December, 2 percent in January and 1 percent in February.

The Hurricane Ian Special Assessment

After Hurricane Ian in September 2022 the Foundation levied a one-time special assessment of $2,195 per unit in August 2023, and its audited FY2023 financial statements put the storm cost at about $16.4 million. An Oakmont buyer today asks whether any special assessment is open, and the estoppel’s Section A is where the Foundation answers it.

What We Do Not Total

We do not print a single monthly cost for Oakmont, because three of the five charges depend on the address: the services division line, the tax bill and the insurance quote. The two fixed Foundation numbers, $3,435 a year and the $15,000 resale assessment on a purchase, are on this page with their sources.

What Does a Buyer Pay at Closing in Oakmont?

At closing an Oakmont buyer pays the Foundation’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, by separate check with a copy of the deed and settlement statement, unless the buyer qualifies for the Bylaws’ one-time exemption, which carries a $1,000 processing fee. The seller pays Florida’s documentary stamps.

The $15,000 Resale Capital Assessment

The Foundation’s FY2027 estoppel form states that the resale fee is $15,000, is a buyer cost due at closing, and applies when a deed is recorded in the official records of Collier County on or after October 1, 2026. At the 12-month median of $2,350,000 the fee is about 0.64 percent of the price (15,000 divided by 2,350,000). The Foundation’s realtors page states that the assessment rises 3.5 percent a year from October 1, 2027, which takes the fee to $15,525 (15,000 times 1.035), and the recording date, not the contract date, controls which amount applies.

The Exemptions in Bylaws Section 7.04

The Bylaws exempt transfers by trust, gift or inheritance, and the Foundation offers a one-time exemption for a current owner moving from one Pelican Bay property to another. The estoppel form and the Foundation’s exemption form set the $1,000 processing fee, due at closing with a copy of the deed, and an owner who used the exemption before is not eligible again.

What the Seller Pays the Foundation

The estoppel form lists a $250 estoppel processing fee, an optional $100 expedite fee for completion within three business days, and a $500 fee for Foundation ID cards not returned, each a seller cost due at closing by separate check. Foundation member cards are the seller’s to turn in at closing, so a listing plan includes collecting every card.

No Transfer Approval and No Right of First Refusal

Section E of the FY2027 estoppel form states that the Foundation does not require approval for transfer of a unit and does not hold a right of first refusal. For an Oakmont sale that means no buyer interview and no board approval step, which separates it from the condominium buildings in Pelican Bay, where the building’s own association may require approval, as the estoppel form notes. That sentence does not apply to a single-family neighborhood with no sub-association.

Florida’s Transfer Statutes

Three Florida statutes shape the paperwork. Section 720.30851 requires an estoppel certificate within 10 business days of a request and caps the fees at $250, plus $100 if expedited and $150 more if the account is delinquent, adjusted for inflation every five years. Section 720.401 requires the seller to give the buyer the association’s disclosure summary before the contract is signed, and lets the buyer void the contract within three days if it was not. Section 720.3085 makes the buyer jointly and severally liable with the seller for assessments due before the sale.

Doc Stamps and the Title Policy in Collier County

The seller pays documentary stamp tax on the deed at $0.70 per $100 of consideration under section 201.02. On a sale at the 12-month median of $2,350,000 that is $16,450 (2,350,000 divided by 100, times 0.70). In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls, so we never list the owner’s title policy as a seller cost.

What the Fixed Closing Numbers Look Like at the Median

The table shows only the amounts that are set by statute or by the Foundation’s own forms, applied to the 12-month median price. It is not a closing statement: commissions, the buyer’s title policy, lender charges, prorations and the buyer’s insurance are negotiated or quoted separately.

Selling in Oakmont? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Oakmont? Call Marc at (239) 287-5873 or read how we represent buyers.

The Pelican Bay Declaration, Bylaws and Rules, Section by Section

Oakmont is governed by the Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay, the Foundation’s bylaws and its rules and regulations, with Florida’s Chapter 720 over all three. The table maps each rule an Oakmont owner meets to the document that states it, so a buyer can read the source.

Mandatory Membership

The Foundation’s estoppel form states that membership is required of all property owners in Pelican Bay and becomes the named owners’ membership upon submittal of an application, transfer of the property and payment of the resale capital assessment. For an Oakmont buyer that means the Foundation relationship begins at closing, with the deed and settlement statement mailed to the Foundation alongside the fee.

Fines, Hearings and Suspension

The Foundation may levy fines and suspend a member’s rights for violations of its governing documents, according to its rules. Florida’s section 720.305 sets the default limits: fines of up to $100 per violation with an aggregate cap of $1,000 unless the governing documents provide otherwise, at least 14 days’ written notice of the right to a hearing, a hearing within 90 days before a committee of at least three members who are not officers, directors or employees, and a rule that a suspension may not block an owner’s vehicular and pedestrian access to the parcel, including parking. The estoppel form asks the Foundation to state any open violation and any current or future fines on the parcel, so the answer arrives in writing before closing.

Flags, Solar Panels and Florida-Friendly Landscaping

Florida’s statutes limit what an association may prohibit. Section 720.3075 bars governing documents from precluding the display of up to two portable, removable flags as described in section 720.304 and protects Florida-friendly landscaping. Section 163.04 bars a declaration from prohibiting solar collectors or other renewable energy devices on a residence, while letting the approving entity set the roof location within an orientation to the south. Those protections sit above the Foundation’s design review and the Declaration’s own covenants.

Home-Based Business

The Declaration’s section 3.27 lets an owner or occupant of a residential unit conduct a business activity from the home so long as the business is not visible by sight, sound or smell from outside the residence, conforms to zoning, does not bring non-resident visitors onto the lot and does not become a nuisance. A seller marketing an Oakmont home to a work-from-home buyer should point to that section rather than assume a restriction either way.

Design Review at Oakmont: What You Can Change on Your Home

Any exterior change to an Oakmont home goes through the Pelican Bay Foundation’s Design Review Committee and Covenants Department: new construction, major and minor projects, landscape work and demolition each have an application and a fee, and the Foundation’s construction guidelines set working hours, safety fences and debris rules for the job site.

The Applications and the FY2027 Fees

The Foundation publishes separate applications for a major project or teardown of a single-family home, a minor project, a landscape project and a demolition. The FY2027 list of fees and rates sets the single-family charges shown below. A monitoring fee is charged annually while a major project or new construction is open.

Construction Hours and Site Rules

The Foundation’s Construction Guidelines set working hours of 7:00 a.m. to 5:00 p.m., Monday through Saturday, with no work on Sundays or federal holidays, and they make the owner responsible for the contractor’s compliance. Debris must be controlled, the Foundation may remove debris and charge the owner if a notice is not answered, and a fence is required around exposed pool areas and demolition sites. Before a predicted tropical storm or hurricane landfall, materials at the site must be secured at least 48 hours ahead.

Teardowns and Demolition

No demolition is permitted in Pelican Bay without Design Review Committee approval, and no demolition or lot clearing may start until final construction plans have been reviewed and approved. The owner submits a demolition plan showing existing conditions, the limits of demolition, dumpster locations, access, protection for neighboring properties and a timeline, with copies of the demolition permits, and a pre-demolition meeting is held with the Covenants Department. The roll dates 54 of Oakmont’s 118 homes to 2010 or later, so a buyer should expect to meet this process either as an owner planning a rebuild or as the neighbor of one.

Landscaping, Trees and the Lake Edge

Landscape changes need a landscape project application and its $500 FY2027 fee. The Foundation’s map credits Oakmont with preserving native vegetation and with Xeriscaping principles, and the Foundation’s rules authorize it to set standards for design, construction, finishing and landscaping. Florida’s Florida-friendly landscaping protection, section 720.3075, limits what the Foundation can prohibit; confirm a plan with the Covenants Department before any tree removal or work near the water.

