Pelican Landing

McGreevy and Comisar are the #1 real estate team in Southwest Florida selling and buying homes in Pelican Landing. If you’re searching for the best realtor for Pelican Landing in Bonita Springs, whether you’re ready to sell your Pelican Landing home with the team that knows every sub-village, or buy your next one with insider knowledge of the community, we’re the team that delivers. Top 1% Real Estate Agents Nationally since 2008. The #1 team in SW Florida since 2012. Over $2.5 Billion in real estate sold; $850 million in personal sales between Jesse McGreevy and Marc Comisar.

Why McGreevy and Comisar Are the Best Realtor for Pelican Landing

If you’re searching for the best realtor for Pelican Landing, Florida, for sellers AND buyers, McGreevy and Comisar is the team that delivers.

Recent Pelican Landing track record: Over the trailing 12 months, mainland Pelican Landing recorded 127 closed sales totaling $109,058,206 in volume, with a median sold price of $630,000 (average $858,726, range $300,000 to $2,800,000). Homes moved at a median 59 days on market (average 77) and an average sale-to-list ratio of 94.27%. The highest sale was 3791 Bay Creek Drive in Bay Creek at $2,800,000 (closed 03/16/2026), and the fastest was 3531 South Muscadine Lane in Longlake, which sold at its full $1,499,000 list price with zero days on market (closed 04/17/2026). (MLS data current as of July 1, 2026.)

For luxury Pelican Landing sellers: Premium marketing, cinematic video, drone, professional photography, qualified-buyer database, discretion + off-market capability when needed.

Honors and recognition: - Top 1% Real Estate Agents Nationally Since 2008 - 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine) - #1 Team in Southwest Florida since 2012 - McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate - McGreevy and Comisar alone have over 850 million in Sales - Nationally Recognized Top Producing Realtors - Platinum Sales Production Award Winners

Selling your Pelican Landing home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072 (text or call, confidential conversations welcome for luxury listings) or email [email protected].

Buying a home in Pelican Landing? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Key Takeaways for Pelican Landing Buyers and Sellers

If you read nothing else on this page, these are the highest-value facts a Pelican Landing buyer or seller needs to know.

• Golf is optional, not mandatory. Pelican Landing’s master Declaration has no required club-membership clause, so roughly two-thirds of households never pay either golf club, which keeps the master assessment lower and the resale buyer pool broader.
• 49 named sub-villages, approximately 3,300 residences across two phases (31 in Phase I, 18 in the gated-within-gated Colony) on a 2,300-plus-acre waterfront master plan.
• A deeded 34-acre private beach park on Big Hickory Island in the Gulf, owned outright by the master POA and reached by a 12-minute community shuttle boat across Estero Bay.
• Two private golf clubs, three championship courses: The Nest (36 holes, Tom Fazio, open to non-residents) and The Colony Golf and Country Club (18 holes, Jerry Pate, capped at 275 equity members).
• A community marina plus a sailing center on Estero Bay, with the Coconut Point Marina and Red Fish Docks anchoring the boating program and the Big Hickory beach shuttle.
• PLCA 2026 master assessment is approximately $3,478 per year plus a $6,000 resale capital assessment on closings dated January 1, 2026 or later, with a $299 statutory estoppel fee.
• No outstanding CDD bond debt: the Bayside Improvement CDD’s original 1996 bond series was retired, so Phase I carries operations-and-maintenance CDD assessments without bond debt service.
• Current market snapshot: 127 closed sales over the trailing 12 months at a $630,000 median, sold by a McGreevy and Comisar team that holds a Top 1% Real Estate Agents Nationally Since 2008 record and over $2.5 billion in career sales.

Table of Contents

The Community - Why McGreevy and Comisar Are the Best Realtor for Pelican Landing - About Pelican Landing (and Why Our Local Expertise Matters Here) - Living in Pelican Landing as a Homebuyer - Market Snapshot, Bonita Springs Area Context + Pelican Landing Community Specifics - How Pelican Landing Came to Be

Master Plan and Governance - The Master Plan, 2,300+ Acres, 49 Sub-Villages, ~3,300 Residences - Governance, The PLCA, The Colony Foundation, Two CDDs, Three Clubs - Sub-Village Inventory - The Membership Structure, Unique in SWFL

Clubs, Golf and Amenities - The Nest Golf Club, Tom Fazio’s Gator and Hurricane - The Colony Golf & Country Club, Jerry Pate, 275-Cap - Tennis (12 Har-Tru), Pickleball (6), Bocce (2) - Marina + Sailing Center - Big Hickory Beach Park, 34 Acres, Active Rebuild - Dining Venues On Property

Storm, Flood and Insurance - Storm Posture, Irma 2017, Ian 2022, Milton 2024 - FEMA Flood Zones + The 50% Rule + Lee County CRS Class 5 - Insurance Reality, Citizens vs Private, Master Policies, SIRS Lock-In

Schools, Healthcare and Daily Life - Schools, Two Elementary Zones Inside the Gates - Healthcare, Two Anchors, Minutes Away - Daily Drive Times - Adjacent Civic Pipeline, Woodfield Estero, Infinity, FDOT - Inside-the-Gates Active Construction, Infinity at The Colony - Daily Logistics, Gates, BarCodes, Bulk Fiber, Pets, Trash - Member Clubs + Community Events

Comparisons, Buyer Case and FAQs - Comparable Communities, Pelican Landing vs Bonita Bay vs The Brooks vs Mediterra - Why Buy in Pelican Landing, Honest Pros and Cons - Your Local Real Estate Experts - Frequently Asked Questions, Buyer Edition - Frequently Asked Questions, Seller Edition - Sources and Authoritative References - Downloadable Documents

About Pelican Landing (and Why Our Local Expertise Matters Here)

Disambiguation footnote (top-of-page). This page covers the master-planned Pelican Landing in Bonita Springs (Lee County), Florida, ZIP 34134, the 2,300-plus-acre WCI-developed (now Lennar-controlled) bayfront community on the east shore of Estero Bay. It is not the Charlotte County entity also called “Pelican Landing” (Englewood), which operates a separate condo association at mypelicanlandingcoa.com. If you arrived here looking for the Englewood community, that is a different Pelican Landing in a different county.

Pelican Landing is a 2,300-plus-acre master-planned waterfront community in Bonita Springs, Florida, the kind of community that doesn’t get built anymore. It sits on the east shore of Estero Bay, bounded by Coconut Road on the north, US-41 on the east, Spring Creek on the south, and the bay itself on the west, with a deeded 34-acre private beach park on Big Hickory Island in the Gulf of Mexico that residents reach by a 12-minute community shuttle boat from the on-property marina. Inside the gates are forty-nine named sub-villages, two private golf clubs running three 18-tee championship courses, a member-only Bay Club perched over Estero Bay, twelve Har-Tru tennis courts, six pickleball courts, a sailing center with a fleet of Hobie Waves and Sunfish boats, a kayak and canoe park on Spring Creek, and approximately 3,300 residences ranging from $400,000 entry-level coach homes to $10-million-plus Colony tower penthouses. It is the southwest Florida luxury master-planned community that doesn’t require you to buy a golf membership at closing, a structural distinction that genuinely matters for how the math works out for a buyer.

The community was launched by Westinghouse Communities in 1989 (Phase I, the original Pelican Landing) and WCI Communities in the late 1990s (Phase II, The Colony at Pelican Landing). WCI filed Chapter 11 in August 2008, emerged in September 2009, and was acquired by Lennar Corporation for approximately $643 million ($23.50 per share, all-cash election) on February 10, 2017, making Lennar the successor declarant for any remaining undeveloped acreage in the master plan and the residual marketing entity for the Altaira tower that delivered the same year. The community is now functionally built out in its original 1992 DRI envelope, but a separate 430-acre London Bay rezoning (DCI2023-00052) approved by Lee County on June 19, 2025 added 729 dwelling units, 25,000 square feet of office, and 318 hotel rooms on the Coconut Road parcel that shares Pelican Landing’s north gate access, and Ronto Group’s 22-story, 96-residence Infinity at The Colony tower (designed by architect Robert M. Swedroe) is approximately 80% sold with final-release pricing and furnished models touring as of early 2026, the first new high-rise inside Pelican Landing since Altaira in 2017.

This page is the most complete resource on Pelican Landing anywhere on the internet. We have read the master Declaration, the Pelican Landing Community Association bylaws, the Colony Foundation’s April 2021 demand letter to Lennar, the Bayside Improvement and Bay Creek Community Development District budgets, the FEMA flood maps for the relevant FIRM panels, the NOAA NHC tropical-cyclone reports for Hurricanes Irma, Ian, and Milton, every PLCA fee schedule and tenant application on the residents portal, the Lee County BoCC hearing transcripts for the London Bay MPD, the Florida Auditor General’s most recent CDD examination reports, and the Sunbiz filings for the master POA, every sub-village HOA we could find, both golf clubs, and the Colony Foundation. The result is a deep, primary-sourced, no-marketing-fluff portrait of the community that should answer essentially every question a serious buyer can ask. Where a fact is contested in the public record (the Altaira unit count, the exact 2026 master assessment dollar figure, the 1992 DRI cap arithmetic), we tell you which sources disagree and which number we have the most confidence in.

If you are reading this because you are weighing a Pelican Landing purchase against Bonita Bay, The Brooks, Mediterra, Pelican Sound, or any of the other premier Southwest Florida master-planned communities, you are exactly the buyer this page was written for. Pelican Landing has a real personality. It is also a real piece of real estate sitting on a Gulf-adjacent bay, governed by a master POA layered over two Community Development Districts, two separate golf clubs, a Phase II foundation that recently demanded $6.8 million from Lennar, an active rebuild from Hurricane Ian, and an active civic pipeline next door that will reshape Coconut Road traffic for a decade. We will walk you through every layer.

Living in Pelican Landing as a Homebuyer

Five things define daily life inside the gates, and they are the five things every buyer should weigh before signing.

1. It’s a master-planned community where golf is optional, not mandatory. Pelican Landing is the unicorn of Southwest Florida luxury communities: the master Declaration of Covenants does not contain a mandatory club-membership clause. You can buy a single-family home in Lakemont or a Colony tower unit in Sorrento and never pay a dime to either golf club. Every master assessment dollar funds the gates, roads, landscaping, twelve Har-Tru tennis courts, six pickleball courts, two bocce courts, the 4,200-square-foot Wellness Center, the sailing center on Estero Bay, the kayak and canoe park on Spring Creek, the marina and the beach park shuttle to Big Hickory Island, the community center, bulk Hotwire Fision fiber-to-home internet plus Fision TV and phone, twenty-four-hour Securitas gate staffing across five gates, and two roving security patrols. None of that money funds golf. Golf at The Nest Golf Club (formerly Pelican’s Nest) or at The Colony Golf & Country Club is a separate, completely optional purchase. Roughly two-thirds of Pelican Landing households are not members of either golf club. That structural choice is the single most distinctive thing about the community, and it has knock-on effects throughout, the master assessment stays lower than at Bonita Bay (where the club is mandatory equity); the buyer pool stays broader (you don’t lose every non-golfer); and the resale market stays liquid because the golf-only buyer is never the only qualified buyer.

2. It is a coastal community on a working tidal bay, not a beachfront community. The community itself sits on Estero Bay, a productive estuary fed by the Imperial River and Spring Creek, threaded by mangrove islands, protected since 1966 as the Estero Bay Aquatic Preserve under Chapter 258, Florida Statutes. The Gulf of Mexico is across Big Hickory Pass. Beach access is via the 34-acre Big Hickory Beach Park that PLCA owns outright on the northern tip of Big Hickory Island, reached by a private shuttle boat the community operates seven days a week, 364 days a year (closed Christmas Day). That model is rarer than a private gulf-front community but actually delivers more privacy, the beach is gated by water, not by a guard hut, and the only people you’ll meet on the sand are other Pelican Landing residents (and Hyatt Regency Coconut Point guests, who share access rights under the 2001 cost-share agreement). The trade-off is that you cannot walk to the beach. You drive to the marina, present your photo ID at the dock, board the shuttle, and arrive twelve minutes later.

3. The 2007 build-out is fully mature. Pelican Landing is not new. The first home closed in 1989. The bulk of Phase I closed between 1992 and 1998. The Colony’s seven high-rise towers, Sorrento, Palermo, La Scala, Treviso, Navona, Florencia, Altaira, went up between 2001 and 2017. The landscape has filled in, the oaks are mature, the canopy is dense, the irrigation system has been running for thirty years. That maturity is the visual signature of Pelican Landing, drive through Bay Creek or Lakemont or Heron Glen and the streetscape looks like a community that has been there forever, because in Florida master-planned-community terms, it has. The trade-off is that mature roofs need replacing, mature drainage systems need updating, mature towers triggered Florida’s post-Surfside SIRS and milestone-inspection requirements, and the 1989-vintage single-family villages were built before the modern Florida Building Code wind standards. We will walk through the inspection and insurance implications in detail later.

4. There are two communities inside one master POA. Pelican Landing’s footprint is split into Phase I (the original 31 sub-villages outside the second gate) and Phase II, The Colony at Pelican Landing (18 sub-villages including all 7 high-rise towers). The Colony is gated within gated: you pass through a Pelican Landing master gate, then through a second Colony gate before reaching any Colony residence. The Colony residents pay both the PLCA master assessment AND the separate Colony Foundation assessment, which funds the Bay Club restaurant, the additional Colony amenities, and the Colony’s own infrastructure. Phase I residents pay the master assessment only and do not have automatic Bay Club dining access. This two-tier structure is essential to understand at closing, a buyer signing a contract in Florencia is signing into a different total assessment profile than a buyer signing in Sandpiper Greens, and the difference is the Colony Foundation layer on top.

5. Daily logistics run through the PLCA Management Office at 24501 Walden Center Drive. Photo IDs, BarCode decals for the gates, tenant applications, guest passes, ARC submissions, beach park shuttle reservations, tennis and pickleball court bookings, sailing lessons, kayak access, all of it converges at the Walden Center Drive office and the 14,900-square-foot community center attached to it. The COO is James Hoppensteadt, in the role since the early 2000s and the single point of operational accountability for the master community. Office hours are Monday through Thursday 9 to 5, Friday 8 to 4. The phone is (239) 947-5977. This is the front desk where most buyer questions get resolved.

The rest of this guide unpacks every one of those five points in detail, and answers approximately one hundred questions a serious buyer will ask between contract and closing.

Market Snapshot, Bonita Springs Area Context + Pelican Landing Community Specifics

Pelican Landing sits in ZIP 34134, the south/coastal Bonita Springs ZIP that also contains Bonita Bay, The Colony, parts of Mediterra, Bonita Beach, and Little Hickory Island. This is the more expensive of the two Bonita Springs ZIPs and the slice of the city that consistently posts higher dollar volumes than the inland 34135 ZIP. The May 2026 SunStats data is the most current full-month MLS read available, pulled from the Florida Realtors SunStats dashboard and reproduced here for context.

ZIP 34134, May 2026 All Property Types

The headline read: ZIP 34134 sales volume is up sharply year-over-year (+50.8% closings, +49.4% dollar volume), cash buyers are dominating (76.4% of closings), and inventory is contracting fast (months-supply down 45.3% to 8.1 months). The median jumped 15.2% year-over-year to $950,000 as more upper-tier product closed, while the average held essentially flat (down 1.0%). This is the precise market signature of a healthy luxury submarket post-Ian rebuild: high cash, contracting supply, and broad price-tier action, with well-located inventory being absorbed and sellers holding pricing power in most tiers.

Pelican Landing Community Specifics

At the development level, the trailing-12-month MLS read for mainland Pelican Landing (pulled July 1, 2026) is:

• 127 closed sales totaling $109,058,206, at a median sold price of $630,000 (average $858,726) across a $300,000 to $2,800,000 range.
• Median 59 days on market (average 77) and an average sale-to-list ratio of 94.27%, so well-priced homes are closing very near ask.
• 27 active listings at a $575,000 median list price (range $355,000 to $4,990,000), roughly 2.6 months of supply at the current sales pace, tighter than the broader 34134 ZIP because Pelican Landing’s optional-golf structure keeps the resale buyer pool wide.

The highest recent mainland sale was 3791 Bay Creek Drive in Bay Creek at $2,800,000 (closed March 16, 2026).

