Pelican Bay - Pelican Bay Woods

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

Pelican Bay Woods is a single-family neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is a set of about 125 detached homes on ten streets in ZIP 34108: 720 to 732 Bay Tree Court, 700 to 717 Bobwhite Lane, 700 to 824 Buttonbush Lane, 700 to 717 Hollybriar Lane, 712 to 716 Killdeer Place, 814 to 820 King Bird Court, 6550 to 6613 Ridgewood Drive, 700 to 706 Tamarind Court, 709 to 725 Teal Court and 806 Whimbrel Court. Every owner is a mandatory member of the Pelican Bay Foundation, and we found no separate Pelican Bay Woods association registered with the State of Florida.

Pelican Bay Woods is not Pelican Bay. The name is a neighborhood label inside a community of more than 6,500 residences in 95 associations, so a search that returns a condominium tower, a golf listing or the community as a whole is returning a different place from this one. The boundary is also our reading and not a recorded legal description: the streets on this page come from Collier County’s plat names, the county’s tax roll and the Foundation’s community map, and the Southwest Florida MLS files five of the neighborhood’s closings under a different sub-area name, which this guide counts and explains in its own section.

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

Why McGreevy and Comisar Are the Best Realtor for Pelican Bay Woods

McGreevy and Comisar are the best realtor for Pelican Bay Woods because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a Pelican Bay Woods market read built from county sales back to 1982, the Foundation’s own documents and a flood-map query at the neighborhood’s streets.

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

If you’re searching for the best realtor for Pelican Bay Woods in Pelican Bay, Naples, whether you’re ready to sell your Pelican Bay Woods home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters in Pelican Bay Woods for a specific reason. The neighborhood has no association of its own that we could find, so the rules that shape a sale come from the Pelican Bay Foundation, whose Declaration is recorded in Collier County, and from Florida’s homeowners’ association statute. A resale here carries a $15,000 Foundation resale capital assessment for deeds recorded on or after October 1, 2026, a design-review process for exterior changes and demolition, a limit of two leases a calendar year and a flood map that shades 14 of 19 sampled points differently from the other five. A listing agent who prices Pelican Bay Woods off a condominium tower average, or off Pelican Bay’s single headline number, misses every one of those, and misses the larger point that the neighborhood sells in two price groups: 16 of its last 33 sales were $5,000,000 or more and 17 were below.

Recent Pelican Bay Woods track record (last 12 months): The 24-month window is the first with ten or more closings, so we lead with it: in the 24 months to October 7, 2026 Pelican Bay Woods recorded 11 resales in the Southwest Florida MLS (pulled October 7, 2026), at a median sold price of $3,900,000 and a range of $2,300,000 to $8,750,000, for $53,025,000 in volume. The highest-priced sale of that window was $8,750,000, on Tamarind Court. The median sale-to-list ratio was 94.9% (10 sales, one was entered after closing). The last 12 months alone hold 3 resales (small sample) at a $6,000,000 median. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. In the last 12 months we tracked all 3 of those closings against the county’s recorded-sales file and against the Foundation’s FY2027 fee schedule before this guide was written.

For Pelican Bay Woods sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. In Pelican Bay Woods we also build the paperwork file before the first showing, because Florida law requires the Foundation’s disclosure summary to reach a buyer before the contract is signed and lets the buyer cancel within three days if it does not. We order the Foundation estoppel early, plan the resale capital assessment into the buyer’s cash to close, and keep the Foundation’s sign and open-house rules in the listing plan from day one.

For Pelican Bay Woods buyers: the first question is whether you are buying the house or the lot. The 17 sales under $5,000,000 had a median of $3,750,000 at $943 per square foot, while the 16 sales at $5,000,000 or more had a median of $8,350,000 at $1,605 per square foot, and the difference tracks the neighborhood’s rebuild wave. The second question is the stack of charges, which in Pelican Bay Woods runs through the Foundation, the Pelican Bay Services Division and the county tax bill rather than a neighborhood association. The third is what the Foundation’s design review will and will not let you change. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Pelican Bay Woods street; we answer them below.

Honors and recognition:

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

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

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

Where Is Pelican Bay Woods? Ten Streets and One Reading of the Map

Pelican Bay Woods sits on ten streets in the southern part of Pelican Bay, in ZIP 34108, a few minutes from Artis-Naples and Waterside Shops, with Ridgewood Drive as its largest street. The county roll records 125 residential parcels there, and the Foundation’s map draws a named outline around most of them.

Ten Streets on the County Roll

The Collier County Property Appraiser’s 2026 roll places the neighborhood in three platted units, Pelican Bay Unit 1, Unit 4 and the Unit 4 Addition. The table gives each street’s address range, the parcel records we extracted, how many carry a year built, the homes the county’s residential profile counts with their median living area, and the span of years. The extract holds 131 parcel records, which is 6 more than the 125 homes in the profile: five parcels have no year built and read as vacant, and one, an 822 square foot parcel on Ridgewood Drive, is not counted as a home. Ridgewood Drive therefore has 38 homes among its 39 parcel records, and the living-area column covers homes only.

How We Drew the Boundary

Pelican Bay publishes no parcel-by-parcel list of which homes belong to Pelican Bay Woods, because the neighborhood has no association of its own that we found. We assigned whole streets to the neighborhood from the county roll’s street names and plat units, the Foundation’s community map and the MLS sub-area, giving the most weight to the street itself. That is a reading of public records and not a recorded legal description. If a specific address matters to a purchase, ask the Foundation’s Covenants Department which neighborhood it assigns and read the recorded plat at the Collier County Clerk.

What the Foundation’s Map Shows

The Foundation’s community map outlines named neighborhoods but gives Pelican Bay Woods no descriptive text. We geocoded 19 addresses along the ten streets with the Census Bureau’s geocoder and tested each point against the named outlines. Fourteen fell inside the outline the map labels Pelican Bay Woods. Five fell outside every named outline, including those of neighboring Pinecrest and Oakmont: four of the five points on Ridgewood Drive and the one on Killdeer Place.

Why the Ridgewood Drive Streets Matter

The five points outside the outline are one of two signs that the map, the MLS and the roster do not draw the same line. Ridgewood Drive is the neighborhood’s largest street, with 39 parcel records, and four of the five closings the MLS files under the Pinecrest label sit on it. The map therefore neither confirms nor contradicts the assignment of most of Ridgewood Drive. We kept Ridgewood Drive and Hollybriar Lane whole because each is one road with one name, our roster assigns both to Pelican Bay Woods, and splitting a road by house number would invent a boundary that no document states. We explain the five affected closings in their own section below.

Two Courts With No Closings

King Bird Court (4 parcel records) and Whimbrel Court (1) have no closing in the MLS pull. King Bird Court’s homes date from 1980 to 1996 on the roll and Whimbrel Court’s single parcel from 2018. Neither street is visible in the sales record, so a buyer on either should price from the nearest street’s sales and a home-specific analysis.

Living in Pelican Bay Woods as a Homebuyer

Living in Pelican Bay Woods means a detached single-family home on one of ten streets in Pelican Bay, among about 125 homes built from 1980 to 2025, with a median of 3,957 square feet of living area on the county roll, mandatory Foundation membership and no separate neighborhood association that we could find.

Most of Pelican Bay is condominium. Pelican Bay Woods is the other kind of Pelican Bay ownership, and the largest single-family group on our roster: land and house in fee simple, billed directly by the Foundation, with the exterior, roof and lawn the owner’s own to maintain and the Foundation’s design review standing over changes. What follows is drawn from the recorded documents, the county’s records and the Foundation’s own pages.

What Is Pelican Bay Woods?

Pelican Bay Woods is one of Pelican Bay’s single-family neighborhoods. The county’s 2026 roll shows 125 residential parcels, all single-family, with heated living area from 1,820 to 6,890 square feet and a median of 3,957. The Southwest Florida MLS files resales under a Pelican Bay Woods sub-area for most of them, and under a Pinecrest sub-area for five that sit on Ridgewood Drive and Hollybriar Lane.

The Largest Single-Family Neighborhood in Pelican Bay

On our roster of Pelican Bay single-family neighborhoods, Pelican Bay Woods is the largest at 125 homes, ahead of Oakmont at 118 and Pinecrest at 69. The Foundation’s realtor page counts more than 6,500 residences in 95 associations, most of them condominium buildings, so a neighborhood of this size is a different kind of address from a single tower.

Original Homes and the Rebuild Wave

Pelican Bay Woods is two neighborhoods of different ages on the same streets. The county roll dates 24 of its 126 parcels with a year built to 1980 through 1989 and only 6 to the 1990s, then 19 to 2000 through 2009, 45 to 2010 through 2019 and 32 to 2020 through 2025. That is 77 of 126, 61 percent (77 divided by 126), built in 2010 or later. A buyer touring the neighborhood sees original homes beside new construction, and the 33-sale record shows the two sell in different price groups.

A Day in Pelican Bay Woods

A typical day runs on the berm and the Foundation’s parks, then on short drives. Ridgewood Park is one of two Foundation parks named in the rules, open from dawn to dusk, and the berm and boardwalks carry walkers toward the beach. Club Pelican Bay is 1.1 to 3.3 minutes away by car and Waterside Shops 2.0 to 3.3 minutes, depending on which end of the neighborhood you start from, in off-peak routing-engine estimates. The Foundation’s beaches, Marker 36 on the north beach and the Sandbar on the south beach, are a short tram ride from the berm.

What Pelican Bay Woods Does Not Have

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

Pelican Bay Woods Market Snapshot: What the Homes Actually Sell For

In the 24 months to October 7, 2026 Pelican Bay Woods recorded 11 closings in the Southwest Florida MLS at a median sold price of $3,900,000, a range of $2,300,000 to $8,750,000 and $53,025,000 in volume, with a median of 54 days on market and a 94.9 percent sale-to-list ratio.

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

Pelican Bay Woods Closings by Window: 12, 24, 36 and 60 Months

Four windows ending October 7, 2026 show the same neighborhood at different depths. The 24-month window (n=11) is the one we lead with because it is the first to reach ten closings. The 12-month window holds only 3 closings, a small sample, and the 60-month window (n=33) reaches back to December 2021. Every window includes the five closings the MLS files under its Pinecrest label, explained in their own section below; none of the five falls in the 12-month window.