What We Cannot State About Review Times

We did not find a decision deadline in the application forms and guidelines we read, so we do not state a number of days for approval. An owner planning a project should ask the Covenants Department for its current queue before signing a contractor.

Is Oakmont a 55+ Community?

No. Oakmont is not a 55-plus community: we found no age restriction in the Second Amended and Restated Declaration, the Bylaws or the Rules and Regulations, and the Foundation’s estoppel form lists no age-approval step, so owning or living in an Oakmont home is not conditioned on anyone’s age.

What the Documents Say

The Declaration covers use of the land, design standards, leasing, vehicles and pets, the bylaws cover governance and the resale capital assessment, and the rules cover amenities and conduct. None of the three sets a minimum age for an owner or a resident. The Foundation’s estoppel form states that the Foundation requires no approval for transfer of a unit.

What Florida’s Fair Housing Act Allows

Florida’s Fair Housing Act, section 760.23, prohibits discrimination in the sale or rental of housing on the basis of familial status and other protected classes, with a narrow exception for housing that qualifies as housing for older persons. A neighborhood becomes age-restricted only by meeting that exception in its recorded documents and operations. Oakmont’s recorded documents we read do not do that, and we describe the property, not who lives in it.

Can You Rent Out an Oakmont Home?

Yes, within limits: the Declaration allows an Oakmont home to be leased no more than twice in a calendar year and bars time-share use, the Foundation wants the lease application at least 30 days before the lease period with a $500 fee and a copy of the lease, and each rental receives at most two renter cards.

Two Leases in a Calendar Year

Section 3.26 of the Second Amended and Restated Declaration provides that, unless the neighborhood covenants say otherwise, no single-family dwelling shall be leased more than two times in a calendar year and none shall be used or sold on a time-share basis. The Foundation also publishes a leasing amendment dated May 28, 2019, listed in the Downloadable Documents below. A lease that renews or extends is a question for the Foundation before signing, not after.

The Application: 30 Days, $500 and the Lease Copy

The Foundation’s Lease Application Checklist for 2027 asks the owner to submit a completed lease application, the $500 non-refundable processing fee and, for a single-family home, a copy of the lease in place of a condominium or homeowners’ association approval form, at least 30 days before the lease period. The checklist applies the same 30-day requirement to any extension beyond two weeks.

Renter Cards and Owner Cards

Membership privileges transfer from the owner to the renter for the duration of the lease, the checklist says, and a rental receives a maximum of two cards. Member ID cards are deactivated on the lease start date and reactivated the day after the lease ends. Photos for renter cards are taken in person at the Commons, and renter cards are picked up only by the renters themselves.

Why a Short-Term Rental Pattern Does Not Fit

Two leases a calendar year, 30 days of lead time and a lease copy rule out a pattern of weekly or nightly rentals. An investor looking at Oakmont should model a seasonal or annual lease and a vacancy gap, with the $500 fee per lease, and should confirm the plan with the Foundation’s Member Services Department before offering.

Selling in Oakmont? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Oakmont? Call Marc at (239) 287-5873 or read how we represent buyers.

Pets, Vehicles, Signs and Everyday Rules at Oakmont

Oakmont owners may keep commonly accepted household pets in reasonable numbers if contained on the lot, may park up to three cars, vans, SUVs or light trucks outside overnight on the driveway, and may post one 20 by 30 inch real estate sign at least 25 feet from the road with Foundation approval; SOLD signs are not permitted.

Pets

Declaration section 3.19 allows commonly accepted household pets such as dogs, cats and pet birds in reasonable numbers, requires animals to be contained on the owner’s lot, and requires pets to be leashed or held when off it. On Foundation property the Rules and Regulations require pets to be harnessed, leashed, caged or tethered at all times, with leashes no longer than six feet, no retractable leashes on the berm, and pets kept out of the areas the rules list.

Vehicles, Boats and Trailers

Declaration section 3.18 bars trucks and commercial vehicles from parking more than four hours except for construction or grounds work, bars trucks, commercial vehicles, motorcycles and recreation vehicles from overnight parking unless fully enclosed, and bars boats, boat trailers, trailers of any kind, campers and disabled or unlicensed vehicles unless enclosed. In single-family neighborhoods no more than three cars, trucks of limited weight, vans, mini-vans and SUVs may be parked outside overnight, on the driveway and not on the lawn or street.

Real Estate Signs and Open Houses

All signs in Pelican Bay need the Foundation’s prior written approval. For a single-family home the Foundation allows one 20 by 30 inch wooden sign on a single or double post, set on the property for sale and at least 25 feet from the road, plus one temporary open house sign, a metal step-type sign between 16 by 22 and 18 by 24 inches that must come down by sunset. The colors are Benjamin Moore Manor Brown lettering on Seagull Gray or Sherwin Williams Thatch Brown on Rare Gray, the copy may carry a logo, company name, agent name and no more than two phone numbers, no ribbons or balloons may be attached, and SOLD signs are not permitted.

The Berm, Boardwalks and Mobility Devices

Only pedestrians, bicycles, strollers, wheelchairs, tricycles and trams may use the berms, and only pedestrians, strollers, wheelchairs and trams may use the boardwalks and decks. Personal golf carts, motorized bikes, e-bikes, Segways, powered scooters and hoverboards are prohibited from the berms, boardwalks and decks, even with power assist switched off. Buyers who ride an e-bike should read that rule before they tour.

Florida Condo Safety Laws and Oakmont: Why Milestone Inspections and SIRS Do Not Apply

Florida’s milestone inspection law, section 553.899, and its structural integrity reserve study law, section 718.112, apply to condominium and cooperative buildings of three stories or more, so neither applies to Oakmont’s detached single-family homes. Oakmont owners rely on their own inspections, permits and insurance instead.

What Section 553.899 Requires

Section 553.899, adopted after the 2021 Surfside collapse, requires a milestone inspection of a condominium or cooperative building three stories or more in height when it reaches a set age, with a structural report to the local building official. It speaks of buildings that a condominium or cooperative association operates. An Oakmont house is neither.

What Section 718.112 Requires

Section 718.112 requires condominium associations that operate buildings of three stories or more to complete a structural integrity reserve study and to fund the reserves it identifies. It is part of the Condominium Act, Chapter 718, which governs condominium associations and has no application to a Chapter 720 homeowners’ association such as the Pelican Bay Foundation.

What Applies to an Oakmont Home Instead

A buyer of an Oakmont home commissions a home inspection, reads the permit history for the roof, windows and electrical work, and asks for the wind-mitigation and four-point information an insurer will want. The estoppel form and rules we read set no inspection requirement for a single-family house, and we do not state what anyone’s private records contain beyond the public ones named on this page.

Why It Still Matters Next Door

Most of Pelican Bay’s associations are condominium buildings, and buildings such as Crescent (four 3-story buildings), St. Raphael (22 stories) and Marbella (21 stories) are of three stories or more. A buyer comparing an Oakmont house with a condominium should price in the milestone and reserve-study obligations that attach to those buildings, because those costs reach condominium owners through assessments that an Oakmont owner does not pay.

Hurricanes, Flood Zone and Insurance at Oakmont

FEMA’s flood map, queried at one point on each of Oakmont’s eight streets on October 7, 2026, places all eight outside the Special Flood Hazard Area: six in the minimal-hazard Zone X and two, Turkey Oak Lane and Pineside Lane, in shaded Zone X for the 0.2 percent annual chance flood, on a map effective February 8, 2024.

Flood Zone by Street

The table shows the result of each query. A point on a street is not every house on it, and a lender’s flood determination for the specific parcel controls.

How We Queried the Map

We geocoded one address on each street with the Census Bureau’s geocoder and queried FEMA’s National Flood Hazard Layer service at that point for the flood zone and the map panel’s effective date, then recorded each request and its result in the build’s fetch log. We did this for Oakmont’s eight streets, and the same query for the neighboring Pinecrest streets, which shaded Zone X on all four sampled streets, feeds the comparison below.