Within Pelican Landing specifically, the practical price tiers as of mid-2026 are:

• Entry condos (Sawgrass Point, Lakemont Cove, Creekside Crossing, Cypress Island, The Pointe, The Reserve, Sandpiper Greens, Southbridge): roughly $425,000 to $750,000 for 1,300-2,000-square-foot 2-3 bedroom low-rise condos with community pool amenity. These trade fastest, with the broadest buyer pool.
• Coach homes and villas (Bay Crest, Capri, Costa del Sol, Heron Cove, Heron Glen, Longlake Village, Palm Colony, Pinewater Place, Mystic Ridge, The Cottages): roughly $650,000 to $1.2 million for 1,500-2,800-square-foot attached or detached maintenance-included product.
• Mid-tier single-family (Lakemont, Longlake, Bay Cedar, Pennyroyal, Ascot): roughly $900,000 to $1.8 million for 2,200-3,800-square-foot homes on quarter-acre to half-acre lots.
• Premium single-family estates (Heron Point, Goldcrest, The Ridge, Waterside, Sanctuary, Coventry): roughly $1.6 million to $3.5 million for 2,800-5,000-square-foot homes on estate-sized lots overlooking lakes, golf course, or Heron Marsh.
• Phase I luxury estate (Bay Creek): $2.5 million to $7 million+ for 3,500-7,000-square-foot custom estates overlooking Spring Creek and the golf course.
• Colony estate homes (Bellagio, Tuscany Isle, Messina, Ponza, Villa Trevi, Las Palmas): $2 million to $8 million+ for 3,000-8,000-square-foot custom Mediterranean estates inside the second gate.
• Colony mid-rise condos (Castella, Cielo, Terzetto, Merano, Addison Place): $1.4 million to $3 million for 2,000-2,950-square-foot units in low- and mid-rise buildings with community amenity packages.
• Colony high-rise towers (Navona, Sorrento, Treviso, Florencia, Palermo, La Scala, Altaira): $1.8 million to $10 million+ for 1,700-7,000-square-foot units in 21- and 22-story bayfront towers with tower-level dedicated amenity packages plus the Bay Club.
• Infinity at The Colony (Ronto Group, delivered 2026, approximately 80% sold): final-release pricing $3.65 million to ~$8 million+ for 2,950-3,915-square-foot residences in a brand-new 22-story 96-residence tower with furnished models touring.

These per-tier ranges are best-available estimates aggregated from public listings, Naples Golf Guy comps, and post-Altaira pricing patterns; we pull current sub-village-specific MLS comps for any buyer or seller before pricing a transaction.

The story underneath the numbers: Pelican Landing’s resale velocity is highest at the entry condo and coach-home tiers, where the absence of mandatory golf opens the buyer pool to non-golfers who would not qualify for a Bonita Bay or Mediterra equity-bundled property. The high end, Colony towers and Phase I estates, is thinner-traded but transacting at sharply higher per-square-foot pricing than five years ago because Altaira (2017) and now Infinity (2026) reset the ceiling for what a new-construction high-rise unit can sell for at this address. Days-on-market run wider than the ZIP median because the buyer pool for a $4 million Colony unit is smaller than for a $700,000 single-family in Estero, but pricing has held firm and inventory is being absorbed.

How Pelican Landing Came to Be

The corporate genealogy of Pelican Landing’s developer is one of the more interesting stories in Southwest Florida luxury real estate, and it directly shapes the community’s structural quirks, the optional-golf membership, the two-phase Phase I / Colony division, the resident-vs-developer governance history, and the still-active $6.8 million demand the Colony Foundation has outstanding against Lennar.

Westinghouse Communities of Naples (1972-1995)

The corporate parent that eventually became WCI Communities began acquiring large Southwest Florida tracts in the early 1970s, operating as Coral Ridge Properties, a division of the Westinghouse Electric Corporation. The first major Southwest-Florida acquisition was Pelican Bay in North Naples in 1972, when Coral Ridge purchased more than 2,330 acres from local pioneer Barron Collier. Coral Ridge Properties was subsequently renamed Westinghouse Community Development Corporation, then Westinghouse Communities of Naples, Inc. Per WCI’s August 2002 SEC IPO prospectus: “Under Westinghouse Electric’s ownership, their predecessor began its west coast Florida operations in the early 1970s with the purchase of approximately 2,500 acres in North Naples, known today as the community of Pelican Bay. Westinghouse continued its west coast expansion by acquiring additional large tracts of land for the development of its Gateway, Pelican Landing and Pelican Marsh communities.” That single sentence in the SEC filing is the reason every WCI-developed community in Southwest Florida starts with the word “Pelican”, it is the Westinghouse-branding inheritance.

The Pelican Landing tract, approximately 2,365 acres bordered by Estero Bay on the west, US-41 on the east, Spring Creek on the south, and Coconut Road on the north, was land Westinghouse acquired in the 1980s as part of its post-Pelican-Bay west-coast expansion.

Hoffman, Ackerman, and the 1995 Westinghouse buyout

In July 1995, Al Hoffman Jr. (founder of Tampa-area developer Florida Design Communities) and his longtime business partner Don Ackerman led an investor group that acquired the real estate business unit of Westinghouse Electric for approximately $600 million. In November 1998, Hoffman’s Florida Design Communities and the post-Westinghouse Florida portfolio formally merged. The combined company took the name WCI Communities, Inc. and consolidated all of the prior Westinghouse-developed Florida assets, Pelican Bay, Pelican Marsh, Gateway, Pelican Landing, alongside Florida Design’s Tampa Bay portfolio under one umbrella.

The 2002 IPO and the 2008 Chapter 11

WCI Communities went public on the New York Stock Exchange under ticker “WCI” in August 2002, offering 6,900,000 shares at $19.00 per share. Al Hoffman departed in 2005 to serve as U.S. Ambassador to Portugal under President George W. Bush, selling his stake before the housing downturn, timing that is now widely characterized as fortuitous.

In the spring of 2007, Carl Icahn made a hostile $22-per-share tender offer for WCI that the WCI board rejected. Icahn nevertheless secured a board seat in August 2007 and became chairman of the board the following month. On August 4, 2008, WCI Communities, Inc. and approximately 130 of its wholly-owned subsidiaries filed voluntary Chapter 11 petitions in the United States Bankruptcy Court for the District of Delaware (jointly administered under Case No. 08-11643, before Chief Judge Kevin J. Carey). Per Icahn’s contemporaneous press statement, the filing “became necessary because of a failed effort to obtain financing and the recognition that the company’s entire $1.8 billion of debt may soon be in default.”

Two compounding pressures forced the filing: (1) a condo-tower glut, WCI had aggressively built high-rise inventory across Florida’s Gulf coast during 2003-2007, including six of the seven Colony towers at Pelican Landing, just as the condo market collapsed; and (2) Chinese drywall exposure, WCI had used defective Chinese-manufactured drywall in roughly 200-plus homes in several of its Florida communities (notably Sun City Center and the Venetian Golf & River Club in North Venice), and per ProPublica investigative reporting, WCI knew about the problem internally in 2006 but did not disclose to homebuyers and continued selling affected homes into March 2007.

The Second Amended Joint Chapter 11 Plan of Reorganization was confirmed on August 26, 2009 and became effective September 3, 2009. Secured creditors agreed to eliminate more than $2 billion in pre-petition debt in exchange for the reorganized company’s new equity plus $450 million in new exit debt. Pre-petition shareholders (including Hoffman’s longtime partner Don Ackerman) were wiped out completely. A special trust was established for Chinese-drywall victims, capitalized with $900,000 cash and 3% of the reorganized company’s new equity. New ownership concentrated around eight principal shareholders controlling roughly 50% of post-emergence equity, the largest of which was Monarch Alternative Capital at approximately 20%.

The 2017 Lennar acquisition, $643 million, all-cash

After three years as a private company, WCI returned to the public markets on the NYSE under ticker “WCIC” in July 2013, headquartered at 24301 Walden Center Drive in Bonita Springs, physically inside the Pelican Landing corporate office complex.

Lennar Corporation entered into the Agreement and Plan of Merger with WCI on September 22, 2016. The deal had a unique cash-versus-stock election structure: originally 50% cash / 50% stock, but Lennar elected on February 9, 2017 to pay the entire merger consideration in cash, at $23.50 per share, approximately $643 million total. Lennar characterized the all-cash election as “equivalent to a $321 million stock repurchase” relative to the originally negotiated split. The deal closed February 10, 2017. Lennar disclosed the WCI acquisition added approximately 13,700 well-located homesites in Florida coastal markets, plus WCI’s real-estate brokerage and title-services businesses.

The operational consequence for Pelican Landing: as of February 10, 2017, Lennar Corporation, the largest homebuilder in the United States by revenue, became the successor declarant for any remaining undeveloped acreage in the Pelican Landing master plan, the residual marketing entity for the then-finishing Altaira tower, and the holder of any outstanding developer covenants under the Pelican Landing CC&Rs. WCI Communities, Inc. continues to exist on paper as a Lennar subsidiary but ceased to be a separate publicly traded company.

The Master Plan, 2,300+ Acres, 49 Sub-Villages, ~3,300 Residences

The single most important governing document for the Pelican Landing master plan is Lee County Ordinance 94-23, which adopted Plan Amendment Map (PAM) 93-03 on August 29, 1994, the master Development of Regional Impact (DRI) plan amendment that capped overall residential build-out at approximately 3,912 units across the original DRI envelope. Per testimony of WCI’s land-use counsel Neale Montgomery in subsequent annexation hearings: “the credits are actually called for in the 1992 Development of Regional Impact zoning approval for Pelican Landing.” That 1992 DRI Development Order is the master governing zoning approval for the entire tract.

PAM 93-03 was submitted by Westinghouse Communities on behalf of Pelican Landing and consisted of three documents: (1) the Lee Plan Map Amendment PAM 93-03 BCC Transmittal Hearings report (April 12, 1994 staff date); (2) Support Data and Analysis for the 2010 Amendment Requested by Pelican Landing (multi-volume support package); and (3) the Staff Response to ORC Report for PAM 93-03. Procedural history: Lee County Local Planning Agency hearing April 12, 1994 → BoCC transmittal April 20, 1994 → Florida Department of Community Affairs ORC Report → BoCC adoption August 29, 1994 → DCA finding of compliance November 14, 1994 → effective date October 24, 1994.

Build-out chronology

The community’s effective build-out today, per the master POA’s published statistics, is approximately 3,318 residences on 2,300-plus acres, though sub-village counts roll up to closer to 3,577 when every Phase I sub-village total is added to every Phase II sub-village total (the discrepancy reflects either some sub-villages being marketed under one name but governed under a different Sunbiz entity, or the published POA total being slightly outdated). The 1992 DRI cap was 3,912 units. The June 2025 London Bay MPD extended the surrounding-parcel DRI ceiling to 4,400 units, but the new units sit on the 430-acre Coconut Road parcel adjacent to Pelican Landing, they are not new residences inside the Pelican Landing master POA itself.

Governance, The PLCA, The Colony Foundation, Two CDDs, Three Clubs

The governance architecture is the second-most-important thing for a buyer to understand (after the membership structure). Pelican Landing is not a single legal entity. It is a layered stack of corporate associations, special-purpose units of government, and member-owned clubs, each with its own fee schedule, governing documents, and political dynamics.

Layer 1, Pelican Landing Community Association, Inc. (the master POA)

The PLCA uses the standard Florida Chapter 720 dual-class membership: Class A (every unit owner, one vote per unit) and Class B (the Declarant). Resident control of the PLCA dates to the September 20, 2001 Turnover and Settlement Agreement with WCI, and residual developer-rights disputes were finally settled in a 2019 recorded agreement (Lee County INSTR# 2019000163050); Pelican Landing has been resident-controlled at the master POA level for roughly twenty-five years. PLCA is self-managed, there is no outside management company at the master POA level, which is a relatively rare arrangement (most SWFL master POAs use Castle, Compass, or KW).

The Declaration establishes five distinct assessment types: (1) Common Assessments funding the master operating budget, gates, roads, landscaping, beach park shuttle, tennis center, fitness, sailing, marina, kayak park, bocce, pickleball, community center, security, bulk Hotwire Fision; (2) Neighborhood Assessments funding each sub-HOA’s per-village expenses; (3) Special Assessments levied by the board for non-budgeted capital projects; (4) Benefitted Assessments for facilities benefitting only some units (e.g., marina slips); (5) the Resale Capital Assessment levied on the transferee at every conveyance.

Current (2026) master assessment figures: Approximately $3,478 annual master assessment + a $6,000 resale capital assessment effective January 1, 2026 + a $299 estoppel preparation fee (the statutory maximum under Florida Statutes §720.30851). A 2024 third-party estoppel review verified a 2025 annual figure of $3,298, consistent with the ~5.5% YoY increase implied. These are board-set figures, so we confirm the exact current numbers against the PLCA admin estoppel sheet at closing.

Lease restrictions per the master Declaration: 30-day minimum lease for units inside a Neighborhood Association (which is essentially every Pelican Landing unit). One lease per calendar year for the rare units not in a sub-HOA. This is more permissive than Bonita Bay (90-day) and similar to The Brooks, and it is what allows a legitimate January-March seasonal rental market to function at Pelican Landing, though most sub-HOAs layer additional restrictions on top of the master 30-day rule.

Layer 2, The Colony at Pelican Landing Foundation, Inc. (the Phase II master)

Colony Foundation members automatically have Bay Club access by virtue of membership in the Foundation. There is no separate Bay Club initiation fee for Colony residents, the Bay Club operation is funded by the Foundation assessment. A Colony resident pays both the PLCA master assessment AND the Colony Foundation assessment; the Foundation assessment is materially higher than the PLCA master assessment because it funds the Bay Club, the Colony amenities, and the Colony-specific infrastructure.

The $6,824,546 demand letter (April 23, 2021). This is the single most consequential governance event in Pelican Landing’s modern history that is not directly tied to a hurricane. On April 23, 2021, post-Turnover, post-Lennar-acquisition, but pre-Hurricane-Ian, the Colony Foundation issued a formal demand letter to Lennar through its counsel (Stearns Weaver Miller Weissler Alhadeff & Sitterson) totaling $6,824,546 across six claim categories:

The reserves allegation is the most damaging: the demand letter asserted that the Foundation should have budgeted and collected $4,246,000 for necessary and costly repairs by Turnover, but the WCI-appointed pre-turnover Governors adopted reserve schedules that would have resulted in a Turnover balance of only $1,711,179, a $2,534,821 reserve shortfall that resident-controlled directors inherited. (The $6,824,546 demand against WCI/Lennar was ultimately resolved in a confidential 2024 settlement, Miami-Dade case 2022-005237-CA-01.) Separately, the Colony at Pelican Landing Foundation filed suit against Tower Hill Prime Insurance in Lee County in March 2026 (cases 26-CA-001882 / 26-CA-001907) over its Hurricane Ian claim on the Bay Club property at 5200 Pelican Colony Blvd.; the case is pending.

In early 2026 the Foundation board announced that the final phase of the Bay Club renovation will soon be initiated, following a recent board vote. This means the Foundation is in the back end of a multi-year refresh, relevant for buyers because (a) it confirms the Foundation has marshaled the capital to complete the renovation, and (b) there is no near-term Bay Club closure risk for a 2026 buyer.

Layer 3, Bayside Improvement CDD + Bay Creek CDD

Pelican Landing’s Phase I is served by two Community Development Districts created under Chapter 190, Florida Statutes. Both share a common board management arrangement (Wrathell, Hunt and Associates, LLC, Chuck Adams as District Manager) and a common cost-allocation budget. The Colony (Phase II) is NOT in either CDD, Colony infrastructure is funded by the Foundation rather than by a CDD assessment on the property tax bill.

CDD assessments appear on the Lee County property tax bill as a non-ad-valorem line item, paid through Lee County’s annual tax collection cycle (not as a separate POA bill). They show up in the closing prorations and are tax-deductible up to the federal SALT cap.

The Bayside Improvement CDD’s foundational debt-funded infrastructure was financed in the 1990s, and that bond debt has since been retired. Per the Florida Auditor General’s FY2024 audited financial report for the district, the Bayside Improvement CDD carries no outstanding bonds (the original 1996 series was paid off), so Phase I owners pay CDD operations-and-maintenance assessments without any remaining bond debt service. The Bay Creek CDD likewise funds operations on the tax bill rather than active bond debt.

Layer 4, The Clubs (all optional)

Three private clubs operate inside the Pelican Landing master boundary, none of them mandatory for residency:

• The Nest Golf Club (formerly Pelican’s Nest Golf Club), the master 36-hole private golf club; member-owned and equity-governed; does not require Pelican Landing residency
• The Colony Golf & Country Club, the Colony-specific 18-hole equity club; capped at 275 equity golf members + 215 equity sports members
• The Colony Bay Club, operated by The Colony Foundation; automatic for Colony residents via the Foundation assessment; not separately available to Phase I residents

Full deep dive on each in the dedicated club + golf sections below.

Sub-Village Inventory

Pelican Landing’s master POA includes forty-nine named sub-villages across two phases. Every sub-village has its own governing sub-HOA or condominium association, its own assessment, its own design standards, its own pet rules, and (for the high-rise towers) its own master condo insurance policy.

Phase I, Pelican Landing Proper (31 sub-villages)

Phase II, The Colony at Pelican Landing (18 sub-villages)

Plus the brand-new Infinity at The Colony tower (Ronto Group, 22 stories, 96 residences, ready Feb 13, 2026, outside the 49-count because it is a new addition rather than an original WCI development).