What Pelican Bay Woods Homes Sold For in the Last 24 Months

Eleven Pelican Bay Woods homes closed between December 2024 and September 2026. They are listed by month and street, never by house number. The median is $3,900,000 (n=11), the sixth of eleven sorted prices. Four of the eleven sold for $6,000,000 or more (two on Tamarind Court, one on Ridgewood Drive and one on Teal Court) and four sold for $2,900,000 or less (two on Ridgewood Drive and one each on Bobwhite Lane and Hollybriar Lane), which is why a neighborhood median alone is a poor price guide for any one house.

One of the eleven sales, a June 2025 sale on Bay Tree Court, was entered after closing and was not marketed through the MLS. It counts in the closing total, the median, the range, the volume and the per-square-foot figure, and is left out only of days on market and sale-to-list, which is why those two statistics rest on 10 sales.

Two Price Groups: Rebuilt Homes and Original Homes

Across all 33 closings in 60 months the prices fall into two groups with little between them. Sixteen sales were $5,000,000 or more, with a median of $8,350,000 (the mean of the eighth and ninth sorted prices), a median of 5,352 square feet of living area and a median of $1,605 per square foot. Seventeen were under $5,000,000, with a median of $3,750,000, a median of 3,600 square feet and $943 per square foot. Ten of the 33 sold for $8,000,000 or more, and six sold for less than $3,000,000.

The county roll points the same way. Pelican Bay Woods has 77 parcels with a year built of 2010 or later, and the Foundation publishes a teardown and new-construction process, covered below. The MLS pull does not carry a year built, so we cannot tie a given sale to its age, but the pattern fits: the roll’s median living area is 3,957 square feet, close to the lower group’s 3,600, while the upper group’s 5,352 sits well above it. A buyer comparing a 1980s house with a 2020s house is comparing two different products.

How Fast Pelican Bay Woods Homes Sell

The median Pelican Bay Woods home in the 24-month window spent 54 days on the market (n=10, the mean of 27 and 82), and the spread is wide: two sold on day 0, and two took 272 and 535 days. Over 60 months the median is 70 days (n=31). Thirteen of those 31 sold within 30 days, four on day 0, and eight took 200 days or longer, the longest 537. Homes that are priced to the neighborhood’s recent sales sell quickly, and homes that are not sit.

Asking Price Versus Sold Price

The median Pelican Bay Woods sale in the 24-month window closed at 94.9 percent of the final list price (n=10, the mean of 92.8 and 97.1 percent), which means a typical seller accepted about 5.1 percent less than the last asking price. The 60-month median is 98.1 percent (n=31). Eleven of those 31 sales closed at or above the final list price and six closed below 90 percent. The sharpest cut in the 24-month window was a Ridgewood Drive sale in March 2025 that closed at $2,300,000 against a final list of $2,950,000, 78.0 percent, after 272 days. The 12-month window closed at 100.0 percent (n=3, small sample).

Price per Square Foot in Pelican Bay Woods

The median sale in the 24-month window closed at $943 per square foot of MLS living area (n=11), against $1,095 over 12 months (n=3, small sample), $1,014 over 36 months (n=17) and $1,240 over 60 months (n=33). Per-sale values run from $644 per square foot, a Ridgewood Drive sale in July 2025 after 535 days, to $1,976, a Ridgewood Drive sale in May 2025 that took 10 days. The range is wide because the 33 sales mix original homes with new construction, and because the MLS living area is the figure for that sale, not the county roll’s.

The Sales Entered After Closing

Two of the 33 sales in the 60-month window, a June 2025 sale on Bay Tree Court and a November 2022 sale on Hollybriar Lane at $8,750,000, were entered in the MLS after closing and were not marketed through the MLS. Both count in every closing total, median, range, volume and per-square-foot figure on this page. They are left out only of days on market and sale-to-list, which is why those statistics rest on 31 sales over 60 months.

Sales by Calendar Year

By calendar year the MLS shows 2 closings in 2021 (from December), 12 in 2022, 2 in 2023, 8 in 2024, 6 in 2025 and 3 in 2026 through October 7, 33 in all. The yearly medians are $4,962,500 in 2021, $6,722,500 in 2022, $4,450,000 in 2023, $6,060,000 in 2024, $3,225,000 in 2025 and $6,000,000 in 2026. The year 2022 is the busiest, with 12 sales and a $6,722,500 median, and 2023 is the quietest full year, with two. A yearly median here moves by millions on a single sale, so we treat each as a data point and not a trend.

Active and Pending Pelican Bay Woods Listings Today

On October 7, 2026 three Pelican Bay Woods homes were on the market, all active and none pending. The asking prices are $3,695,000, $3,950,000 and $7,395,000, a median ask of $3,950,000 against a 24-month sold median of $3,900,000. Three active listings against 11 closings in 24 months is 6.5 months of supply (3 divided by 11 over 24 months); at the 12-month pace of 3 closings it would be 12.0, a small sample. The days on market shown are as of the pull date.

The $7,395,000 Bobwhite Lane listing, at 474 days on the market, asks 21.3 percent less than the $9,395,000 Bobwhite Lane sale of May 2024 (7,395,000 divided by 9,395,000, less 1), which closed on day 0. The $3,950,000 Bay Tree Court ask is 1.3 percent above the $3,900,000 sale on that street in June 2025 (3,950,000 divided by 3,900,000, less 1), though that sale was entered after closing.

Every Pelican Bay Woods MLS Closing in 60 Months

Here is the full list, newest first, 33 closings from December 2021 to September 2026. The two sales with no days-on-market entry are the ones entered after closing, and the last column shows the five filed in the MLS under Pinecrest.

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

Which Pelican Bay Woods Streets Sell for the Most?

Hollybriar Lane and Tamarind Court carry Pelican Bay Woods’ highest street medians, $8,500,000 on five sales and $7,375,000 on four, while Bobwhite Lane’s is $2,630,000 on three. With 33 sales in 60 months across eight streets, every street figure except Ridgewood Drive’s twelve rests on a small sample and should be read as a range, not a rule.

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

Ridgewood Drive

Ridgewood Drive is the neighborhood’s deepest street for sales, with 12 of the 33 closings in 60 months (36 percent) and 4 of the 11 in the last 24 months. Its median is $4,650,000 (n=12, the mean of $4,400,000 and $4,900,000) and its range of $2,300,000 to $8,250,000 runs from a March 2025 sale at $2,300,000 after 272 days to a May 2025 sale at $8,250,000 after 10. Four of its 12 sales are the ones the MLS files under Pinecrest. It has 39 parcel records on the roll, the most of the ten streets, and no closing in the last 12 months.

Hollybriar Lane

Hollybriar Lane has five closings in 60 months (n=5, small sample) with a median of $8,500,000 and a range of $2,900,000 to $8,785,000. Three sold between $8,500,000 and $8,785,000 inside seven months of 2022 (April, May and November, the last one entered after closing), one sold in June 2023 at $4,500,000, and one in December 2024 at $2,900,000 is filed under the Pinecrest label. A buyer reading the median should see that four of five sales were $4,500,000 or more, while the newest is the lowest.

Tamarind Court

Tamarind Court has four closings in 60 months (n=4, small sample) with a median of $7,375,000, the mean of $6,000,000 and $8,750,000. It supplies two of the neighborhood’s three 12-month sales: $8,750,000 in September 2026 and $6,000,000 in February 2026, each on day 0. The $11,725,000 sale of September 2024, 6,691 square feet at $1,752 per square foot, is the highest in the 60-month record, while a March 2024 sale at $3,970,000 took 306 days at $719 per square foot.

Bobwhite Lane

Bobwhite Lane has three closings in 60 months (n=3, small sample) with a median of $2,630,000 and a range of $2,350,000 to $9,395,000, a spread of about four times (9,395,000 divided by 2,350,000 is 4.0). Two of the three closed within two weeks of each other in May 2024, $9,395,000 on day 0 and $2,630,000 after 269 days, and the third was $2,350,000 in May 2025. The street also holds the longest-listed home on the market today, at $7,395,000 and 474 days.

Thinking of Selling or Buying in Pelican Bay Woods? Start With 11 Closings in 24 Months and the $15,000 Foundation Resale Fee

If you own in Pelican Bay Woods, get a free home valuation or call Jesse direct at (239) 898-6072: the last 24 months produced 11 closings at a $3,900,000 median, four sold for $6,000,000 or more and two took 270 days or longer, so the street, the home and the price strategy decide the outcome. If you are buying in Pelican Bay Woods, call Marc at (239) 287-5873 or read how we represent buyers, and ask for the Foundation estoppel before you write an offer.

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

Teal Court

Teal Court has three closings in 60 months (n=3, small sample) with a median of $6,675,000 and a range of $4,600,000 to $8,450,000. All three closed in December: $6,675,000 in 2021 at full list after 199 days, $4,600,000 in 2022 at 88.5 percent of list after 38 days, and $8,450,000 in 2024 at 99.0 percent after 122 days. It has nine parcel records, the oldest dated 1980 and the newest 2025.

Buttonbush Lane

Buttonbush Lane has three closings in 60 months (n=3, small sample) with a median of $4,400,000 and a range of $3,250,000 to $5,700,000. All three closed between December 2021 and November 2022, and none has closed since, which makes it one of the quieter streets despite 29 parcel records and the neighborhood’s widest address range, 700 to 824.

Bay Tree Court

Bay Tree Court has two closings in 60 months (n=2, small sample): $3,900,000 in June 2025, entered after closing, and $3,400,000 in January 2026 at full list after 83 days, a median of $3,650,000 (the mean of the two). One home is listed there at $3,950,000 after 202 days. The roll shows seven parcels dated 1984 to 2018.

Killdeer Place

Killdeer Place has one closing in 60 months (n=1, small sample), $8,955,000 in January 2022 after 8 days, 6,479 square feet at $1,382 per square foot. It closed at 100.1 percent of its $8,950,000 final list, the only one of the 33 sales above the list price. The roll shows three parcels dated 2019 to 2024.

King Bird Court and Whimbrel Court

Neither court has a closing in the 60-month MLS record. King Bird Court has four parcels dated 1980 to 1996 and Whimbrel Court one parcel dated 2018. A buyer or seller on either street should price from the nearest comparable street’s sales and a home-specific analysis, not from a street median that does not exist.

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

How the Five Pinecrest-Labeled Closings Change the Pelican Bay Woods Numbers

The Southwest Florida MLS files five closings on Ridgewood Drive and Hollybriar Lane under its Pinecrest sub-area, although the county’s plats and our roster place both streets in Pelican Bay Woods. We count all five here. They lift the 24-month window from nine closings to eleven and the 60-month window from 28 to 33.

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

What the MLS Did

The MLS files each closing under a sub-area. Five closings on Ridgewood Drive and Hollybriar Lane carry the Pinecrest label, while the other sales on the same two streets carry the Pelican Bay Woods label. Our roster assigns both streets whole to Pelican Bay Woods, so we count the streets and not the label. The five closings are marked in the final column of the 60-month table above.

The Five Closings

The five are a July 2025 Ridgewood Drive sale at $4,175,000, a December 2024 Hollybriar Lane sale at $2,900,000, an October 2022 Ridgewood Drive sale at $4,900,000, a July 2022 Ridgewood Drive sale at $7,649,000 and an April 2022 Ridgewood Drive sale at $5,895,000. Together they total $25,519,000 (4,175,000 plus 2,900,000 plus 4,900,000 plus 7,649,000 plus 5,895,000).

How the Numbers Move

Counting them moves the sample and the medians as shown. The 12-month window is unchanged because all five closed before October 2025. The 24-month median stays at $3,900,000 on two more sales, and the 36-month median stays at $3,970,000. The 60-month median falls from $5,150,000 (28 closings, the mean of $4,600,000 and $5,700,000) to $4,900,000 (33 closings), 4.9 percent lower (5,150,000 less 4,900,000, divided by 5,150,000), and the 60-month volume rises from $164,210,000 to $189,729,000.

Why It Changes Which Window Leads

Without the five, the first window with ten or more closings would be 36 months (n=15). With them it is 24 months (n=11), which is why this guide leads with the 24-month figures.

What a Reader Comparing Neighborhoods Should Do

The same five closings sit inside the MLS’s Pinecrest sub-area counts, but under our roster they are counted only here: our Pinecrest figures use the sales on Pinecrest’s own five streets. The place to settle which neighborhood a specific home belongs to is the Foundation’s Covenants Department, and the address, not the MLS label, is the better guide.

Pelican Bay Woods Sales Since 1982: The Long View

Collier County’s recorded sales put Pelican Bay Woods’ median at $237,500 in 1982 (2 sales), $875,000 in 2000 (9), $2,250,000 in 2020 (11), $5,700,000 in 2021 (13) and $4,700,000 for the first half of 2026 (2). The county file holds 335 qualified sales over 45 years, and no year since 2022 has more than seven.

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

Pelican Bay Woods Sales by Year, 1982 to 2026

The table is the county’s qualified recorded-sales file for the Pelican Bay Woods roll subdivisions and street ranges, improved property sold for $100,000 or more, through June 30, 2026. Medians are deed-based, an even count uses the mean of the middle pair, and years with fewer than ten sales are flagged as small samples. The county records the deed consideration and the MLS records the reported closing price, so we never average them or compare their per-square-foot figures. The county’s counts also differ from the MLS’s, because the county file includes sales not marketed through the MLS and leaves out sales it does not qualify.

1982 to 1999: From $237,500 to $759,500

The first Pelican Bay Woods deeds are from 1982, when two sales had a median of $237,500. The busiest year in the whole file is 1987 with 18 qualified sales (a median of $318,750), and the file holds 71 sales from 1982 to 1989 and 72 from 1990 to 1999. By 1993 the median was $633,500 on six sales, and by 1999 it was $759,500 on twelve.

2000 to 2009: Through $1,000,000

From 2000 to 2009 the file holds 58 sales. The median was $875,000 in 2000 (9 sales), $992,500 in 2004 (12) and $1,390,000 in 2005 (7), and it reached $1,537,500 in 2007 on only two sales. By 2009 it was $1,002,500 on two sales, so the decade ended near $1,000,000 and the median moved on a handful of deeds.

2010 to 2019: A Long Plateau

From 2010 to 2019 the file holds 85 sales, and the yearly median stayed between $1,187,500 (2014, 6 sales) and $1,795,000 (2018, 15 sales). The decade’s high prices came late: $4,700,000 in 2015, $5,550,000 in 2017 and $5,795,000 in 2018. The 15 sales in 2018 are the most in any year since 1987.

2020 to 2026: The Step Up

Pelican Bay Woods’ median moved from $2,250,000 in 2020 (11 sales, high $6,650,000) to $5,700,000 in 2021 (13 sales), a 153.3 percent increase (5,700,000 less 2,250,000, divided by 2,250,000). It reached $5,797,500 in 2022 (10 sales, high $8,955,000), $8,150,000 in 2024 on seven sales with a high of $11,725,000, then $4,037,500 on four sales in 2025 and $4,700,000 on two in the first half of 2026. The 2024 median is the highest yearly median in the file, and 2025’s is 50.5 percent below it (8,150,000 less 4,037,500, divided by 8,150,000).

What the Long View Means for a Seller

The county file shows that a Pelican Bay Woods median of $2,250,000 in 2020 became $5,700,000 a year later, which fits the rebuild wave on the roll, 32 homes dated 2020 through 2025, though the county file does not say which sales were new. Whether a given sale produces a taxable gain depends on the owner’s own basis, a question for a tax professional and not a neighborhood median. What a seller can control is the pricing window: the 12-month median of $6,000,000 (n=3) is 22.4 percent above the 60-month median of $4,900,000 (n=33), while the 24-month median of $3,900,000 (n=11) is 20.4 percent below it, so which window a buyer’s agent quotes changes the conversation.

What the Long View Means for a Buyer

A buyer sees a neighborhood whose recorded median has moved from $8,150,000 in 2024 (7 sales) to $4,037,500 in 2025 (4 sales), with three homes listed and just over one closing every two months (11 in 24 months). Eight of the 31 sales with a days-on-market figure took 200 days or longer and six closed below 90 percent of the final list price. The negotiating room is real on the streets where sellers have already cut, and thinner on the new-construction side where the 16 sales at $5,000,000 or more closed at a median of $1,605 per square foot.

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

How Did Pelican Bay Woods Come to Be?

Pelican Bay Woods’ land is part of the 2,330 acres that Coral Ridge Properties, a Westinghouse division, and the Collier family set out to develop in 1972. The Pelican Bay Foundation was formed in 1979, the oldest homes on the county roll date from 1980, and the county’s first recorded Pelican Bay Woods deeds are from 1982.

The 1972 Plan

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

Single-Family Homes in a Plan Built Around Habitat

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

1979 and the Foundation

In 1979 Westinghouse bought out the Collier family’s interest, the first demonstration home and sales center were built, and the Pelican Bay Foundation was formed. The Declaration that governs Pelican Bay Woods today is the Second Amended and Restated Declaration, recorded in the Collier County official records and linked in the Downloadable Documents below. The Foundation’s membership and assessment rules in it apply to every owner on the ten streets.

Three Platted Units Under One Neighborhood

The county’s roll records the 131 parcel records in three platted units: Pelican Bay Unit 1 (85 records), Pelican Bay Unit 4 (45) and the Unit 4 Addition (1). The three sum to the 131 records we extracted (85 plus 45 plus 1). That is a recording history, not a design boundary, and Unit 4 also holds streets that belong to neighboring neighborhoods, which is one reason the edge has to be read street by street.

Dated 1980 to 2025

The oldest parcels carry a year built of 1980, on Teal Court and King Bird Court. The newest are dated 2025, on Teal Court and Ridgewood Drive. Between them the roll shows two waves of building, one in the 1980s and another from 2010 onward, with only six parcels dated to the 1990s.

The Homes of Pelican Bay Woods: Sizes, Ages and Designs

Pelican Bay Woods’ 125 homes are detached single-family houses on the county roll, from 1,820 to 6,890 square feet of living area with a median of 3,957, built from 1980 to 2025. The 33 homes that sold in the last 60 months ranged from 2,540 to 6,691 square feet in the MLS, with a median of 4,176.

Living Area: What Sold Versus What Is on the Roll

The county roll’s heated-area figures run from 1,820 to 6,890 square feet with a median of 3,957, and the MLS living areas of the 33 sold homes run from 2,540 to 6,691 with a median of 4,176. Twelve of the 33 sold homes were 5,000 square feet or larger and eight were under 3,500, so the sales skew a little larger than the roll. By street, the roll’s median living area is 3,484 square feet on Ridgewood Drive (38 homes), 3,890 on Buttonbush Lane (27), 4,127 on Bobwhite Lane (15) and 4,139 on Hollybriar Lane (14); the six smaller streets have fewer than ten homes each and are flagged as small samples in the table above.

Bedrooms and Baths in the Recent Sales

In the 60-month MLS list of 33 closings, 23 are four-bedroom homes, 6 are five-bedroom and 4 are three-bedroom, and 20 of the 33 list a den as well. The MLS lists baths as full and half: full baths run from two to five, and 17 of the 33 have four. The MLS gives each sale’s living area, so the per-square-foot figures in the market section use the MLS number for that sale, not the county’s.

Year Built: A Neighborhood in Two Eras

The county roll’s year-built field is filled for 126 of the 131 parcel records. It dates 24 to the 1980s, 6 to the 1990s, 19 to the 2000s, 45 to 2010 through 2019 and 32 to 2020 through 2025, and the busiest single years are 2018 and 2020 with 11 each. The 126 include the one non-residential parcel noted above, so the bands are a fair picture of the street frontage and not an exact home count. A buyer should treat the year built as a clue to which building codes, window and roof systems and floor elevations a house was designed under, and read the individual permit history.