What Zone X Means for a Mortgage

Zone X, shaded or unshaded, lies outside the Special Flood Hazard Area, where federally regulated lenders must require flood insurance on a mortgaged building. A buyer in Zone X may still be asked for flood coverage by a lender or may choose it, and FEMA’s FloodSmart site states that 29 percent of National Flood Insurance Program claims, almost one-third, come from outside high-risk flood areas. Ask for a quote before you write the offer, not after.

The Community Rating System

Collier County participates in FEMA’s Community Rating System, and the county’s 2026 Flood Protection Newsletter reports a Class 5 rating that gives eligible National Flood Insurance Program policies a 25 percent discount in the mapped high-risk areas. The Oakmont streets we sampled are outside those areas, so the discount that applies to an Oakmont policy is a question for the insurance agent, not a figure we can state.

Hurricane Ian and the Foundation’s Recovery

Hurricane Ian made landfall on the Southwest Florida coast on September 28, 2022 as a Category 4 hurricane, according to the National Hurricane Center’s Tropical Cyclone Report. The Foundation’s own recovery is documented in its audited FY2023 financial statements, which put the cost at about $16.4 million, and in the $2,195 per unit special assessment levied in August 2023. We do not state damage to any Oakmont house, because the public documents we read do not break it out by neighborhood.

Helene and Milton in 2024

The Florida Department of Environmental Protection’s March 2025 impact report on Hurricanes Helene and Milton in Southwest Florida covers the effects of the two 2024 storms on Southwest Florida’s coast, and the Foundation’s beaches are part of that shoreline. A buyer who wants Oakmont for beach access should read the current beach conditions pages and the Foundation’s notices, not a neighborhood page.

Wind Mitigation and the Insurance Quote

Florida’s section 627.0629 requires insurers to offer discounts for windstorm mitigation features, and the Florida Office of Insurance Regulation’s wind-mitigation page explains the inspection form. For an Oakmont home built in 1988 and one built in 2024, the roof shape, opening protection and roof-to-wall connections differ, and so does the premium. Citizens Property Insurance publishes its policies-in-force data for readers who want the market context.

Selling in Oakmont? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Oakmont? Call Marc at (239) 287-5873 or read how we represent buyers.

Which Schools Serve Oakmont?

Collier County Public Schools’ zone locator places all eight Oakmont streets in the Sea Gate Elementary, Pine Ridge Middle and Barron Collier High attendance zones, and the state’s school grades show an A for each of the three schools in every year from 2021 to 2025, the five years in the district’s 2025 accountability brief.

Attendance Zones by Address

We ran the point-in-polygon test of each street’s geocoded point against the zone map the district publishes at zones.collierschools.com, and every street returned the same three zones. Zones can change, and the district’s locator for a specific address is the authority. A seller should verify the zone for the specific address before quoting a school in a listing.

School Grades From 2021 to 2025

The district’s 2025 accountability brief lists each school’s grade by year. The three schools below show an A in each of the five years from school year 2021 to school year 2025. The drive times are from the two ends of Oakmont in off-peak routing-engine estimates and are not walking or bus times.

What a Grade Does Not Tell a Buyer

A letter grade is the state’s formula for achievement and learning gains, and it says nothing about a particular classroom, program or commute. A buyer’s plans may involve choice programs, private schools or the district’s magnet options. We describe the property and its attendance zones, not the people who buy it.

Permits, Contractors and Recorded Work at Oakmont

An Oakmont house change needs two approvals: the Foundation’s design review and a Collier County building permit. The Foundation’s approval does not replace the county’s permit, and a county permit does not replace the Foundation’s approval, so a buyer reads both histories before relying on a recent renovation.

Two Approvals, Two Records

The Foundation reviews applications through its Design Review Committee and Covenants Department, and Collier County issues the building permits and publishes the permit history by address. A seller who has recently replaced a roof, windows or an air conditioner can usually produce both, and the absence of either is a negotiating point, not a verdict.

Reading a House’s Permit History

Ask for the permit number or the county’s permit search result for the roof, windows and doors, electrical panel, pool and any addition, and ask whether the work was closed out with a final inspection. Collier County Clerk’s official records also show notices of commencement recorded for larger jobs. We do not state any Oakmont house’s permit history, because none is a matter of neighborhood record.

Contractors on Foundation Property

The Construction Guidelines require contractors to follow the Foundation’s working hours and site rules, and a project owner remains responsible for compliance. The owner must give the Design Review Committee an after-hours contact for the project, the guidelines set debris, safety-fence and hurricane-preparation rules, and the Foundation may remove debris and charge the owner if a notice is not answered.

What Is Being Built Near Oakmont?

The land-use question near Oakmont that has been most closely watched in 2026 is a proposed water park at the Naples Grande Beach Resort, which the Pelican Bay Foundation appealed on April 17, 2026, while Waterside Shops continues adding stores and restaurants. A buyer should check the county’s current files before relying on any report.

The Proposed Water Park at Naples Grande

The Gulf Shore Association of Condominiums reported on April 22, 2026 that the Pelican Bay Foundation filed an administrative appeal on April 17 of Collier County’s official interpretation allowing the proposed waterpark to proceed without a Planned Unit Development amendment, and that the Bay Villas Association also filed appeals. The Park Shore Association reported on May 30, 2026 that county staff said the resort had withdrawn its site development plan amendment and was tabling the water park while the appeals continue. Both reports come from community associations, not the county, and the status can change.

Waterside Shops

Waterside Shops’ own redevelopment page lists new stores and restaurants, with Eddie V’s and Dior marked now open and Vuori listed among the new stores. Waterside Shops is the retail center the Foundation’s realtor page names among Pelican Bay’s neighbors, 4.4 to 4.6 minutes from Oakmont’s two ends in off-peak routing-engine estimates.

Zoning Around Oakmont

Pelican Bay is a Planned Unit Development, and the Foundation publishes the Pelican Bay PUD with its ordinances. A buyer who worries about what could be built on a neighboring parcel should read the PUD and the county’s zoning for that parcel, because Oakmont’s own lanes are platted residential lots governed by the Declaration. We do not state the zoning of any specific lot.

Daily Logistics at Oakmont

From Oakmont, the Mercato and Whole Foods are 2.2 to 4.4 minutes away by car, the Publix at the Marketplace 1.9 to 4.2, Waterside Shops 4.4 to 4.6 and Vanderbilt Beach 5.2 to 7.1, depending on the end of the neighborhood, in off-peak routing-engine estimates, while Southwest Florida International Airport is 35 to 37 minutes away.

Drive Times From the Two Ends of Oakmont

The times below come from the OpenStreetMap-based routing service and describe off-peak driving from one geocoded address on Oakmont Parkway, the north end, and one on Arrowhead Lane, the south end. They are estimates, not traffic forecasts, and a trip in February at 5 p.m. is slower. Distances are road miles.

The Oakmont Parkway End and the Arrowhead Lane End

Oakmont runs under a mile from north to south by the geocoded points, but the ends differ. From the Oakmont Parkway end the Mercato and Whole Foods are 2.2 minutes away and the Pelican Bay Community Center 2.2; from the Arrowhead Lane end the Mercato is 4.4 minutes away and Club Pelican Bay is 2.1. A buyer who cares about the difference should drive the specific lane at the hour they would drive it.

Getting to the Beach

Beach access runs through the Foundation’s tram and the berm. The Foundation says eight tram stations are spaced along the berm, connecting to boardwalks through the mangroves, with drivers making more than 900,000 trips to the beach and back each year, and its beaches are open daily from 9 a.m. to sunset.

Hospitals and Daily Services

NCH North Naples Hospital is 6.5 to 8.8 minutes from Oakmont and the NCH Baker Hospital downtown 13.1 to 13.3 minutes in off-peak routing estimates. Trader Joe’s is 3.5 to 5.7 minutes away. For trash and recycling service at a specific address, ask the seller which hauler serves it and check Collier County’s Residential Collection Services page.