Sub-Village Spotlights

Altaira at The Colony. Twenty-one stories, 75-76 Sky Homes ranging from 3,315 to nearly 3,600 square feet, architect Curts Gaines Hall Jones. Construction began 2014, substantial completion 2017. The first new high-rise tower started in Bonita Springs since 2007 (per Business Observer documentation), and the last WCI-era tower delivered inside Pelican Landing. Floor-to-ceiling glass, private terraces, dedicated amenity package with community pool, fitness center, guest suites. Opening prices started around $1M+ with penthouses reaching $4M+; current resale typically $2M-$10M depending on floor and view. A dedicated /neighborhoods/altaira-at-the-colony sub-page is coming with full floor-plan analysis, recent sale comps, HOA fee detail, master condo policy breakdown, and SIRS / milestone-inspection status. We’ll link it here when it goes live.

La Scala at The Colony. Sixty-four units in the largest-floorplan tower in The Colony, 3,510 to over 7,000 square feet, positioned steps from the Bay Club. Library + theater amenities on the building level. Consistently posts the highest per-square-foot resale pricing in The Colony after Altaira. A dedicated /neighborhoods/la-scala-at-the-colony sub-page is coming with full unit-mix analysis, view tier mapping, and current resale comps. We’ll link it here when it goes live.

Florencia at The Colony. One hundred sixteen units across 21 stories, six residences per floor, the largest unit count of any Colony tower and the broadest floor-plan range (2,100-2,650+ square feet). Florencia was the last pre-bankruptcy tower delivered before WCI’s August 2008 Chapter 11. Rental rules are notably stricter than Sorrento and Palermo, Florencia is 90-day minimum lease, three times per year maximum. Pets: two dogs or cats permitted. A dedicated /neighborhoods/florencia-at-the-colony sub-page is coming with rental-policy detail, recent comps, and floor-plan breakdown. We’ll link it here when it goes live.

Sorrento at The Colony. Seventy-two units across 21 stories, the Colony’s first tower (2001/2002), including 15 penthouses. The trailblazer that proved the high-rise concept worked in Pelican Landing. Floor plans 1,920-2,350 square feet. Rental rules are more permissive: 30-day minimum lease, three times per year. A dedicated /neighborhoods/sorrento-at-the-colony sub-page is coming. We’ll link it here when it goes live.

Bay Creek at Pelican Landing. Thirty-three custom estate homes built 1996-2005 by WCI’s preferred-builder roster, 3,500-7,100 square feet on estate-sized lots overlooking Spring Creek and the golf course. The only Phase I sub-village in the ultra-luxury pricing tier, for the buyer who wants a real single-family estate inside the master Pelican Landing gates (not gated-within-gated inside The Colony). Turnover is low, perhaps 1-3 sales per year, but each transaction crosses the multi-million-dollar threshold. A dedicated /neighborhoods/bay-creek-at-pelican-landing sub-page is coming with custom-builder roster, lot inventory, and Spring Creek frontage detail. We’ll link it here when it goes live.

Lakemont at Pelican Landing. One hundred sixty-five homes built 1990-1995, the largest single-family neighborhood in Pelican Landing. Near the main gate. Lots average roughly 2,700 square feet of living space, on quarter-acre to half-acre lots with lake, golf, marsh, or preserve views. The “I want Pelican Landing without going to The Colony” buyer profile. A dedicated /neighborhoods/lakemont-at-pelican-landing sub-page is coming. We’ll link it here when it goes live.

The Membership Structure, Unique in SWFL

This is the section every serious Pelican Landing buyer needs to read carefully. The membership structure here is genuinely different from every other premier SWFL master-planned community, and the math works out differently than it does at Bonita Bay or Mediterra or Talis Park.

The four-tier flexibility

A Pelican Landing buyer chooses a club posture from four practical options:

Tier A, Master amenities only (no golf, no Bay Club). Pay the PLCA master assessment (~$3,478/year) plus your sub-HOA assessment plus your CDD assessment (if Phase I). You get gates, roads, twelve tennis courts, six pickleball courts, two bocce courts, the 4,200-sq-ft Wellness Center, the sailing center, the kayak/canoe park, the marina, the beach park shuttle, the community center, bulk Hotwire Fision (gigabit fiber + TV + phone + common-area Wi-Fi), and 24/7 Securitas gate staffing across five gates. You do not get golf at either club and you do not get Bay Club dining.

Tier B, Master amenities + The Nest social. Add $30,000 initiation + $3,900/year dues for a Nest Social membership. Adds clubhouse + dining at The Nest. NOTE: Social is currently SOLD OUT, waitlist active per nestgolf.com.

Tier C, Master amenities + The Nest full golf. Add $125,000 initiation + $13,000/year dues for a Nest Full Golf membership. Adds tournament + clinic + clubhouse + full golf privileges across both Fazio courses.

Tier D, Master amenities + Colony residency + Colony Golf full equity. For Colony residents only: pay PLCA master + Colony Foundation + Colony Golf equity ($140K-$150K initiation + $20,100/year dues). Colony Sports/Social ($40K + $7,550/year) is the lighter alternative for Colony residents who want tennis/pool/fitness at the Sports Center but no golf.

Full cost table, current 2026

Notice the structural mismatch between The Nest and The Colony Golf & Country Club: The Nest equity is non-refundable and unbundled from residency; The Colony Golf is equity-refundable and capped at 275, significantly tighter than typical Florida private clubs (the regional average runs closer to 350-500 members), which explains the higher initiation.

Transfer fees

Transfer fees on both clubs are typically a percentage of equity, set by the membership office and adjusted annually. The exact transfer-fee percentages are not published by either club and require a direct inquiry to the membership offices, so we obtain the current figures from the clubs when a member-owned property is in play rather than quoting an unverified number here.

The Nest Golf Club, Tom Fazio’s Gator and Hurricane

Address: 4450 Pelican’s Nest Drive, Bonita Springs, FL 34134 · Phone: (239) 947-2282 · Website: nestgolf.com

The Nest Golf Club (rebranded circa 2020 from “Pelican’s Nest Golf Club”, both names remain in active use) is the master Pelican Landing golf club, distinct from The Colony Golf & Country Club. Audubon-certified, private, member-owned, and, uniquely for a club located inside a SWFL master-planned community, not restricted to Pelican Landing residents. The Nest accepts members from outside Pelican Landing, which is structurally rare and gives it a broader equity base than a typical resident-gated club.

The Gator Course (1985)

Tom Fazio’s original Pelican’s Nest course, opened in 1985, four years before the first Pelican Landing residential home closed. Routed across native pine flatwoods and oak hammock on the Phase I side of the master plan. Par 73 from the back tees per the Nest website (par 72 per the Naples Golf Guy profile, internal site discrepancy resolved by the club’s own scorecard PDF at nestgolf.com).

Five par 5s; only one forced water carry from a tee box (par-3 17th); seven tee box sets. Hole 8 (par 4, 431 yards) is the Gator’s number-one handicap.

The Hurricane Course (1987)

Tom Fazio’s companion 18, opened in 1987 (or 1990 per some sources). Par 72. Tighter, more strategic, more demanding, hole 9 (par 4, 436 yards) is rated the number-one men’s handicap on the Hurricane, “with water on both sides of the narrow fairway create strong on-the-tee nerves.”

The Jan Bel Jan ASGCA renovation (2015-2018)

Both courses underwent a full Jan Bel Jan ASGCA renovation between 2015 (Hurricane) and 2016 (Gator), with continued work through 2018. The Bel Jan program rebuilt greens and bunkers, re-contoured select fairways, installed a reclaimed-water irrigation pipeline, replaced turf with contemporary low-input varieties, reduced irrigated turf in favor of native materials, and added 21 tees across both 18-hole courses, including Bel Jan’s signature Scoring Tees designed for players with 55-65 mph clubhead speed (super seniors, beginners, juniors, nine-holers). The project earned 2016 ASGCA Design Excellence Recognition, one of only four projects in the South so honored that year.

The 2025 Bimini Bermuda re-grass

“The Golf course was re-grassed with Bimini Bermuda in 2025” per nestgolf.com, the most recent major capital improvement. Bimini Bermuda is a Latitude 36-class hybrid bermudagrass selected for SWFL’s heat + humidity + sandy soil profile, with superior wear tolerance for high-traffic fairway and tee complexes.

Practice and instruction

• 36-station practice range with multiple FLAGD GPS distance targets
• 4,000 sq ft practice putting green
• Half-acre short range with greenside practice bunker
• Open daily except one hour per week
• Dedicated PGA Golf Professionals team led by Director of Instruction Jim Sowerwine
• Individual lessons, group lessons, specialized clinics, half-day golf schools, playing lessons, on-course instruction

Current membership (May 2026)

Per nestgolf.com: “Due to high demand, membership is sold out and we have started a waitlist. To join our Social membership, please reach out to A.J. Szymanski, our Director [of Membership].” The club self-positions deliberately against bundled-amenity clubs, Nest membership does NOT include swimming, tennis, gym, or pilates because, per the club’s own language, “we refrain from imposing additional charges for services already available in members’ residential communities.” That choice keeps initiation/dues lower than at clubs that pay for amenity duplication.

The Colony Golf & Country Club, Jerry Pate, 275-Cap

Address: 4101 Pelican Colony Boulevard, Bonita Springs, FL 34134 · Phone: (239) 390-4700 · Website: thecolonygolfcc.com

The Colony Golf & Country Club is structurally separate from both the PLCA master POA and the Colony Foundation. Buying a high-rise unit in La Scala does not give you a Colony Golf membership and does not obligate you to buy one. Colony Golf is an entirely optional equity-membership-cap-275 club that any Pelican Landing or Colony resident may apply to join, subject to availability of equity slots. A membership-structure change was reported at the club on February 25, 2026; the initiation and dues figures below reflect the most recent verified public sources, and we confirm the current terms directly with the membership office for any Colony buyer or seller.

Course

• Architect: Jerry Pate (1976 U.S. Open Champion)
• Land: 809 acres of native grasses and oak hammock
• Opened for play: March 2000 (construction began 1996)
• Par 72, 18 holes
• Routed through large estate homes, villas, and condos inside the Colony’s second gate

Membership economics, the 275-cap

The 275-equity-golf cap is significantly tighter than typical Florida private clubs (the regional average is closer to 350-500), and it is the defining economic feature of Colony Golf, the cap creates scarcity-driven pricing dynamics, supports the higher initiation, and ensures member-favorable tee-time availability. The cap was historically cited as 325 in some third-party guides; current credible secondary sources (Naples Golf Guy, Gulf & Greens, Golf Life Navigators) all align on 275 as of 2024-2026.

The Sports Center (separate from PLCA)

Colony Sports Membership ($40K + $7,550) buys into a separate Sports Center facility inside The Colony, six Har-Tru tennis courts, spa treatment rooms, fitness center, spa, pool, aerobics room. This is in addition to the PLCA amenities Colony residents already have access to via their master POA membership. The Colony Sports Center does NOT replace PLCA’s 12-court Tennis Center or the PLCA Wellness Center, it duplicates and exceeds them.

Tennis (12 Har-Tru), Pickleball (6), Bocce (2)

The PLCA-administered racket-sports facilities are funded by the master assessment, no separate membership fee, no separate initiation, open to all Pelican Landing residents (Phase I and Colony) with photo ID.

Tennis Center

• 12 newly renovated Har-Tru clay courts
• 7 of the 12 are lighted for night play
• USPTA-certified Director of Court Sports: Dave Richardson (named in Landing Life January 2025)
• Registration desk + pro shop on site
• Air-conditioned social room reservable for parties/meetings
• Live-stream cameras (Tennis Camera 1 and Tennis Camera 2) via RTSP.ME on the member portal
• Organized tournaments year-round
• USTA league play in Bonita Springs and Lee & Collier counties, fall and winter, women and men, all levels
• Clinics, individual lessons, ball machine (fee basis)

Pickleball Center

• 6 state-of-the-art courts on the north lawn of the Community Center
• Free instructional lessons for new players
• Round robins, ladders, leagues for men, women, mixed events; all skill levels
• Live-stream cameras (Pickleball Camera 1 and 2)
• Reservation portal: pellandpb.chelseareservations.com (Chelsea Reservations system)
• Per PLCA’s own self-description: “Pelican Landing has six state-of-the-art courts and a pickleball program that is one of Florida’s finest.”

Bocce

• 2 lighted Har-Tru bocce courts behind the Community Center
• Drop-in and league play
• Live-stream camera (Bocce Camera) on the member portal

Marina + Sailing Center

Pelican Landing has water access on three sides, Estero Bay (west), Spring Creek (south), and a network of internal canals, and the boating program runs accordingly.

The Marina

Pelican Landing’s primary boating program is anchored at the Coconut Point Marina on Estero Bay, with additional slip leases at the Red Fish Docks behind The Nest Golf Club. The marina serves as the departure point for the Big Hickory Beach Park shuttle and is the operational hub for community sailing, kayak, and canoe programs.

Off-site boat-storage owners pay approximately $100/year for unlimited boat-ramp access. Slip leasing is a Benefitted Assessment under the master Declaration (paid only by slip users, not by general residents). The Coconut Point Marina offers 22 wet slips plus a boat ramp, no fuel on site, and no on-site dry storage, and it accommodates shallow-draft vessels of roughly 2.5 feet or less. (The slip count at the Red Fish Docks behind The Nest is not published in the public record.)

The marina took direct surge during Hurricane Ian (8-12 ft AGL per the NOAA NHC Tropical Cyclone Report on Hurricane Ian) and has been part of the multi-year post-Ian rebuild.

Sailing Center

PLCA owns and operates a community sailing fleet on Estero Bay:

• One Hobie Wave (catamaran)
• One American 18 daysailer named “Freedom”
• Ten Sunfish sailboats
• Complimentary sailing lessons by appointment
• Annual black-tie Commodore’s Ball at the Bay Club

The sailing program is courtesy of the master assessment, no separate membership fee. Resident sailors of all skill levels are welcomed.

Kayak & Canoe Park (Spring Creek)

• Spring Creek Kayak & Canoe Park provides complimentary kayaks and canoes to ID-holders on a first-come, first-served basis
• Group paddles depart from and return to the Canoe Park, typically 1-2 hours
• Spring Creek is a state-designated Outstanding Florida Water (Florida DEP designation)

Big Hickory Beach Park, 34 Acres, Active Rebuild

Pelican Landing’s signature amenity is the 34-acre private Beach Park on the northern tip of Big Hickory Island in the Gulf of Mexico, owned outright by the master POA, reached by a 12-minute shuttle boat across Estero Bay, open seven days a week 364 days a year (typically closed Christmas Day).

The 2013 renourishment

The Beach Park lost significant usable beachfront to erosion documented from 2008 onward. PLCA worked through five years of state and federal permitting (Florida DEP, U.S. Army Corps of Engineers, NOAA Fisheries, Lee County coastal engineering review) before construction began in July 2013. The completed $2.8 million project widened the gulf-side beachfront by as much as 250 feet, dredging approximately 100,000 cubic yards (~133,000 tons) of sand from an offshore shoal near New Pass (the Estero Bay → Gulf inlet), and installed seven concrete king-pile groins as erosion-control structures. Marine contractors: Orion Marine Construction (sand pumping) and Florida Marina Construction (king-pile groins). Cost was shared between PLCA and the Hyatt Regency Coconut Point Resort & Spa, which has Beach Park access rights for its guests under the 2001 cost-share agreement. Stabilization and renourishment completed February 2014.

Hurricane Ian damage (September 28, 2022)

The Beach Park sustained substantial damage in Ian. The 8-12 ft surge AGL through the Bonita/Estero coastline (per NHC Tropical Cyclone Report AL092022) redistributed much of the 2013 renourishment sand. The elevated beach house, picnic pavilions, and screened pavilion structures all required rebuild. USGS aerial and satellite imagery confirmed severe coastal change including overwashed sand and erosion across large sections of Big Hickory Island.

FDEP “critically eroded” designation + active rebuild

Florida DEP’s Strategic Beach Management Plan for the Southwest Gulf Coast Region (2023) documents the Big Hickory Island beach as in critical erosion status with post-Ian beach-breach signatures. PLCA is in an active multi-year rebuild, beach renourishment Phase 2 in planning, with sand-source permitting and CRS coordination ongoing. As of the most recent PLCA portal update available, the Beach Park is operating and the shuttle is running its standard schedule.

The 12-minute shuttle service is one of the genuinely distinctive things about Pelican Landing. You drive to the marina, present your photo ID at the dock, and arrive at a 34-acre private beach with restrooms, pavilions, beach chairs, and umbrellas, all without ever crossing a public bridge or sharing a public beach. The trade-off is that you cannot walk to the beach, and bad weather (high wind, lightning, surge conditions) can suspend the shuttle.