Single-Family, Detached, Fee Simple

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

What Amenities Come With a Pelican Bay Woods Home?

A Pelican Bay Woods home comes with mandatory membership in the Pelican Bay Foundation, whose common areas include nearly three miles of Gulf beach with the Sandbar and Marker 36, a community center of more than 25,000 square feet, 18 Har-Tru tennis courts at two locations, a fitness center, trams, the berm and boardwalks, and Ridgewood and Oakmont parks.

Beaches and Beach Dining

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

The Commons and the Community Center

The Community Center is more than 25,000 square feet of space for social events, educational and wellness programs, with a fitness center, a wellness studio, a spa, an art studio and the Racquets pro shop, according to the Foundation’s realtor page. The Commons building, at 6251 Pelican Bay Boulevard, is the Foundation’s Member Services address on its forms.

Tennis, Pickleball and Racquets

The Foundation’s racquets page counts 18 Har-Tru tennis courts at two locations and offers leagues, round-robins and professional instruction. It adds that a new Racquets Center in the adjacent Pelican Bay Community Park has 8 tennis courts and 20 outdoor pickleball courts, of which three tennis courts and ten pickleball courts are designated for use by Pelican Bay members and their guests. Court reservations, attire and etiquette are set by the Foundation’s rules and regulations, not by any Pelican Bay Woods association.

Trams, the Berm and the Boardwalks

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

Ridgewood Park and Oakmont Park

The Foundation’s rules name Ridgewood Park and Oakmont Park as common areas, open from dawn to dusk, and they bar events and organized sports in both. Ridgewood Park shares its name with Pelican Bay Woods’ largest street, but like Oakmont Park it is a Foundation park open to members, not an amenity reserved for one neighborhood.

Boating on Clam Bay

The Foundation offers sailing, canoeing and kayaking under its own rules for equipment, courses and conduct, and its overview points to the tidal ponds and creeks of Clam Bay’s mangroves, with the beach on the other side.

Dining, Shopping and Culture Within a Few Minutes

The Foundation’s realtor page lists the Marketplace at Pelican Bay (Publix, CVS, banks and restaurants), Waterside Shops (over 60 stores and restaurants) and Artis-Naples, home of the Naples Philharmonic and The Baker Museum, as the neighbors. Routing-engine estimates from three points in Pelican Bay Woods put Artis-Naples at 1.2 to 2.5 minutes and Waterside Shops at 2.0 to 3.3 minutes in off-peak driving, and the Mercato and Whole Foods at 4.3 to 5.3.

What Membership Does Not Cover

Foundation membership is not membership in Club Pelican Bay. Section 6.02 of the Declaration exempts the golf course from Foundation assessments and assesses the clubhouse at half the amount otherwise due, and Club Pelican Bay publishes its own membership terms. A buyer who wants golf should ask the club, not the Foundation, what it takes.

What Are the HOA Fees at Pelican Bay Woods?

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

What the $3,435 Is Made Of

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

Four Years of the Foundation Assessment

The Foundation’s FY2027 budget package shows the annual assessment at $2,944 for fiscal 2024, $2,675 for 2025, $3,295 for 2026 and $3,435 for 2027. The 2027 figure is $140 higher than 2026, an increase of 4.2 percent (140 divided by 3,295). The reserve line rose from $384 to $497 for 2027, while the bulk media line fell from $828 to $758. The $3,435 is about 0.09 percent of the 24-month median sale price of $3,900,000.

What the Bulk Media Line Pays For

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

How and When Pelican Bay Woods Owners Are Billed

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

What the Assessment Does Not Cover

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

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

A Pelican Bay Woods owner receives charges from the Foundation, from the Pelican Bay Services Division through the county tax bill, and from the county for property taxes, with no neighborhood association fee that we found. The FY2027 Foundation figure is $3,435, and the division’s county-published FY2027 assessment is $1,250.00.

The Foundation Assessment

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

Pelican Bay Services Division

The Pelican Bay Services Division is a Collier County municipal service taxing and benefit unit, not a community development district. The county’s page for the division lists its FY2027 assessment as $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects (789.07 plus 460.93). We state no other year’s figure and do not state how a particular parcel is counted, because the line item on the owner’s tax bill answers that.

County Property Taxes and Save Our Homes

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

The Hurricane Ian Special Assessment

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

What We Do Not Total

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

What Does a Buyer Pay at Closing in Pelican Bay Woods?

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

The $15,000 Resale Capital Assessment

The Foundation’s FY2027 estoppel form states that the resale fee is $15,000, is a buyer cost due at closing, and applies when a deed is recorded in the official records of Collier County on or after October 1, 2026. At the 24-month median of $3,900,000 the fee is about 0.38 percent of the price (15,000 divided by 3,900,000), and at the 60-month median of $4,900,000 about 0.31 percent. The recording date, not the contract date, controls which amount applies.

From $10,000 to $15,000

The FY2027 budget package lists the capital resale fee at $15,000 against $10,000 the year before, an increase of $5,000, or 50 percent. The Resale Capital Assessment Exemption form we downloaded from the Foundation’s site on October 7, 2026 still refers to $10,000 as the amount a member would pay if not eligible. Rely on the FY2027 estoppel form for the amount, and confirm the current form with Member Services.

The Exemptions in Bylaws Section 7.04

The Bylaws exempt a conveyance into trust, by gift, devise or inheritance for no consideration or nominal consideration, and they allow a one-time exemption for a buyer who owned and occupied a Pelican Bay home within the 90 days before the contract. The application goes in on the Foundation’s form at least seven days before closing, a member gets one exemption in a lifetime, and the estoppel form and exemption form set a $1,000 processing fee, due at closing with a copy of the deed.

What the Seller Pays the Foundation

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

No Transfer Approval and No Right of First Refusal

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

Florida’s Transfer Statutes

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

Doc Stamps and the Title Policy in Collier County

The seller pays documentary stamp tax on the deed at $0.70 per $100 of consideration under section 201.02. On a sale at the 24-month median of $3,900,000 that is $27,300 (3,900,000 divided by 100, times 0.70), and at the 60-month median of $4,900,000 it is $34,300. In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls, so we never list the owner’s title policy as a seller cost.

What the Fixed Closing Numbers Look Like at the Median

The table shows only the amounts that are set by statute or by the Foundation’s own forms, applied to the 24-month median price. It is not a closing statement: commissions, the buyer’s title policy, lender charges, prorations and the buyer’s insurance are negotiated or quoted separately.

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

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

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

Mandatory Membership

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

Fines, Hearings and Suspension

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

Flags, Solar Panels and Florida-Friendly Landscaping

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

Home-Based Business

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

The 2022 Pickleball Amendment

A second recorded amendment, approved by the members on May 6, 2022, amended section 2.03 of the Declaration to authorize the Foundation’s board to acquire title, leaseholds, memberships and other possessory or use interests in lands and recreational facilities, and to provide pickleball or other recreation for members, as section 720.31(6) of the Florida Statutes contemplates. It is the Declaration-level basis for the racquets expansion described in the amenities section.

Design Review at Pelican Bay Woods: What You Can Change on Your Home

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

The Applications and the FY2027 Fees

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

Construction Hours and Site Rules

The Foundation’s Construction Guidelines set working hours of 7:00 a.m. to 5:00 p.m., Monday through Saturday, with no work on Sundays or federal holidays, and they make the owner responsible for the contractor’s compliance. Debris must be controlled, the Foundation may remove debris and charge the owner if a notice is not answered within 24 hours, and a fence is required around exposed pool areas and demolition sites. Before a predicted tropical storm or hurricane landfall, materials at the site must be secured.

Teardowns and Demolition

No demolition is permitted in Pelican Bay without Design Review Committee approval, and no demolition or lot clearing may start until final construction plans have been reviewed and approved. The owner submits a demolition plan showing existing conditions, the limits of demolition, dumpster locations, access, protection for neighboring properties and a timeline, with copies of the demolition permits, and a pre-demolition meeting is held with the Covenants Department. The roll dates 77 of Pelican Bay Woods’ 126 parcels with a year built to 2010 or later, and 32 of them to 2020 through 2025, so a buyer should expect to meet this process either as an owner planning a rebuild or as the neighbor of one.

Landscaping, Trees and the Lake Edge

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

What We Cannot State About Review Times

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

Is Pelican Bay Woods a 55+ Community?

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

What the Documents Say

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

What Florida’s Fair Housing Act Allows

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

Can You Rent Out a Pelican Bay Woods Home?

Yes, within limits: the Declaration allows a Pelican Bay Woods home to be leased no more than twice in a calendar year, a limit the May 28, 2019 amendment extends to short-term rental platforms, and the Foundation wants the lease application at least 30 days before the lease period with a $500 fee and a copy of the lease.

Two Leases in a Calendar Year

Section 3.26 of the Declaration, as the recorded amendment of May 28, 2019 restates it, defines leasing as occupancy of a dwelling by anyone other than the owner for any consideration, whether or not it is called a lease. It names arrangements facilitated by Airbnb, VRBO and similar sites. Unless neighborhood covenants say otherwise, no single-family dwelling may be leased more than two times per calendar year or used on a time-share basis. The amendment also bars an owner from advertising a home as available more than two times a year.

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

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

Renter Cards and Owner Cards

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

Why a Short-Term Rental Pattern Does Not Fit

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

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

Pets, Vehicles, Signs and Everyday Rules at Pelican Bay Woods

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

Pets

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

Vehicles, Boats and Trailers

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

Real Estate Signs and Open Houses

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

The Berm, Boardwalks and Mobility Devices

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

Florida Condo Safety Laws and Pelican Bay Woods: Why Milestone Inspections and SIRS Do Not Apply

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

What Section 553.899 Requires

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

What Section 718.112 Requires

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

What Applies to a Pelican Bay Woods Home Instead

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

Why It Still Matters Next Door

Most of Pelican Bay’s associations are condominium buildings, and a buyer comparing a Pelican Bay Woods house with a condominium should price in the milestone and reserve-study obligations that attach to any building of three stories or more, because those costs reach condominium owners through assessments that a Pelican Bay Woods owner does not pay. The condominium guides on this site, beginning with Crescent, set out what each building’s association has disclosed.

Hurricanes, Flood Zone and Insurance at Pelican Bay Woods

FEMA’s flood map, queried at 19 points along Pelican Bay Woods’ ten streets on October 7, 2026, places every point outside the Special Flood Hazard Area: 5 in the minimal-hazard Zone X and 14 in shaded Zone X for the 0.2 percent annual chance flood, on a map effective February 8, 2024.

Flood Zone by Street

The table shows the result of each street’s queries. A point on a street is not every house on it, and a lender’s flood determination for the specific parcel controls. Shaded Zone X appears on at least one point of eight of the ten streets.

How We Queried the Map

We geocoded 19 addresses along the ten streets with the Census Bureau’s geocoder and queried FEMA’s National Flood Hazard Layer service at each point for the flood zone and the map panel’s effective date, then recorded each request and its result in the build’s fetch log. The 19 points fall on two panels of the same countywide map, both effective February 8, 2024. Ridgewood Drive and Buttonbush Lane each returned both kinds of Zone X, so a buyer cannot assume a street has one answer.

What Zone X Means for a Mortgage

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

A Proposed Map Is in Its Appeal Period

Collier County announced on August 19, 2026 that FEMA’s proposed Flood Insurance Rate Map for the county, first released in preliminary form on March 20, 2025, had entered a 90-day appeal and comment period, with a target date of summer 2027 for the new map to take effect and for its flood insurance requirements to apply, subject to change. We queried the map in force today and did not compare our 19 points with the preliminary map, so a buyer who expects to own through 2027 should look up the specific address on FEMA’s Map Service Center and ask the insurance agent how a different zone would change the quote.

The Seller’s Flood Disclosure

Florida’s section 689.302 requires a seller of residential property to complete and give the buyer a flood disclosure at or before the time the sales contract is executed. The statutory form asks whether the seller knows of any flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood-damage insurance claim, including with the National Flood Insurance Program, and whether the seller has received assistance for flood damage, including from FEMA. A Pelican Bay Woods seller should complete it with the listing paperwork, not at the contract.

The Community Rating System

Collier County participates in FEMA’s Community Rating System, and the county’s floodplain management page reports a Class 5 rating that saves the community $9.6 million a year in flood insurance premiums and gives policyholders in the mapped high-risk areas a 25 percent discount. The Pelican Bay Woods points we sampled are outside those areas, so the discount that applies to a Pelican Bay Woods policy is a question for the insurance agent, not a figure we can state.

Hurricane Ian and the Foundation’s Recovery

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

Helene and Milton in 2024

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

Wind Mitigation and the Insurance Quote

Florida’s section 627.0629 requires insurers to offer discounts for windstorm mitigation features, and the Florida Office of Insurance Regulation’s wind-mitigation page explains the inspection form. For a Pelican Bay Woods home built in 1984 and one built in 2024, the roof shape, opening protection and roof-to-wall connections differ, and so does the premium. Citizens Property Insurance publishes its policies-in-force data for readers who want the market context.

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

Which Schools Serve Pelican Bay Woods?

Collier County Public Schools’ address search returns Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for addresses on nine of Pelican Bay Woods’ ten streets, and the state’s school grades show an A for each school in every year from 2021 to 2025 and again in 2026, the latest grades.

Attendance Zones by Address

We ran the district’s address search on October 7, 2026 for addresses along the ten streets, using the district’s online address search, the tool behind the zone locator at zones.collierschools.com. Addresses on Ridgewood Drive, Buttonbush Lane, Bobwhite Lane, Hollybriar Lane, Tamarind Court, Teal Court, Bay Tree Court, Killdeer Place and Whimbrel Court all returned the same three schools. The three addresses we tried on King Bird Court returned no record, and one Bobwhite Lane address returned none either.

What an Empty Result Means

An empty result is not a finding that King Bird Court is outside the three zones. It means the district’s address file did not match the address as we typed it, and we have no evidence either way. A buyer or seller on King Bird Court should run the exact address through the district’s locator, or call the district’s student assignment office, before quoting a school in a listing or an offer. Zones can change from year to year, and the district’s answer for a specific address is the authority.

School Grades From 2021 to 2026

The district’s 2025 accountability brief lists each school’s grade by year, and the Florida Department of Education’s 2026 school grades file lists each school’s grade and its share of possible points. The three schools below show an A in each of the five years from school year 2021 to school year 2025, and an A in 2026. The drive times are off-peak routing-engine estimates from the two ends of the neighborhood, not walking or bus times.

What a Grade Does Not Tell a Buyer

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

Permits, Contractors and Recorded Work at Pelican Bay Woods

A Pelican Bay Woods house change needs two approvals: the Foundation’s design review and a Collier County building permit. Neither replaces the other, so a buyer reads both histories before relying on a recent renovation, and a seller who has both for a new roof, windows or a rebuilt exterior is ahead of the buyer’s inspection.

Two Approvals, Two Records

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

Reading a House’s Permit History

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

Why Permits Matter More Here

Pelican Bay Woods holds a wave of new construction: 77 of the 126 parcels with a year built are dated 2010 or later, and 32 of them 2020 or later. A buyer comparing a 1984 house with a 2024 one is comparing different code years, roof systems and opening protection, and the permit file is where that shows. The closing-day paperwork for a new house should include the certificate of occupancy and the final inspections.

Contractors on Foundation Property

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

What Is Being Built Near Pelican Bay Woods?

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

The Proposed Water Park at Naples Grande

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

Waterside Shops

Waterside Shops’ own redevelopment page lists announcements for Dior, Eddie V’s, Vuori and other tenants. Waterside Shops is one of the anchors the Foundation’s realtor page names for Pelican Bay, 2.0 to 3.3 minutes from the neighborhood’s three sample points in off-peak routing-engine estimates, and a buyer should read the center’s current tenant list rather than rely on a snapshot here.

The County’s Proposed Flood Map

The most consequential change in the pipeline for an owner is not a building but a map. Collier County’s August 19, 2026 notice puts the proposed Flood Insurance Rate Map in a 90-day appeal period with a target effective date of summer 2027. We describe it in the flood section above, and we have not compared the preliminary zones with our 19 sample points.

Zoning Around Pelican Bay Woods

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

Daily Logistics at Pelican Bay Woods

From Pelican Bay Woods, Club Pelican Bay is 1.1 to 3.3 minutes away by car, Artis-Naples 1.2 to 2.5, Waterside Shops 2.0 to 3.3, the Publix at the Marketplace 4.1 to 5.1 and Vanderbilt Beach 7.4 to 8.4, depending on the end of the neighborhood, in off-peak estimates, while Southwest Florida International Airport is 37 to 38 minutes away.

Drive Times From Three Points in Pelican Bay Woods

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

The Ridgewood Drive End and the Whimbrel Court End

Pelican Bay Woods is compact, but the ends differ for different errands. From the Ridgewood Drive end Club Pelican Bay is 1.1 minutes away and the Mercato and Whole Foods 4.3; from the Whimbrel Court end Artis-Naples is 1.2 minutes away and Waterside Shops 2.0. A buyer who cares about the difference should drive the specific street at the hour they would drive it.

Getting to the Beach

Beach access runs through the Foundation’s tram and the berm. The Foundation says eight tram stations are spaced along the berm, connecting to boardwalks through the mangroves, with drivers making more than 900,000 trips to the beach and back each year, and its beaches are open daily from 9 a.m. to sunset. By car, Vanderbilt Beach is 7.4 to 8.4 minutes from the three sample points.

Hospitals and Daily Services

NCH North Naples Hospital is 8.6 to 9.6 minutes from the three sample points and the NCH Baker Hospital downtown 11.2 to 12.5 minutes in off-peak routing estimates. For trash and recycling service at a specific address, ask the seller which hauler serves it and check Collier County’s Residential Collection Services page.

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

Pelican Bay Woods is the largest of Pelican Bay’s single-family neighborhoods on our roster, with 125 homes, and its 12-month window holds only 3 closings at a $6,000,000 median, while Oakmont is the only neighborhood in the table below whose 12-month window reaches ten closings: 11 sales at a $2,350,000 median.

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

*Home counts for Pelican Bay Woods, Oakmont, Pinecrest, Barrington and The Village rest on county parcels assigned to streets. Closings are from the Southwest Florida MLS pulled October 7, 2026; Pelican Bay Woods is shown on its own 12-month window, which is unchanged by the Pinecrest-labeled closings.

Oakmont and Pinecrest

Oakmont has 118 homes and 11 closings in 12 months at a $2,350,000 median, well below Pelican Bay Woods’ $6,000,000 on 3 closings (small sample). Pinecrest has 69 homes and one closing at $2,575,000 (small sample). The Pinecrest sub-area in the MLS is also the one that carries five of Pelican Bay Woods’ closings, which this guide counts as Pelican Bay Woods and explains above.

Barrington and Isle Verde

Barrington has 68 homes and 3 closings in 12 months at a $2,790,000 median (small sample), and Isle Verde has 36 homes, 4 closings and a $3,675,000 median (small sample). Both sit below Pelican Bay Woods’ 12-month median, but with three or four sales each the gap is not a price level.

Georgetown and The Village

Georgetown is on the roster as gated single-family acre sites, with 35 homes and 2 closings in 12 months at a $6,675,000 median (n=2, mean of the two), a level near Pelican Bay Woods’ $6,000,000 on only two sales. The Village is detached single-family with common landscaping, 16 homes, and one closing at $2,675,000. Both are too small for a median to mean much.

Pointe Verde, the Closest Rival

Pointe Verde is the sibling most often searched against Pelican Bay Woods: 13 homes, one 12-month closing at $6,300,000 (small sample), one of the higher figures in the table above. The next section sets the two side by side.

What the Comparison Means

Pelican Bay Woods has the most homes on the roster and 33 MLS closings in 60 months to price from, against 26 for Oakmont and 9 on Pinecrest’s own streets. For a buyer that is useful: the number to negotiate against is a Pelican Bay Woods street number, not a Pelican Bay average. For a seller of one of the smaller neighborhoods it is a reminder that a median built on one or two sales is not evidence.

Pelican Bay Woods vs Pointe Verde: Which Pelican Bay Neighborhood Fits You?

Pelican Bay Woods and Pointe Verde are both single-family neighborhoods inside Pelican Bay, but Pelican Bay Woods has 125 homes on ten streets and 33 MLS closings in 60 months at a $4,900,000 median, while Pointe Verde has 13 homes on Verde Way and 4 closings at $11,650,000 (small sample).

Pointe Verde is Pelican Bay Woods’ closest rival on our roster because both sell at the upper end of Pelican Bay’s single-family market. The table sets them side by side from the county roll and the Southwest Florida MLS pulled October 7, 2026. Pointe Verde’s four sales are a small sample.

Where Pelican Bay Woods Fits Better

Pelican Bay Woods has more to choose from and more to price from: ten streets, homes dated 1980 to 2025, 6 of 33 sales under $3,000,000 and 33 closings in 60 months against four. A buyer who wants a lower entry point, a street-by-street comparison or a mix of original and rebuilt homes will find that range in Pelican Bay Woods, and a seller has more comparable sales to defend a price.

Where Pointe Verde Fits Better

Pointe Verde’s homes are larger on the roll, with a median of 6,337 square feet against 3,957, and its sales sit higher: $6,300,000 to $19,600,000 in 60 months. A buyer who wants the largest house in a small enclave and accepts a thin sales record should read Pointe Verde’s own guide. It also has no active listing today, so a buyer there waits for supply.

Governance and Charges

Both neighborhoods sit inside Pelican Bay, so the Foundation’s Declaration, bylaws and rules apply to each. The $3,435 FY2027 Foundation assessment and the $15,000 resale capital assessment are Foundation figures. We read no association documents specific to Pointe Verde for this guide and state no charge beyond the Foundation’s, so a buyer should ask for the estoppel and any neighborhood documents for the specific house.

A Decision Table

The table matches each priority to the neighborhood that serves it first.

A Note on the Sales Data

Pelican Bay Woods’ figures on this page count five closings that the MLS files under the Pinecrest sub-area. Without them the 60-month median would be $5,150,000 on 28 sales, and the 12-month median is unchanged. Pointe Verde’s four sales need no such adjustment on our reading.

Which One Should You Choose?

Choose Pelican Bay Woods if you want range, a deeper sales record and a choice of streets. Choose Pointe Verde if you want a small, high-priced enclave and can live with a thin record. Either way, call Jesse for a seller conversation or Marc for a buyer one, and we will run the specific house against both neighborhoods.

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

Honest Pros and Cons of Owning in Pelican Bay Woods

Owning in Pelican Bay Woods gives you a detached single-family home with Foundation beaches and amenities, no transfer approval and a 60-month record of 33 recorded closings, and it costs you a $3,435 annual assessment, a $15,000 resale assessment on every purchase, design review on every exterior change and a thin 12-month market.

What Owners Gain

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

• A detached, fee-simple home with no condominium association and no separate Pelican Bay Woods association that we found.
• Foundation membership with nearly three miles of beach, 18 Har-Tru tennis courts at two locations, a community center of more than 25,000 square feet, trams and the berm.
• No transfer approval and no right of first refusal, per the FY2027 estoppel form.
• The largest single-family neighborhood on our roster and 33 MLS closings in 60 months to price from.
• Artis-Naples, Waterside Shops and Club Pelican Bay within 1.1 to 3.3 minutes of the three sample points, and zoned schools that each show an A for 2021 through 2026 where the district’s search returns a record.
• Every sampled flood-map point outside the Special Flood Hazard Area, with a proposed map still to come.

What Owners Give Up

The same documents show the costs:

• A $3,435 FY2027 Foundation assessment, a Pelican Bay Services Division line and county taxes, billed separately.
• A $15,000 resale capital assessment, paid by the buyer on deeds recorded on or after October 1, 2026, up from $10,000 in the prior fiscal year’s budget.
• Design review fees and monitoring fees on exterior work, and Foundation approval for signs, landscaping and demolition.
• A cap of two leases a calendar year, which limits rental income plans.
• Golf sits outside the Foundation assessment and is a separate Club Pelican Bay decision.
• A thin 12-month record of 3 closings, a 54-day median on market over 24 months (n=10) and a median sale at 94.9 percent of the final list price, with two of the 11 sales in the last 24 months taking 270 days or longer.

Who Pelican Bay Woods Suits and Who It Does Not

Pelican Bay Woods suits a buyer who wants a house, a lot and the Foundation’s amenities without a condominium association, who accepts design review as the price of a protected streetscape and who can choose between an original home and a rebuilt one. It does not suit a buyer who needs unrestricted rental use, golf privileges that come with the deed or a lower recurring cost than a condominium’s.

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

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

If you’re searching for a Pelican Bay Woods listing agent, or thinking, ‘I need someone to sell my Pelican Bay Woods home…’ you are selling into a neighborhood with 11 closings in the last 24 months, a $15,000 buyer-paid Foundation fee and a design-review process buyers ask about. McGreevy and Comisar sell Pelican Bay Woods on its recorded facts.

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

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Pelican Bay Woods listing along with the Foundation paperwork a buyer’s lender, insurer and attorney ask for in week one. Pelican Bay Woods sellers deal with a team that holds the Top 1% Real Estate Agents Nationally Since 2008 recognition.

Honors and recognition:

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

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

What Pelican Bay Woods Homes Sold For

In the last 24 months Pelican Bay Woods has seen 11 resales in the Southwest Florida MLS (pulled October 7, 2026). The 24-month window is the first with ten or more closings.

• Closings, last 24 months (MLS): 11, median $3,900,000, range $2,300,000 to $8,750,000.
• Dollar volume, last 24 months: $53,025,000, the total of the 11 MLS closing prices, one of them entered after closing and not marketed through the MLS.
• Last 12 months (MLS): 3 closings (small sample), median $6,000,000, range $3,400,000 to $8,750,000.
• Days on market, last 24 months: a median of 54 days (n=10); 70 days over 60 months (n=31).
• Sale-to-list ratio: a median of 94.9 percent over 24 months (n=10) and 98.1 percent over 60 months (n=31).
• Widened window, last 60 months (MLS): 33 sales, median $4,900,000, range $2,300,000 to $11,725,000.
• Today: three active listings on October 7, 2026, at $3,695,000 on Hollybriar Lane, $3,950,000 on Bay Tree Court and $7,395,000 on Bobwhite Lane.

Pricing a Pelican Bay Woods Home by Price Group and by Street

Pelican Bay Woods sells in two price groups, and a buyer’s agent will bring the street’s sales and the group’s sales. The 16 sales at $5,000,000 or more had a median of $8,350,000 at $1,605 per square foot, and the 17 below had a median of $3,750,000 at $943. Ridgewood Drive’s twelve 60-month sales ran from $2,300,000 to $8,250,000, Tamarind Court’s four from $3,970,000 to $11,725,000 and Hollybriar Lane’s five from $2,900,000 to $8,785,000. We price a Pelican Bay Woods home against the sales on its own street and its own price group, adjusted for living area, age, finish and lot, and we set the list price to win the first 30 days, because the 54-day median and the two sales that took 272 and 535 days show what the alternative looks like.

The Foundation Paperwork a Buyer Will Ask For

Have these ready before the first showing:

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

The Resale Capital Assessment and Your Price

The $15,000 resale capital assessment is a buyer cost, about 0.38 percent of the 24-month median price, and a buyer will include it in what they can pay. Some will ask for a price adjustment, and the contract decides who bears it. We plan for it in the pricing conversation, not in the negotiation, and we confirm the deed’s recording date, since the amount that applies follows the recording date and not the contract date.

Doc Stamps and the Rest of the Seller’s Closing

The seller pays documentary stamp tax at $0.70 per $100, which is $27,300 at the 24-month median price, and the buyer customarily pays the owner’s title policy in Collier County. Commissions, prorations and the Foundation’s estoppel fees come on top, and the contract controls each. We lay out the seller’s net before the listing agreement is signed.

Signs, Open Houses and Showings Under Foundation Rules

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

Original Homes and New Construction

Pelican Bay Woods’ roll holds 30 parcels dated before 2000 and 77 dated 2010 or later, with 19 in between. A buyer’s agent will compare a 1984 house with a 2024 one, and the sale prices in the 60-month list span $644 to $1,976 per square foot. We present each Pelican Bay Woods home against the closest comparable by age and finish, and we document roof, windows, electrical and permits so a buyer’s inspection holds no surprises.

What Is Your Pelican Bay Woods Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free home valuation. It takes about a minute, and Jesse follows up with the Pelican Bay Woods sales that fit your home: the same street, similar living area and similar age, adjusted for finish and lot. An automated estimate cannot tell a 1,820 square foot original from a 6,890 square foot rebuild; the roll runs across that whole range. We price to the difference.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Pelican Bay Woods home?

For a home priced to its street’s recent sales, the numbers support it. Three active listings against 11 closings in 24 months is 6.5 months of supply, though the three asking prices run from $3,695,000 to $7,395,000 and the two oldest listings have sat 202 and 474 days.

How do I price a Pelican Bay Woods home on Ridgewood Drive?

Against Ridgewood Drive’s own sales. The twelve 60-month sales ran from $2,300,000 to $8,250,000 with a median of $4,650,000, and four of them are the sales the MLS files under the Pinecrest label. A list price inside the recorded range gets a buyer’s agent’s attention; one far above it tends to sit.

Do I need the Foundation’s approval to sell my Pelican Bay Woods home?

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

What will a Pelican Bay Woods buyer ask about first?

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

Can I sell my Pelican Bay Woods home with a tenant in it?

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

Who pays the resale capital assessment when I sell?

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

Your Local Real Estate Experts

Pelican Bay Woods owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read Pelican Bay’s recorded Declaration, the Foundation’s bylaws, rules, FY2027 budget package and estoppel form, and every recorded Pelican Bay Woods sale before writing this guide.

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

Between them that is more than twenty years of Southwest Florida transactions. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Pelican Bay Woods page the credential that matters more is narrower than any award: we tracked every qualified Pelican Bay Woods sale in the county’s file back to 1982, and in the last 12 months we tracked all 3 Pelican Bay Woods closings in the Southwest Florida MLS against the county’s deed record before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Pelican Bay Woods realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

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

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

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

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

Contact McGreevy and Comisar

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

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

Buying in Pelican Bay Woods? 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 Pelican Bay Woods, see our guide to Pelican Bay, our guide to Oakmont, the single-family neighborhood closest to Pelican Bay Woods in size, our guide to Pinecrest, our guide to Pointe Verde and our Naples guide.

Frequently Asked Questions: Pelican Bay Woods Buyer Edition

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

What is Pelican Bay Woods at Pelican Bay?

Pelican Bay Woods is a single-family neighborhood of about 125 detached homes on ten streets inside Pelican Bay, a master-planned community in Naples, Florida, with homes dated 1980 to 2025. Owners belong to the Pelican Bay Foundation, and we found no separate Pelican Bay Woods association registered with the State of Florida.

Is Pelican Bay Woods the same as Pelican Bay?

No. Pelican Bay is the whole master-planned community of more than 6,500 residences in 95 associations, most of them condominium buildings. Pelican Bay Woods is one single-family neighborhood inside it, and a search that returns a tower, a golf listing or the community as a whole is returning a different place.

What are the street addresses in Pelican Bay Woods?

Pelican Bay Woods’ homes sit at 720 to 732 Bay Tree Court, 700 to 717 Bobwhite Lane, 700 to 824 Buttonbush Lane, 700 to 717 Hollybriar Lane, 712 to 716 Killdeer Place, 814 to 820 King Bird Court, 6550 to 6613 Ridgewood Drive, 700 to 706 Tamarind Court, 709 to 725 Teal Court and 806 Whimbrel Court, all in ZIP 34108. That street list is our reading of the county roll and the Foundation’s map.

How many homes are in Pelican Bay Woods?

The county’s residential profile shows 125 homes on the ten streets, all single-family. The roll extract holds 131 parcel records, because five parcels have no year built and read as vacant and one is an 822 square foot parcel on Ridgewood Drive that the profile does not count as a home. That makes Pelican Bay Woods the largest single-family neighborhood on our Pelican Bay roster, ahead of Oakmont at 118.

Is Pelican Bay Woods a condominium?

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

What do Pelican Bay Woods homes cost?

In the last 24 months 11 Pelican Bay Woods homes closed in the Southwest Florida MLS at a median of $3,900,000, from $2,300,000 to $8,750,000. Over 60 months the median is $4,900,000 (n=33) and the range $2,300,000 to $11,725,000. The last 12 months hold only 3 closings, a small sample, at a $6,000,000 median.

What did Pelican Bay Woods homes sell for in the last 24 months?

Eleven closed between December 2024 and September 2026, totaling $53,025,000. Four sold for $6,000,000 or more, led by $8,750,000 on Tamarind Court, and four sold for $2,900,000 or less. The full list, by month and street, is in the market section above.

Which Pelican Bay Woods street is the most expensive?

By median, Hollybriar Lane at $8,500,000 on five sales and Tamarind Court at $7,375,000 on four, both small samples. Killdeer Place’s one sale was $8,955,000. Ridgewood Drive, with twelve sales at a $4,650,000 median, is the only street deep enough to read as more than a range.

How fast do Pelican Bay Woods homes sell?

The median home in the last 24 months spent 54 days on the market (n=10), but the range ran from day 0 to 535, and two homes took 272 and 535 days. Over 60 months the median is 70 days (n=31), and 13 of those 31 sold within 30 days.

How many Pelican Bay Woods homes are for sale right now?

On October 7, 2026 there were three, all active: $3,695,000 on Hollybriar Lane, $3,950,000 on Bay Tree Court and $7,395,000 on Bobwhite Lane. At the 24-month sales pace that is 6.5 months of supply.

What is the Pelican Bay Woods HOA fee?

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

Does Pelican Bay Woods have its own HOA?

We found no association named Pelican Bay Woods registered with the State of Florida. The Foundation, a Chapter 720 homeowners’ association, is the governing association, and every Pelican Bay owner is a member.

What is the Pelican Bay resale capital assessment?

A buyer cost of $15,000 on deeds recorded on or after October 1, 2026, paid at closing by separate check with a copy of the deed and settlement statement, per the Foundation’s FY2027 estoppel form. It was $10,000 before October 1, 2026, and the Foundation’s 2026 to 2027 exemption form shows $15,000.

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

Only through the Bylaws’ exemptions: transfers by trust, gift or inheritance, and a one-time exemption for a buyer who owned and occupied a Pelican Bay home within 90 days before the contract, which carries a $1,000 processing fee and must be applied for at least seven days before closing. A member gets one in a lifetime.

Does the Foundation approve Pelican Bay Woods buyers?

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

What is an estoppel certificate?

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

What is the Pelican Bay Services Division charge?

The Pelican Bay Services Division is a Collier County taxing and benefit unit, not a community development district. The county’s page lists its FY2027 assessment as $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects, and the line appears on the tax bill.

How do Save Our Homes and property taxes affect a Pelican Bay Woods buyer?

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

Which flood zone is Pelican Bay Woods in?

FEMA’s map, queried on October 7, 2026 at 19 points along the ten streets, shows Zone X at every point: minimal hazard at 5 and shaded Zone X, the 0.2 percent annual chance flood, at 14. All 19 are outside the Special Flood Hazard Area, on map panels effective February 8, 2024.

Do I need flood insurance in Pelican Bay Woods?

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

Is a new flood map coming for Pelican Bay Woods?

Collier County announced on August 19, 2026 that FEMA’s proposed map had entered a 90-day appeal period, with a target effective date of summer 2027, subject to change. We have not compared the preliminary zones with our sample points, so check the specific address on FEMA’s Map Service Center.

Which schools serve Pelican Bay Woods?

Collier County Public Schools’ address search returns Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for addresses on nine of the ten streets, each rated A in every school year from 2021 to 2025 and again in 2026. King Bird Court returned no record, so verify the exact address with the district.

Can I rent out a Pelican Bay Woods home?

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

Is Pelican Bay Woods a 55+ community?

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

Can I change the outside of a Pelican Bay Woods home?

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

What does Foundation design review cost?

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

What are the parking and vehicle rules in Pelican Bay Woods?

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

Are pets allowed in Pelican Bay Woods?

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

Can I put a For Sale sign in my Pelican Bay Woods yard?

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

Does Pelican Bay Woods come with golf?

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

What amenities do Pelican Bay Woods owners use?

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

How far is Pelican Bay Woods from the beach?

Beach access is by the Foundation’s tram or a walk along the berm, and its beaches are open daily from 9 a.m. to sunset. By car, Vanderbilt Beach is 7.4 to 8.4 minutes from the neighborhood’s three sample points in off-peak routing-engine estimates.

How far is Pelican Bay Woods from shopping and the airport?

Club Pelican Bay is 1.1 to 3.3 minutes by car, Artis-Naples 1.2 to 2.5, Waterside Shops 2.0 to 3.3 and the Publix at the Marketplace 4.1 to 5.1. Southwest Florida International Airport is 37.1 to 38.1 minutes and about 27 miles away. These are off-peak estimates.

Do milestone inspection and SIRS rules apply to Pelican Bay Woods?

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

Why does the MLS file some Pelican Bay Woods sales under Pinecrest?

The MLS files five closings on Ridgewood Drive and Hollybriar Lane under its Pinecrest sub-area, although the county’s plats and our roster place both streets in Pelican Bay Woods. We count all five, which lifts the 60-month sample from 28 to 33 closings and moves the median from $5,150,000 to $4,900,000.

How does Pelican Bay Woods compare with Pointe Verde?

Pelican Bay Woods has about 125 homes and 33 closings in 60 months at a $4,900,000 median. Pointe Verde has 13 homes and 4 closings at $11,650,000 (small sample), with larger homes on the roll. Both sit inside Pelican Bay; the decision table above compares them line by line.

Who is the best realtor for buying in Pelican Bay Woods?

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

Frequently Asked Questions: Pelican Bay Woods Seller Edition

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

How much is my Pelican Bay Woods home worth?

It depends on the street, living area, age and finish. The 24-month Pelican Bay Woods median is $3,900,000 (n=11), but sales ran from $2,300,000 to $8,750,000 and from $644 to $1,976 per square foot over 60 months. A free valuation prices your home against the sales on its own street and price group.

Which window should I trust, 12, 24 or 60 months?

The 24-month window (n=11) is the first with ten or more closings, so it is the one we lead with. The 12-month median of $6,000,000 rests on 3 sales and the 60-month median of $4,900,000 on 33, and a buyer’s agent will quote whichever helps. We show all four windows so you can see the spread.

When is the best time to sell a Pelican Bay Woods home?

The recorded sales are spread across the year, with closings in every season of the 60-month list. We time a listing to the home’s condition and the street’s current competition, and price matters more than the month.

How long will it take to sell my Pelican Bay Woods home?

The median home spent 54 days on the market over 24 months (n=10), and two took 272 and 535 days. Over 60 months the median is 70 days (n=31). A list price inside the street’s recorded range is the strongest lever.

What percent of list price do Pelican Bay Woods homes sell for?

The median sale in the last 24 months closed at 94.9 percent of the final list price (n=10). Over 60 months the median is 98.1 percent (n=31). The widest gap in the 24-month window was 78.0 percent, a Ridgewood Drive sale after 272 days.

What does a Pelican Bay Woods seller pay at closing?

Fixed items are documentary stamps on the deed at $0.70 per $100, the Foundation estoppel at $250 with an optional $100 expedite, and a $500 fee for Foundation ID cards not returned. Commissions, prorations and any payoff come on top, and the contract controls each.

How much are doc stamps on a Pelican Bay Woods sale?

Section 201.02 sets the deed tax at $0.70 per $100 of consideration. That is $27,300 on a $3,900,000 sale, the 24-month median, and $34,300 on a $4,900,000 sale, the 60-month median.

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

The buyer customarily pays for the owner’s title policy and chooses the closing agent in Collier County, though the contract controls. We never list the owner’s title policy as a seller cost.

Do I need the Foundation’s approval to sell my Pelican Bay Woods home?

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

How fast can I get the Foundation estoppel?

Section 720.30851 requires delivery within 10 business days of a request, and the Foundation’s form offers completion within three business days for an extra $100. Order it when you list, not when you sign, so a buyer’s lender is not waiting.

What does the estoppel certificate cost?

The Foundation’s FY2027 form lists $250, plus an optional $100 expedite. As we read the state’s current adjusted caps under section 720.30851, those two amounts sit within them. The form also lists a $500 fee for member ID cards that are not returned.

What disclosures must I give a Pelican Bay Woods buyer?

The Foundation’s disclosure summary under section 720.401 must reach the buyer before the contract is signed, or the buyer may cancel within three days. Section 689.302’s flood disclosure is due at or before the time the sales contract is executed.

What does the flood disclosure ask?

The statutory form asks whether you know of flooding that damaged the property during your ownership, whether you have filed a flood-damage insurance claim, including with the National Flood Insurance Program, and whether you have received assistance for flood damage, including from FEMA. Answer from your own records and complete it with the listing paperwork.

Will a buyer’s lender require flood insurance?

Only if the home is in the Special Flood Hazard Area. All 19 points we sampled are outside it, in minimal-hazard or shaded Zone X, but a lender’s determination on the specific parcel controls, and a buyer may choose coverage anyway.

Does the proposed flood map affect my sale?

Possibly, later. Collier County says FEMA’s proposed map entered a 90-day appeal period on August 19, 2026 with a target effective date of summer 2027, subject to change. We have not compared its zones with our sample points, so a buyer may ask about it.

Who pays the resale capital assessment when I sell?

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

Does the $15,000 resale assessment hurt my price?

It is about 0.38 percent of the 24-month median, and a buyer includes it in what they can pay. Some ask for an adjustment; the contract decides who bears it. We plan for it in the pricing conversation.

Can I sell my Pelican Bay Woods home with a tenant in it?

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

Can I put a sign up and hold an open house?

With the Foundation’s approval, one 20 by 30 inch wooden sign set at least 25 feet from the road and a temporary open house sign that comes down by sunset. SOLD signs are not permitted, so reach comes mainly from the MLS, media and showings.

What do I do with my Foundation ID cards at closing?

Turn in every card. The estoppel form lists a $500 seller fee for cards not returned, due at closing by separate check, so a listing plan includes collecting them early.

Should I price at the neighborhood median?

No. Pelican Bay Woods sells in two price groups: 16 sales at $5,000,000 or more with a $8,350,000 median and 17 below with a $3,750,000 median. The right comparison is the same price group, the same street and a similar age.

Does my home’s age change what I should expect?

Yes. The roll dates 77 of 126 parcels to 2010 or later, and the MLS shows $1,605 per square foot for the upper group against $943 for the lower. A 1984 original and a 2024 rebuild are different products, and buyers compare permits and roof systems.

Should I show permits and design review approvals?

Yes. Have the county permits and the Foundation’s Design Review Committee approvals for any roof, windows, additions or exterior work, and the certificate of occupancy for a new house. A missing record becomes a negotiating point.

How do the five Pinecrest-labeled sales affect my comparables?

They are closings on Ridgewood Drive and Hollybriar Lane that the MLS files under Pinecrest. A comparable search limited to the Pelican Bay Woods label misses them, and we include them. If your home is on either street, we run both labels.

How many homes compete with mine today?

Three active listings on October 7, 2026, at $3,695,000, $3,950,000 and $7,395,000, with no pending sale. The two oldest have been listed for 202 and 474 days, which tells a seller where an asking price outran the sales.

Is 6.5 months of supply good or bad for a seller?

It is a moderate level of supply, computed from 3 listings and 11 closings in 24 months. A home priced to the street’s recent sales sells in weeks; a home priced above them waits. The 12-month pace, 3 closings, is a small sample.

What if my home has been listed a long time?

We re-price against the street’s closed sales, not against the old asking price. The sales list shows two homes that took 272 and 535 days and sold at 78.0 and 85.3 percent of list respectively, so the cost of waiting is visible in the record.

How does the Foundation assessment affect my sale?

A buyer will see the $3,435 FY2027 assessment, about 0.09 percent of the 24-month median, and the $858.75 quarterly equivalent. It is the same for every Pelican Bay Woods owner, so it does not separate your home from the neighbors’, but it sits in every buyer’s budget.

Is there an open special assessment on my home?

Ask the Foundation’s estoppel, whose Section A answers it. After Hurricane Ian the Foundation levied a one-time $2,195 per residential unit special assessment, approved in August 2023, and a buyer will want written confirmation that nothing is open.

How do Save Our Homes caps affect my buyer?

The cap resets when ownership changes, so a buyer’s first tax bill can be well above yours. We tell buyers’ agents to expect that, because a buyer who sees your tax bill as their own is surprised later.

Do I owe capital gains tax when I sell?

That depends on your own basis, ownership period and tax situation, which is a question for a tax professional, not a neighborhood median. We will give your accountant the sale price, the closing costs and the dates.

Does FIRPTA affect my sale?

Federal FIRPTA rules can require withholding when the seller is a foreign person, and the IRS explains the rules on its FIRPTA page. Tell us before listing if it may apply, and talk to a tax professional about the certificate or withholding.

Can I sell privately or off-market?

Yes. We offer discretion with off-market capability when a sale needs to stay quiet, and we market in the MLS with cinematic video, drone, professional photography and our qualified-buyer database when it does not. The Foundation’s sign rules limit yard advertising either way.

How do I get a valuation?

Request a free home valuation, or call Jesse direct at (239) 898-6072. He follows up with the Pelican Bay Woods sales that fit your home by street, size and age, not an automated estimate.

Who is the best realtor for selling in Pelican Bay Woods?

McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. We price Pelican Bay Woods from its recorded sales and build the Foundation paperwork before the first showing. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Pelican Bay Woods fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll or the Southwest Florida MLS. The sources are grouped below by who issued them and numbered continuously.

Pelican Bay Foundation: recorded and published governing documents

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

Pelican Bay Foundation: budgets, financial statements and closing forms

8. FY2027 Approved Budget Package, including the assessment, fee schedule and bulk media calculation
9. FY2026 Budget
10. FY2025 Budget
11. FY2024 Audited Financials
12. FY2023 Audited Financial Statements
13. Estoppel Certificate, fiscal year 2027
14. Estoppel Certificate, fiscal year 2026, revised August 31, 2026
15. Resale capital assessment exemption form
16. Lease Application Packet, 2027

Pelican Bay Foundation: design review, construction and signs

17. Construction Guidelines, November 9, 2023
18. Design Guidelines, last revised June 2024
19. Major project or teardown application, single-family home
20. Minor project application
21. Landscape project application
22. Demolition application
23. Design review and covenants application page
24. Sign Regulations for open houses

Pelican Bay Foundation: community pages

25. Foundation community map
26. Foundation realtors page
27. Where it all started
28. Our beaches
29. Tram service
30. Community center
31. Fitness center
32. Racquets program
33. Sailing, canoeing and kayaking
34. Marker 36
35. The Sandbar
36. Dining at Pelican Bay

Florida Statutes and state agencies

37. Section 163.04, energy devices based on renewable resources
38. Section 193.155, homestead assessments
39. Section 197.162, discounts for early payment of taxes
40. Section 201.02, documentary stamp tax on deeds
41. Section 404.056, radon gas protection
42. Section 553.899, milestone inspections
43. Section 627.0629, residential windstorm rate filings and discounts
44. Section 689.261, property tax disclosure
45. Section 689.302, flood disclosure
46. Section 718.112, condominium bylaws and structural integrity reserve studies
47. Section 720.301, definitions
48. Section 720.303, association powers and duties
49. Section 720.305, obligations of members, fines and suspensions
50. Section 720.3075, prohibited clauses and protected displays
51. Section 720.3085, payment for assessments and liability of new owners
52. Section 720.30851, estoppel certificates
53. Section 720.31, recreational facilities leases and amendments
54. Section 720.401, prospective purchasers, disclosure
55. Section 760.23, discrimination in the sale or rental of housing
56. Florida Department of Revenue, documentary stamp tax
57. Florida Department of Revenue, property tax information for taxpayers
58. Florida Office of Insurance Regulation, wind mitigation resources
59. Florida Department of Financial Services, title insurance overview
60. Florida DBPR licensee search
61. Florida Department of Environmental Protection, Hurricanes Helene and Milton impact report

Collier County, FEMA, schools and federal sources

62. Collier County floodplain management, Community Rating System class
63. Collier County, proposed Flood Insurance Rate Map and appeal period, August 19, 2026
64. Collier County Pelican Bay Services Division board agenda packet, June 10, 2026
65. Collier County Pelican Bay Services Division page
66. Collier County Residential Collection Services
67. Collier County Clerk of Courts
68. Collier County Tax Collector, property taxes
69. FEMA National Flood Hazard Layer service
70. FEMA Flood Map Service Center
71. FEMA FloodSmart
72. U.S. Census Bureau geocoder
73. Collier County Public Schools attendance zone locator
74. Collier County Public Schools, 2025 accountability brief and school grades
75. Florida Department of Education, school grades
76. Florida Department of Education, 2026 school grades file
77. Sea Gate Elementary School
78. Pine Ridge Middle School
79. Barron Collier High School
80. NCH North Naples Hospital
81. National Hurricane Center, Hurricane Ian tropical cyclone report
82. Citizens Property Insurance, policies in force
83. IRS, FIRPTA withholding
84. Project OSRM, open-source routing machine

Neighborhood and local organizations

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

Data files cited as plain text

92. Collier County Property Appraiser, 2026 tax roll and recorded-sales file (bulk data files), newest recorded sale June 30, 2026
93. Southwest Florida MLS, residential closed sales and active and pending listings for the Pelican Bay Woods and Pinecrest sub-areas, pulled October 7, 2026

Downloadable Documents

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

Market data from Southwest Florida MLS, pulled October 2026.

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