How Does Oakmont Compare to Pelican Bay’s Other Single-Family Neighborhoods?

Oakmont is the second-largest of Pelican Bay’s single-family neighborhoods on our roster, with 118 homes, and the only one in the table below whose 12-month MLS window reaches ten closings: 11 sales at a $2,350,000 median, against 3 each at Isle Verde, Pelican Bay Woods and Barrington, 2 at Georgetown and 1 each at Pinecrest and The Village.

The table compares seven single-family neighborhoods on the same yardsticks, taken from our Pelican Bay roster. Counts below ten closings are small samples, and a median of one or two sales is a data point, not a price level. Home counts for Pelican Bay Woods, Pinecrest, Barrington and The Village are inferred from county parcels by street.

*Home counts marked with an asterisk are inferred from county parcels by street. Closings are from the Southwest Florida MLS pulled October 7, 2026.

Pelican Bay Woods

Pelican Bay Woods is the only single-family neighborhood larger than Oakmont, with 125 homes built from 1980 to 2025. Its 12-month MLS window holds 3 closings at a $6,000,000 median (small sample), more than double Oakmont’s $2,350,000, which reflects a different price tier and a sample of three.

Barrington and Isle Verde

Barrington has 68 homes on four streets and 3 closings in 12 months at a $2,790,000 median (small sample). Isle Verde has 36 homes, 3 closings and a $3,350,000 median (small sample). Barrington sits next to the Barrington Club condominiums, so the shared name is a trap in the other direction.

The Village and Georgetown

The Village has 16 detached homes with common landscaping and one 12-month closing at $2,675,000, and Georgetown has 35 gated acre sites with 2 closings at a $6,675,000 median (n=2, mean of the two). Both are too small for a median to mean much.

Cambridge, the Neighbor on Oakmont Parkway

Cambridge has 6 homes, including, by our inference from the plats, three on Oakmont Parkway at 7008 to 7038, and had one 12-month closing at $2,100,000. It is the neighborhood most often confused with Oakmont because of the shared road, and the two are separate on our roster.

What the Comparison Means

Oakmont is the only single-family neighborhood in Pelican Bay with enough 12-month sales to price from its own history. For a buyer that is useful: the number to negotiate against is an Oakmont number. For a seller of one of the smaller neighborhoods it is a reminder that a neighborhood median built on one or two sales is not evidence.

Oakmont vs Pinecrest: Which Pelican Bay Neighborhood Fits You?

Oakmont and Pinecrest are both Pelican Bay single-family neighborhoods billed directly by the Foundation, but Oakmont has 118 homes on eight streets and 11 closings in 12 months at a $2,350,000 median, while Pinecrest has 69 homes on five streets and one closing in 12 months, so Oakmont’s price evidence is deeper and Pinecrest’s is thinner.

Pinecrest is Oakmont’s closest rival on our roster because the two share a product, a Foundation and a price conversation. The table sets them side by side from the county roll, the Southwest Florida MLS pulled October 7, 2026 and our FEMA queries.

Where Oakmont Fits Better

Oakmont has the lower entry point, with a 60-month MLS low of $1,400,000 against Pinecrest’s $2,575,000, and more recorded sales to price from: 26 in 60 months against 9 on Pinecrest’s own streets. Six of the eight Oakmont streets we sampled are in the minimal-hazard Zone X, where all four sampled Pinecrest streets are in the shaded Zone X, and a buyer who wants a lane of newer and older homes side by side will find that mix on Oakmont’s eight streets.

Where Pinecrest Fits Better

Pinecrest’s homes are larger on the roll, with a median living area of 3,008 square feet against Oakmont’s 2,784.5, and its MLS price level is higher: the 60-month median is $4,500,000 (n=9, small sample) against Oakmont’s $2,710,000, with the data note below. Its streets are a drive and four courts, which is a different feel from Oakmont’s long lanes. A buyer who wants the larger home and accepts a thinner sales record should read Pinecrest’s own guide.

The Same Foundation, the Same Rules

Both neighborhoods sit under the same Declaration, bylaws and rules, so the $3,435 FY2027 assessment, the $15,000 resale capital assessment, the two-leases-a-calendar-year limit, the sign rules and the design-review process are identical. What differs is the market and the street, not the governance. A buyer cross-shopping the two should compare them on price per square foot, days on market and the specific house, and our two guides use the same yardsticks to make that possible.

A Note on the Pinecrest Sales Data

The MLS Pinecrest sub-area carries 14 closings in 60 months, but 5 of them are on Ridgewood Drive (4) and Hollybriar Lane (1), streets that our roster’s address list assigns to Pelican Bay Woods. Those five are counted with Pelican Bay Woods, and the Pinecrest figures in the table are the 9 sales on Pinecrest’s own five streets, a median of $4,500,000 (n=9, small sample). Oakmont’s MLS closings sit on Oakmont’s own streets.

Which One Should You Choose?

Choose Oakmont if you want a lower entry price, a deeper sales record and more lanes to compare. Choose Pinecrest if you want a larger home on a court and can live with a thin record. Either way, call Jesse for a seller conversation or Marc for a buyer one, and we will run the specific house against both neighborhoods.

Selling in Oakmont? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Oakmont? Call Marc at (239) 287-5873 or read how we represent buyers.

Honest Pros and Cons of Owning in Oakmont

Owning in Oakmont gives you a detached single-family home with Foundation beaches and amenities, no transfer approval and a deep sales record, and it costs you a $3,435 annual assessment, a $15,000 resale assessment on every purchase, design review on every exterior change and a premium lane, Shadow Lake Lane, where asks run far above sales.

What Owners Gain

The Foundation’s documents and the county’s records support these advantages:

• A detached, fee-simple home with no condominium association and no separate Oakmont association that we found.
• Foundation membership with nearly three miles of beach, 18 tennis courts, a community center of more than 25,000 square feet, trams and the berm.
• No transfer approval and no right of first refusal, per the FY2027 estoppel form.
• The deepest 12-month sales record of any single-family neighborhood in our Pelican Bay roster: 11 closings.
• A shopping and dining cluster 2.2 to 4.4 minutes away by car, and zoned schools that each show an A for 2021 through 2025.
• Six of eight sampled streets in the minimal-hazard flood zone.

What Owners Give Up

The same documents show the costs:

• A $3,435 FY2027 Foundation assessment, a Pelican Bay Services Division line and county taxes, billed separately.
• A $15,000 resale capital assessment, paid by the buyer on deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027.
• Design review fees and monitoring fees on exterior work, and Foundation approval for signs, landscaping and demolition.
• A cap of two leases a calendar year, which limits rental income plans.
• Golf sits outside the Foundation assessment and is a separate Club Pelican Bay decision.
• A 12-month median days-on-market of 71 and a median sale at 90.4 percent of the final list price, with four of eleven sales taking 130 days or longer.

Who Oakmont Suits and Who It Does Not

Oakmont suits a buyer who wants a house, a lot and the Foundation’s amenities without a condominium association, and who accepts design review as the price of a protected streetscape. It does not suit a buyer who needs unrestricted rental use, golf privileges that come with the deed or a lower recurring cost than a condominium’s.

Selling in Oakmont? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Oakmont? Call Marc at (239) 287-5873 or read how we represent buyers.

Thinking of Selling Your Oakmont Home? List With the #1 Team in Southwest Florida Since 2012

If you’re searching for an Oakmont listing agent, or thinking, ‘I need someone to sell my Oakmont home…’ you are selling into a neighborhood that recorded 11 closings in the last 12 months, a $15,000 buyer-paid Foundation fee and a design-review process every buyer asks about. McGreevy and Comisar sell Oakmont 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)

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 Oakmont listing along with the Foundation paperwork a buyer’s lender, insurer and attorney ask for in week one. Oakmont sellers deal with a team that holds the Top 1% Real Estate Agents Nationally Since 2008 recognition.

Honors and recognition:

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

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

What Oakmont Homes Sold For

In the last 12 months Oakmont has seen 11 resales in the Southwest Florida MLS (pulled October 7, 2026).

• Closings, last 12 months (MLS): 11, median $2,350,000, range $1,400,000 to $3,800,000.
• Dollar volume, last 12 months: $27,605,000, the total of the 11 MLS closing prices.
• Days on market, last 12 months: a median of 71 days (n=11); 54 days over 60 months (n=24).
• Sale-to-list ratio: a median of 90.4 percent over 12 months (n=11) and 93.1 percent over 60 months (n=24).
• Widened window, last 60 months (MLS): 26 sales, median $2,710,000, range $1,400,000 to $4,200,000.
• Today: three listings on October 7, 2026, all on Shadow Lake Lane, at $3,495,000, $3,995,000 (pending) and $5,995,000.

Pricing an Oakmont Home by Lane

Oakmont’s median hides lane-level differences, and a buyer’s agent will bring the lane’s sales. Shadow Lake Lane’s five 60-month sales ran from $3,400,000 to $4,200,000, Turkey Oak Lane’s eight from $2,100,000 to $3,800,000, and Arrowhead Lane’s three from $1,400,000 to $2,725,000. We price an Oakmont home against the sales on its own lane, adjusted for living area, age, finish level and lot, and we set the list price to win the first 30 days, because the 71-day median and the four sales that took 130 days or longer show what the alternative looks like.

The Foundation Paperwork a Buyer Will Ask For

Have these ready before the first showing:

• The Foundation estoppel certificate, requested at $250, or $350 with the optional three-business-day expedite, due from the seller at closing.
• The HOA disclosure summary that Florida’s section 720.401 requires the buyer to receive before signing the contract.
• The Foundation member ID cards, all of them, since a $500 seller fee applies for cards not returned.
• Design Review Committee approvals and county permits for any recent exterior work.
• Lease records, where the home was leased, with the dates and the Foundation’s lease approvals.

The Resale Capital Assessment and Your Price

The $15,000 resale capital assessment is a buyer cost, about 0.64 percent of the 12-month median price, and a buyer will include it in what they can pay. Some will ask for a price adjustment, and the contract decides who bears it. We plan for it in the pricing conversation, not in the negotiation, and we confirm the deed’s recording date, since a deed recorded on or after October 1, 2027 carries $15,525.

Signs, Open Houses and Showings Under Foundation Rules

Pelican Bay’s sign rules shape an Oakmont marketing plan. A single-family listing may have one 20 by 30 inch semi-permanent wooden sign, approved in advance and set at least 25 feet from the road, in the Foundation’s approved colors, plus a temporary open house sign that comes down by sunset. SOLD signs are not permitted. Most of an Oakmont listing’s reach therefore comes from photography, video, the MLS and scheduled showings.

Original Homes and New Construction

Oakmont’s roll holds 64 homes dated before 2010 and 54 dated 2010 or later. A buyer’s agent will compare a 1988 house with a 2024 one, and the sale prices in the 60-month list span $563 to $1,586 per square foot. We present each Oakmont home against the closest comparable by age and finish, and we document roof, windows, electrical and permits so a buyer’s inspection holds no surprises.

What Is Your Oakmont Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free home valuation. It takes about a minute, and Jesse follows up with the Oakmont sales that fit your home: the same lane, similar living area and similar age, adjusted for finish and lot. An automated estimate cannot tell a 2,100 square foot 1988 home from a 7,000 square foot new one; the roll runs from 2,101 to 7,131 square feet. We price to the difference.

(239) 898-6072, text or call. Confidential conversations welcome. For the full seller plan, a dedicated seller page, Sell My Home in Oakmont at Pelican Bay, is on the way.

Is now a good time to sell an Oakmont home?

For a home priced to its lane’s recent sales, the numbers support it. Two active listings against 11 closings in 12 months is 2.2 months of supply, though the two asking prices are well above the $2,350,000 sold median and four of the 11 sales took 130 days or longer.

How do I price an Oakmont home on Shadow Lake Lane?

Against Shadow Lake Lane’s own sales. The five 60-month sales ran from $3,400,000 to $4,200,000, and the three current listings ask $3,495,000 to $5,995,000. A list price inside the recorded range gets a buyer’s agent’s attention; one far above it tends to sit.

Do I need the Foundation’s approval to sell my Oakmont home?

No. The Foundation’s estoppel form states that it does not require approval for transfer of a unit and holds no right of first refusal. You do need the estoppel certificate, and the buyer pays the resale capital assessment at closing.

What will an Oakmont buyer ask about first?

The street, the flood zone, the Foundation assessment and resale fee, and the permit history. Have the estoppel, the disclosure summary and the permits ready before the first showing.

Can I sell my Oakmont home with a tenant in it?

Yes, subject to the lease and the Foundation’s leasing rules, and the buyer’s lease must be consistent with the two-leases-a-calendar-year limit. Tell the buyer’s agent the lease terms at the first showing.

Who pays the resale capital assessment when I sell?

The buyer, according to the FY2027 estoppel form, as a separate check at closing with a copy of the deed. The contract can allocate it differently, and most do not.

Your Local Real Estate Experts

Oakmont 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 Oakmont’s recorded Declaration, the Foundation’s bylaws, rules, FY2027 budget package and estoppel form, and every recorded Oakmont sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Oakmont guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Pelican Bay and North Naples market that Oakmont sits in.

Between them that is more than twenty years of Southwest Florida transactions. 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 Oakmont page the credential that matters more is narrower than any award: we tracked every qualified Oakmont sale in the county’s file back to 1987, and in the last 12 months we tracked all 11 Oakmont closings in the Southwest Florida MLS against the county’s deed record before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Oakmont 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.

★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer ‘white glove’ service from beginning to end.” Rafael Lazcano, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Carol Doumlele, verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

Contact McGreevy and Comisar

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

Selling an Oakmont home? Get a free home valuation, or call Jesse direct at (239) 898-6072.

Buying in Oakmont? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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).

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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.

Where Else to Find the Team

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 Oakmont, see our guide to Pelican Bay, our guide to Pinecrest, the single-family neighborhood Oakmont is most often compared with, our guide to Barrington, our guide to Isle Verde and our Naples guide.

Frequently Asked Questions: Oakmont Buyer Edition

These are the questions buyers ask most about Oakmont, the single-family neighborhood inside Pelican Bay in Naples, answered from the Foundation’s recorded documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.

What is Oakmont at Pelican Bay?

Oakmont is a single-family neighborhood of 118 detached homes on eight streets inside Pelican Bay, a master-planned community in Naples, Florida, built between 1987 and 2025. Owners belong to the Pelican Bay Foundation, and we found no separate Oakmont association registered with the State of Florida.

What are the street addresses in Oakmont?

Oakmont’s homes sit at 800 to 816 Arrowhead Lane, 6915 to 6921 Oakmont Parkway, 700 to 813 Pine Creek Lane, 701 to 813 Pineside Lane, 708 to 816 Pitch Apple Lane, 702 to 812 Shadow Lake Lane, 704 to 816 Turkey Oak Lane and 702 to 815 Willowwood Lane, all in ZIP 34108. That street list is our reading of the county plats and the Foundation’s map.

How many homes are in Oakmont?

The Collier County Property Appraiser’s 2026 tax roll shows 118 residential parcels on Oakmont’s eight streets, all single-family: 67 in Pelican Bay Unit 6, 33 in Unit 7 and 18 in Unit 11. That makes Oakmont the second-largest single-family neighborhood on our Pelican Bay roster, behind Pelican Bay Woods at 125.

Is Oakmont a condominium?

No. Oakmont is a neighborhood of detached single-family homes owned in fee simple, with no shared walls and no condominium declaration. Because Oakmont is not a condominium, Florida’s condominium milestone-inspection and structural-reserve-study laws do not apply to its homes.

What do Oakmont homes cost?

In the last 12 months 11 Oakmont homes closed in the Southwest Florida MLS at a median of $2,350,000, from $1,400,000 to $3,800,000. Over 60 months the median is $2,710,000 (n=26) and the range $1,400,000 to $4,200,000. Which lane and which house matter more than the median.

What did Oakmont homes sell for in the last 12 months?

Eleven closed between October 15, 2025 and August 7, 2026, totaling $27,605,000. Three sold for $3,000,000 or more, led by a $3,800,000 sale on Turkey Oak Lane, and three sold for $2,050,000 or less. The full list is in the market section above.

Which Oakmont street is the most expensive?

Shadow Lake Lane. Its five closings in 60 months ran from $3,400,000 to $4,200,000, with a median of $3,973,142 (n=5, small sample), and all three Oakmont listings on October 7, 2026 were on that lane. Turkey Oak Lane is next, with a $2,750,000 median across eight sales.

How fast do Oakmont homes sell?

The median Oakmont home sold in 71 days in the last 12 months (n=11), but the range ran from day 0 to 245, and four of the 11 took 130 days or longer. Over 60 months the median is 54 days (n=24).

How many Oakmont homes are for sale right now?

On October 7, 2026 there were three: two active listings at $3,495,000 and $5,995,000 and one pending at $3,995,000, all on Shadow Lake Lane. At the 12-month sales pace the two active listings are 2.2 months of supply.

What is the Oakmont HOA fee?

Oakmont owners pay the Pelican Bay Foundation’s annual assessment, $3,435 for fiscal year 2027 (October 1, 2026 through September 30, 2027), or $858.75 a quarter, billed directly to single-family owners. We found no separate Oakmont association fee.

Does Oakmont have its own HOA?

We found no association named Oakmont registered with the State of Florida in a search of its corporate records for names beginning with Oakmont. The Foundation, a Chapter 720 homeowners’ association, is the governing association, and Oakmont Place, which does exist, is unrelated.

What is the Pelican Bay resale capital assessment?

A buyer cost of $15,000 on deeds recorded on or after October 1, 2026, paid at closing by separate check with a copy of the deed and settlement statement, per the Foundation’s FY2027 estoppel form. It rises 3.5 percent a year from October 1, 2027, to $15,525, per the Foundation’s realtors page.

Can a buyer avoid the $15,000 resale assessment?

Only through the Bylaws’ exemptions: transfers by trust, gift or inheritance, and a one-time exemption for a current Pelican Bay owner moving to another Pelican Bay property, which carries a $1,000 processing fee. An owner who used the exemption before is not eligible again.

Does the Foundation approve Oakmont buyers?

No. The FY2027 estoppel form states that the Foundation does not require approval for transfer of a unit and does not hold a right of first refusal. A buyer applies for membership and pays the resale assessment, but there is no board interview or approval vote.

What is an estoppel certificate?

A written statement of what the seller owes the Foundation and what it will collect at closing. Florida’s section 720.30851 requires the Foundation to deliver it within 10 business days of a request, and the Foundation’s form lists a $250 fee, with an optional $100 expedite for completion within three business days.

What is the Pelican Bay Services Division charge?

The Pelican Bay Services Division is a Collier County taxing unit, not a CDD. The county publishes its FY 2027 Assessment at $1,250.00 ($789.07 operations and maintenance plus $460.93 capital and projects). The line item appears on the owner’s tax bill, and we do not state how a single-family parcel counts.

How do Save Our Homes and property taxes affect an Oakmont buyer?

Under section 193.155 a homestead’s assessed value can rise only by the lesser of 3 percent or inflation each year, but the cap resets when ownership changes, so a buyer’s first tax bill can be well above the seller’s. Section 197.162 gives a 4 percent discount for paying in November.

Which flood zone is Oakmont in?

FEMA’s map, queried on October 7, 2026 at one point on each of Oakmont’s eight streets, shows Zone X for all eight: minimal hazard on six streets and shaded Zone X, the 0.2 percent annual chance flood, on Turkey Oak Lane and Pineside Lane. The map panel took effect February 8, 2024.

Do I need flood insurance in Oakmont?

A federally regulated lender requires it only in the Special Flood Hazard Area, and the Oakmont streets we sampled are outside it. A lender or the buyer may still want it, and FEMA’s FloodSmart site says 29 percent of National Flood Insurance Program claims come from outside high-risk areas. Get a quote.

Which schools serve Oakmont?

Collier County Public Schools’ zone locator places all eight Oakmont streets in the Sea Gate Elementary, Pine Ridge Middle and Barron Collier High zones, each rated A in every school year from 2021 to 2025 in the district’s accountability brief. Verify the zone for a specific address before relying on it.

Can I rent out an Oakmont home?

Yes, within the Declaration’s limit of two leases in a calendar year and its bar on time-share use. The Foundation wants the lease application 30 days ahead with a $500 fee and a copy of the lease, and a rental receives at most two renter cards.

Is Oakmont a 55+ community?

No. We found no age restriction in the Declaration, the Bylaws or the Rules and Regulations, and the estoppel form lists no age-approval step. Florida’s Fair Housing Act, section 760.23, bars discrimination in the sale and rental of housing.

Can I change the outside of an Oakmont home?

With Foundation approval. The Design Review Committee and Covenants Department review new construction, major and minor projects, landscape work and demolition, and the Construction Guidelines set the working hours at 7:00 a.m. to 5:00 p.m. Monday through Saturday, with no work on Sundays or federal holidays.

What does Foundation design review cost?

The FY2027 fee list shows $500 for a single-family landscape project, $1,500 plus $500 a year monitoring for a major project under 500 square feet, $3,500 plus $750 a year over 500 square feet, $5,000 plus $1,000 a year for new construction and $100 for a minor project.

What are the parking and vehicle rules in Oakmont?

Declaration section 3.18 keeps trucks, commercial vehicles, motorcycles and recreation vehicles inside a structure overnight, requires boats, trailers and campers to be enclosed, and allows no more than three cars, vans, SUVs or light trucks outside overnight, on the driveway and not on the lawn or street.

Are pets allowed in Oakmont?

Yes. Declaration section 3.19 allows commonly accepted household pets such as dogs, cats and pet birds in reasonable numbers, contained on the owner’s lot and leashed when off it. On Foundation property leashes may not exceed six feet, and retractable leashes are not allowed on the berm.

Can I put a For Sale sign in my Oakmont yard?

Yes, with Foundation approval and within its rules: one 20 by 30 inch wooden sign, in the approved Benjamin Moore or Sherwin Williams colors, set at least 25 feet from the road. Open house signs must be taken down by sunset and SOLD signs are not permitted.

Does Oakmont come with golf?

No. Golf sits outside the Foundation assessment: section 6.02 of the Declaration treats the golf course and clubhouse separately, and Club Pelican Bay publishes its own membership terms. Foundation membership carries the beaches, trams, community center, tennis and parks.

What amenities do Oakmont owners use?

The Foundation’s amenities: nearly three miles of private beach with the Sandbar and Marker 36, a community center of more than 25,000 square feet, 18 tennis courts, a fitness center, eight tram stations on the berm, boardwalks, and Oakmont Park and Ridgewood Park, open dawn to dusk.

How far is Oakmont from the beach?

Beach access is by the Foundation’s tram or a walk along the berm, and its beaches are open daily from 9 a.m. to sunset. By car, Vanderbilt Beach is 5.2 to 7.1 minutes from Oakmont’s two ends in off-peak routing-engine estimates.

How far is Oakmont from shopping and the airport?

The Mercato and Whole Foods are 2.2 to 4.4 minutes by car, the Publix at the Marketplace 1.9 to 4.2 and Waterside Shops 4.4 to 4.6, from Oakmont’s two ends. Southwest Florida International Airport is 35 to 37 minutes and about 26 miles away. These are off-peak estimates.

Do milestone inspection and SIRS rules apply to Oakmont?

No. Sections 553.899 and 718.112 apply to condominium and cooperative buildings of three stories or more. Oakmont’s detached single-family homes are neither, so a buyer relies on a home inspection, the permit history and an insurance quote.

How does Oakmont compare with Pinecrest?

Oakmont has 118 homes and 11 closings in 12 months at a $2,350,000 median. Pinecrest has 69 homes and one closing in 12 months at $2,575,000. Both are billed by the same Foundation with the same rules; the decision table above compares them line by line.

Is Oakmont the same as Oakmont Place or Oakmont Parkway?

No. Oakmont Place is a separate property owners association, Florida document N41478, with no connection to this neighborhood. Oakmont Parkway runs past Cambridge and other enclaves, and only the addresses 6915 to 6921 sit in Oakmont.

Who is the best realtor for buying in Oakmont?

McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, price Oakmont from its own recorded sales, lane by lane. Call Marc at (239) 287-5873 and we will run the specific home against the Foundation’s fees and the flood map before you offer.

Frequently Asked Questions: Oakmont Seller Edition

These are the questions Oakmont owners ask most before selling, answered from the Foundation’s FY2027 estoppel form, Florida statutes, Collier County’s records and the Southwest Florida MLS pulled October 7, 2026, with the window and sample size beside every Oakmont figure.

How much is my Oakmont home worth?

It depends on the lane, living area, age and finish. The 12-month Oakmont median is $2,350,000 (n=11), but sales ran from $1,400,000 to $3,800,000 and from $563 to $1,586 per square foot over 60 months. A free valuation prices your home against the sales on its own lane.

When is the best time to sell an Oakmont home?

The recorded sales are spread across the year: the 11 closings of the last 12 months fell in October, November, January, March, April, July and August. We time a listing to the home’s condition and the lane’s current competition, and price matters more than the month.

How long will it take to sell my Oakmont home?

The median Oakmont home spent 71 days on the market in the last 12 months (n=11), and four of 11 took 130 days or longer. Over 60 months the median is 54 days (n=24). A list price inside the lane’s recorded range is the strongest lever.

What percent of list price do Oakmont homes sell for?

The median Oakmont sale in the last 12 months closed at 90.4 percent of the final list price (n=11). Over 60 months the median is 93.1 percent (n=24). The widest gap in the last 12 months was 80.0 percent, an Arrowhead Lane sale.

What does an Oakmont seller pay at closing?

Fixed items are documentary stamps on the deed at $0.70 per $100, the Foundation estoppel at $250 with an optional $100 expedite, and a $500 fee for Foundation ID cards not returned. Commissions, prorations and loan payoffs are negotiated or quoted, and the contract controls.

How much are documentary stamps on an Oakmont sale?

Section 201.02 sets $0.70 per $100 of consideration. At the 12-month median of $2,350,000 that is $16,450 (2,350,000 divided by 100, times 0.70). At the 60-month median of $2,710,000 it is $18,970 (2,710,000 divided by 100, times 0.70). The seller pays them.

Who pays for the owner’s title policy in Collier County?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls. We never list the owner’s title policy as a seller cost on an Oakmont sale unless the contract says so.

What does the Foundation estoppel cost a seller?

$250 for the estoppel processing fee, plus an optional $100 expedite fee for completion within three business days, each a seller cost due at closing by separate check, according to the FY2027 estoppel form. Florida’s section 720.30851 caps the fees and requires delivery within 10 business days.

What happens if I do not return my Foundation ID cards?

The estoppel form lists a $500 seller fee for not returning all Foundation ID cards, due at closing by separate check. If you have turned in every card, the form records that you owe nothing. We collect the cards early in the listing plan.

Who pays the $15,000 resale capital assessment?

The buyer, as a separate check at closing with a copy of the deed and settlement statement, for deeds recorded on or after October 1, 2026. The contract can allocate it differently, and most do not. It rises 3.5 percent a year from October 1, 2027.

Do I owe unpaid Foundation assessments when I sell?

Yes, until they are paid. Section 720.3085 makes a buyer jointly and severally liable with the seller for assessments due before the sale, so the estoppel is requested to show the account’s status. Single-family owners are billed directly in the fourth quarter.

What must I give an Oakmont buyer before the contract?

Florida’s section 720.401 requires the seller to give the buyer the association’s disclosure summary before the contract is signed. If it is not given, the buyer can cancel within three days of receiving it or before closing. We attach it to the first showing package.

Can I put a For Sale sign in my yard?

Yes, with Foundation approval: one 20 by 30 inch wooden sign on a single or double post, at least 25 feet from the road, in the approved colors, with copy limited to a logo, company name, agent name and no more than two phone numbers.

Can I hold an open house?

Yes. The Foundation permits one temporary open house sign in addition to the semi-permanent sign, a metal step-type sign between 16 by 22 and 18 by 24 inches that must be removed by sunset. Only one temporary sign is allowed on a street corner, with generic copy.

What are the open house sign rules?

No temporary real estate signs on Pelican Bay Boulevard medians or between the sidewalk and the boulevard, no ribbons or balloons, no SOLD signs, and approved colors only. All signs need the Foundation’s written approval before installation, and all temporary signs come down by sunset.

Should I renovate before selling my Oakmont home?

Only what a buyer will pay for, and only with approvals. Exterior changes need Foundation approval first: a landscape project carries a $500 FY2027 fee and a major project $1,500 to $3,500 plus annual monitoring. We tell you which changes the Oakmont sales on your lane support.

Do I need Foundation design approval for work before a sale?

Yes, for exterior changes. Landscape projects, minor projects, major projects and demolition each have a Foundation application, and the county permit is separate. We ask every seller for the approvals and permits on recent exterior work before the first showing.

Should I sell an original home or rebuild?

That depends on the lot and the numbers. The roll dates 54 of 118 Oakmont homes to 2010 or later, and new construction carries a $5,000 FY2027 review fee plus $1,000 a year monitoring. We compare the sale price of your home as it stands against the cost and time of a rebuild.

Which Oakmont lane sells for the most?

Shadow Lake Lane, with five 60-month closings from $3,400,000 to $4,200,000 and a $3,973,142 median (n=5, small sample). Turkey Oak Lane is the most active, with eight sales and a $2,750,000 median. Arrowhead Lane has the lowest prices, at $1,400,000 to $2,725,000 on three sales.

How do I price against the Shadow Lake Lane listings?

Against the recorded sales, not the asks. The three listings ask $3,495,000 to $5,995,000, and the highest Shadow Lake Lane sale in 60 months is $4,200,000. A $5,995,000 ask is 42.7 percent above that sale. A price inside $3,400,000 to $4,200,000 meets the market.

How many Oakmont homes are competing with mine?

Three on October 7, 2026: two active and one pending, all on Shadow Lake Lane. If your home is on another lane, a buyer sees no active listing there, and your lane’s last sale is the reference. That is 2.2 months of supply at the 12-month sales pace.

How many Oakmont homes sold in 2025 and 2026?

In the Southwest Florida MLS, 7 Oakmont homes closed in calendar 2025 and 8 in 2026 through October 7. The county’s qualified recorded-sales file through June 30, 2026 shows 7 sales in 2025 at a $2,725,000 median and 4 in the first half of 2026 at $2,250,000.

Can I sell my Oakmont home with a tenant in it?

Yes, subject to the lease, the Declaration’s limit of two leases a calendar year and the Foundation’s lease approval. The buyer must be comfortable with the lease terms and the Foundation’s renter-card rules. Tell the buyer’s agent at the first showing.

What if my buyer plans to rent the home?

A buyer who plans to lease is limited to two leases in a calendar year by Declaration section 3.26, with a 30-day Foundation application and a $500 fee per lease. A buyer who needs weekly rentals cannot use an Oakmont home that way, and we tell the buyer’s agent early.

How does Save Our Homes affect my buyer?

The cap on a homestead’s assessed value resets on a change of ownership under section 193.155, so your buyer’s first tax bill can be well above yours. A buyer’s agent will ask for the current taxes and the Pelican Bay Services Division line, so have both ready.

Will the flood zone affect my sale?

Possibly. FEMA’s map places all eight Oakmont streets we sampled in Zone X, six minimal-hazard and two shaded, outside the Special Flood Hazard Area, which usually means no lender-required flood policy. Buyers still ask for quotes, so we share the map result and any elevation certificate you hold.

Do buyers need flood insurance on an Oakmont home?

Not by map alone for a federally regulated mortgage, since the sampled streets are outside the Special Flood Hazard Area. A cash buyer or a lender may choose it, and FEMA says almost one-third of flood claims come from outside high-risk areas.

Is the Oakmont median a good guide to my price?

Only as a start. The 12-month median of $2,350,000 (n=11) is 13.3 percent below the 60-month median of $2,710,000 (n=26), and lane medians rest on one to eight sales. We price your home against the closest lane, size and age comparables.

What documents should I gather before listing?

The Foundation’s FY2027 estoppel request, the disclosure summary, your Foundation ID cards, Design Review Committee approvals and county permits for exterior work, the survey, and any lease records. We build the file before the first showing so a buyer’s lender, insurer and attorney get it in week one.

How do I get a free Oakmont valuation?

Use our free home valuation page or call Jesse direct at (239) 898-6072, text or call. Jesse follows up with the Oakmont sales that fit your lane, size and age. There is no obligation, and conversations are confidential.

Does McGreevy and Comisar have Oakmont sales you can show me?

We do not state a count here: the MLS pull behind this page records Oakmont closings, not the listing office on each. In the last 12 months we tracked all 11 closings against the county’s deed record, and we will walk you through each one on a call.

How is an Oakmont home marketed under the sign rules?

Through professional photography, cinematic video, drone, the MLS and a qualified-buyer database, with scheduled showings, since the Foundation allows one 20 by 30 inch sign and a temporary open house sign only. Discretion and off-market options are available when a sale needs to stay quiet.

Who are the best real estate agents to sell my Oakmont home?

McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008. Call Jesse direct at (239) 898-6072 and we will price your Oakmont home against its own lane.

What about taxes when I sell an Oakmont home?

Those depend on your basis, your residency and your circumstances, and are a question for a tax professional. For a foreign seller, federal withholding under the IRS’s FIRPTA rules may apply, so involve a tax professional before listing.

Sources and Authoritative References

Every Oakmont 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 or the Southwest Florida MLS. The sources are grouped below by who issued them and numbered continuously.

Pelican Bay Foundation: recorded and published governing documents

1. Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay
2. Certificate of Amendment to the Second Amended and Restated Declaration
3. Amendment to the Declaration of Protective Covenants and Restrictions
4. Declaration amendment on leasing, May 28, 2019
5. Amended and Restated Bylaws, current redline
6. Amended and Restated Bylaws, January 2009
7. Amendment to Bylaws, February 2010
8. Articles of Incorporation of the Pelican Bay Foundation
9. Rules and Regulations, adopted December 12, 2024
10. Pelican Bay PUD with ordinances

Pelican Bay Foundation: budgets, financial statements and closing forms

11. FY2027 Approved Budget Package, including the assessment, fee schedule and bulk media calculation
12. FY2026 Budget
13. FY2025 Budget
14. FY2024 Audited Financials
15. FY2023 Audited Financial Statements
16. Estoppel Certificate, fiscal year 2027
17. Estoppel Certificate, fiscal year 2026, revised August 31, 2026
18. Resale Capital Assessment Exemption Form 2026-2027
19. Lease Application Packet, 2027
20. Lease Application Packet, 2026

Pelican Bay Foundation: design review, construction and signs

21. Construction Guidelines, November 9, 2023
22. Major project or teardown application, single-family home
23. Minor project application
24. Landscape project application
25. Demolition application
26. Design review and covenants application page
27. Sign Regulations for open houses
28. Pelican Bay for-sale signage design standards
29. Realtor signage colors

Pelican Bay Foundation: community pages

30. Foundation community map
31. Foundation realtors page
32. Realtor Community Overview
33. Pelican Bay Community Overview Sheet
34. Where it all started
35. Our beaches
36. Tram service
37. Community center
38. Fitness center
39. Racquets program
40. Sailing, canoeing and kayaking
41. Marker 36
42. The Sandbar

Florida Statutes and state agencies

43. Section 720.305, obligations of members, fines and suspensions
44. Section 720.3075, prohibited clauses and protected displays
45. Section 720.3085, payment for assessments and liability of new owners
46. Section 720.301, definitions
47. Section 720.401, prospective purchasers, disclosure
48. Section 720.30851, estoppel certificates
49. Section 718.112, condominium bylaws and structural integrity reserve studies
50. Section 553.899, milestone inspections
51. Section 201.02, documentary stamp tax on deeds
52. Section 163.04, energy devices based on renewable resources
53. Section 193.155, homestead assessments
54. Section 197.162, discounts for early payment of taxes
55. Section 689.302, flood disclosure
56. Section 689.261, property tax disclosure
57. Section 404.056, radon gas protection
58. Section 760.23, discrimination in the sale or rental of housing
59. Section 627.0629, residential windstorm rate filings and discounts
60. Florida Department of Revenue, documentary stamp tax
61. Florida Department of Revenue, property tax information for taxpayers
62. Florida Office of Insurance Regulation, wind mitigation resources
63. Florida Department of Financial Services, title insurance overview
64. Florida DBPR licensee search
65. Florida Department of Environmental Protection, Hurricanes Helene and Milton impact report

Collier County, FEMA, schools and federal sources

66. Collier County, 2024 Coastal Flood Map adopted February 8, 2024
67. Collier County, 2026 Flood Protection Newsletter
68. Collier County Pelican Bay Services Division board agenda packet, June 10, 2026
69. Collier County Pelican Bay Services Division page
70. Collier County permit history search
71. Collier County Residential Collection Services
72. Collier County Clerk official records
73. Collier County Tax Collector, property taxes
74. FEMA National Flood Hazard Layer service
75. FEMA Flood Map Service Center
76. FEMA FloodSmart
77. U.S. Census Bureau geocoder
78. Collier County Public Schools attendance zone locator
79. Collier County Public Schools, 2025 accountability brief and school grades
80. Sea Gate Elementary School
81. Pine Ridge Middle School
82. Barron Collier High School
83. NCH North Naples Hospital
84. National Hurricane Center, Hurricane Ian tropical cyclone report
85. Citizens Property Insurance, policies in force
86. IRS, FIRPTA withholding
87. HUD, Fair Housing Act overview

Neighborhood and local organizations

88. Club Pelican Bay, membership
89. Club Pelican Bay, golf
90. Artis-Naples history
91. Waterside Shops redevelopment
92. Gulf Shore Association of Condominiums, Pelican Bay Foundation joins battle against waterpark (April 22, 2026)
93. Park Shore Association, Naples Grande water park update (May 30, 2026)
94. Domain Realty Group
95. McGreevy and Comisar Google Business Profile

Data files cited as plain text

96. Collier County Property Appraiser, 2026 tax roll and recorded-sales file (bulk data files), newest recorded sale June 30, 2026
97. Southwest Florida MLS, Residential closed sales and active and pending listings for the Oakmont sub-area, pulled October 7, 2026

Downloadable Documents

The Oakmont documents below are official records, linked at the issuing authority so you always open the current, unaltered copy: the Pelican Bay Foundation’s Declaration, bylaws, rules, FY2027 budget package and estoppel form, its leasing and design-review forms, and the Florida statutes that govern Oakmont closings.

Market data from Southwest Florida MLS, pulled October 2026.

McGreevy and Comisar, Best Realtor for Oakmont. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.