Dining Venues On Property

Pelican Landing’s on-property dining is concentrated in three venues, each with a different membership posture:

The Bay Club (Colony Foundation members only, 5200 Pelican Colony Boulevard), The bayfront clubhouse on Estero Bay. Two dining venues: the second-floor main dining room (refined, coastal-inspired, more formal) and the third-floor Top of the Bay (casual, paired with outdoor terrace and sunset views). Plus a private dining room + bar for intimate gatherings. Member-only, with guests permitted when accompanied. The Bay Club is currently in the final phase of a multi-year renovation funded through a combination of insurance proceeds (subject to the Tower Hill litigation), reserves, and the demand outstanding against Lennar.

The Nest Clubhouse (Nest members only, 4450 Pelican’s Nest Drive), Open to Full Golf and Social members. Dining is paired with the golf-club social calendar; member testimonials reference a “new club house,” consistent with a recent clubhouse renovation or refresh.

The Community Center (all PLCA residents, 24501 Walden Center Drive), The 14,900-sq-ft master community center hosts year-round social events catered through the master POA, the BBQ buffet party, the Fashion Show Luncheon, Fat Tuesday party, Trivia Nights, book signings, holiday parties, bookable through the Events Reservation system on pelicanlanding.com/events-reservation. Not a daily dining venue but the center of resident-organized food + social programming.

For everyday dining outside the gates, the Coconut Point lifestyle center (Simon Property) is a 5-minute drive north on US-41 with 140+ shops and restaurants (Apple, Pottery Barn, Williams-Sonoma, Capital Grille, P.F. Chang’s, Yard House, etc.), and the Shoppes at Pelican Landing (24600-602 South Tamiami Trail), the Publix-anchored neighborhood center now owned by Publix itself, sits directly east of the community on US-41.

Storm Posture, Irma 2017, Ian 2022, Milton 2024

Pelican Landing has been hit three times in seven years by named storms producing landfalling Category 3-plus winds and damaging surge. Buyers ask three questions in this exact order: (1) what’s my flood zone, (2) what happened to my building / villa / lot in Ian and Milton, and (3) what will my insurance cost? This section answers all three.

Irma (September 10, 2017)

Made landfall on Marco Island as Category 3, tracked north over Naples, Bonita Springs, Estero, Fort Myers. Pelican Landing was on the east (weaker) side of the eyewall and avoided the catastrophic surge that hit Marco Island and the Florida Keys. The Reserve at Pelican Landing reported “only superficial damage” with tree-trimming maintenance credited for limited tree-strike damage on buildings. Lee County removed ~1.95 million cubic yards of total Irma debris over ~4.5 months. The Imperial River north of Pelican Landing overflowed during Irma after 8-10 inches of rainfall, affecting the Old 41 corridor, not the Pelican Landing master plan footprint.

Net Irma impact: tree damage, landscape destruction, debris cleanup, some screen-enclosure / pool-cage damage at coach homes and villas. No reported structural damage to the high-rise Colony towers or major amenity buildings.

Ian (September 28, 2022), The Defining Event

Ian made landfall on Cayo Costa Island in northern Lee County at 3:05 PM EDT as a Category 4 hurricane with 150 mph sustained winds. Although the eye crossed roughly 30 miles north of Pelican Landing, the storm’s 20-nautical-mile radius of maximum winds and the geography of Estero Bay funneled catastrophic surge directly into the Pelican Landing waterfront.

Per the NOAA NHC Tropical Cyclone Report on Hurricane Ian (AL092022): “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples… Farther south in Bonita and North Naples, the most severe impacts were contained to the immediate coastline while inland high water marks ranged from 5 to 7 ft AGL.”

What this meant for Pelican Landing in plain English:

• Big Hickory Island (the Beach Park), directly in the 8-12 ft surge zone. Severe damage and coastal change including overwashed sand and erosion per USGS satellite + aerial imagery analysis.
• Marina on Estero Bay, directly in the surge zone. Boat damage, dock damage, fueling-system damage expected.
• The Colony’s Gulf-adjacent towers (La Scala, Palermo, Treviso, Florencia, Sorrento, Navona, Altaira), within the 8-12 ft surge inundation zone for ground-floor / parking-garage / lobby flooding, but tower units themselves sit far above the surge elevation. The Colony’s official communication post-Ian stated structures were “sound” with repair work focused on landscaping, plantings, fairways, and beaches.
• Inland villages (the single-family neighborhoods east of US-41), inland high water marks of 5-7 ft AGL hit any first-floor finished elevation below that threshold. Predominant SFR damage: screen enclosures destroyed, pool cages destroyed, garage doors compromised, roof tile damage, fence damage, landscape destruction.

Lee County collected over 1 million cubic yards of Ian debris in roughly the first 30 days of cleanup, a collection rate 77% faster than after Irma. The City of Bonita Springs declared a State of Local Emergency for Hurricane Ian on September 26, 2022.

Milton (October 9, 2024), Forecast 8-12 ft, Actual 3-5 ft

Milton made landfall just south of Siesta Key on the Sarasota County coast as Category 3, approximately 75 miles north of Pelican Landing. The forecast surge for the Bonita Springs / Bonita Beach corridor was held at 8-12 feet in the days before landfall. Actual measured maximum surge per the NHC TCR was 3-5 ft AGL from Bonita Beach through Marco Island, about half of Ian’s level for the same corridor and substantially less than the pre-storm forecast.

Net Milton impact: predominantly wind-related (tornado spin-ups across Lee and Collier counties + sustained tropical-storm to low-end-hurricane gusts). Most post-Ian rebuilds had already replaced ground-floor finishes above the 7-ft inland mark and rebuilt docks at higher elevations, Milton’s 3-5 ft surge generally did not undo that work. The Estero Recreation Center reached capacity as a hurricane shelter on October 9 and Lee County consolidated shelter operations there on October 11.

FEMA Flood Zones + The 50% Rule + Lee County CRS Class 5

The current FIRM panels

Pelican Landing’s footprint sits on Lee County, Florida and Incorporated Areas FIRM panels 12071C0566G, 12071C0567G, and 12071C0552G (Lee County, Unincorporated Areas). The revised preliminary Lee County FIRM was released for public viewing on January 21, 2025 with new digital flood hazard data covering Lee County’s ~833,000 residents.

Likely flood-zone mix

The single most actionable item for any Pelican Landing buyer is: pull the FEMA flood zone, BFE, and FIRM panel number for the specific address using the FEMA Map Service Center search at msc.fema.gov before making an offer. What follows is a best-available reconstruction by geography. Final sub-village-by-sub-village boundaries should be verified per address.

Likely VE Zone (Gulf-fronting / open-coast surge, wave action expected, highest construction elevation requirement, highest insurance premium): Big Hickory Beach Park (the 34-acre parcel on the Gulf), and possibly the immediate Gulf-fronting edges of the Colony towers depending on parcel mapping.

Likely AE Zone (1% annual chance / “100-year” floodplain, no wave action, most properties in this band require flood insurance): sub-villages along Estero Bay frontage (Bay Creek, Goldcrest, Sanctuary, any sub-village backing to Spring Creek or the marina canal system), the kayak/canoe park, the marina parcels, and ground-floor parcels of the Colony towers.

Likely X Zone (outside the 1% floodplain, flood insurance not federally required, sharply lower premiums): inland single-family villages east of US-41, higher-elevation parts of the master plan, the eastern golf-course-fronting neighborhoods, the northeast quadrant of the community.

The 50% Rule

FEMA’s 50% Rule (also called the “substantial improvement / substantial damage” rule, codified at 44 CFR §59.1) is what catches Pelican Landing’s older single-family villas after a major storm. If a structure in a Special Flood Hazard Area (SFHA) sustains damage equal to or exceeding 50% of the pre-damage market value, OR the owner improves it by 50% or more of pre-improvement market value, the entire structure must be brought into current floodplain compliance, typically meaning elevation to or above Base Flood Elevation plus Florida freeboard. For a 1990s villa in Bay Cedar or Heron Cove with finished floor at the pre-Ian BFE, an Ian rebuild plus a kitchen remodel could plausibly cross the 50% threshold, triggering full code-compliance retrofit costs that dwarf the original repair scope. Buyers should request the post-storm rebuild and permitted-improvement history for any 1989-2002-vintage Pelican Landing property, and understand which projects were tracked under the 50% Rule and which were not.

Lee County retained its CRS Class 5 / 25% NFIP discount

Here is the consequential post-Milton credit story. Lee County retained its Community Rating System Class 5 rating through the 2024 storm season, preserving the 25% NFIP flood insurance discount for residents in Special Flood Hazard Areas (SFHAs) and the 10% discount for properties outside SFHAs. This is meaningful because Fort Myers Beach lost its CRS rating post-Ian/post-Milton, costing FMB residents the 25% discount on every NFIP policy in town. Pelican Landing residents continued to receive the discount uninterrupted because Lee County’s CRS portfolio score was maintained through the storms, a function of consistent floodplain management, public outreach (the city of Bonita Springs publishes a dedicated FEMA CRS page and address-lookup tool), and the master POA’s compliance with substantial-improvement enforcement.

The 25% NFIP discount on an AE-zone Pelican Landing single-family with a $4,000/year NFIP base premium is $1,000/year of preserved insurance value. Across the Colony master condo policies the dollar value is significantly larger.

Insurance Reality, Citizens vs Private, Master Policies, SIRS Lock-In

Single-family market, Citizens vs private

Florida’s residual-market wind insurer is Citizens Property Insurance Corporation, the state-backed insurer of last resort. In Pelican Landing’s coastal Bonita Springs ZIP (34134), Citizens has historically been the dominant single-family wind underwriter for VE / AE zone properties, with private carriers more selective.

The market is changing fast. Citizens transferred more than 546,000 policies to private insurers during the 2025 depopulation program; Citizens’ policy count was projected to fall to 385,000 by end of 2025, a 73% decrease from the October 2023 peak. Nine carriers were approved by the Office of Insurance Regulation for 2026 depopulation cycles. Seventeen new insurance companies entered the Florida market following the 2022-2023 reforms designed to reduce frivolous litigation and bolster regulatory oversight. Citizens recommended rate cuts for most policyholders heading into 2026.

Translation for Pelican Landing single-family owners: the private market is returning. Many owners who were on Citizens at the 2022-2023 peak have been offered (or assigned) takeout policies from private carriers in 2024-2026. Premiums for fully wind-mitigated, post-2002 Florida Building Code homes with impact glass, hip roofs, and proper bracing have begun to soften from the 2023 peak. Older single-family homes built pre-1992 (which is most of Pelican Landing’s first-built Phase I sub-villages, given the 1989 community launch) without modern wind-mit features often remain in Citizens or in surplus-lines wind-only policies.

Wind-mit credits + the My Safe Florida Home program

Florida law requires insurers to offer premium discounts (“wind-mit credits”) for verified wind-resistant construction features. The standard wind-mit inspection (Florida OIR-B1-1802 form) credits roof covering rating, roof deck attachment, roof-to-wall connection (hip vs gable, single vs double wraps), roof geometry (hip = best), secondary water resistance, and opening protection (impact glass / shutters on all openings = best).

The My Safe Florida Home (MSFH) program offers free wind-mit inspections plus matching grants up to $10,000 for qualifying single-family homeowners (state matches $2 for every $1 of homeowner contribution) to install opening protection and other wind-resistant upgrades. Eligibility: initial building permit issued before January 1, 2008, insured value $700,000 or less, homestead exemption (primary residence). Funding: ~$352M in 2025 plus $180M for 2025-2026 plus a separate $280M July 2025 appropriation. A separate My Safe Florida Condominium grant program (expanded 2025) opens a parallel funding stream for condo associations.

Translation for Pelican Landing: many single-family Pelican Landing homes were built 1989-2008 and may still be insured under $700,000, meaning a meaningful share of villa and coach-home owners qualify for an MSFH inspection + matching grant. The grant is not available to non-homestead seasonal/second-home owners.

Master condo policy structure (the Colony towers)

Each Colony high-rise tower (La Scala, Palermo, Treviso, Florencia, Sorrento, Navona, Altaira) is a separate condominium association with its own master insurance policy, own reserves, and own special-assessment authority. The master policy typically covers building structure to the unit drywall (the “studs-out” line) plus common-area contents; unit owners carry an HO-6 policy for unit interior (drywall-in) plus personal property plus loss assessment coverage.

Loss assessment coverage is the line item buyers tend to under-budget. A Florida HO-6 typically carries $1,000 default loss-assessment coverage, wholly inadequate for a Colony tower owner. Industry practice for post-Ian Florida high-rise condo owners is to carry $50,000 to $100,000+ in loss assessment coverage, premium-priced into the HO-6 policy. A buyer in any Colony tower should review the master policy summary at closing, confirm the current loss-assessment exposure (recent claims + reserves status), and size HO-6 loss-assessment coverage accordingly.

SIRS lock-in, the December 31, 2024 deadline (older towers especially)

Florida’s post-Surfside Structural Integrity Reserve Study (SIRS) requirement under Florida Statutes §718.112(2)(g) requires every condominium association with buildings 3+ stories tall to complete a SIRS by December 31, 2024. The SIRS itemizes major structural components, projected useful life, and required reserve funding for replacement. Associations cannot waive or defer SIRS-mandated reserves through member vote (the pre-2022 waiver mechanism was eliminated).

For older Colony towers (Sorrento 2001, Palermo 2002, La Scala 2003, Treviso 2004, Navona 2006, Florencia 2007-08), the SIRS exercise has generated meaningful reserve catch-ups. Combined with the milestone inspection requirement (mandatory inspections for buildings 30+ years old or 25+ years if within 3 miles of saltwater, by Dec 31, 2024 for buildings 30+ years old as of July 1, 2022), the older Colony towers are in the middle of a structural-compliance + reserves catch-up wave that has driven special assessments at some Florida coastal towers. The newest tower, Altaira (2017), was just 5 years old at Ian’s landfall and was built to post-Wilma / post-Charley Florida Building Code wind standards, the structural envelope is younger and the SIRS exposure is correspondingly milder.

Buyer-side action: for any Colony tower purchase, request the most recent SIRS and milestone inspection report at closing, plus the current reserves status, plus any board-approved or pending special assessments. A 21-year-old tower with strong reserves and a clean milestone inspection is a categorically different financial profile than one with deferred maintenance and a pending special assessment.

Schools, Two Elementary Zones Inside the Gates

Pelican Landing’s footprint is split between two elementary zones depending on the sub-village’s location relative to Coconut Road, Williams Road, and US-41. The community is generally zoned to either Spring Creek Elementary (north-side villages, closer to Estero) or Bonita Springs Elementary (south-side villages, closer to Bonita Springs). The Lee County Schools address-locator tool at leeschools.net/student_enrollment/school_zones is the only authoritative way to confirm which zone a specific Pelican Landing parcel falls into.

Spring Creek Elementary (PreK-5)

25571 Elementary Way, Bonita Springs · (239) 947-0001 · Principal Jillian Fiora · ~700 students · Full-time gifted program · Dedicated STEM Lab · Odyssey of the Mind

Bonita Springs Elementary (K-5)

10701 Dean Street SE, Bonita Springs · (239) 992-0801 · Principal Cynthia Hernandez · Uniform Policy (Lee County Zone Q)

Bonita Springs Middle Center for the Arts (6-8)

10141 W. Terry Street, Bonita Springs · (239) 992-4422 · Principal Kimberly Egdish-Baxa · Magnet middle school within the standard zoned attendance pattern

High School, Estero High OR Bonita Springs High (address-dependent)

• Estero High School, 21900 River Ranch Road, Estero · (239) 947-9400 · Principal Jennifer Seluk
• Bonita Springs High School, 25592 Imperial Parkway, Bonita Springs · (239) 495-3022 · Principal Jeffrey Estes · Cambridge AICE Programs · Associate Degree dual-enrollment

Lee County School District operates an open-enrollment / school-choice model county-wide, even within an assigned zone, families may apply for transfer to other Lee County schools subject to capacity.

Private school options (20-30 minute drive)

• The Community School of Naples (PreK-12 · ~970 students · ~$34,860/year · FCIS/NAIS/Cognia)
• The Village School of Naples (PreK3-12 · Independent Christian)
• Royal Palm Academy (PreK3/PK-8 · Catholic independent · ~$19,800 · 303 students)
• Saint Ann Catholic School (PreK-8 · Diocese of Venice · ~$14,625 · 507 students)
• Bishop Verot Catholic High School (Fort Myers · 9-12 · Diocese of Venice · ~880-900 students · founded 1962)
• Seacrest Country Day School (Naples · Preschool-12 · ~$31,300 · NAIS/SAIS/SACS/FCIS)
• Donahue Academy of Ave Maria (PreK-12 · Catholic classical · ~$10,460-$10,875)

Healthcare, Two Anchors, Minutes Away

Pelican Landing’s healthcare access is genuinely strong, the community is bracketed between the Lee Health Coconut Point freestanding ER + medical complex (2-3 miles north on US-41) and the NCH Bonita Springs freestanding ER + medical complex (1-2 miles south on US-41, same ZIP). Both are within a ten-minute drive of every gate. Full-service Level II trauma centers are 20-40 minutes by car depending on traffic and direction.

• NCH Bonita Freestanding ER (1-2 miles south, same ZIP), 24/7 emergency department, imaging, lab
• Lee Health Coconut Point (2-3 miles north), emergency department, outpatient surgery, imaging, physical therapy, full medical campus
• Gulf Coast Medical Center (Fort Myers, 20-25 minutes), Level II trauma center, comprehensive acute care
• Lee Memorial Hospital (downtown Fort Myers, 30-40 minutes), Level II trauma center
• NCH North Naples Hospital (Naples, 25-35 minutes), full-service hospital

Daily-life healthcare, primary care, dental, dermatology, ophthalmology, urgent care, pharmacy, is densely covered along the US-41 corridor between Bonita Beach Road and Coconut Road. CVS, Walgreens, Publix Pharmacy all sit within a five-minute drive.

Daily Drive Times

Adjacent Civic Pipeline, Woodfield Estero, Infinity, FDOT

Woodfield Estero (across US-41), the consequential civic event

The single most consequential civic event for a 2026 Pelican Landing buyer to understand is the June 19, 2025 Lee County approval of the London Bay 430-acre Coconut Road rezoning (DCI2023-00052). Under this approval, London Bay Development Group acquired the former Raptor Bay Golf Club property (Raptor Bay was purchased by London Bay for $29 million in December 2020) and received entitlements for:

• A residential program of 596 units plus 100 townhomes
• A 260-room hotel
• 25,000 square feet of office
• Folded into the existing Pelican Landing DRI envelope, extending the master DRI ceiling from 3,912 to 4,400 units

The new development (often referred to in materials as “Woodfield Estero” or “Saltleaf”, the Saltleaf branding is the parallel London Bay luxury master-planned community / Ritz-Carlton Residences Estero Bay also in the pipeline) will be branded under the Ritz-Carlton Residences banner with its own Saltleaf CDD already organized (bond offering on the EMMA MSRB portal) and its own Ritz-Carlton-branded amenity package. It is not inside the Pelican Landing Community Association’s geography, it is adjacent. But Saltleaf shares the Coconut Road egress corridor with Pelican Landing. Every Pelican Landing resident exiting via the north gate uses Coconut Road. The added hotel and multifamily density will materially increase Coconut Road peak-hour traffic, regardless of the hearing examiner’s finding to the contrary.

PLCA formally expressed concerns regarding traffic and environmental impacts during the hearing process. The master POA did not block the amendment, but the institutional record is one of skepticism rather than endorsement. Whether the new neighbor increases Pelican Landing property values (luxury halo effect) or decreases them (traffic friction) is the live debate inside the community.

FDOT US-41 + Bonita Beach Road Diverging Diamond Interchange (DDI)

FDOT has been planning a partial Diverging Diamond Interchange at the US-41 / Bonita Beach Road junction for years. The Project Development and Environment (PD&E) study is complete (Location and Design Concept Acceptance in July 2025), and design and procurement are advancing in FDOT District One’s FY25-26 work program. Construction has not yet begun. The DDI is intended to substantially improve peak-hour throughput at one of the most congested intersections in south Bonita Springs, a daily-use intersection for Pelican Landing residents.

Bonita Beach Road Rail Trail bond (August 18, 2026)

A Bonita Beach Road rail-trail bond referendum is scheduled for August 18, 2026, funding non-motorized infrastructure that would meaningfully expand the Bonita Springs cycling and walking corridor.

Inside-the-Gates Active Construction, Infinity at The Colony

The single inside-the-gates new-construction story is Infinity at The Colony. Ronto Group’s 22-story, 96-residence high-rise tower at 4814 Pelican Colony Boulevard delivered in early 2026 and is now approximately 80% sold, in final-release pricing, with furnished models touring, the first new high-rise inside Pelican Landing since Altaira in 2017 and the largest single new addition to The Colony in nine years.

Key Infinity facts:

• Developer: Ronto Group (one of SWFL’s most active luxury high-rise developers; 30+ year track record on Bonita Beach Road and Naples Gulf-front)
• Architect: Robert M. Swedroe
• Construction loan: $123 million
• Floors: 22 stories
• Residences: 96 total
• Floor plans: 5 plans ranging from 2,950 to 3,915 square feet
• Opening pricing: Starting around $3.65 million for the 05-stack (per the Ronto/Infinity sales materials)
• Status: Approximately 80% sold, final-release pricing, furnished models touring as of early 2026
• Master Condominium: “Infinity Master Condominium at The Colony Golf & Bay Club Association, Inc.” (Sunbiz N25000008327, registered 10/20/2025)

Infinity’s emergence is the principal reason the long-standing “Pelican Landing is fully built out” framing needs an asterisk. The original WCI DRI envelope is largely complete; the 490-unit gap between the 3,318 currently-built residence total and the 3,912 original DRI cap is what enabled the Altaira (2017) and Infinity (2026) towers to slot in. Combined with the London Bay rezoning that extended the surrounding-parcel ceiling to 4,400 units, there is more inside-the-gates and adjacent-to-the-gates development on the horizon than the community’s marketing language tends to suggest.

A dedicated /neighborhoods/infinity-at-the-colony sub-page is coming with full floor-plan detail, current sale prices, view-tier analysis, and amenity-package breakdown. We’ll link it here when it goes live.

Daily Logistics, Gates, BarCodes, Bulk Fiber, Pets, Trash

The Five Privacy Gates + Securitas

• Five manned privacy gates ring the community, staffed 24 hours a day, 7 days a week by Securitas under contract with PLCA
• Two roving Securitas patrols cycle the interior roads continuously
• The five gates correspond to the principal road approaches into the 2,365-acre master community, Coconut Road (north), Williams Road (interior/north), Pelican Landing Parkway / Pelican’s Nest Drive (off US-41), and the Sandy Lane / south-gate entrance
• Director of Privacy: Levi Herrera · (239) 947-8563 · M-Th 8 a.m., 4 p.m., Fri 8 a.m., 3 p.m.

BarCode + Photo-ID system

PLCA operates a vehicle BarCode decal system for resident pass-through. Workflow: owner submits vehicle registration + photo ID to the front desk → BarCode Administrator issues a registered windshield decal → reader at each gate scans the decal → gate opens. Temporary 90-day passes for rental cars and non-resident family/friends, renewable. Tenants receive tenant-only BarCodes during their lease term after the Tenant Application is approved by PLCA office staff (two-week minimum lead time before lease start, $100 non-refundable processing fee).

Photo ID system: PLCA controls access to the master amenities (Beach Park shuttle, Tennis Center, Wellness Center, Pickleball Center, Sailing Center, Kayak/Canoe Park, Marina, Bocce, Butterfly Garden) via PLCA-issued photo IDs. Owners receive owner IDs at closing; tenants receive tenant IDs only after the PLCA Tenant Application is approved. PLCA has adopted Dual Use Rights Policy 100.14: when a unit is leased, the owner’s IDs and BarCodes are switched off for the lease term and only the tenant’s credentials are active.

Guest passes and the Automated Entrance IQ system

Owners authorize guests three ways: (1) phone-in to the Automated Entrance IQ voicemail system, 1-866-749-2413 (accepts “today and tomorrow” authorizations only); (2) email/online via the PLCA portal for longer-window authorizations; (3) walk-up at the gatehouse for guests on the resident’s authorized list.

The February 1, 2025 rule change. As of February 1, 2025, PLCA tightened the amenity-access policy: all guests, whether accompanied by a member or not, must have a guest pass before accessing any amenity (Beach Park, Tennis, Pickleball, Pool, Wellness Center, Kayak, Sailing, Marina). The pass is generated at the PLCA front desk during business hours or via the after-hours guest-pass workflow administered by the gatehouse. This rule materially affects buyer expectations, bringing a guest in for a day at the beach park or for pickleball now requires a pre-arrival logistics step that earlier residents did not face.

Bulk Hotwire Fision (fiber-to-home)

Pelican Landing has a bulk telecommunications contract with Hotwire Communications under the Fision brand. The PLCA Telecommunications Task Force selected Hotwire after a multi-vendor RFP, the contract was finalized in 2016 with installation breaking ground that October, and service activated across the community in 2017. Bulk-included services (covered by the master HOA assessment, no separate monthly bill to a national carrier): Fision Fiber TV, gigabit-class Fision Internet, Fision Phone, Fision Home Security base. Common-area Wi-Fi is also Hotwire-provided, including at the Beach Park on Big Hickory Island. ~3,300+ homes on the network, one of Hotwire’s largest community deployments in SWFL.

This is one of the strongest bulk contracts in SWFL, gigabit fiber and all the basic services baked into the master assessment, no separate ISP bill, common-area Wi-Fi included. Many comparable communities still have legacy coax bulk contracts.

Pets

Master Pelican Landing rules (POA-wide) allow maximum 2 dogs/cats per dwelling unit with a 30-pound weight limit and prohibit pit bulls. Most Colony towers layer additional restrictions (Palermo allows 1 dog OR 1 cat; Florencia allows 2 dogs or cats; Sorrento allows 1 dog or 1 cat). For any Colony tower purchase, confirm the tower-by-tower pet rules in that building’s declaration at closing.

Trash

Curbside trash + recycling provided by the city of Bonita Springs through the contracted hauler (currently part of the Lee County franchise system; the contract has historically rotated between WM and Advanced Disposal/GFL). Pickup is curbside for single-family homes; clusterboxes/trash rooms for towers and most condos. Set-out time is 6:30 a.m. day-of per Bonita Springs municipal rules.

PLCA Simplified Rule #21: trash containers may NOT be put out earlier than the night before pickup and must be retrieved no later than pickup day. Violation triggers a covenant letter.

Mail

Standard SWFL gated-community mail pattern: USPS Cluster Box Units (CBUs) at neighborhood entrances for most single-family villages; building mailrooms for the mid-rise and high-rise towers. The closest UPS Store for package drop-off/pickup is at The Shoppes at Pelican Landing, 24600 South Tamiami Trail, Suite 212, directly outside the community’s east US-41 boundary.

Utilities

• Water + sewer: Bonita Springs Utilities, Inc. (BSU), not-for-profit cooperative · (239) 992-0711 (customer service) · (800) 583-1496 (24/7 emergency)
• Electricity: Florida Power & Light (FPL), individual meter per unit
• Internet/TV/phone: Hotwire Fision bulk (above)
• Stormwater + irrigation: the two CDDs (Bayside + Bay Creek) for Phase I; Colony Foundation for Phase II
• Illegal dumping report: Lee County Hotline (239) 533-9400

Member Clubs + Community Events

PLCA publishes a glossy monthly residents’ magazine called Landing Life, printed and mailed to owners, archived online for owner login. Issues span August/September 2024 through April/May 2026 in the public viewer. Landing Life runs feature stories from the Director of Court Sports, board candidate notices, the monthly community calendar, event recaps, and committee announcements.

Resident-organized member clubs and recurring community events include:

• Annual Commodore’s Ball (Sailing Center, black-tie, at the Bay Club)
• BBQ Buffet Party
• Fashion Show Luncheon
• Fat Tuesday Party
• Trivia Nights
• Book signings
• Holiday parties (Christmas, New Year’s Eve, July 4th)
• Pickleball ladders + round robins
• Tennis tournaments + USTA league play
• Bocce league
• Garden Club, Book Club, Photography Club, and similar resident-organized affinity groups

Bookings + RSVPs through the Events Reservation system on pelicanlanding.com/events-reservation.

Comparable Communities, Pelican Landing vs Bonita Bay vs The Brooks vs Mediterra

The four communities Pelican Landing is most often compared against are Bonita Bay (Bonita Springs), The Brooks (Estero, an umbrella for Shadow Wood + Spring Run + Lighthouse Bay + Copperleaf + Pebble Pointe), and Mediterra (Bonita Springs / Naples Collier County line). Each has its own structural personality.

The right community for any individual buyer depends on the budget for golf membership, the importance of mandatory-vs-optional equity bundling, the appetite for a 21-story Gulf-adjacent tower vs a single-family estate, the importance of marina access, and the buyer’s view on the structural difference between a deeded private beach park (Pelican Landing) and a shuttle-access club beach (Bonita Bay, The Brooks).

Why Buy in Pelican Landing, Honest Pros and Cons

The non-marketing read. Here is the actual structural case, with the friction points buyers should weigh.

Pros

1. Optional golf saves significant money, for the buyer who doesn’t golf or doesn’t want to commit to bundled-equity initiation, Pelican Landing is one of a small handful of SWFL master-planned communities that doesn’t force the golf membership. The downstream effect on master assessment, on resale liquidity, and on the broader buyer pool is real.
2. Deeded 34-acre private beach park on Big Hickory Island, owned outright by the master POA, accessed by shuttle, with restrooms and pavilions and beach service. Few comparable communities have a deeded gulf beach asset rather than a shuttle-access club beach.
3. Bulk Hotwire Fision fiber-to-home included in the master assessment, gigabit internet, TV, phone, common-area Wi-Fi all baked in. Many comparable communities still have legacy coax bulk contracts.
4. Twelve Har-Tru tennis courts, six pickleball courts, two bocce courts plus a 4,200-sq-ft Wellness Center, plus a sailing center on Estero Bay, plus a kayak/canoe park on Spring Creek, plus the marina, plus the community center, all included in the master assessment.
5. Two private golf clubs offering distinct postures, The Nest (master, non-resident-eligible, broader equity base) and The Colony Golf & Country Club (Colony, tightly capped at 275, equity-refundable), buyers who want golf get to choose between a 36-hole Fazio club and an 18-hole Jerry Pate club.
6. Mature community, the landscape has been growing for 35+ years; the canopy is dense; the streetscape doesn’t feel new-construction.
7. Strong healthcare access, bracketed by NCH Bonita south and Lee Health Coconut Point north, both same ZIP or 5-10 minutes away.
8. Resident-controlled master POA, control passed to residents under the September 20, 2001 Turnover and Settlement Agreement with WCI (residual developer-rights disputes settled in a 2019 recorded agreement); the current board is fully resident-elected; no developer political dynamics at the master level.
9. Lee County retained its CRS Class 5 / 25% NFIP discount through Ian and Milton, that discount is genuinely valuable on every AE-zone or VE-zone flood policy in the community.
10. The London Bay neighbor (Ritz-Carlton-branded) may produce a luxury-halo effect on resale pricing, the Pelican Landing buyer is going to be next-door to a fresh Ritz-Carlton enclave.

Cons

1. Colony Golf initiation is aggressive, at $140,000-$150,000 plus $20,100/year, the Colony Golf equity is among the higher SWFL private-club commitments, and the 275-cap creates real waitlist friction. For the Colony resident who wants golf, this is meaningful.
2. SIRS reserve risk on older Colony towers, Sorrento (2001), Palermo (2002), La Scala (2003), Treviso (2004), Navona (2006), and Florencia (2007-08) are all 20+ years old or older, with milestone inspections required and SIRS reserves locked in by the December 31, 2024 deadline. Special assessments at older Florida coastal towers have run into the five-figures-per-unit range; a tower-by-tower review of current reserves status is non-negotiable for any Colony tower buyer.
3. 30-day minimum lease precludes short-term rental income, for the buyer hoping to rent the property weekly or monthly during off-season to offset carrying costs, Pelican Landing’s lease minimums don’t accommodate that. The legitimate rental market is January-March snowbird seasonal.
4. Coconut Road traffic is going to get worse before it gets better, the London Bay Woodfield Estero development (596 units plus 100 townhomes and a 260-room hotel) will materially increase peak-hour traffic on the road every north-gate Pelican Landing resident uses to exit. PLCA opposed the rezoning during the hearing process. The hearing examiner’s “no net traffic increase” finding was challenged by public objectors and is, on its face, optimistic.
5. You cannot walk to the beach, Beach Park access requires a drive to the marina, photo ID at the dock, and a 12-minute shuttle ride each way. For the buyer who wants oceanfront beachfront walking, Pelican Landing is not that community.
6. The Colony Foundation’s governance disputes are part of the backdrop, the Foundation’s $6,824,546 demand against WCI/Lennar from the 2021 demand letter was resolved in a confidential 2024 settlement (Miami-Dade case 2022-005237-CA-01), but the Foundation’s March 2026 insurance suit against Tower Hill Prime (Lee County cases 26-CA-001882 / 26-CA-001907) over its Hurricane Ian Bay Club claim is pending, and the Bay Club renovation funding flow is still in motion. Buyers in the Colony should understand this is part of the governance backdrop.
7. The 2010 Turnover dispute (RBC v. WCI) is a real governance scar, even though the master POA has been resident-controlled for 25+ years, the 2016 Residents for a Better Community lawsuit alleging WCI ran past the 85%-sold turnover trigger is part of the community’s historical record. Lennar’s February 2017 acquisition almost certainly altered the litigation posture, but the public disposition is not fully documented.
8. CDD assessments add a non-ad-valorem line item to the Phase I tax bill, the Bayside Improvement CDD and Bay Creek CDD assessments show up on the Lee County property tax bill, are tax-deductible up to SALT cap, but are an additional cost on top of the master and sub-HOA assessments. Bay Creek per-unit was $704.92 in FY 2024. The Colony is NOT in either CDD.
9. The 2025 February 1 guest-pass tightening, bringing a guest in for a day at the Beach Park or for pickleball now requires a pre-arrival logistics step that prior residents did not face.
10. Per-tower rules vary widely, Palermo, Florencia, Sorrento, Navona, La Scala, Treviso, and Altaira each have their own pet rules, rental minimums, guest policies, and parking allocations. Buyers should not assume “the Colony” is a single regime, each tower is its own condo association with its own declaration.

The honest read is that Pelican Landing rewards a buyer or seller who understands these layers, which is exactly where the right team earns its keep. McGreevy and Comisar bring that depth to every Pelican Landing transaction:

• Top 1% Real Estate Agents Nationally Since 2008
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate

To weigh a Pelican Landing purchase or sale with people who know every sub-village, call Jesse McGreevy at (239) 898-6072 or email [email protected].

Your Local Real Estate Experts

McGreevy and Comisar are a top-reviewed Pelican Landing real estate team. Clients consistently point to our local knowledge, our marketing, and our straight-talk negotiating, and we would rather you hear it from them than from us. Read our reviews on Google.

McGreevy and Comisar, Jesse McGreevy and Marc Comisar, co-lead Domain Realty’s flagship team based in Bonita Springs at 24031 South Tamiami Trail, Suite 101. We have closed Pelican Landing transactions at every price tier from entry-level coach homes in Bay Crest and Palm Colony to multi-million-dollar Colony tower units in La Scala, Sorrento, Navona, and Florencia to Phase I luxury estates in Bay Creek, Goldcrest, The Ridge, and Waterside. We have written the offers, reviewed the estoppels, attended the inspections, negotiated the post-storm rebuild credits, and walked the closings. We know which towers have completed their milestone inspections cleanly, which sub-villages took the most Ian water, which sub-HOAs run the tightest sub-HOA budgets, and which Colony Foundation board members are most accessible for the buyer who wants a real-people answer to a real-people question.

If you are considering a Pelican Landing purchase or sale, talk to us first. We will pull a tailored MLS development report (last 12 months sold + last 90 days active, filtered by sub-village), walk you through the master assessment + sub-HOA + CDD math for your specific target, request the current SIRS + milestone inspection report for any tower you are considering, and tell you honestly how we would think about the transaction if it were our own money.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

Frequently Asked Questions, Buyer Edition

Pricing, HOA, Master Assessment & Fees

1. How much are the HOA fees at Pelican Landing? The master Pelican Landing Community Association assessment for 2026 is approximately $3,478 per year. On top of the master assessment, each sub-village has its own neighborhood HOA assessment that varies by neighborhood, and Phase I residents also pay a non-ad-valorem CDD assessment on the Lee County property tax bill (Bay Creek CDD per-unit was $704.92 in FY 2024). Colony residents pay both the master assessment AND the separate Colony Foundation assessment. Verify the exact current numbers against PLCA’s current published estoppel sheet at closing.

2. What is the master assessment at Pelican Landing for 2026? Approximately $3,478/year. A 2024 third-party estoppel review verified a 2025 figure of $3,298, the 2026 number reflects a ~5.5% YoY increase.

3. What was the 2025 Pelican Landing annual assessment? $3,298 per the most recent third-party estoppel review available.

4. Is there a special assessment at Pelican Landing? At the master POA level, no, PLCA has not levied a post-Ian or post-Milton special assessment at the master level. At the Colony Foundation level, the situation is more complex (Bay Club rebuild, Tower Hill insurance litigation, demand outstanding against Lennar). Individual towers may have their own assessments. Verify at closing.

5. What is the Pelican Landing resale capital assessment? $6,000 effective January 1, 2026, paid by the buyer at closing.

6. What is the estoppel fee when buying in Pelican Landing? $299 (the statutory maximum under Florida Statutes §720.30851). Expedited $179. Update within 30 days $100.

7. Is the master HOA assessment paid annually or quarterly at Pelican Landing? Annually, billed by the PLCA admin office. Sub-village assessments may run on a separate cycle.

8. What does the Pelican Landing master HOA fee cover? Five privacy gates with 24/7 Securitas staffing, two roving security patrols, master roads, master landscaping, twelve Har-Tru tennis courts, six pickleball courts, two bocce courts, 4,200-sq-ft Wellness Center, Sailing Center fleet, Spring Creek kayak/canoe park, the marina + Beach Park shuttle, the 34-acre Big Hickory Island Beach Park, the community center, bulk Hotwire Fision fiber Internet + TV + phone + common-area Wi-Fi, master insurance.

9. Does the Pelican Landing HOA include cable and internet? Yes, bulk Hotwire Fision (fiber-to-home gigabit internet, Fision TV, Fision phone, Fision Home Security base, common-area Wi-Fi).

10. Are golf dues included in the Pelican Landing HOA? No. Golf at The Nest or The Colony Golf & Country Club is completely optional and a separate, member-owned-club purchase.

11. How much are HOA fees for a Pelican Landing condo on top of the master HOA? Varies by sub-village. Each condo association sets its own neighborhood assessment.

12. Does Pelican Landing have a CDD? Yes, TWO. The Bayside Improvement CDD (~1,821 acres) and the Bay Creek CDD (~313 acres) together cover Phase I. The Colony (Phase II) is NOT in either CDD.

13. What is the Bayside Improvement CDD? A 1,821-acre special-purpose unit of government established August 14, 1991 under Chapter 190 Florida Statutes via Florida Land and Water Adjudicatory Commission (FLWAC). Funds Phase I stormwater, street lighting, landscaping, irrigation, roadways. Managed by Wrathell, Hunt and Associates.

14. What is the Bay Crek CDD? A ~313-acre overlay district embedded within Bayside, with FY 2024 per-unit assessment of $704.92.

15. Are there homestead exemptions available in Pelican Landing? Yes, Florida homestead exemption applies to primary residences (no change vs the rest of Lee County).

Club & Membership

16. Is golf mandatory at Pelican Landing? No. This is the single most distinctive structural feature of the community. Buying in Pelican Landing does NOT require any club membership.

17. Is club membership required at Pelican Landing? No.

18. How much does it cost to join The Nest Golf Club (formerly Pelican’s Nest)? Full Golf: $125,000 initiation + $13,000 annual dues. Social: $30,000 + $3,900/year (SOLD OUT, waitlist active).

19. What membership types does The Nest Golf Club offer? Full Golf, Social, plus Transfer, Preview, Guest, and Corporate categories.

20. Is the Nest Golf Club social membership available? Currently SOLD OUT with a waitlist active. Contact Director of Membership A.J. Szymanski directly.

21. Do you have to live in Pelican Landing to join The Nest? No, The Nest accepts non-resident members, structurally unusual for an inside-the-gates club.

22. How much does it cost to join The Colony Golf & Country Club? Equity Golf: $140,000-$150,000 initiation + $20,100/year dues (capped at 275). Equity Sports/Social: $40,000 + $7,550/year (capped at 215).

23. Is The Colony Golf membership equity or non-equity? Equity, member-owned, refundable subject to club governance and right-of-first-refusal.

24. What is the Colony Golf member cap? 275 equity golf + 215 equity sports.

25. What is the difference between The Nest and The Colony Golf Club? The Nest is the master Pelican Landing golf club (36 holes, Tom Fazio, open to non-residents, currently sold out at the Social tier). The Colony Golf & Country Club is the Colony-specific 18-hole equity club (Jerry Pate-designed, 275-cap). Both are completely optional and independent of property ownership.

26. What is The Colony Bay Club? The Colony Foundation-owned gulf-front clubhouse at 5200 Pelican Colony Boulevard. Member-only for Colony residents (automatic via Foundation assessment). Second-floor formal dining + third-floor casual “Top of the Bay” + outdoor terrace + private dining room. Currently in the final phase of a multi-year renovation.

27. Do all Colony residents automatically belong to the Bay Club? Yes, automatic via the Colony Foundation assessment. No separate Bay Club initiation fee.

28. Can Pelican Landing Phase I residents join the Colony Bay Club? Phase I residents do not have automatic Bay Club access. Dining at the Bay Club is member-only (Colony residents and their guests).

Golf, Course-Level

29. How many golf courses are inside Pelican Landing? Three 18-hole championship courses across two clubs. The Nest has 36 holes (Gator + Hurricane, both Tom Fazio); the Colony Golf & Country Club has 18 holes (Jerry Pate).

30. Who designed Pelican’s Nest Golf Club? Tom Fazio.

31. Who designed The Colony Golf course? Jerry Pate (1976 U.S. Open Champion).

32. When was Pelican’s Nest Golf Club built? The Gator course opened in 1985, four years before the first residential home closed. The Hurricane course opened in 1987.

33. What year did Tom Fazio design Pelican’s Nest? 1985 (Gator), with the Hurricane completing the 36-hole configuration in 1987.

34. When did Pelican’s Nest rebrand to The Nest? Approximately 2020. Both names remain in active use.

35. Are the golf courses public at Pelican Landing? No. Both clubs are private.

Marina, Boating & Sailing

36. Does Pelican Landing have a marina? Yes, on Estero Bay, with additional slip leases at the Red Fish Docks behind The Nest Golf Club.

37. Where is the Pelican Landing marina located? On Estero Bay (Coconut Point Marina) plus the Red Fish Docks behind The Nest Golf Club.

38. Can residents store boats at Pelican Landing? Yes. Off-site boat-storage owners pay approximately $100/year for unlimited ramp access.

39. What is the Pelican Landing Sailing Center? A community sailing program on Estero Bay with a fleet of 1 Hobie Wave catamaran, 1 American 18 daysailer named “Freedom,” and 10 Sunfish sailboats. Complimentary lessons. Annual black-tie Commodore’s Ball.

40. Are sailing lessons included in the Pelican Landing HOA? Yes, complimentary to ID-holders.

41. Are there kayaks and canoes at Pelican Landing? Yes, Spring Creek Kayak & Canoe Park has complimentary kayaks and canoes for ID-holders.

Big Hickory Beach Park & Beach Access

42. Where is the Pelican Landing beach park? On the northern tip of Big Hickory Island in the Gulf of Mexico, reached by community shuttle boat across Estero Bay.

43. How big is the Pelican Landing beach park? 34 acres owned outright by the master POA.

44. How do you get to the Pelican Landing beach? By 12-minute community shuttle boat from the marina. Photo ID required at the dock.

45. How long is the boat shuttle to Big Hickory Island? Approximately 12 minutes each way.

46. Is the Pelican Landing beach private? Yes, gated by water. Owned by PLCA, accessed only by resident ID-holders and Hyatt Regency Coconut Point guests (under the 2001 cost-share agreement).

47. Was the Pelican Landing beach renourished after Hurricane Ian? Phase 2 renourishment is in active planning post-Ian. The pre-Ian 2013 renourishment ($2.8M, 100,000 cubic yards) was largely redistributed by the 8-12 ft Ian surge. FDEP designates Big Hickory Island as in critical erosion status.

48. What is the schedule for the Pelican Landing beach shuttle? Seven days a week, 364 days a year. Typically closed Christmas Day.

49. Can guests use the Pelican Landing beach? Yes, accompanied by a resident and with a guest pass issued at the front desk (per the February 1, 2025 rule change).

Sub-Villages & Tower-Level

50. How many neighborhoods are in Pelican Landing? Forty-nine named sub-villages, 31 in Phase I (Pelican Landing proper) + 18 in Phase II (The Colony at Pelican Landing).

51. How many high-rise towers are in The Colony at Pelican Landing? Seven existing WCI towers: Sorrento (2001/2002), Palermo (2002), La Scala (2003), Treviso (2004), Navona (2006), Florencia (2007-08), Altaira (2017). Plus the brand-new Infinity at The Colony (Ronto Group, 2026). Total eight high-rise towers as of 2026.

52. Which is the newest tower in The Colony? Infinity at The Colony (Ronto Group, 22 stories, 96 residences), reached move-in-ready status February 13, 2026.

53. Is Altaira the newest tower in The Colony? No, Altaira (2017) was the newest until Infinity opened February 13, 2026.

54. When was Altaira built? Construction began 2014; substantially complete 2017.

55. How many units are in Altaira? 75 to 76 depending on source (the PLCA cites 75; news coverage cited 76).

56. What is the price range at Altaira at The Colony? Opening pricing started around $1M+; current resale typically $2M-$10M depending on floor and view.

57. How big are the condos in La Scala? 3,510 to over 7,000 square feet, the largest floor plans in The Colony.

58. How big are the condos in Florencia? 2,100 to 2,650+ square feet across 116 units.

59. Are rentals allowed at Florencia? Yes, 90-day minimum lease, three times per year maximum.

60. Are rentals allowed at Sorrento? Yes, 30-day minimum lease, three times per year.

61. What are the best neighborhoods inside Pelican Landing? Depends on the buyer profile. For ultra-luxury single-family, Bay Creek (Phase I) and Bellagio / Tuscany Isle / Messina (Colony). For new-construction high-rise luxury, Altaira and Infinity. For mid-tier single-family, Lakemont, Longlake, Pennyroyal. For entry-tier condo, Sawgrass Point, Southbridge, The Pointe.

62. What is Lakemont at Pelican Landing? The largest Phase I single-family neighborhood, 165 homes built 1990-1995, lots averaging ~2,700 sq ft of living space, near the main gate, with lake/golf/marsh/preserve views.

63. What is Sanctuary at Pelican Landing? A 52-home single-story Phase I neighborhood, the only Phase I sub-village built by Toll Brothers (not by WCI directly). 2,700-3,500 SF homes overlooking two lakes or Heron Marsh North.

Hurricane, Flood, Insurance & Storm Hardening

64. Was Pelican Landing damaged by Hurricane Ian? Yes, significantly. The Beach Park lost elevated structures; the marina sustained surge damage; the Colony towers’ ground floors and parking garages flooded; inland villages took 5-7 ft AGL high-water marks; landscape, screen enclosures, and pool cages were widely destroyed. The Colony’s tower units sit far above the surge elevation and were structurally sound.

65. Did the Colony high-rise towers survive Hurricane Ian? Yes, the Colony’s official communication post-Ian stated structures were “sound” with repair work focused on landscaping, plantings, fairways, and beaches. Ground-floor lobby + parking-garage damage was extensive.

66. Was Big Hickory beach park destroyed by Hurricane Ian? The Beach Park sustained substantial damage. USGS aerial imagery confirmed severe coastal change and overwashed sand. The 34-acre island is operating again with active multi-year rebuild ongoing.

67. Has the Pelican Landing beach been rebuilt after Ian? Phase 2 renourishment is in active planning. The Beach Park is operating; specific elevated structures are part of the ongoing rebuild.

68. What flood zone is Pelican Landing in? Mixed. Likely VE Zone at Big Hickory Beach Park; likely AE Zone for Estero Bay-fronting sub-villages and Colony tower ground-floor parcels; likely X Zone for inland single-family villages east of US-41. Verify per address at FEMA Map Service Center (msc.fema.gov).

69. Was Pelican Landing impacted by Hurricane Milton? Yes, but less than Ian. Forecast surge was 8-12 ft; actual measured surge was 3-5 ft from Bonita Beach through Marco Island per the NHC Tropical Cyclone Report. Wind damage was the dominant Milton impact.

70. Was Pelican Landing impacted by Hurricane Irma in 2017? Limited. Pelican Landing was on the east (weaker) side of Irma’s eyewall. Damage was predominantly tree, landscape, and screen-enclosure. No structural damage to the Colony towers.

71. Are Pelican Landing condo towers required to do milestone inspections? Yes, every Colony tower 30+ years old, or 25+ years if within 3 miles of saltwater, requires a milestone inspection under Florida’s post-Surfside SB-4D regime. Combined with the December 31, 2024 SIRS deadline, the older Colony towers (Sorrento, Palermo, La Scala, Treviso, Navona, Florencia) have all been through the compliance + reserve-catch-up exercise.

72. Is Pelican Landing in a CRS Class 5 community? Yes, Lee County retained its CRS Class 5 rating through 2024. Pelican Landing residents in SFHAs receive the 25% NFIP flood insurance discount; properties outside SFHAs receive a 10% discount.

73. Do Pelican Landing homeowners get the 25% NFIP flood insurance discount? Yes for SFHA properties. Fort Myers Beach lost its CRS rating post-2024 storms, Pelican Landing did not.

74. How much should a buyer budget for hurricane insurance at Pelican Landing? Varies wildly by property type, flood zone, and wind-mit features. AE-zone single-family with full wind-mit credits + post-2002 build: $3,000-$8,000/yr range. VE-zone or older non-wind-mit homes: substantially more. Colony tower units: typically $2,000-$5,000/year HO-6 + loss-assessment coverage. Get a binding quote at contract.

Schools, Healthcare & Daily Logistics

75. What schools are zoned for Pelican Landing? Elementary: Spring Creek Elementary OR Bonita Springs Elementary (address-dependent). Middle: Bonita Springs Middle Center for the Arts. High: Estero High School OR Bonita Springs High School (address-dependent). Verify at leeschools.net School Zones tool.

76. Which elementary school is Pelican Landing zoned for? Either Spring Creek Elementary (north-side villages) or Bonita Springs Elementary (south-side villages). Verify by address.

77. Which middle school serves Pelican Landing? Bonita Springs Middle Center for the Arts (10141 W. Terry Street).

78. What private schools are near Pelican Landing? The Community School of Naples, Royal Palm Academy, Bishop Verot Catholic High, Seacrest Country Day School, Saint Ann Catholic School, Donahue Academy of Ave Maria, The Village School of Naples.

79. What is the closest hospital to Pelican Landing? NCH Bonita Freestanding ER (1-2 miles south, same ZIP) and Lee Health Coconut Point (2-3 miles north). Both within a 10-minute drive.

80. How far is RSW airport from Pelican Landing? 20-25 minutes north on I-75.

81. Where is the closest Publix to Pelican Landing? The Shoppes at Pelican Landing (24600 South Tamiami Trail), directly east of the community on US-41.

Comparison Queries

82. Pelican Landing vs Bonita Bay, which is better? Different communities. Bonita Bay has mandatory equity golf (the Bonita Bay Club is bundled), five golf courses, a Bonita Bay-branded marina + beach shuttle to Estero Island. Pelican Landing has optional golf, the deeded 34-acre Big Hickory Beach Park, and a less rigid amenity-bundle structure. For the buyer who wants mandatory equity and a five-course golf complex, Bonita Bay. For the buyer who wants optional golf and lower master assessment, Pelican Landing.

83. Pelican Landing vs Pelican Bay (Naples), are they the same community? No. Pelican Bay is the original Westinghouse 1972 Collier County community in North Naples (~2,330 acres). Pelican Landing is the Lee County community built by WCI starting 1989 on the east shore of Estero Bay. Same corporate-family lineage (Westinghouse → WCI → Lennar), different communities in different counties.

84. Is The Colony a separate community from Pelican Landing? No, The Colony at Pelican Landing is Phase II of the same master plan. Same master POA (PLCA), but with its own gate, its own Foundation, and its own dining/beach clubhouse (the Bay Club).

85. Pelican Landing vs The Brooks, which is the better golf community? The Brooks (Estero) is an umbrella for five sub-communities (Shadow Wood, Spring Run, Lighthouse Bay, Copperleaf, Pebble Pointe) each with its own golf and membership structure. Pelican Landing has two distinct private clubs (The Nest and Colony Golf). For pure golf inventory, The Brooks has more bundled bundles; for unbundled optionality with two distinct architectural pedigrees (Fazio + Pate), Pelican Landing.

86. Pelican Landing vs Mediterra, what’s the difference? Mediterra is the highest-initiation, most luxury-positioned of the three (mandatory equity, ~950 residences on 1,700+ acres, two Tom Fazio courses, Naples-Collier-line address). Pelican Landing is broader by ~3,300 residences, optional golf, Bonita Springs/Lee County address. Different buyer profiles.

Rules, Leasing, Pets & Gate Access

87. What is the minimum lease at Pelican Landing? 30 days minimum for units in a Neighborhood Association (essentially every Pelican Landing unit). Some Colony towers (Florencia) have stricter 90-day minimums.

88. How many times per year can you lease your unit at Pelican Landing? Varies by sub-HOA. Sorrento and Palermo permit up to 3x/year; Florencia 3x/year at 90-day minimum.

89. How long before the lease start date must you submit the tenant application? Two-week minimum lead time plus a $100 non-refundable processing fee.

90. Are pets allowed at Pelican Landing? Yes, maximum 2 dogs/cats per dwelling unit with a 30-pound weight limit. Pit bulls are prohibited. Individual sub-HOAs may layer additional restrictions.

91. How many gates does Pelican Landing have? Five privacy gates ring the community, all staffed 24/7 by Securitas.

92. What are the gate hours at Pelican Landing? 24 hours a day, 7 days a week.

93. Is the main gate at Pelican Landing 24-hour staffed? Yes, all five gates are 24/7.

94. How do guests get into Pelican Landing? Three ways: phone-in to the Automated Entrance IQ system (1-866-749-2413, “today and tomorrow” only); email/online via the PLCA portal; walk-up at the gatehouse with the resident’s authorization list.

Developer, Master Plan & New Construction

95. Who built Pelican Landing? Westinghouse Bayside Communities, Inc. filed the original 1988 Declaration. WCI Communities, Inc. built the bulk of Phase I and Phase II (The Colony) through 2008. Lennar Corporation acquired WCI on February 10, 2017 for ~$643 million and became the successor declarant. Toll Brothers built the Sanctuary sub-village in Phase I (the only non-WCI Phase I sub-village). Ronto Group is the developer of the brand-new Infinity at The Colony tower (ready Feb 13, 2026).

96. When was Pelican Landing built? The Gator golf course opened 1985. The first residential home closed 1989. Phase I completed largely by 1998. The Colony built between 2000 and 2017. Altaira completed 2017. Infinity at The Colony reached move-in-ready status February 13, 2026.

97. Did Lennar buy WCI? Yes, February 10, 2017 for approximately $643 million ($23.50/share, all-cash election).

98. Is Pelican Landing built out? Largely, with two important asterisks: (1) Infinity at The Colony (Ronto Group, 96 residences) reached move-in-ready Feb 13, 2026; (2) the June 2025 London Bay rezoning extended the surrounding-parcel DRI ceiling to 4,400 units on the 430-acre Coconut Road parcel adjacent to Pelican Landing.

99. Is there new construction at Pelican Landing? Yes. Infinity at The Colony, Ronto Group’s 22-story, 96-residence tower at 4814 Pelican Colony Boulevard, reached move-in-ready status February 13, 2026.

100. What is the Infinity at The Colony new-construction project? A Ronto Group 22-story, 96-residence luxury high-rise, the first new high-rise inside Pelican Landing since Altaira (2017). $123M construction loan. 5 floor plans, 2,950-3,915 sq ft. Opening pricing starting around $3.65M.

101. Who is Ronto Group? A SWFL-based luxury high-rise developer with a 30+ year track record on Bonita Beach Road and the Naples Gulf-front market. Developer of Infinity at The Colony.

Amenities, Tennis, Pickleball, Fitness, Bocce

102. What amenities are included in the Pelican Landing HOA? Five 24/7 manned gates with Securitas + two roving patrols; 12 Har-Tru tennis courts; 6 pickleball courts; 2 bocce courts; 4,200-sq-ft Wellness Center; Sailing Center fleet (Hobie Wave + American 18 + 10 Sunfish); Spring Creek kayak/canoe park; community marina + Coconut Point Marina slip leases + Red Fish Docks; the 34-acre Big Hickory Island Beach Park + 12-minute shuttle boat; 14,900-sq-ft community center; bulk Hotwire Fision fiber internet + TV + phone + common-area Wi-Fi; community-wide landscaping + irrigation + stormwater (via the CDDs for Phase I).

103. How many tennis courts does Pelican Landing have? 12 Har-Tru clay courts, 7 of which are lighted for night play.

104. Are the Pelican Landing tennis courts Har-Tru clay? Yes, all 12 are Har-Tru.

105. How many pickleball courts does Pelican Landing have? Six state-of-the-art courts on the north lawn of the Community Center.

106. Are pickleball court reservations required at Pelican Landing? Yes, through the pellandpb.chelseareservations.com portal.

107. Does Pelican Landing have bocce? Yes, two lighted Har-Tru bocce courts behind the Community Center.

108. How big is the Pelican Landing wellness center? 4,200 sq ft total, 3,000-sq-ft gym + 1,200-sq-ft aerobics room.

109. Does Pelican Landing have a sailing center? Yes, on Estero Bay, with 1 Hobie Wave + 1 American 18 + 10 Sunfish. Complimentary lessons.

110. Does Pelican Landing have a kayak/canoe park? Yes, Spring Creek Kayak & Canoe Park, complimentary to ID-holders.

General Lifestyle

111. Is Pelican Landing a good place to live? For the buyer who values optional golf, deeded beach access via shuttle, mature landscape, bulk fiber, twelve tennis courts and six pickleball courts at no extra cost, and 25-plus years of resident-controlled governance, yes.

112. Is Pelican Landing worth it for retirees? For retirees who want low-friction daily life with strong healthcare access bracketed by NCH Bonita south and Lee Health Coconut Point north, yes. The 30-day minimum lease accommodates snowbird friends and family. The on-property amenities reduce reliance on external clubs.

113. Is Pelican Landing a 55+ community? No, it’s an all-ages community with a year-round residential mix that skews toward retirees but is not age-restricted.

114. Is Pelican Landing pet-friendly? Yes, with the master 2-pet/30-lb limit + no pit bulls + individual sub-HOA additional restrictions.

115. Is Pelican Landing a gated community? Yes, five 24/7 manned gates plus the second Colony gate for Phase II.

116. How big is Pelican Landing in acres? ~2,365 acres in the original DRI envelope (commonly cited as “2,300+ acres” in PLCA marketing).

117. How many homes are in Pelican Landing total? Approximately 3,300 residences (~3,318 per PLCA’s published statistics; ~3,577 when every sub-village count is rolled up).

118. What ZIP code is Pelican Landing? 34134, south/coastal Bonita Springs.

119. What city is Pelican Landing in, Bonita Springs or Estero? Bonita Springs (Lee County). The community sits inside the City of Bonita Springs corporate limits.

120. What’s the difference between Pelican Landing and The Colony at Pelican Landing? Same master POA (Pelican Landing Community Association), two phases. Phase I = Pelican Landing proper (31 sub-villages, no Bay Club access). Phase II = The Colony at Pelican Landing (18 sub-villages including the 7 high-rise towers + Infinity, gated within gated, automatic Bay Club access via Colony Foundation assessment).

Frequently Asked Questions, Seller Edition

Selling a Pelican Landing home is different from selling a typical Bonita Springs property: the optional-golf structure, two CDDs, the Colony Foundation layer, the $6,000 resale capital assessment, and the post-Surfside reserve rules all touch your sale. The questions below are the ones Pelican Landing sellers actually ask. They are answered by McGreevy and Comisar, a top-reviewed Pelican Landing real estate team and the Top 1% Real Estate Agents Nationally Since 2008, who have listed and closed at every price tier in the community. To talk through your specific home, call Jesse McGreevy direct at (239) 898-6072.

What is my Pelican Landing home worth in 2026?

It depends heavily on your specific sub-village. Across mainland Pelican Landing, the trailing-12-month median sold price is $630,000 (average $858,726), but the range runs from $300,000 to $2,800,000 because a Sawgrass Point condo and a Bay Creek estate are different markets entirely. The right number comes from current sub-village comps, your view, and your updates, not an automated online estimate that cannot see the 49 distinct neighborhoods inside the gates.

How much have home values in Pelican Landing gone up in the last year?

Recent third-party trackers show Pelican Landing values up roughly 7 to 9 percent year over year, outpacing the city of Bonita Springs, which has been close to flat. The luxury tiers (Colony towers, Phase I estates) have pulled the average up as new construction at Altaira and Infinity reset the ceiling. Your specific gain depends on your tier and whether you bought before or after the post-Ian rebound.

What is the median sale price in Pelican Landing right now?

Mainland Pelican Landing’s trailing-12-month median sold price is approximately $630,000, with an average closer to $858,726 because the high end skews the mean upward. Median is the more useful number for a typical condo or villa seller; sellers in the estate and tower tiers should look at comps within their own sub-village rather than the community-wide median, which blends very different products.

How long does it take to sell a home in Pelican Landing?

Recent Pelican Landing sales have run a median of about 59 days on market (average around 77), though that varies sharply by price tier. Entry condos and coach homes move fastest because the optional-golf structure keeps the buyer pool broad, while a multimillion-dollar Colony tower or Bay Creek estate naturally takes longer because the qualified-buyer pool is smaller. Correct pricing at launch is the single biggest lever on your days on market.

Is Pelican Landing a buyer’s market or a seller’s market in 2026?

The 2026 read is a firm seller-leaning market in most tiers: inventory has been contracting, cash buyers dominate this price range, and sale-to-list ratios have held up (recent Pelican Landing closings averaged a 94.27% sale-to-list ratio). That said, buyers are negotiating harder at the median than at the 2022 peak, so realistic pricing still matters. The estate and tower tiers trade thinner and reward patient, well-marketed listings.

When is the best time of year to list a home in Pelican Landing?

Southwest Florida’s selling season is built around snowbird traffic, so the strongest buyer demand runs roughly January through March, with a healthy shoulder in the fall as seasonal residents return. Listing ahead of season lets you capture the peak window of qualified, often cash, out-of-state buyers. We time launches to your sub-village’s seasonal rhythm rather than applying one calendar to a 49-neighborhood community.

How do I get an accurate valuation when automated estimates cannot see my neighborhood’s differences?

Automated valuations average across ZIP 34134, so they blend a $425,000 Sawgrass Point condo with a $7 million Bay Creek estate and miss your sub-village entirely. An accurate Pelican Landing valuation uses recent closed comps inside your specific neighborhood (Waterside, Palm Colony, La Scala, and so on), adjusts for your view, floor, and updates, and accounts for the optional-golf and Colony Foundation factors. That is the development-filtered MLS read we pull for every listing.

How much does my specific neighborhood within Pelican Landing affect my sale price?

A great deal. The community spans entry condos around $425,000 to $750,000, coach homes and villas around $650,000 to $1.2 million, mid-tier single-family up to roughly $1.8 million, premium estates from $1.6 to $3.5 million, and Bay Creek and Colony estates well past $7 million. Pricing your home against the wrong sub-village, high or low, is the most common and costly mistake a Pelican Landing seller can make.

What was the highest recent sale price in Pelican Landing, and what does it mean for my home?

The top recent mainland sale was 3791 Bay Creek Drive at $2,800,000, closed March 16, 2026, an estate-tier result in the community’s most exclusive Phase I enclave. A record sale in Bay Creek lifts perception across the high end but does not directly reset a condo or villa price. We use the right comparable set for your tier so your list price reflects buyers who would actually shop your home.

Will my home sell faster if it is priced below the appraised value in this market?

Slightly aggressive pricing can create competition and a faster sale, but in a cash-heavy market like Pelican Landing the appraisal matters less than buyer perception of value. With recent closings averaging a 94.27% sale-to-list ratio, well-priced homes are getting close to ask. Underpricing a luxury home can leave real money on the table, so the strategy should fit your tier, your timeline, and current sub-village inventory.

Who is the best realtor to sell my Pelican Landing home?

You want a team that knows the sub-village, the HOA forms, and the buyer pool, not a general agent learning on your listing. McGreevy and Comisar are the #1 team in Southwest Florida since 2012, with over $2.5 billion in career sales and Pelican Landing closings at every tier. We have reviewed the estoppels, walked the closings, and know which towers cleared their inspections, which is exactly the knowledge that protects your price and your timeline.

How do I choose a listing agent for a gated community like Pelican Landing?

Ask whether the agent has actually closed in your specific sub-village, whether they know the PLCA Home for Sale registration and realtor forms, how they will market a gated property buyers cannot freely drive through, and how they handle the estoppel and Colony Foundation steps. The right Pelican Landing listing agent treats the community’s HOA and CDD layers as part of the job, not a surprise discovered during escrow.

Does my listing agent need to know Pelican Landing’s specific HOA forms and fees before we list?

Yes. PLCA requires a Home for Sale registration before listing and an open-house registration for any on-site showing event, and it maintains a dedicated realtor-information process. An agent who does not know these will create delays and friction with the association. We handle the PLCA paperwork, the $299 estoppel, and the $6,000 resale capital assessment disclosure up front so nothing stalls your closing.

Should I hire a luxury specialist or a general Bonita Springs agent to sell my home here?

For Pelican Landing, a community specialist almost always nets you more. The structural details (optional golf, Colony Foundation dues, two CDDs, tower SIRS and milestone realities) directly affect buyer questions and pricing, and a generalist who misses them can mis-position your home or lose a buyer at due diligence. Our premium marketing (cinematic video, drone, professional photography, qualified-buyer database) is built for exactly this product.

I live out of state. Can an agent manage my Pelican Landing sale as an absentee owner?

Yes. A large share of Pelican Landing owners are seasonal or out-of-state, and we routinely manage absentee-owner sales end to end: prepping the home, coordinating PLCA registration and access, handling showings and the estoppel, and walking the closing on your behalf. You can sell your Pelican Landing home without flying in, and we keep you fully informed at every step by phone and email.

What questions should I ask a realtor before listing my home in Pelican Landing?

Ask for their closed sub-village comps, their marketing plan for a gated luxury home, how they will handle PLCA registration and the estoppel, their plan for the $6,000 resale capital assessment in negotiations, and how they price against current inventory inside the gates. A strong Pelican Landing listing agent will answer all of these specifically. Call Jesse at (239) 898-6072 and we will walk through every one for your home.

Do open houses work in a gated community, and how do they get registered with Pelican Landing?

Open houses can work here, but every on-site showing event has to be registered with the PLCA through its open-house registration process so the gates and staff are prepared. Because access is controlled, broker and agent networking, the qualified-buyer database, and targeted digital marketing often do more than a walk-in open house. We use the mix that fits your sub-village and handle all the association registration.

Does my Nest Golf Club membership transfer to the buyer when I sell?

Golf at Pelican Landing is optional and not deeded to the home, so a Nest membership does not automatically convey. The Nest runs a Transfer and Preview Guest program that can give your buyer access while they decide, which is a genuine marketing advantage given that the Social tier is sold out with a waitlist. Membership economics and any transfer terms are set by the club, so we confirm current details with the membership office for your sale.

Is golf membership deeded with the property in Pelican Landing, or is it optional?

It is optional. Pelican Landing’s master Declaration has no mandatory club-membership clause, which is the community’s single most distinctive feature. Buying your home never required golf, and selling it does not force the buyer into a club. That optionality widens your buyer pool to include the roughly two-thirds of households who do not belong to either golf club, which supports resale liquidity.

Does Pelican Landing’s optional-golf structure help or hurt my resale value compared to mandatory-golf communities?

It generally helps liquidity. In mandatory-equity communities like Bonita Bay or Mediterra, every buyer must absorb a club initiation, which narrows the pool. At Pelican Landing, golfers and non-golfers can both buy your home, and your master assessment stays lower (about $3,478 a year) because golf is not bundled in. That broader, more flexible buyer pool is a real selling point worth featuring in your listing.

The Nest’s Social membership is sold out with a waitlist. Does that make my home more marketable?

It can, especially for a buyer who wants club access. Because the Nest Social tier is sold out with an active waitlist, the Transfer and Preview Guest program becomes a meaningful talking point, and scarcity tends to increase perceived value of access. You cannot promise a buyer a membership the club controls, but you can accurately note the optional clubs and the preview program as amenities in your marketing.

Do I get any of my golf initiation fee back when I sell?

It depends on the club. The Nest full-golf and social initiations are generally treated as non-refundable, while The Colony Golf and Country Club is an equity club whose membership can be refundable subject to club governance and a right of first refusal. Because terms change and are not fully public, we confirm the current refund and transfer rules directly with the relevant membership office before you resign or market a membership.

How does the Colony Golf 275-member equity cap affect a Colony home sale?

The Colony Golf and Country Club caps equity golf at 275 members (plus 215 sports), tighter than the regional norm of roughly 350 to 500. That scarcity can be a selling point for a Colony home because access is limited and waitlisted. It also means your buyer typically must apply rather than assume your spot. We position the cap accurately as a scarcity feature without over-promising membership your buyer must still earn.

Can my buyer assume my Colony Golf membership, or do they have to apply?

In an equity club like Colony Golf, membership is generally not simply assumed with the home; the buyer applies and is subject to club governance, availability against the 275 cap, and any right of first refusal. Your equity interest may be refundable under the club’s rules. We coordinate with the membership office so your buyer understands the path clearly and your sale is not held up by a membership misunderstanding.

What is the Pelican Landing resale capital assessment and who pays it?

It is a one-time capital assessment the PLCA levies at conveyance, set at $6,000 for closings dated January 1, 2026 or later (up from $5,000 in 2025). By default it is paid at closing, and who absorbs it is a negotiable term in your contract. It is separate from the roughly $3,478 annual master assessment and the $299 estoppel fee. We flag it early so it is handled cleanly in your net-proceeds math.

Did the Pelican Landing resale capital assessment really go up to $6,000 in 2026?

Yes. Per the PLCA fee schedule, the resale capital assessment rose from $5,000 to $6,000 for closings on or after January 1, 2026. The brand-new Infinity tower uses a different initial-developer transfer figure, but for a standard resale your number is $6,000. Knowing the current amount lets us negotiate who pays it intelligently rather than discovering it during escrow and scrambling to re-trade the deal.

Can I negotiate the buyer paying the $6,000 resale capital assessment?

Yes. The $6,000 resale capital assessment is a contract term, not a fixed seller cost, so in a seller-leaning market it is frequently negotiated onto the buyer or split. In a softer micro-market or a slow-moving tier, offering to absorb it can be a smart concession that still nets you more than a price cut. We model it into your bottom line and negotiate it deliberately, not by default.

What is an estoppel certificate and how much does Pelican Landing charge for it?

An estoppel certificate is the association’s official statement of what a unit owes (assessments, fees, any violations) so the closing can prorate accurately. The PLCA estoppel fee is $299, the statutory maximum under Florida Statutes 720.30851, with an added charge for an expedited or rush request. The Colony and Infinity resales use their own estoppel forms. We order it on the right timeline so it never delays your closing.

How long does it take to get an estoppel from the Pelican Landing Community Association?

Florida law gives an association 10 business days to deliver an estoppel after a proper request, and the PLCA charges $299 (with a rush option for an added fee). Because the Colony and Infinity resales use separate estoppel forms, ordering the correct one early matters. We track the request against your closing date so the certificate is in hand when the title company needs it, not the morning of closing.

Do I have to register my home for sale with the Pelican Landing Community Association before listing?

Yes. The PLCA requires a Home for Sale and Lease registration form before a property is marketed, and a separate registration for any on-site open house. Skipping it creates friction with the association and can complicate showings. We complete the registration as part of listing prep, along with the realtor-information requirements, so your home goes live the right way and showings run smoothly through the gates.

What HOA and CDD documents am I required to give my buyer under Florida law?

Florida’s Chapter 720 disclosure rules require you to provide the governing documents and the required HOA disclosure summary, and Florida law also requires sellers to disclose CDD obligations before closing. For Phase I homes that means disclosing the Bayside Improvement or Bay Creek CDD assessment on the tax bill. We assemble the full document package, the disclosure summary, and the CDD disclosure so your buyer is informed and your sale is protected.

What do I have to disclose about Pelican Landing’s two CDDs when I sell?

Phase I homes sit in the Bayside Improvement CDD and, for some, the Bay Creek CDD, and Florida law requires you to disclose those CDD obligations before closing. The good news for your disclosure: the district’s original 1996 bond series has been retired, so there is no outstanding CDD bond debt, only the operations-and-maintenance line on the Lee County tax bill. The Colony (Phase II) is not in either CDD.

Is there a remaining CDD bond balance on my property, and should I pay it off before selling?

For Pelican Landing, the Bayside Improvement CDD’s bond debt has been retired, so most Phase I homes carry only the annual operations-and-maintenance CDD assessment, not a bond payoff. That means there is generally no bond to prepay before selling here, unlike newer Florida CDD communities. We verify your specific parcel’s CDD line on the tax bill so your disclosure and closing prorations are exact and there are no surprises.

What defects am I legally required to disclose when selling my Pelican Landing home?

Under Florida’s Johnson v. Davis standard, you must disclose known material defects that are not readily observable and would affect value, things like prior flooding, roof or stucco issues, or a known structural problem. For coastal homes, prior storm damage and any 50% Rule rebuild history are commonly relevant. Honest, complete disclosure protects you from post-closing claims, and we help you document it properly rather than guess at the line.

How do the 2026 annual assessment and neighborhood dues get prorated at closing?

The PLCA master assessment (about $3,478 for 2026), your sub-village neighborhood dues, and any Phase I CDD assessment are prorated between you and the buyer as of the closing date, alongside the $299 estoppel and the $6,000 resale capital assessment. Colony sellers also prorate the Colony Foundation assessment. The estoppel certificate drives these numbers, which is why ordering the correct form on time keeps your net-proceeds figure accurate.

What is different about selling a condo in The Colony versus a single-family home in Pelican Landing?

Colony condo sellers face an extra layer: the Colony Foundation assessment, automatic Bay Club access, the second gate, and, for the towers, the master condo policy plus SIRS and milestone-inspection realities. Buyers will ask for reserves status and any pending special assessment. A clean inspection and well-funded reserves are a selling point; an open assessment can stall a deal. We prepare the tower documentation before listing so the condo shows as the strong asset it is.

Do I have to provide my building’s milestone inspection and SIRS reports when selling my Colony high-rise condo?

For a Colony tower resale, buyers and lenders will expect the building’s milestone inspection and Structural Integrity Reserve Study (SIRS) results, and Florida’s condo disclosure regime points firmly in that direction. The older towers (Sorrento 2001 through Florencia 2007-08) have generally completed these post-Surfside requirements. Having the current reports, reserves status, and any board-approved assessments ready up front removes the biggest friction point in a tower sale.

My tower passed its inspections. How do I use that as a selling point?

A clean milestone inspection plus a fully funded SIRS is a genuine competitive advantage, because buyers across coastal Florida are wary of surprise special assessments. We feature it directly: the building met its post-Surfside structural-reserve obligations, reserves are funded, and there is no pending assessment. In a market where some towers carry uncertainty, documented structural and financial health lets your unit command a stronger price and a faster close.

Will a pending or upcoming special assessment in my tower kill my condo sale?

It rarely kills a sale, but it absolutely affects price and negotiation, and it must be disclosed. Buyers will want to know the amount, the purpose, and whether you or they will pay it. The cleanest approach is transparency plus a negotiated credit or payoff, so the buyer can underwrite with confidence. We help you frame a known assessment as a managed, quantified item rather than an open-ended risk.

Does the new Infinity tower at The Colony help or hurt the value of my existing Colony condo?

Both effects are real. Infinity (Ronto, 96 residences, now roughly 80% sold at final-release pricing from about $3.65 million) resets the top of the Colony market and can lift perceived values community-wide. At the same time, brand-new inventory competes with resales for the new-construction buyer. The winning strategy is to sell your unit on what new construction cannot offer: established location, mature setting, value pricing, and immediate availability.

How do I sell my resale condo against brand-new Infinity construction in the same community?

You compete on price-to-value, immediacy, and proven building performance. Infinity buyers pay a premium and wait; your resale can offer a turnkey home, a mature address, completed inspections, and a price that undercuts new construction per square foot. We position your unit against Infinity deliberately, highlighting move-in readiness, your tower’s funded reserves, and the lifestyle that an established Colony building delivers that a sales center cannot.

What are the total closing costs for a seller in Pelican Landing?

Typical Florida seller costs include the real estate commission, Florida documentary stamp tax on the deed (0.70 percent of price outside Miami-Dade), the $299 PLCA estoppel, title and settlement fees, prorated assessments and taxes, and, by default, the $6,000 resale capital assessment (negotiable). Colony sellers also prorate Foundation dues. We build you a line-item net sheet up front so you know your true proceeds before you list, not at the closing table.

How much is real estate commission, and is it negotiable in 2026?

Commission is set by agreement between you and your brokerage and is, and always has been, negotiable; there is no fixed rate. Under the 2024 settlement rules, buyer-agent compensation is now negotiated more explicitly and addressed in writing. What matters most is net proceeds and marketing horsepower, not the headline rate. We are transparent about our fee and what it buys: the premium marketing and buyer network that move Pelican Landing homes.

Will I owe capital gains tax when I sell my Florida home, and does Florida add its own?

Florida has no state income tax and no state capital gains tax, so any capital gains exposure is federal only. If the home was your primary residence for two of the last five years, the federal exclusion shelters up to $250,000 of gain (single) or $500,000 (married filing jointly). Second homes and investment properties do not get the exclusion. Confirm specifics with your CPA; we help you assemble the basis records they will need.

I am a foreign owner. What is FIRPTA withholding when I sell my Pelican Landing home?

Under FIRPTA, the buyer must generally withhold 15 percent of the gross sale price when the seller is a foreign person, remitted to the IRS and credited against your actual U.S. tax liability. Reduced-withholding certificates are sometimes available. Given how many Pelican Landing owners are Canadian or otherwise international, we plan for FIRPTA early with your title company and tax advisor so it does not surprise you or delay the closing.

Can I sell my Pelican Landing home off-market or privately without putting it in the MLS?

Yes. For luxury and privacy-sensitive sellers, we can run a discreet off-market or pocket-listing process using our qualified-buyer database and agent network, which is valuable for high-profile Colony and Bay Creek owners. The trade-off is reach: the open market usually produces more competing offers. We will model both paths honestly so you can weigh privacy and convenience against likely price, then run whichever fits your goals.

I inherited a home in Pelican Landing. Do I have to go through probate before I can sell it?

Usually yes, unless the property was held in a trust, jointly with survivorship, or under a valid lady bird (enhanced life estate) deed. Florida probate can take several months, and you generally need letters of administration before you can convey clear title. The upside is a stepped-up cost basis to the date-of-death value, which often sharply reduces or eliminates capital gains. We coordinate with your attorney and prepare the home to sell as soon as title clears.

Does my deeded boat slip transfer with my home sale, and how much value does it add?

It depends on whether the slip is deeded, assigned, or a leased Benefitted Assessment. Confirm the slip’s legal status before listing, because a transferable deeded slip is a distinct, marketable asset that can add meaningful value, while an assigned or leased slip may not convey the same way. We verify your slip documentation (including the Coconut Point Marina and Red Fish Docks arrangements) so it is disclosed correctly and priced as the amenity it is.

How much is the private 34-acre beach park worth to my buyer, and how do I market it?

The deeded 34-acre Big Hickory Island beach park, owned outright by the POA and reached by a 12-minute community shuttle, is one of Pelican Landing’s strongest differentiators, a private Gulf beach gated by water rather than a public-access strand. It is a headline amenity for buyers comparing you to non-beach communities. We feature the shuttle, the private island, and the broader amenity package (marina, sailing center, tennis, pickleball, kayak park) as core value, not a footnote.

Sources and Authoritative References

Government / Federal / State / County

1. SEC EDGAR, WCI Communities Form 8-K (2/9/2017), Lennar Cash Election. https://www.sec.gov/Archives/edgar/data/0001574532/000119312517036454/d324934d8k.htm
2. SEC EDGAR, WCI Communities Form 424B4 (8/2/2002), IPO prospectus with Westinghouse history. https://www.sec.gov/Archives/edgar/data/1137778/000095012302002403/z50542b4e424b4.htm
3. SEC EDGAR, WCI Communities Form 8-K (8/4/2008), Chapter 11 filing. https://www.sec.gov/Archives/edgar/data/0001137778/000119312508167989/dex991.htm
4. SEC EDGAR, WCI Communities Form 8-K (9/3/2009), Emergence from bankruptcy. https://www.sec.gov/Archives/edgar/data/0001137778/000119312509067400/d8k.htm
5. Lee County Board of County Commissioners, Ordinance No. 94-23 (PAM 93-03). https://www.leegov.com/bocc/Ordinances/94-23.pdf
6. Lee County Department of Community Development, Lee Plan (Comprehensive Plan). https://www.leegov.com/dcd/Documents/Planning/LeePlan/LeePlan.pdf
7. Lee County Hearing Examiner, DCI2023-00052 Pelican Landing MPD. https://results.leegov.com/Home/DownloadFile/KT0000592193
8. Lee County Hearing Examiner, DCI2023-00052 Pelican Landing MPD transcript (stable copy). https://results.leegov.com/Home/DownloadFile/KT0000592193
9. Lee County BoCC minutes 1/19/2021. https://leecounty.novusagenda.com/agendapublic/AttachmentViewer.ashx?AttachmentID=11697&ItemID=3718
10. NOAA National Hurricane Center, Tropical Cyclone Report AL092022 (Hurricane Ian). https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
11. NOAA National Hurricane Center, Tropical Cyclone Report AL142024 (Hurricane Milton). https://www.nhc.noaa.gov/data/tcr/AL142024_Milton.pdf
12. Florida Department of State, Division of Corporations (Sunbiz), Pelican Landing Community Association, Inc. Doc N27971.
13. Florida Sunbiz, The Colony at Pelican Landing Foundation, Inc. Doc N96000006271.
14. Florida Sunbiz, Altaira at The Colony Condominium Association, Inc. Doc N17000003257.
15. Florida Sunbiz, The Colony Golf & Country Club, Inc. Doc N00000005042.
16. Florida Sunbiz, La Scala at The Colony Condominium Association, Inc. Doc N03000004479.
17. Florida Sunbiz, Palermo at The Colony Condominium Association, Inc. Doc N02000007415.
18. Florida Sunbiz, Cielo at The Colony Condominium Association, Inc. Doc N14000000871.
19. Florida Sunbiz, Infinity Master Condominium at the Colony Golf & Bay Club Association, