Pelican Bay - Pebble Creek

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

Pebble Creek is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.

It is 264 condominium residences in 17 buildings at 7606 to 7750 Pebble Creek Cir, completed between 1994 and 1996 according to the Collier County Property Appraiser’s 2026 roll, with a Foundation tram station about 200 feet from its edge on the Foundation’s own map. Pebble Creek at Pelican Bay is not Pebble Creek Country Club and not any of the other Pebble Creek entities in the Tampa area, and it has no connection to them. This page covers the 264 condominiums on Pebble Creek Cir in Naples 34108, and nothing else.

McGreevy and Comisar are the team Pebble Creek sellers call first, and the team its buyers call when they want the neighborhood’s real record: what each of the nine floor plans has actually sold for, what the Pelican Bay Foundation charges at the closing table, which of the 17 buildings the county tracks for milestone inspections, and what the Clerk’s recorded notices show about elevators, pools and doors. Jesse McGreevy and Marc Comisar lead Domain Realty Group, and they wrote this page the way they would brief a client at the kitchen table.

This page goes deeper on Pebble Creek than any other source we know of. It is built from the association’s own public site, the Florida Division of Corporations record of Pebble Creek Condominium Association, Inc., the Pelican Bay Foundation’s published FY2027 budget, estoppel certificate, lease packet and rules, Collier County’s milestone building map and list and its Pelican Bay Services Division page, the Collier County Clerk’s recorded notices, FEMA’s flood map queried at ten points in and around the buildings, the school district’s own zone lookup run on all 17 building addresses, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where a fact is not public, such as the association’s declaration, budget and reserve study, we say so and tell you how to get it.

If you own at Pebble Creek and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan-by-plan, building-by-building and fee-by-fee detail below will tell you whether Pebble Creek fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Pebble Creek

McGreevy and Comisar are the best realtor for Pebble Creek because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Pebble Creek read built on every MLS closing since 2021 and the county’s sales back to 1994.

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 Pebble Creek in Pelican Bay, Naples, whether you’re ready to sell your Pebble Creek condominium 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% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Pebble Creek for a specific reason. The 264 condominiums share one street, nine floor plans and 17 buildings that hold 12, 18 or 28 units each, yet the 18 Southwest Florida MLS closings of the last 24 months run from $882,500 to $1,525,000. Plan, floor, view, renovation and timing explain that spread, and an agent who prices Pebble Creek from a Pelican Bay average, or from a generic Naples condominium index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Pebble Creek plan against the sales on that plan; we do that below.

Recent Pebble Creek track record (last 24 months): In the last 24 months Pebble Creek has seen 18 resales in the Southwest Florida MLS (closings dated October 7, 2024 to October 7, 2026, n=18), at a median sold price of $1,160,000 and a median sale-to-list ratio of 93.2 percent across the 16 sales that were marketed through the MLS. The highest-priced Pebble Creek sale of those 24 months was $1,525,000. We tracked each of those 18 closings against the county’s recorded-sales file. 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.

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 Pebble Creek condominium? Get a free Pebble Creek home valuation. Call Jesse direct at (239) 898-6072.

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

Living in Pebble Creek as a Homebuyer

Living in Pebble Creek means owning a condominium in one of 17 buildings completed between 1994 and 1996 on Pebble Creek Cir, with two pools, a hot tub and a clubhouse on a shared pool island, plus the Foundation’s beaches, tram and tennis. In the last 24 months those condominiums sold from $882,500 to $1,525,000.

Most Pebble Creek buyers are choosing between three things at once: a Pelican Bay address within a short walk of a tram station, a Foundation assessment of $858.75 a quarter per unit that reaches an owner through the condominium association’s dues, and a set of recorded documents that the association does not publish. Fourteen of the 17 buildings are three stories and three are five levels, so the building you buy in matters as much as the plan. The association’s own site says views run to the golf course, the lake, the pool island or tree-filled gardens, and that every condominium has a private one- or two-stall garage with an elevator that starts at the garage level.

What Does a Day at Pebble Creek Look Like?

A typical day starts with a swim on the pool island or a walk to the beach. The Foundation’s community map places Tram Station #8 about 203 feet from the edge of the Pebble Creek polygon, the Pelican Bay Community Center about 0.53 mile away and North Beach about 0.57 mile away, and the association’s site tells residents to cross the street to the North Tram Station. Publix at The Marketplace at Pelican Bay is 1.45 miles by car on our routing, about 3.8 minutes.

What Does Pebble Creek’s Ownership Structure Look Like?

Each owner holds a condominium unit and belongs to two organizations: Pebble Creek Condominium Association, Inc., a Florida not-for-profit that has been active since its 1992 filing, and the Pelican Bay Foundation, a Chapter 720 homeowners’ association for all of Pelican Bay. Pebble Creek’s declaration is not published online, so we cannot quote its rules on leasing, pets or occupancy, and we say so wherever it matters below.

What Should a Buyer Look at First?

Look first at the plan and the building. A 1,327 square foot plan, 96 of the 264 units, sold at a $960,000 median over 60 months, while a 1,813 square foot plan sold at $1,437,500 across two sales. Then look at the garage and the elevator, then read the association’s statutory document package, because the Foundation’s assessment is billed through the association and a $15,000 resale capital assessment now applies to deeds recorded on or after October 1, 2026.

If you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you want the Pelican Bay-wide view before you narrow to Pebble Creek, start with our Pelican Bay buyer guide. If you own at Pebble Creek, get a free Pebble Creek home valuation or call Jesse direct at (239) 898-6072.

Pebble Creek Market Snapshot: What the Condominiums Actually Sell For

In the last 24 months Pebble Creek recorded 18 Southwest Florida MLS closings at a $1,160,000 median, from $882,500 to $1,525,000, for $20,865,000 in volume. Twenty-four months is the first window with ten or more closings, so it leads here. Days on market and sale-to-list use the 16 sales marketed through the MLS.

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

Two of the 18 sales in the 24-month window were entered after closing and were not marketed through the MLS. They count in the closings, medians, ranges, volume and price per square foot above, and they are excluded only from days on market and sale-to-list, which is why those two columns show a smaller n. One of the two has no living area on file, so the 24-month price per square foot uses 17 sales. The roster this page was built against used a window ending September 30, 2026 and also counted 8 closings at a $1,130,000 median for the last 12 months; both windows are named wherever we use them.

Every Pebble Creek Closing in the Last 24 Months

The 18 closings below are listed by street only, newest first. We never publish unit numbers, house numbers or owner names, and the bedroom labels are the MLS’s own.

The list shows what the median hides. Seven of the 18 closed at $1,200,000 or more, and only three of those seven fell in the last 12 months. Five of the 16 marketed sales took 100 days or more (110, 188, 250, 258 and 299), and the other eleven took 8 to 69 days. The first eight rows are the last 12 months.

Do Pebble Creek Condominiums Sell Above List?

Not lately. None of the 16 marketed sales in the last 24 months closed at or above its final list price; all 16 closed below. Across 60 months, 5 of the 46 marketed sales closed above list, 2 closed at list and 39 closed below, and all five above-list sales closed between October 2021 and March 2023. The typical discount in the last 24 months is 6.8 percent, which is 100 minus the 93.2 percent median sale-to-list.

How Does the Last Year Compare With the Year Before?

The twelve months before this window, October 7, 2024 to October 6, 2025, recorded 10 closings at a $1,170,000 median, from $995,000 to $1,525,000, for $12,035,000 in volume. The median of the last 12 months, $1,130,000 on 8 closings, is 3.4 percent below it, and median price per square foot is $722 against $801. Eight is below ten, so treat the last 12 months as a small sample.

The peak window ended October 6, 2024 at $1,340,000. The latest 12 months are 15.7 percent below that peak and 33.5 percent above the window ending October 6, 2022. We do not claim to know how much of the movement is mix and how much is price; the last 12 months hold three sales at $1,200,000 or more ($1,400,000, $1,200,000 and $1,225,000) and five below it, three of those below $1,000,000, and we price each Pebble Creek listing against the sales on its own plan.

What Does the Longer Record Show?

Widening the window gives 18 closings in 24 months at a $1,160,000 median, 28 in 36 months at $1,212,500 and 49 in 60 months at $1,150,000. Over 60 months the sale-to-list median was 94.5 percent across 46 marketed sales, and the median price per square foot was $754 across 48 sales with an area on file. The 60-month range runs from $675,000 on October 8, 2021 to $1,775,000 on May 23, 2024.

Calendar years in the MLS give the same picture: 2021 had 2 closings (small sample, $750,000 median), 2022 had 10 ($935,000), 2023 had 12 ($1,147,500), 2024 had 8 ($1,340,000), 2025 had 10 ($1,160,000) and 2026 has 7 so far ($1,100,000, small sample).

Which Plans Sell for What?

The MLS lists living area for 48 of the 49 closings, and most of those areas line up with the county’s floor plans, so area is the cleanest way to read a plan. The bedroom labels are inconsistent, so where we use them we say “as the MLS record lists it”.

One more closing, at $1,525,000, has no area on file. Two sales carry an MLS area of 1,966 square feet, a figure that matches none of the nine roll plans, so we treat it as the MLS’s own measure and do not assign it to a plan. As the MLS record lists it, 37 of the 49 closings are labelled 3 Bed/2, five are 2+Den/2 (median $882,500), five are 3 Bed/3 (median $1,350,000), one is 2 Bed/2 and one has no bedroom count.

What Is for Sale in Pebble Creek Today?

On October 7, 2026, four Pebble Creek condominiums were on the market: three active and one pending. The actives are a 1,326 square foot 3 Bed/2 at $1,199,999 (about $905 a square foot, 34 days on market), a 1,526 square foot 3 Bed/2 at $1,195,000 (about $783, 51 days) and a 1,379 square foot 3 Bed/2 at $1,095,000 (about $794, 85 days). A 1,327 square foot 2+Den/2 is pending at $849,000 (about $640, 16 days). The median active list price is $1,195,000.

At the 12-month pace of 8 closings, three active listings are 4.5 months of supply, which is a balanced market on paper. The asking prices are not sales. The last closing on the 1,327 plan was $925,000 on May 27, 2026, which sits between the $1,199,999 and $849,000 asks on the same footprint.

What Does the County Say About More Than Three Decades of Sales?

The Collier County Property Appraiser’s recorded-sales file runs from 1994 through June 30, 2026. It lists 260 qualified sales in 1994, 1995 and 1996 against 264 units, which is what a sell-out looks like, at medians of $164,000, $182,000 and $244,950. The county median reached $1,160,000 in 2025 (10 sales), about 7.1 times the 1994 figure.

Selected years only; 2026 runs through June 30. Source: Collier County Property Appraiser recorded-sales file, qualified sales of $100,000 and up.

The county records the deed consideration and the MLS records the reported closing price, so the two files can differ by sale, and their annual counts differ too: 2023 shows 13 in the county file against 12 in the MLS, 2024 shows 7 against 8. Where they disagree on one sale, we use the deed figure and name the MLS figure once with its October 7, 2026 pull date. We never average them and never compare county price per square foot with MLS living-area price per square foot.

Selling at Pebble Creek? Get a free Pebble Creek home valuation priced against the sales on your own plan. Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Did Pebble Creek at Pelican Bay Come to Be?

Pebble Creek came to be in the mid-1990s: the county’s milestone list shows certificates of occupancy for the Pebble Creek buildings it names from March 1994 to July 1996, the plat is recorded in Plat Book 21, pages 74 and 75, and Pebble Creek Condominium Association, Inc. has been a Florida not-for-profit since its filing in 1992.

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

When Was Each Building Finished?

The Collier County Property Appraiser’s 2026 roll gives a year built for each building: 1994 for eleven buildings (132 units), 1995 for four (76 units) and 1996 for two (56 units). The county’s milestone building list, published as of January 2026, adds a certificate-of-occupancy date for 15 of the buildings, from March 14, 1994 for Building 1 to July 24, 1996 for Building 17. The full building-by-building table is in the buildings section below.

Where Is the Plat Recorded?

A Collier County Clerk record from January 25, 2008 describes the land as all of Tract One and all of Tract A of the plat of Pebble Creek, Plat Book 21, pages 74 and 75, in Section 4, Township 49 South, Range 25 East. That record is a bill of sale for fire-suppression facilities, which we describe in the capital-work section, and it is the clearest public statement of the land’s legal description that we found.

What Does the State’s Corporate Record Show?

The Florida Division of Corporations lists Pebble Creek Condominium Association, Inc. as a Florida not-for-profit corporation, document number N92000000337, filed November 16, 1992, status active, with annual reports filed through 2026. The record’s last listed event is Amended and Restated Articles dated May 15, 2006, and its principal address changed on December 12, 2025 to the office of Sentry Management, the association’s registered agent.

The record carries one conflict we report as we found it. The 2006 restated Articles recite that the association was originally incorporated under the same name on March 16, 1994, about sixteen months after the state’s 1992 filing date. We cannot tell from public records which date describes the original incorporation, and neither changes what a buyer receives.

What Did the First Buyers Pay?

The county’s recorded-sales file lists 123 qualified sales in 1994 at a $164,000 median, 85 in 1995 at $182,000 and 52 in 1996 at $244,950, for 260 sales across the three years against 264 units. The 2025 median of $1,160,000 on 10 sales is about 7.1 times the 1994 figure. The 1994 to 1996 file includes some early resales, so treat it as the sell-out period and not as a count of first owners.

What Does the Foundation’s Community Map Say About Pebble Creek?

The Pelican Bay Foundation’s community map describes Pebble Creek as “a golf course and lakefront community located in the heart of Pelican Bay” with “17 low-rise buildings,” two heated pools with waterfalls in an island setting with a sundeck and screened-in gazebo, and a clubhouse with entertainment areas, a fitness room, a changing room and a sauna. The map’s “low-rise” is the Foundation’s label; the county roll counts 14 three-story buildings and 3 five-level buildings.

The Homes: Nine Floor Plans, 1,327 to 2,490 Square Feet

Pebble Creek’s 264 condominiums come in nine floor plans on the county roll, from 1,327 to 2,490 square feet of heated area. The 1,327 and 1,526 square foot plans make up 180 of the 264 units, and the five plans from 1,688 square feet up sit only in Buildings 15, 16 and 17, the three five-level buildings.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser 2026 tax roll)

The unit counts add to 264 (96 + 84 + 24 + 18 + 18 + 6 + 6 + 6 + 6). The just value is the Property Appraiser’s 2026 preliminary estimate, not a sale price, and the medians in the last column are MLS closings, so the two columns measure different things.

How Big Are Pebble Creek’s Condominiums?

The roll’s heated area runs from 1,327 to 2,490 square feet with a median of 1,526, which is the 84-unit plan. The association’s own site describes its condominiums as ranging from 1,300 to 1,900 square feet with larger penthouses, a range that is its own description and stops short of the roll’s three largest plans at 1,857, 2,388 and 2,490 square feet.

How Many Condominiums Are in Each Building?

The roll shows 12 units in each of twelve buildings (Buildings 1 to 7 and 9 to 13), 18 units in each of Buildings 8 and 14, and 28 units in each of Buildings 15, 16 and 17: 144 + 36 + 84 = 264. The three 28-unit buildings are five levels, with 6, 6, 6, 6 and 4 units on the levels, while Buildings 8 and 14 are three stories with six units a floor and the twelve-unit buildings are three stories with four units a floor. Each twelve-unit building holds six 1,327 square foot and six 1,526 square foot plans, and each of Buildings 8 and 14 holds twelve 1,327 and six 1,526.

What Do the County’s Just Values Say About Each Plan?

The Property Appraiser’s 2026 preliminary roll puts the median just value across all 264 parcels at $937,970, from $697,970 to $1,658,980. By size, the median is $849,565 for the 1,327 plan, $977,970 for the 1,526 plan, $1,237,914 for the 1,813 plan and $1,658,980 for the 2,490 plan. Those are county estimates of value, and the 60-month MLS medians sit above the just values for each of the three plans where both exist.

What Does the Association Say the Homes Offer?

The association’s public site says every condominium has a private one- or two-stall garage, that elevators begin at the garage level, and that views vary from the golf course to the lake, the pool island or garden and tree-filled vistas. It is the association’s own description, it is not a recorded document, and we could not confirm the garage count against any county field, so a buyer should confirm the garage assignment for the specific unit in the documents.

Thinking of Selling a Pebble Creek Condominium? Eight Closings in 12 Months Is Enough to Price Yours

Pebble Creek has 264 condominiums in 17 buildings at Pelican Bay, and only 8 of them closed in the last 12 months, a small sample, so the one or two sales on your plan decide your price. Get a free Pebble Creek home valuation priced against those sales. Call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873.

The 17 Buildings: Levels, Units, Year Built and County Records

Pebble Creek has 17 buildings: 14 three-story buildings of 12 or 18 units and three five-level buildings of 28 units, according to the Collier County Property Appraiser’s 2026 roll. Eleven buildings were completed in 1994, four in 1995 and two in 1996, and the table below adds each building’s county certificate-of-occupancy date and recorded elevator notice.

The county’s list is a static January 2026 file with typographical errors, including a misspelled association name and building labels that do not always match the roll’s, so we matched its rows to the roll by address and use the roll’s building numbers throughout. Two buildings, 8 and 15, have no row we could match. A recorded elevator notice is not a completed project, and “none found” means we found none in the Clerk’s index, not that none exists.

What Is the Difference Between the Three-Story and Five-Level Buildings?

The 14 three-story buildings hold only the 1,327 and 1,526 square foot plans (96 and 84 units, 180 in all), and the three five-level buildings hold the other seven plans, from 1,379 to 2,490 square feet, in the same mix in each building: eight 1,379, six 1,641, six 1,813, and two each of 1,688, 1,857, 2,388 and 2,490. A buyer comparing a three-story building with a five-level one is therefore comparing different plans, different floors and different elevator arrangements as well as different heights.

Are All 17 Buildings Covered by Florida’s Milestone and Reserve Rules?

Yes on height: every Pebble Creek building has three or more habitable stories, which is the threshold in Section 553.899 and in the structural integrity reserve study rule in Section 718.112, and the milestone and reserve sections below take the rules in order.

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

What Amenities Do Pebble Creek Owners Have?

Pebble Creek owners have two layers of amenities: the Pebble Creek pool island with two pools, a hot tub, a clubhouse and a fitness room, which the association describes on its own site, and the Pelican Bay Foundation’s nearly three miles of beach, eight-station tram, Har-Tru tennis courts, fitness center and Community Center.

What Does Pebble Creek’s Own Pool Island Offer?

The association’s site describes a resort-style pool island with a clubhouse for owners’ private use, two pools and a hot tub using geothermal heating, and a fitness room with restrooms next to the gym and pools. The Foundation’s map describes two heated pools with waterfalls, a sundeck and a screened-in gazebo, and a clubhouse with a fitness room, changing room and sauna. We found no public document that states the pool hours, guest limits or clubhouse rules.

What Has Been Recorded About the Pools?

The Clerk’s index holds a notice of commencement recorded April 28, 2026 for resurfacing two pools and one spa, and another recorded June 9, 2026 to remove the existing rail around the pool area and install 608 linear feet of new mechanical pool rail with three gates. Both are notices that work was starting, not certificates that it was finished.

What Does the Foundation Add?

The Foundation’s own pages describe nearly three miles of beach open from 9 a.m. to sunset with beach attendants, a tram of eight stations on a raised berm with more than 900,000 trips a year, 18 Har-Tru courts at two locations, a fitness center with outdoor fitness, beach classes and a wellness studio, and a Community Center with an art studio, card rooms, Bridge and Mahjong. The Foundation also describes more than 500 acres of protected estuary, mangroves and beaches.

What Is at the Community Park Racquets Center?

The Foundation’s racquets page describes a Racquets Center in the adjacent Community Park with 8 Har-Tru tennis courts and 20 pickleball courts, of which 3 tennis courts and 10 pickleball courts are designated for Foundation members. That is the Foundation’s own figure; press summaries differ, and we use the Foundation’s.

Where Are Marker 36 and the Sandbar?

Marker 36 on North Beach and the Sandbar on South Beach are the two Foundation beach facilities with their own pages. On the Foundation’s map, Marker 36 is about 0.55 mile from the edge of Pebble Creek, and the Sandbar is about 1.4 miles.

Where Does Pebble Creek Sit Inside Pelican Bay?

Pebble Creek sits within about 0.6 mile of North Beach and about 203 feet from Tram Station #8 on the Pelican Bay Foundation’s community map, with Claridge and Montenero about 105 feet from its edge and Calais about 850 feet away. Its nearest neighbors on the map are other condominium neighborhoods, not commercial land.

How Far Is Pebble Creek From the Beach and the Tram?

Measured from the edge of the Pebble Creek polygon on the Foundation’s map, Tram Station #8 is 62 meters away (about 203 feet), Tram Station #6 is 652 meters (0.41 mile), North Beach is 919 meters (0.57 mile), the Community Center is 859 meters (0.53 mile), the North Tennis Center is 854 meters (0.53 mile), The Commons is 1,812 meters (1.13 miles) and the Sandbar is 2,188 meters (1.36 miles). The polygons are rough drawings, so treat each figure as approximate.

Which Pelican Bay Neighborhoods Are Next Door?

Edge to edge on the same map, the nearest neighbors are Claridge and Montenero at about 32 meters (105 feet), Marbella at 155 meters (about 510 feet), Crescent at 206 meters (about 675 feet), Calais at 258 meters (about 845 feet), The Pointe at 402 meters (0.25 mile), Avalon at 458 meters (0.28 mile), San Marino at 533 meters (0.33 mile), L’Ambiance at 541 meters (0.34 mile) and Breakwater at 568 meters (0.35 mile).

Is Pebble Creek Gated?

The Pelican Bay Foundation’s realtor page asks agents not to describe Pelican Bay as a “gated community,” so we do not. The association’s public site does not claim a gate for Pebble Creek itself, and a buyer who cares about access control should ask the association what is in place today.

What Are the HOA and Condo Fees at Pebble Creek?

Pebble Creek owners carry two layers of charges: the Pelican Bay Foundation’s FY2027 assessment of $3,435 a unit ($858.75 a quarter), which the Foundation bills to the condominium association, and the association’s own dues, which we could not find published. The association’s site says only that its dues are among the lowest in Pelican Bay.

Data updated: October 2026 (Pelican Bay Foundation FY2027 Approved Budget Package; Collier County Property Appraiser 2026 tax roll)

What Does the Foundation Charge for FY2027?

The Foundation’s FY2027 Approved Budget Package, for October 1, 2026 to September 30, 2027, sets the assessment at $3,435 per unit: $2,180 for operating, $497 for reserve and $758 for bulk media. That is $858.75 a quarter, split as $545.00, $124.25 and $189.50 (545.00 + 124.25 + 189.50 = 858.75). The Foundation’s estoppel form says billing is in the fourth quarter, payments are due October 1, and “in the event the unit is a condominium, the billing is paid by the condominium association,” so for Pebble Creek the Foundation’s share reaches an owner through the association’s dues, in a form we cannot see. The budget note divides $15,755,400 of membership assessments by 7,227 assessable units, about $2,180 each, which matches the operating line.

How Has the Foundation’s Assessment Changed?

The per-unit assessment was $2,944 for FY2024, $2,675 for FY2025, $3,295 for FY2026 and $3,435 for FY2027, according to the budget package. FY2027 is $760 (28.4 percent) above FY2025 and $140 (4.2 percent) above FY2026. A buyer budgeting for Pebble Creek should use the current figure, and should ask the association how much of its dues the Foundation’s share represents.

What Did Hurricane Ian Add?

The Foundation’s FY2024 audited financial statements say Hurricane Ian on September 28, 2022 caused significant damage to Foundation facilities, at an estimated cost of about $16,400,000, and that a $2,195 per residential unit Ian assessment was approved in August 2023. The audit also records minor damage from Hurricanes Helene and Milton in 2024 and says the remaining Ian assessment funds will be used for that work.

What Does the Condominium Association Charge?

We could not find the association’s current dues, budget or reserve balance published anywhere, so we do not state them. The association’s public site says its dues are “among the lowest in Pelican Bay” and its reserves are “fully funded.” Both are the association’s own statements, neither is dated or quantified, and a buyer should replace them with the association’s current budget and reserve study, which Section 718.503 requires the seller to deliver (see the documents section).

Does the Association Publish a Budget?

Not publicly. The association’s public site has a Prospective Buyers page with no documents on it, and its resident portal is member-only. Section 718.111 gives owners the right to inspect the association’s official records and Section 718.503 requires the seller to give the buyer the current budget and financial statement, so the Pebble Creek office (239-249-3235, managed by Sentry Management) is where a written request goes.

Pebble Creek’s Layered Fees: Association, Foundation, County and Closing

A Pebble Creek owner’s recurring bill has up to four layers: the condominium association’s dues, which carry the Foundation’s $3,435 FY2027 assessment, the county’s Pelican Bay Services Division assessment of $1,250.00 for fiscal year 2027, and property taxes. A buyer also pays one-time charges at closing, the largest of which is the Foundation’s resale capital assessment.

Data updated: October 2026 (Pelican Bay Foundation FY2027 documents; Collier County Pelican Bay Services Division page; Collier County Property Appraiser 2026 tax roll)

The documentary stamp figure is 1,130,000 / 100 x 0.70 = $7,910.00, using the last 12 months’ $1,130,000 median only as an example. In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, which makes it a contract term and not a seller cost; the contract controls.

How Does the Resale Capital Assessment Work?

The Foundation’s estoppel form lists a $15,000 resale capital assessment as a “Buyer Cost Due at Closing,” payable by a separate check with a copy of the deed and settlement statement. The amount depends on the date the deed is recorded, not on the contract date or the closing date, and it rises 3.5 percent a year from October 1, 2027 (15,000 x 1.035 = $15,525). Bylaws Section 7.04 exempts transfers by gift, inheritance and into a trust, and provides a limited one-time exemption for current owners moving within Pelican Bay, which the Foundation’s exemption form processes for $1,000 and which is not available if used before.

Who Pays for the Estoppel?

The Foundation’s own form lists its $250 processing fee and optional $100 expedite as a seller cost, with the expedited certificate completed within 3 business days of the request. For the condominium association’s certificate under Section 718.116, the statute sets the cap and the issuing deadline of 10 business days, and the state publishes inflation-adjusted amounts every five years, so as we read the state’s current adjusted caps they are $299, $119 and $179. Ask the manager for the current fee in writing.

What Does the County’s Pelican Bay Services Division Charge?

The county’s Pelican Bay Services Division page lists a fiscal year 2027 assessment of $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 together (789.07 + 460.93 = 1,250.00). The page describes street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement service, beautification, a mangrove preserve, U.S. 41 landscaping and advice on Clam Pass. It does not give a prior-year figure, and the roll shows no non-ad valorem line on any Pebble Creek parcel, so ask the Tax Collector or the association how the Division’s funding reaches a Pebble Creek owner.

What Does Insurance Look Like in Pelican Bay?

The Foundation’s estoppel form says the Foundation maintains its own insurance through Acrisure (Gulfshore Insurance). A Pebble Creek owner’s condominium unit coverage, the association’s master policy and flood coverage are separate from that, and we did not find Pebble Creek’s master policy or deductibles published, so ask for the current certificate before you write an offer.

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

What Do Taxes and Assessed Values Look Like at Pebble Creek?

Pebble Creek’s 2026 preliminary roll shows a median total tax bill of $7,956.01 across 262 parcels with a computed bill, from $1,932.73 to $15,739.90, in millage area 79, with no non-ad valorem lines on any parcel. Homestead applies to 82 of the 264 parcels, and their median bill is $5,302.34.

Data updated: October 2026 (Collier County Property Appraiser 2026 preliminary tax roll)

How Much Does Homestead Change the Bill?

The median bill on the 82 homesteaded parcels is $5,302.34, and the median on the other parcels with a computed bill is $8,345.05, a difference of $3,042.71. Sections 196.031 and 193.155 of the Florida Statutes set the homestead exemption and the cap on annual assessment increases for homesteaded property, and the roll shows a Save Our Homes benefit on 68 of the 264 parcels. A buyer should not assume the seller’s bill carries over, because the cap does not transfer to a new owner.

Why Do Pebble Creek Bills Range So Widely?

The roll’s range of $1,932.73 to $15,739.90 reflects the plans, which run from 1,327 to 2,490 square feet, plus homestead, the cap benefit and each parcel’s just value, which runs from $697,970 to $1,658,980. A 1,327 square foot condominium and a 2,490 square foot one are not the same tax bill, and the roll-wide median describes neither.

How Many Pebble Creek Condominiums Are Homesteaded?

The roll lists a homestead exemption on 82 of the 264 parcels, or 31.1 percent (82 / 264 = 0.311). Homestead is a Florida permanent-residence exemption, so the remaining 182 parcels are not claiming it. The roll does not say how those condominiums are used, and we draw no conclusion about occupancy from it.

What Does the County Say About the Roll?

The Collier County Property Appraiser’s 2026 roll is preliminary until the tax roll is certified, and the figures above are the preliminary ones as of our pull. The county’s recorded-sales file and the roll are separate files, and the roll’s just value is an estimate of market value on January 1, not a recorded price.

What Is Public, and Not Public, About the Pebble Creek Documents?

Pebble Creek’s recorded declaration, bylaws, budget, reserve study and rules are not published on the association’s public site, and we could not retrieve the declaration from the Clerk’s public index, so this page quotes none of them. What is public is the Foundation’s documents, the association’s Articles on file with the state and the Clerk’s recorded notices.

What Does the Association’s Public Site Publish?

The association’s site at pebblecreeknaples.com has a home page describing the community, an office telephone number and a mailing address on Pelican Bay Boulevard, a Prospective Buyers page with no documents on it, and a member-only portal. It lists no declaration, bylaws, rules, budget or application forms, and it is managed by Sentry Management, which staffs the office on weekdays according to the site.

What Do the 2006 Articles Say?

The Amended and Restated Articles of Incorporation on file with the Florida Division of Corporations, approved April 6, 2006 and certified April 24, 2006, say the association’s purpose is to operate “Pebble Creek Condominium.” Its powers include approving or disapproving the transfer, leasing and occupancy of units “as provided in the Declaration,” entering recreational use agreements and management contracts, one vote per unit, at least five directors, and amendments by two-thirds of the voting interests present.

What Must a Seller Give a Buyer?

Section 718.503 of the Florida Statutes requires a seller to give the buyer the declaration, Articles, bylaws and rules, the current budget and financial statement, the association’s frequently asked questions document, the milestone inspection summary and structural integrity reserve study (or a statement that none is completed), and a governance form. The buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, so assembling the file before listing helps.

Does the Foundation Approve Buyers?

No. The Foundation’s estoppel form says it “does not require approval for transfer of unit,” that “approval may be required by condo sub-association,” and that it has no right of first refusal. Pebble Creek’s Articles give the association power over transfers “as provided in the Declaration,” so a buyer should ask whether the declaration requires approval before writing an offer.

How Do You Get Pebble Creek’s Documents?

Ask the association’s manager in writing. The Pebble Creek office number on the association’s site is 239-249-3235, and the Foundation’s Member Services number is (239) 597-8081 for the Foundation’s own forms. A seller’s closing agent normally orders the estoppel certificates from both.

What Does the Foundation Publish That Applies to Every Owner?

The Foundation’s documents page holds the Second Amended and Restated Declaration, the 2019 leasing amendment, the Amended and Restated Bylaws (adopted October 27, 2025), the Rules and Regulations dated December 12, 2024, the budget package, the estoppel certificates, the lease packet and the resale capital exemption form, and all of them are linked in the sources below.

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

Is Pebble Creek a 55+ Community?

No public document we found says Pebble Creek is a 55-plus community. The association’s public site, its 2006 Articles and the other Pebble Creek pages we read state no age restriction, and an age-restricted community exists only where its recorded documents establish it, so the recorded declaration is the document to check before you buy.

What Did We Look For?

We read the association’s public site, the 2006 Articles on file with the state and the Foundation’s published declaration, bylaws, rules, estoppel form and lease packet, looking for any age or occupancy restriction specific to Pebble Creek. We found the Foundation’s guest and card rules and the Articles’ reference to occupancy “as provided in the Declaration,” and no age limit.

Who Decides Occupancy at Pebble Creek?

The declaration does, together with the association’s rules, and neither is public. The Foundation sets its own card rules: a member with a resident card may bring up to six guests a day without a guest card, as tracked by the master member number, and a lease allows at most two cards per rental.

What Should a Buyer Ask?

Ask the association for the recorded declaration and any amendments, and ask in writing whether any age, occupancy or minimum-stay restriction applies to the unit. A written answer, with the document it comes from, is worth more than anyone’s memory of the rule, including ours.

Can You Rent Out a Pebble Creek Condominium?

A Pebble Creek owner can lease only within two sets of limits: the Foundation’s 2019 amendment, which caps leasing at two times per calendar year and covers short-term rental platforms, and whatever the association’s declaration says, which is not public. The stricter limit governs in practice, and the documents control.

What Does the Foundation’s 2019 Amendment Say?

The Certificate of Amendment was recorded May 28, 2019 (Official Records Book 5634, page 1101, Instrument 5717831) after members approved it on March 25, 2019. It amends Section 3.26 of the Foundation’s declaration so that, “Unless otherwise provided by Neighborhood Covenants,” no dwelling unit may be leased more than two times per calendar year, the earlier “single-family” wording is struck, and the section also covers short-term rental platforms and bars advertising more than two leases a year.

What Does the Foundation’s Lease Packet Require?

The Foundation’s 2027 lease packet asks for the application at least 30 days before the lease period, which also applies to any extension beyond two weeks, a $500 non-refundable lease processing fee, and a maximum of two cards per rental. Owner member ID cards are deactivated on the lease start date and reactivated the day after the lease ends.

What Might the Association Add?

The 2019 amendment opens with “Unless otherwise provided by Neighborhood Covenants,” which means a neighborhood’s own covenants can govern, and Pebble Creek’s Articles give the association power over leasing “as provided in the Declaration.” The declaration may add a minimum term, an approval step or a lower cap, and we cannot see it, so ask before you buy for rental income.

Can You Run a Short-Term Rental at Pebble Creek?

Not on the Foundation’s rules. The 2019 amendment covers short-term rental platforms and bars advertising more than two leases a year, so a nightly or weekly rental business is outside it. Whether the association’s declaration is stricter is the question for the association.

What Does This Mean for an Investor?

It means a Pebble Creek condominium is a place to live, or to lease on a seasonal or annual basis, and not a platform for short stays. Two leases a year is a ceiling, the $500 Foundation fee applies to each lease, and the association’s own limits may be tighter. We do not publish a rental yield, because the documents that set the limits are not public.

Pet Rules at Pebble Creek

Pebble Creek’s own pet rules are not public, so the rules we can state are the Pelican Bay Foundation’s: pets are barred from beaches, trams, boardwalks, dining areas and the fitness center, leashes must not exceed six feet, and service and emotional support animals follow the pet rules unless a reasonable accommodation is approved.

What Are the Foundation’s Pet Rules?

The Foundation’s Rules and Regulations require current vaccinations, a harness, leash, cage or tether at all times, leashes of six feet or less, and no retractable leashes on the berm. Pets may walk on the berm and in permitted common areas under their owner’s control, and aggressive or disruptive pets must be removed from Foundation property.

Where Are Pets Not Allowed?

The Foundation’s rules bar pets from inside and outside dining areas, bar and kitchen areas, any area where food is served, Community Center meeting and activity rooms, the fitness center and wellness studio, any Foundation or Collier County beach, and trams and boardwalks.

What About Service and Emotional Support Animals?

The Foundation’s rules say certified service animals and emotional support animals are subject to the same rules and restrictions as pets unless approved for a reasonable accommodation through an application with the Foundation, and that approval can provide expanded access to certain common areas. A service animal’s approval extends to one specific animal and does not pass to another.

What Might the Association Add?

A condominium declaration can set its own limits on the number, size or kind of pets, and Pebble Creek’s is not public. Ask the association in writing about any weight, breed or number limit and whether it applies to the unit you are considering.

Garages, Elevators and Parking at Pebble Creek

Pebble Creek’s association says every condominium has a private one- or two-stall garage with an elevator that begins at the garage level, the Clerk’s index shows elevator modernization notices for 14 of the 17 buildings, and the state’s elevator record for Building 15 shows a certificate of operation running to August 1, 2027.

What Does the Association Say About Garages?

The association’s site says all condominiums have a private one- or two-stall garage, which it describes as making Pebble Creek one of the few complexes with easy beach access and private garages. We could not confirm a garage count against any county field, and a garage is not always part of the unit itself in a condominium, so confirm the assignment, and whether it is a limited common element, in the declaration.

What Do the Recorded Elevator Notices Show?

The Clerk’s index holds notices of commencement for elevator modernization, each naming TK Elevator as contractor and the association, in care of Sentry Management, as owner. One recorded April 14, 2022 covers four elevators at Buildings 2, 5, 7 and 9. Two for Building 17, recorded August 11, 2022 and February 14, 2023, are each marked for two. Three recorded December 18, 2023 cover Buildings 4, 10, 12 and 13; Building 16; and Buildings 6, 8, 11 and 14.

Which Buildings Have No Recorded Elevator Notice?

As we read the recorded notices in the Clerk’s index, Buildings 1, 3 and 15 are not in them, which does not mean their elevators were not modernized. A notice of commencement is a recorded intent to start work, and an unrecorded or differently indexed notice would not appear in our search.

What Does the State’s Elevator Record Show?

The Florida Department of Business and Professional Regulation’s license record for Building 15’s elevator shows a certificate of operation licensed May 27, 2025 and expiring August 1, 2027. Elevator certificates run on a state schedule and are renewed, so an expiry date is a date to check, not a defect.

What Do We Know About Parking?

We found no public Pebble Creek rule on guest parking, assigned spaces or vehicle restrictions. The Foundation’s rules do restrict some things Pebble Creek residents will meet on the berm: e-bikes, motorized bicycles and golf carts are banned from the berms, boardwalks and decks even with power assist off.

The Clerk’s Record of Capital Work at Pebble Creek

The Collier County Clerk’s index shows recorded notices of commencement for Pebble Creek’s common areas: elevator modernizations in 14 of the 17 buildings between April 2022 and December 2023, concrete restoration and exterior painting in 2018, steel doors in 2018, replacement doors in 2025 and pool work in 2026. A notice records that work was starting, not that it finished.

What Was Recorded in 2018?

A notice of commencement recorded June 11, 2018 describes concrete restoration, exterior painting and related work at the association’s common areas. Notices recorded July 9, 2018, one per building, describe commercial steel doors. We did not find the contracts, costs or completion records, which are the association’s.

What Was Recorded for Doors in 2025?

A notice recorded October 16, 2025 for Building 16 describes replacement doors installed by a hurricane-protection contractor. It is a single building’s notice, and we found no equivalent notice for the other sixteen.

What Was Recorded for the Pools in 2026?

A notice recorded April 28, 2026 describes resurfacing of two pools and one spa. A second, recorded June 9, 2026, describes removing the existing rail around the pool area and installing 608 linear feet of new mechanical pool rail with three gates. Both are recent enough that a buyer should ask whether the work is complete and how it was paid for.

What Does the Fire-Suppression Bill of Sale Say?

A bill of sale recorded January 25, 2008 (Official Records Book 4324, page 658) records Collier County, as governing body of the Water-Sewer District, conveying to the association the potable fire suppression lines, backflow prevention devices, fire hydrants and equipment from the property line throughout Pebble Creek Circle. The assembly is owned and maintained by the owner starting after the in-line gate valve, with annual backflow test results submitted to the county water department.

Why Do These Notices Matter to a Buyer?

They show the capital cycle: elevators in 2022 and 2023, doors and pools in 2025 and 2026. They do not show how any of it was paid for, whether from reserves or an assessment, and that is the question the association’s budget, reserve study and minutes answer. Ask for all three, and read the 2026 pool and door work against the reserve schedule.

How Do You Search the Clerk’s Records Yourself?

The Collier County Clerk’s Official Records public access site is free and searchable by name, legal description or instrument. The association’s recorded notices are indexed under the association’s name, and a recorded document opens as a viewer page without an account.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Pebble Creek

Every Pebble Creek building has three or more habitable stories, so Florida’s milestone inspection and structural integrity reserve study rules apply to all 17. Collier County’s live milestone map shows all 17 Pebble Creek building records as milestone completed, cycle completed, with the next milestone inspection year 2033.

What Is a Milestone Inspection?

Section 553.899 of the Florida Statutes requires a milestone inspection of a building with three or more habitable stories when it reaches 30 years, or 25 years where the local agency finds saltwater exposure, and every 10 years after that. Phase 1 is a visual examination, and Phase 2 follows if the Phase 1 report finds substantial structural deterioration.

What Does Collier County’s Map Show for Pebble Creek?

The county’s milestone map service lists 17 records for “PEBBLE CREEK CONDO,” one for each building address, each with an application status of Milestone Completed, a cycle status of Cycle Completed and a next milestone inspection year of 2033. The county’s static building list, as of January 2026, shows the same 2033 due date, and the county’s milestone page says coastal buildings with a certificate of occupancy before July 1, 1997 were due by December 31, 2024.

What Does That Record Not Tell You?

It tells you the county has a completed milestone record for each building. It does not give the inspector’s findings, any Phase 2 scope, or what repairs followed, and those reports are the association’s. Section 718.503 requires the seller to give a buyer the milestone inspection summary, so a buyer should read it and not rely on a status field.

What Is a Structural Integrity Reserve Study?

Section 718.112 requires a structural integrity reserve study at least every 10 years for a condominium building of three or more habitable stories. Associations that existed on or before July 1, 2022 had to complete one by December 31, 2025, and in no event after December 31, 2026. The study covers the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, and windows and exterior doors.

Has Pebble Creek Completed Its Study?

We could not find Pebble Creek’s study published, and we do not state its findings. The association’s public site says its reserves are “fully funded,” which is its own statement and not a study result. Section 718.503 requires the seller to deliver the study or a statement that none is completed, and a buyer who gets the statement should ask when it will be.

What Should a Buyer Ask For?

Ask for the milestone inspection summary and any Phase 2 report, the structural integrity reserve study with its reserve schedule, the current budget, the last twelve months of board minutes, and any recorded or pending special assessment. Read the 2022 and 2023 elevator work and the 2025 and 2026 door and pool work against the schedule.

Hurricanes, Flood Zone and Insurance at Pebble Creek

FEMA’s flood map places all ten points we queried in and around Pebble Creek in Zone AE, a coastal Special Flood Hazard Area, with base flood elevations of 9 to 10 feet on panels effective February 8, 2024. A Pebble Creek buyer should price flood insurance and ask the association what its master policy insures.

What Zone Is Pebble Creek In?

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at ten points: five geocoded building addresses and five points inside the Pebble Creek polygon on the Foundation’s map. Every point returned Zone AE, a coastal floodplain Special Flood Hazard Area, and the base flood elevations were 10 feet at four of the building addresses and 9 feet at the other six points.

What Does Zone AE Mean for a Buyer?

A Special Flood Hazard Area is where a federally regulated lender requires flood insurance on a mortgage, and where the base flood elevation matters for rates. We did not find an elevation certificate for any building, so ask your insurance agent to quote the specific unit with an elevation certificate if one exists.

What Does Florida Require a Seller to Disclose About Flooding?

Section 689.302 of the Florida Statutes requires a residential seller to give the buyer a flood disclosure, and Section 718.503 requires the condominium documents. Read the statute for the buyer’s remedy if a disclosure is late or missing, and ask for the form at the start of the offer, not at the end of the inspection period.

What Did Hurricane Ian Do in Pelican Bay?

The Foundation’s FY2024 audited financial statements say Hurricane Ian on September 28, 2022 caused significant damage to Foundation facilities, with an estimated cost of about $16,400,000, and that a $2,195 per residential unit Ian assessment was approved in August 2023. Pebble Creek’s own damage and insurance claims are not public, and the Clerk’s notices for doors and pool work are the only public traces of the association’s later capital projects.

What About Wind and the Building Envelope?

The structural integrity reserve study covers roofs, windows and exterior doors, and the Clerk’s index shows a 2025 replacement-door notice for Building 16 by a hurricane-protection contractor. Florida’s Office of Insurance Regulation publishes wind mitigation resources, and a buyer should ask whether the association holds wind mitigation inspections for the buildings and what they show.

Does the County Discount Flood Insurance?

Collier County’s floodplain management page says unincorporated Collier is a Community Rating System Class 5 community, saving $9.6 million a year in flood premiums across the county. The size of a discount on a Pebble Creek policy depends on the policy and the insurer, so ask your agent whether it shows on a quote.

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

Which Schools Serve Pebble Creek?

Every Pebble Creek building address is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High under the Collier County Public Schools zone lookup we ran for the 2027 school year on all 17 buildings. All three schools earned A grades in each of the five school years in the district’s grades report, 2021 through 2025.

How Did We Check the Zones?

We ran the district’s own address lookup on each of the 17 building addresses, which returned 287 address matches across the buildings, and every match showed the same three schools with no rezone flag. Attendance zones can change, so confirm with the district before you rely on one.

What Were the Grades?

The district’s school and district grades report lists Sea Gate Elementary, Pine Ridge Middle and Barron Collier High each at A for 2021, 2022, 2023, 2024 and 2025. Grades measure a school, not a child, and they are one input among many.

How Far Are the Schools?

On our routing from the middle of Pebble Creek, Sea Gate Elementary is 2.77 miles and about 7.5 minutes away, Pine Ridge Middle is 4.26 miles and 8.3 minutes, and Barron Collier High is 5.95 miles and 12.0 minutes. Those are driving times without traffic, not bus times.

Where Do You Check a Zone Yourself?

The district’s zone lookup is public. Type the building address and the year, and it returns the zoned schools. A buyer relying on a zone for a particular year should check it again when the contract is signed, and ask the district about any planned change.

What Is Changing Around Pebble Creek?

Several changes around Pebble Creek come from the Pelican Bay Foundation and the county: the Racquets Center in the adjacent Community Park, rebuilding after Hurricane Ian, Foundation bylaws adopted October 27, 2025, an online design review application, and the county’s FY 2027 Services Division assessment. We found no public record of new construction at Pebble Creek itself.

What Is the Community Park Racquets Center?

The Foundation’s racquets page describes a Racquets Center in the adjacent Community Park with 8 Har-Tru tennis courts and 20 pickleball courts, of which 3 tennis and 10 pickleball courts are designated for members, alongside its 18 Har-Tru courts at two locations.

What Has the Foundation Changed in Its Governing Documents?

The Foundation adopted Amended and Restated Bylaws on October 27, 2025, issued Rules and Regulations dated December 12, 2024, and set the resale capital assessment at $15,000 for deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027. It moved its design review and covenants application online.

Is Anything Being Built at Pebble Creek?

We found no public record of new construction at Pebble Creek. The roll counts 264 units in 17 buildings completed from 1994 to 1996, and the recent recorded work is renovation of existing common areas: elevators, doors and pools.

What Does the Services Division Do Nearby?

The county’s Pelican Bay Services Division page lists street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement service, beautification, a mangrove preserve and landscaping on U.S. 41 from Pine Ridge Road to Vanderbilt Beach Road, and says it advises on Clam Pass. Its FY 2027 assessment is $1,250.00.

Daily Logistics at Pebble Creek

Pebble Creek is 1.45 miles by car from Publix at The Marketplace at Pelican Bay, 3.84 miles from NCH North Naples Hospital and 9.36 miles from Naples Municipal Airport on our routing from the middle of the community, and 29.41 miles from Southwest Florida International Airport.

Source: our routing on OpenStreetMap road data from the centroid of the Pebble Creek polygon on the Foundation’s map, computed October 7, 2026. The times are free-flow estimates, not rush-hour or season times.

How Do You Get to the Beach From Pebble Creek?

Most residents take the Foundation’s tram or walk to the beach, since the by-road figure above is the drive and the beach itself is a Foundation amenity with attendants and a 9 a.m. to sunset schedule. The Foundation’s map puts North Beach about 0.57 mile from the edge of Pebble Creek and Tram Station #8 about 203 feet away.

Where Do You Shop and Dine?

Publix at The Marketplace at Pelican Bay is 1.45 miles and about 3.8 minutes by car, and Mercato is 1.70 miles and about 4.2 minutes. The Foundation’s beach facilities, Marker 36 and the Sandbar, are the on-site options at the beach.

How Far Are the Hospital and the Airports?

NCH North Naples Hospital is 3.84 miles and about 8.5 minutes away, Naples Municipal Airport is 9.36 miles and 17.4 minutes, and Southwest Florida International Airport is 29.41 miles and about 42 minutes. Allow more for the airport in season.

Can You Get Around Without a Car?

Partly. The tram runs on a raised berm with eight stations, but e-bikes, motorized bicycles and golf carts are banned from the berms, boardwalks and decks even with power assist off, and pets are not allowed on trams. A Pebble Creek resident without a car can reach the beach, the Community Center and the tennis centers on foot or by tram, and needs a car for the Publix and the hospital.

How Does Pebble Creek Compare With the Rest of Pelican Bay’s Condominiums?

Pebble Creek is the largest of eight Pelican Bay condominium neighborhoods benchmarked below, with 264 units against 88 to 218 elsewhere, and its $1,130,000 median for 8 closings in the last 12 months ranks fourth of the eight, behind Crescent, Breakwater and San Marino.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; benchmark rows from our Pelican Bay roster, 12-month window ending September 30, 2026)

The roster’s window ends September 30, 2026 and our October 7 pull for Pebble Creek gives the same 8 closings and $1,130,000. Medians reflect each neighborhood’s mix of sizes, and every row below 10 closings is a small sample, so read the table as a map of where Pelican Bay’s prices sit and not as a ranking of value.

How Does Pebble Creek Compare With Crescent?

Crescent is 148 units in four three-story mid-rise buildings and two-story buildings from 1992 to 1997, about 206 meters from Pebble Creek on the Foundation’s map. Its $1,322,500 median on 18 closings, a larger sample than Pebble Creek’s 8, puts Pebble Creek’s $1,130,000 median 14.6 percent below Crescent’s ((1,322,500 minus 1,130,000) / 1,322,500 = 0.146).

How Does Pebble Creek Compare With Avalon?

Avalon is 174 garden condominiums from 1992 to 1994, about 458 meters from Pebble Creek. Its $590,000 median on 9 closings, a small sample, is a little over half of Pebble Creek’s $1,130,000, which is 1.9 times Avalon’s. Avalon’s plans are smaller, from 1,274 to 1,795 square feet, against Pebble Creek’s 1,327 to 2,490.

How Does Pebble Creek Compare With Laurel Oaks?

Laurel Oaks is 160 low-rise garden condominiums from 1990 to 1991, the oldest of the eight and about 994 meters from Pebble Creek. Its $645,000 median on 11 closings is 57 percent of Pebble Creek’s, and Pebble Creek’s median is 1.8 times Laurel Oaks’.

How Does Pebble Creek Compare With L’Ambiance?

L’Ambiance is 188 garden homes and coach homes from 1995 to 1996, built in the same years as Pebble Creek’s last buildings and about 541 meters away. Its $746,000 median on 8 closings, a small sample, is about two-thirds of Pebble Creek’s, which is 1.5 times L’Ambiance’s.

How Does Pebble Creek Compare With Barrington Club?

Barrington Club is 89 garden condominiums in about 23 low-rise buildings built from 1992 to 2000, about 728 meters from Pebble Creek. Its $777,500 median on 8 closings, a small sample, is 69 percent of Pebble Creek’s $1,130,000, and Pebble Creek’s median is 1.5 times Barrington Club’s. Barrington Club averages about 4 units a building (89 / 23 = 3.9) against Pebble Creek’s 15.5 (264 / 17).

How Does Pebble Creek Compare With Breakwater?

Breakwater is 218 units, two-story garden condominiums and detached villas built from 1996 to 2022, about 568 meters from Pebble Creek. Its $1,188,000 median on 17 closings puts Pebble Creek’s median 4.9 percent below Breakwater’s ((1,188,000 minus 1,130,000) / 1,188,000 = 0.049), the closest large-sample median to it.

Where Does Pebble Creek Sit in the Pelican Bay Picture?

Pebble Creek sits in the middle of the condominiums above on activity, 8 closings in the last 12 months against 4 to 18 elsewhere, and in the upper half on price: above Avalon, Laurel Oaks, L’Ambiance and Barrington Club, and below Crescent, Breakwater and San Marino. For the community-wide read, start with our Pelican Bay guide.

Pebble Creek vs San Marino: Which Pelican Bay Condominium Fits You?

Pebble Creek is 264 garden condominiums in 17 buildings completed from 1994 to 1996, while San Marino is 88 attached condominiums in eight two-story garage-home buildings completed in 1991. Pebble Creek has sold more often and in more sizes, San Marino has sold at a lower price per square foot, and both sit in Pelican Bay under the same Foundation.

Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser 2026 tax roll)

Each 12-month row holds fewer than ten closings, so every comparison above in that window is a small sample. San Marino’s first window with 10 or more closings is 36 months, which is why its row is not on the same window as Pebble Creek’s 24.

What Sold at San Marino?

In the last 12 months San Marino recorded 4 MLS closings at a $1,150,000 median, from $975,000 to $1,390,000, at $575 a square foot and 14 median days on market (n=4, a small sample). Over 36 months, its first window with 10 or more closings, it recorded 10 at $1,187,500, $590 a square foot, 27 median days (n=9) and 94.3 percent of list (n=9), and over 60 months 13 at $1,200,000 and $596 a square foot. Three San Marino listings were on the market October 7, 2026: a pending 2,040 square foot three-bedroom at $1,200,000 and two 1,635 square foot two-bedrooms active at $999,000 and $875,000, one of them at 518 days on market.

How Do the Prices per Square Foot Compare?

Pebble Creek’s last-12-month median is $722 a square foot against San Marino’s $575, about 26 percent higher ((722 minus 575) / 575 = 0.256). Over 60 months the gap is $754 against $596. San Marino’s units are larger on average, 1,867.5 square feet at the median against Pebble Creek’s 1,526, so the price per square foot, and not the price, is the fairer measure.

Which Fits You?

Choose Pebble Creek if you want choice of plan and building, a tram station within about 200 feet and more sales to price against, and you can live with documents you must request. Choose San Marino if you prefer a two-story garage home at a lower price per square foot and are comfortable with a smaller pool of comparable sales. Either way, ask each association for its documents before you tour, and ask us to price the specific unit.

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

Honest Pros and Cons of Owning at Pebble Creek

Pebble Creek’s strengths are scale, location and a record of resales: 264 condominiums within about 200 feet of a tram station, 49 MLS closings in 60 months and a resort-style pool island. Its weaknesses are the documents a buyer cannot read online, a $15,000 resale assessment, a flood zone and a long tail of slow sales.

What Are the Strengths?

• Location: Tram Station #8 about 203 feet and North Beach about 0.57 mile from the edge of Pebble Creek on the Foundation’s map.
• Choice: nine floor plans from 1,327 to 2,490 square feet in 17 buildings, with three-story and five-level options.
• Liquidity: 18 MLS closings in the last 24 months and 49 in 60 months, a deeper record than San Marino’s 13 over 60 months.
• Common areas: two pools, a hot tub and a clubhouse on a pool island, and recorded 2026 pool work.
• Elevators: modernization notices recorded for 14 of the 17 buildings in 2022 and 2023.
• Schools: zoned to three schools that each earned A grades in all five years of the district’s report.
• County record: a completed milestone record for all 17 buildings, next due 2033.

What Are the Weaknesses?

• Documents: the declaration, rules, budget and reserve study are not public, so a buyer relies on what the association delivers.
• Resale capital assessment: $15,000 for deeds recorded on or after October 1, 2026, a buyer cost at closing.
• Flood: Zone AE with base flood elevations of 9 to 10 feet.
• Slow tail: 5 of the 16 marketed sales in 24 months took 100 days or more, and none closed at or above list.
• Leasing: capped by the Foundation at two leases a year, with the association’s own rule unknown.
• No published dues: the association’s fee is not on its public site.

Who Is Pebble Creek Best For?

Pebble Creek suits a buyer who wants a Pelican Bay condominium near the tram and the beach, values a choice of building and plan, and plans to live in it or to lease it no more than twice a year. It also suits an owner who has read the association’s documents and is comfortable with them.

Who Should Look Elsewhere?

A buyer who wants a lower price of entry should look at Avalon, Laurel Oaks or L’Ambiance, which sit lower in the benchmark above, and a buyer who wants to read the declaration before touring can do that at Avalon, whose association publishes it online. A buyer who prefers a smaller community should look at San Marino or Barrington Club, each under 90 units.

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

If you’re searching for a Pebble Creek listing agent, or thinking, ‘I need someone to sell my Pebble Creek condominium…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every Pebble Creek listing against the sales on its own floor plan, never a Pelican Bay average.

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

Our credentials as a Pebble Creek listing agent:

• 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

Recent Pebble Creek sold-listing stats (last 24 months, October 7, 2024 to October 7, 2026, Southwest Florida MLS): 18 resales (n=18), $20,865,000 in total volume, a $1,160,000 median price, 56 median days on market and a 93.2 percent median sale-to-list ratio. The two timing figures use the 16 sales marketed through the MLS (n=16). In the last 12 months Pebble Creek has seen 8 resales, a small sample, at a $1,130,000 median; we do not publish a count of how many we represented, because the MLS pull records closings, not our listings, and we will tell you exactly what we have and have not closed in the community when you call.

What makes selling at Pebble Creek different from selling a generic Naples condominium is the paperwork and the record. None of the 16 marketed sales in the last 24 months closed at or above its final list price, and five of them took 100 days or more, so the asking price has to be set against the sales on your own plan and not against the last headline. The buyer also carries a $15,000 Pelican Bay Foundation resale capital assessment on deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027 to $15,525, a cost your buyer weighs against your price. You pay Florida documentary stamp tax on the deed under section 201.02 of the Florida Statutes at $0.70 per $100, which is $8,120.00 on a $1,160,000 sale, while in Collier County the buyer customarily pays the owner’s title policy as a term of the contract. Leasing is capped by the Foundation, which narrows the investor buyer pool, and the association’s own rule is not public.

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

Get a free Pebble Creek home valuation priced against the sales on your own plan, or see our Pelican Bay home valuation page for the community-wide picture. Call Jesse direct at (239) 898-6072, text or call.

We are building a dedicated seller page, sell my home in Pebble Creek at Pelican Bay, and until it is live our Pelican Bay seller page covers the community-wide process.

How Do I Sell My Condo at Pebble Creek?

Start by requesting the association’s current document package and an estoppel certificate, then list at a price set against your plan’s recorded sales. Pebble Creek’s declaration, budget and reserve study are not public, so assemble them before you list and give them to the buyer as section 718.503 of the Florida Statutes requires.

What Does a Pebble Creek Buyer Pay at Closing?

Beyond the price, the Pelican Bay Foundation’s FY2027 fee schedule lists a $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, and the buyer customarily pays the owner’s title policy in Collier County. The Foundation’s membership and ID-card steps are separate from the association’s own approval.

How Long Will a Pebble Creek Condominium Take to Sell?

The median is 56 days across the 16 sales marketed in the last 24 months, and 63 days across the 8 in the last 12 months (a small sample). The spread is wide: five of the 16 sold within 28 days and five took 100 days or more, which is why price against your own plan matters more than the median.

Should I List Above My Neighbor’s Last Sale?

Not without a reason you can show. In the last 24 months none of the 16 marketed Pebble Creek sales closed at or above its final list price, and the median closed at 93.2 percent of list. A price that begins near the plan’s recent closings gives a buyer less to negotiate.

Can an Investor Buy My Pebble Creek Condominium?

An investor can buy, but cannot rent freely. The Pelican Bay Foundation caps leasing at two leases a year, the association may set a stricter rule, and the stricter governs, with the documents controlling. Ask the association for its current leasing rule before you market the unit to investors.

What Documents Must I Give a Pebble Creek Buyer?

Section 718.503 of the Florida Statutes requires a seller to give the buyer the declaration, Articles, Bylaws, rules, the current budget and financial statement and, where they apply, the milestone inspection summary and structural integrity reserve study. The buyer may cancel within seven days after receipt, so assembling the file before listing helps.

Your Local Real Estate Experts

Pebble Creek 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 they read the Pelican Bay Foundation’s FY2027 budget, the county’s milestone record and every recorded Pebble Creek sale before writing this guide.

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

You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Pebble Creek page the credential that matters more is narrower than any award: we tracked every qualified Pebble Creek sale in the county’s recorded-sales file back to 1994, and in the last 12 months we tracked all eight Pebble Creek closings in the Southwest Florida MLS one by one before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Pebble Creek 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.

★★★★★ “After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn’t recommend more.” Phil, verified Google review

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn’t have been happier! If we ever move again we’ll always call Jesse and Marc!” Katharine Shea, verified Google review

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review

★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

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 a Pebble Creek home? Get a free Pebble Creek home valuation, or call Jesse direct at (239) 898-6072.

Buying at Pebble Creek? 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 Pebble Creek, see our guide to Pelican Bay, our guide to Avalon, our guide to San Marino and our Naples guide.

Frequently Asked Questions: Pebble Creek Buyer Edition

These are the questions buyers ask most about Pebble Creek at Pelican Bay, the garden condominium neighborhood of 264 residences in 17 buildings on Pebble Creek Cir in Naples, answered from the Pelican Bay Foundation’s published documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the source of each figure named.

What is Pebble Creek at Pelican Bay?

Pebble Creek at Pelican Bay is a garden condominium neighborhood of 264 residences in 17 buildings on Pebble Creek Cir inside Pelican Bay in Naples, completed from 1994 to 1996 according to the Collier County Property Appraiser’s 2026 roll. Its owners belong to Pebble Creek Condominium Association, Inc. and to the Pelican Bay Foundation.

Where is Pebble Creek, and what are the addresses?

Pebble Creek runs from 7606 to 7750 Pebble Creek Cir, Naples, FL 34108, in unincorporated Collier County. The Foundation’s community map puts Tram Station #8 about 203 feet from the edge of the neighborhood and North Beach about 0.57 mile away.

Is this the same as Pebble Creek Country Club?

No. Pebble Creek at Pelican Bay in Naples has no connection to Pebble Creek Country Club or the other Pebble Creek entities in the Tampa area. This page covers the 264 condominiums on Pebble Creek Cir and nothing else.

How many condos are in Pebble Creek?

The county roll counts 264 condominium units: 144 in twelve buildings of 12 units, 36 in two buildings of 18 units and 84 in three buildings of 28 units (144 + 36 + 84 = 264).

How many buildings are there, and how tall are they?

There are 17 buildings. The county roll shows 14 three-story buildings and 3 five-level buildings, while the Foundation’s map calls them “17 low-rise buildings,” which is its label and not the county’s count.

When was Pebble Creek built?

The county roll shows eleven buildings completed in 1994, four in 1995 and two in 1996. The county’s milestone building list gives certificate-of-occupancy dates from March 14, 1994 to July 24, 1996 for 15 of the buildings.

What floor plans does Pebble Creek have?

The county roll shows nine plans, from 1,327 to 2,490 square feet of heated area. The 1,327 square foot plan has 96 units and the 1,526 square foot plan has 84, which together are 180 of the 264. The other seven plans sit only in the three five-level buildings.

What do Pebble Creek condos sell for?

In the last 24 months, the first window with ten or more closings, Pebble Creek recorded 18 Southwest Florida MLS closings from $882,500 to $1,525,000 at a $1,160,000 median. The plan matters: over 60 months the 1,327 square foot plan had a $960,000 median on 12 closings and the 1,526 plan $1,160,000 on 17.

How many Pebble Creek condos sold in the last 12 months?

Eight closed between October 7, 2025 and October 7, 2026, at a $1,130,000 median, from $882,500 to $1,400,000. Eight is below ten, so that is a small sample, and the 24-month window of 18 closings is the steadier read.

Is Pebble Creek cheaper than San Marino?

On the median price, slightly, and on price per square foot, no. In the last 12 months Pebble Creek’s median was $1,130,000 on 8 closings against San Marino’s $1,150,000 on 4 (both small samples), but Pebble Creek’s median was $722 a square foot against San Marino’s $575.

What is for sale at Pebble Creek today?

On October 7, 2026, four Pebble Creek condominiums were on the market, three active and one pending, with a $1,195,000 median active list price. That is 4.5 months of supply at the last 12 months’ pace of 8 closings, and asking prices are not sales.

Do Pebble Creek condos sell above list price?

Not lately. None of the 16 marketed sales in the last 24 months closed at or above its final list price, and the median closed at 93.2 percent of list. Over 60 months, 5 of 46 marketed sales closed above list, all between October 2021 and March 2023.

What are the condo fees at Pebble Creek?

The association’s own dues are not published; its public site says only that they are among the lowest in Pelican Bay, which is its own statement. Ask the association for the current budget, which the seller must deliver under section 718.503 of the Florida Statutes.

What does the Pelican Bay Foundation charge?

The Foundation’s FY2027 Approved Budget Package sets the assessment at $3,435 per unit, or $858.75 a quarter: $2,180 operating, $497 reserve and $758 bulk media. The Foundation’s estoppel form says that for a condominium the billing is paid by the condominium association.

What is the Foundation’s resale capital assessment?

It is $15,000 for deeds recorded on or after October 1, 2026, listed as a “Buyer Cost Due at Closing” on the Foundation’s estoppel form, and it rises 3.5 percent a year from October 1, 2027 (15,000 x 1.035 = $15,525). The Foundation’s bylaws exempt transfers by gift, inheritance and into a trust.

What are Pebble Creek’s property taxes?

The Property Appraiser’s 2026 preliminary roll shows a median tax bill of $7,956.01 across 262 parcels with a computed bill, from $1,932.73 to $15,739.90. The homestead cap on assessment increases does not transfer to a new owner under sections 196.031 and 193.155.

How much does homestead change the tax bill?

On the roll, the median bill on the 82 homesteaded parcels is $5,302.34 and on the other parcels with a computed bill it is $8,345.05, a difference of $3,042.71. A buyer who will not claim homestead should budget from the second figure.

What does a buyer pay at closing?

Beyond the price, the Foundation’s $15,000 resale capital assessment is a buyer cost, and in Collier County the buyer customarily pays the owner’s title policy as a term of the contract. The seller pays documentary stamps at $0.70 per $100 under section 201.02.

Is Pebble Creek a 55+ community?

No public document we found says so. The association’s site and its 2006 Articles state no age restriction, but an age-restricted community exists only where its recorded declaration says so, so ask the association in writing.

Can I rent out a Pebble Creek condo?

Within limits. The Foundation’s 2019 amendment caps leasing at two times per calendar year, the Foundation’s lease packet asks for a $500 non-refundable fee, and the association’s own rule, which is not public, may be stricter. The stricter limit governs and the documents control.

Can I use a Pebble Creek condo for short-term rentals?

Not on the Foundation’s rules, which cover short-term rental platforms and bar advertising more than two leases a year. The association’s declaration may be stricter, so ask before you buy for rental income.

Are pets allowed at Pebble Creek?

Pebble Creek’s own pet rules are not public. The Foundation’s rules bar pets from beaches, trams, boardwalks, dining areas and the fitness center, and require leashes of six feet or less.

Do Pebble Creek condos have garages and elevators?

The association says every condominium has a private one- or two-stall garage with an elevator that starts at the garage level. We could not confirm a garage count against any county field, so confirm the assignment in the documents. Notices for elevator modernization are recorded for 14 of the 17 buildings.

What amenities do Pebble Creek owners have?

Pebble Creek has a pool island with two pools, a hot tub and a clubhouse, as the association and the Foundation describe it. The Foundation adds nearly three miles of beach, an eight-station tram, 18 Har-Tru courts at two locations, a fitness center and a Community Center.

How close is Pebble Creek to the beach and the tram?

On the Foundation’s map, Tram Station #8 is about 203 feet from the edge of Pebble Creek, North Beach about 0.57 mile and the Community Center about 0.53 mile. The polygons are rough drawings, so treat each figure as approximate.

Is Pebble Creek gated?

The Foundation’s realtor page asks agents not to describe Pelican Bay as a gated community, so we do not. The association’s site does not claim a gate for Pebble Creek, so ask the association what access control exists today.

What flood zone is Pebble Creek in?

Zone AE. We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at ten points in and around the buildings, and every point returned Zone AE with a base flood elevation of 9 or 10 feet.

Do I need flood insurance at Pebble Creek?

A federally regulated lender requires it in a Special Flood Hazard Area such as Zone AE, and the association’s master policy and your unit coverage are separate matters. Ask your insurance agent to quote the specific unit, with an elevation certificate if one exists.

Have Pebble Creek’s buildings had their milestone inspections?

Collier County’s milestone map lists all 17 Pebble Creek building records as Milestone Completed, with the next inspection year 2033. It does not give the inspector’s findings, which are the association’s, and section 718.503 requires the seller to give the buyer the summary.

Has Pebble Creek completed its structural integrity reserve study?

We could not find it published, so we do not state its findings. Section 718.112 requires a study for buildings of three or more habitable stories, and associations that existed on or before July 1, 2022 had to complete one by December 31, 2025, and in no event after December 31, 2026.

What documents do I get as a Pebble Creek buyer?

Section 718.503 requires the seller to give you the declaration, Articles, bylaws and rules, the current budget and financial statement, the association’s frequently asked questions document and the milestone and reserve study documents. You may cancel within seven days after receipt, excluding Saturdays, Sundays and legal holidays.

Does the association approve buyers?

The Foundation does not: its estoppel form says it does not require approval for transfer of unit and has no right of first refusal. Pebble Creek’s Articles give the association power over transfers as provided in the declaration, so ask whether the declaration requires approval before you write an offer.

Which schools serve Pebble Creek?

The district’s zone lookup returned Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for all 17 building addresses for the 2027 school year, and all three earned A grades in each of the five school years in the district’s report. Confirm the zone with the district before you rely on it.

Why use McGreevy and Comisar to buy at Pebble Creek?

Because we have read the Pebble Creek record end to end: every MLS closing since 2021, the county’s sales back to 1994, the Foundation’s FY2027 documents and the Clerk’s recorded notices. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Frequently Asked Questions: Pebble Creek Seller Edition

These are the questions sellers ask most about Pebble Creek at Pelican Bay, the garden condominium neighborhood of 264 residences in 17 buildings on Pebble Creek Cir in Naples, answered from the Pelican Bay Foundation’s published documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the source of each figure named.

How much is my Pebble Creek condo worth?

It depends on your plan more than on the neighborhood. In the last 24 months Pebble Creek recorded 18 MLS closings at a $1,160,000 median, from $882,500 to $1,525,000, and over 60 months the 1,327 square foot plan had a $960,000 median on 12 closings against $1,160,000 on 17 for the 1,526 plan. Get a free Pebble Creek home valuation for a figure priced on your own plan.

How long does a Pebble Creek condo take to sell?

The median is 56 days across the 16 sales marketed in the last 24 months, with a wide spread: five of the 16 sold within 28 days and five took 100 days or more. The five sales below $1,200,000 in the last 12 months had a median of 110 days (n=5, a small sample).

Do Pebble Creek condos sell for list price?

Not in the last 24 months: none of the 16 marketed sales closed at or above its final list price, and the median closed at 93.2 percent of list, a typical discount of 6.8 percent. Over 60 months, 5 of 46 marketed sales closed above list, all between October 2021 and March 2023.

Why does one Pebble Creek condo sell in 8 days and another in 250?

The list shows how far apart two outcomes can be. The 8-day sale on May 1, 2025 closed at 98.3 percent of its $1,200,000 list ($1,180,000 / $1,200,000), while the 250-day sale on December 15, 2025 closed at 94.7 percent of its $1,225,000 list ($1,160,000 / $1,225,000). We do not claim to know every reason, and plan, floor, view and condition all differ between those two sales.

What price should I list at?

Start from the recent closings on your own plan and building mix, then adjust for condition, floor, view and the four listings now on the market. The median active list price on October 7, 2026 was $1,195,000, and no marketed sale in 24 months closed at or above list, so a list price well above the plan’s closings has been a long wait.

Which plan sells for the most?

Over 60 months the 1,813 square foot plan had the highest median, $1,437,500, but on only 2 closings (a small sample). The best-documented plans are the 1,526 square foot plan, $1,160,000 on 17 closings, and the 1,327 square foot plan, $960,000 on 12.

Is there a best month to sell at Pebble Creek?

Eighteen sales are too few to show a seasonal pattern. The 24-month closings fall in eight calendar months, December, February, March, April, May, June, August and September, with none in January, July, October or November, and we do not draw a rule from that.

What do I pay at closing as the seller?

The Foundation’s estoppel form lists its $250 processing fee and optional $100 expedite as a seller cost, and a $500 fee for member ID cards not returned. You also pay documentary stamp tax under section 201.02 at $0.70 per $100 of the deed price and the condominium association’s estoppel fee, which section 718.116 caps.

How much are documentary stamps on a Pebble Creek sale?

Section 201.02 of the Florida Statutes sets the tax at $0.70 per $100 of deed consideration, paid by the seller in Collier County. On a $1,160,000 sale that is $8,120.00 (1,160,000 / 100 x 0.70), and on $1,130,000 it is $7,910.00.

Who pays for title insurance in Collier County?

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, which makes it a term of the contract and not a seller cost. The contract controls, so read it before you assume.

What estoppel certificates do I need?

Two: one from the Pelican Bay Foundation, with a $250 fee and an optional $100 expedite completed within 3 business days, and one from the condominium association under section 718.116. As we read the state’s current adjusted caps, the association’s fee is capped at $299, plus $179 if expedited and $119 if delinquent, against the statutory $250, $150 and $100.

Who pays the Foundation’s $15,000 resale capital assessment?

The buyer. The Foundation’s estoppel form, version 08/31/2026, lists it as a “Buyer Cost Due at Closing” for deeds recorded on or after October 1, 2026. It rises 3.5 percent a year from October 1, 2027 to $15,525, and your buyer weighs it against your price.

Is the resale capital assessment ever exempt?

Bylaws Section 7.04 exempts transfers by gift, inheritance and into a trust, and provides a limited one-time exemption for current owners moving within Pelican Bay, which the Foundation’s exemption form processes for $1,000 and which is not available if used before. An ordinary sale to a buyer pays it.

What happens to my Foundation member ID cards when I sell?

The Foundation’s estoppel form lists a $500 seller fee for member ID cards that are not returned, so return them at or before closing. The cards are tied to your membership, and a new owner applies for their own.

What documents must I give a Pebble Creek buyer?

Section 718.503 of the Florida Statutes requires the declaration, Articles, bylaws and rules, the current budget and financial statement, the association’s frequently asked questions document, the milestone inspection summary and structural integrity reserve study (or a statement that none is completed) and a governance form. Pebble Creek’s are not public, so request them from the association’s manager in writing before you list.

How long does the buyer have to cancel?

Seven days after receiving the section 718.503 documents, excluding Saturdays, Sundays and legal holidays. Assembling the full file before listing shortens the window in which a buyer can walk away.

Does the association approve my buyer?

The Foundation does not: its estoppel form says it does not require approval for transfer of unit and has no right of first refusal. Pebble Creek’s Articles give the association power over transfers as provided in the declaration, which is not public, so ask the manager whether an approval step applies and how long it takes.

Can I sell to an investor?

An investor can buy but cannot rent freely. The Foundation caps leasing at two times per calendar year, the association may set a stricter rule, and the stricter governs. The investor pool is therefore narrower than at a building with no cap.

Can a buyer use my condo as a short-term rental?

Not on the Foundation’s rules, which cover short-term rental platforms and bar advertising more than two leases a year. Say so up front, because a buyer who bought for nightly rental income will otherwise find out at the end of due diligence.

Do pending special assessments affect my sale?

They can. Your buyer is entitled to the budget and financial statement under section 718.503 and will ask about any recorded or pending special assessment, so ask the association what is planned before you list. The Clerk’s index shows elevator, door and pool work recorded from 2022 to 2026, and none of those notices says how the work was paid for.

Does the milestone inspection affect my sale?

Every Pebble Creek building has three or more habitable stories, so section 553.899 applies. Collier County’s map lists all 17 building records as Milestone Completed with the next inspection year 2033, and your buyer will ask for the milestone summary the association holds.

Does the structural integrity reserve study affect my sale?

Yes, because section 718.503 requires you to deliver the study or a statement that none is completed. Under section 718.112, associations that existed on or before July 1, 2022 had to complete one by December 31, 2025, and in no event after December 31, 2026.

Does Pebble Creek’s flood zone affect my sale?

Every point we queried is in Zone AE with a base flood elevation of 9 or 10 feet, so buyers will price flood insurance. Section 689.302 requires a residential seller to give the buyer a flood disclosure, and an elevation certificate, if one exists, helps the buyer’s insurance quote.

How much competition is on the market?

On October 7, 2026, four Pebble Creek condominiums were on the market, three active and one pending, from $849,000 to $1,199,999. At the last 12 months’ pace of 8 closings, the three actives are 4.5 months of supply.

How did the last 12 months compare with the year before?

The last 12 months, 8 closings (a small sample), had a $1,130,000 median, 3.4 percent below the prior 12 months’ $1,170,000 on 10 closings (40,000 / 1,170,000 = 0.034). The peak window ended October 6, 2024 at $1,340,000 on 10 closings, and the latest 12 months are 15.7 percent below it.

Has the longer record been steady?

Reasonably. The 24-, 36- and 60-month medians are $1,160,000, $1,212,500 and $1,150,000 on 18, 28 and 49 closings, and the 60-month sale-to-list median is 94.5 percent across 46 marketed sales.

What will my buyer’s property tax look like?

The 2026 preliminary roll shows a median bill of $7,956.01 across 262 parcels, but the homestead cap on assessment increases does not transfer to a new owner under sections 196.031 and 193.155, so your bill is not your buyer’s. Buyers who will not homestead should look at the roll’s $8,345.05 median for parcels without it.

Do I owe withholding if I live abroad?

If you are a foreign person, federal FIRPTA rules may require withholding at closing, and the IRS publishes the details. Ask your closing agent and tax adviser before you list, because it affects your proceeds and timing.

Do the recorded elevator, pool and door notices matter to a buyer?

They show a capital cycle that a buyer will read: elevator modernization recorded for 14 of the 17 buildings in 2022 and 2023, replacement doors in 2025 and pool work in 2026. A notice records that work was starting, not that it finished, so be ready to say what is complete.

Should I sell now or wait?

We cannot call the market, and we will not pretend the 8 closings of the last 12 months can. What the record shows is a $1,130,000 median on 8 closings, a 24-month median of $1,160,000 on 18, and four listings competing now, so decide on your own timing and price to the plan’s closings.

How do I choose a listing agent for Pebble Creek?

Ask each agent to price your plan against its own recorded sales, to show the 24-month closings by plan, and to explain the Foundation’s $15,000 assessment and the association’s document package. McGreevy and Comisar do that before the first listing conversation, and we state no count of Pebble Creek sales we represented because the MLS pull records closings and not our listings.

What should I do first?

Request the association’s current document package and estoppel certificates, gather your plan’s recent closings, and ask for a valuation. The documents take the longest, and a buyer who receives a complete package at the start has less to question later.

What happens after I call?

We pull your plan’s recorded sales, review the association’s documents with you and give you a price range with the sales behind it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; get a free Pebble Creek home valuation or call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Pebble Creek fact here comes from the association’s public site, the state’s record of it, the Clerk’s recorded notices, the Pelican Bay Foundation’s documents, Florida statutes, federal and Collier County records, the Property Appraiser’s 2026 roll and recorded sales, or the Southwest Florida MLS pulled October 7, 2026.

The links are grouped by who issued them and numbered continuously. The MLS and the Property Appraiser’s bulk files are not linked because they are not public documents with a stable address.

Pebble Creek Condominium Association, State Record and Clerk’s Recorded Notices

1. Pebble Creek Condominium Association public site, home page
2. Pebble Creek association, About Us page
3. Pebble Creek association, Prospective Buyers and Renters page
4. Pebble Creek association, Contact Us page
5. Florida Division of Corporations, Pebble Creek Condominium Association, Inc., document N92000000337
6. Amended and Restated Articles of Incorporation, filed May 15, 2006
7. Florida DBPR, Bureau of Elevator Safety
8. Clerk’s recorded notice, elevator modernization, Buildings 2, 5, 7 and 9, April 14, 2022
9. Clerk’s recorded notice, elevator modernization, Building 17, August 11, 2022
10. Clerk’s recorded notice, elevator modernization, Building 17, February 14, 2023
11. Clerk’s recorded notice, elevator modernization, December 18, 2023, first notice
12. Clerk’s recorded notice, elevator modernization, December 18, 2023, second notice
13. Clerk’s recorded notice, elevator modernization, December 18, 2023, third notice
14. Clerk’s recorded notice, replacement doors, Building 16, October 16, 2025
15. Clerk’s recorded notice, resurfacing two pools and one spa, April 28, 2026
16. Clerk’s recorded notice, pool rail replacement, June 9, 2026
17. Clerk’s recorded bill of sale, fire-suppression facilities, January 25, 2008
18. Clerk’s recorded notice, concrete restoration and exterior painting, June 11, 2018
19. Clerk’s recorded notice, commercial steel doors, July 9, 2018, first notice
20. Clerk’s recorded notice, commercial steel doors, July 9, 2018, second notice

Pelican Bay Foundation, Published Documents and Pages

21. Pelican Bay Foundation realtor page
22. Pelican Bay Foundation community map
23. Pelican Bay Foundation tram service
24. Pelican Bay Foundation beaches
25. Pelican Bay Foundation exclusive amenities
26. Pelican Bay Foundation racquets program
27. Pelican Bay Foundation Community Center
28. Pelican Bay Foundation fitness center
29. The Sandbar on South Beach
30. Marker 36 on North Beach
31. Pelican Bay Foundation design review and covenants application
32. Pelican Bay Foundation Realtor Guest Card request form
33. Pelican Bay Foundation community map data (KML)
34. Pelican Bay Foundation FY2027 Approved Budget Package
35. Pelican Bay Foundation estoppel certificate, 2026 to 2027
36. Pelican Bay Foundation estoppel certificate, 2025 to 2026, revised August 31, 2026
37. Pelican Bay Foundation Lease Application Packet, 2027
38. Pelican Bay Foundation resale capital exemption form
39. Pelican Bay Foundation Rules and Regulations, December 12, 2024
40. Second Amended and Restated Declaration of the Pelican Bay Foundation
41. Declaration amendment on leasing, recorded May 28, 2019
42. Amended and Restated Bylaws of the Foundation, accepted redline
43. Pelican Bay Planned Unit Development with ordinances
44. Pelican Bay Foundation FY2024 audited financial statements

Florida Statutes and State Agencies

45. Section 553.899, milestone inspections
46. Section 718.110, amendment of the declaration
47. Section 718.111, the association and official records
48. Section 718.112, bylaws and structural integrity reserve studies
49. Section 718.113, maintenance and alterations
50. Section 718.116, assessments and estoppel certificates
51. Section 718.1255, disputes
52. Section 718.503, disclosure to buyers
53. Section 718.504, prospectus or offering circular
54. Section 689.302, flood disclosure
55. Section 720.303, homeowners association records
56. Section 720.401, disclosure to buyers in homeowners associations
57. Section 720.30851, estoppel certificates in homeowners associations
58. Section 201.02, documentary stamp tax on deeds
59. Section 196.031, homestead exemption
60. Section 193.155, homestead assessments
61. Florida Department of Revenue, documentary stamp tax
62. Florida Department of Revenue, property tax information for taxpayers
63. Florida Office of Insurance Regulation, wind mitigation resources
64. Florida Division of Emergency Management
65. Florida DBPR, license search
66. Florida DBPR, condominiums division

Federal Flood, Storm and Housing Records

67. FEMA National Flood Hazard Layer map service
68. FEMA Map Service Center
69. FloodSmart, the National Flood Insurance Program
70. National Hurricane Center
71. U.S. Census Bureau geocoder
72. U.S. Census Bureau TIGERweb transportation layers
73. IRS, FIRPTA withholding
74. Consumer Financial Protection Bureau, owning a home
75. U.S. Small Business Administration, disaster assistance
76. Federal Housing Finance Agency

Collier County Records, Schools, Health and Mapping

77. Collier County, Pelican Bay Services Division
78. Collier County, milestone inspections
79. Collier County, milestone buildings by year
80. Collier County, milestone map service
81. Collier County, floodplain management
82. Collier County CityView, planning locator
83. Collier County CityView portal
84. Collier County Clerk, Official Records public access
85. Collier County Clerk of Courts
86. Collier County Tax Collector, property taxes
87. Collier County Public Schools, 2024 to 2025 school and district grades
88. Collier County Public Schools, school zone lookup
89. Collier County Public Schools home page
90. Sea Gate Elementary School
91. NCH North Naples Hospital
92. NCH Healthcare System
93. OpenStreetMap copyright and license
94. Project OSRM routing engine

Downloadable Documents

The Pebble Creek documents below are official records, linked at the issuing foundation, clerk or legislature so you always open the current, unaltered copy. Documents the association keeps member-only, such as its declaration, budget and reserve studies, are not linked; request each in writing.

Market data from Southwest Florida MLS, pulled October 2026.

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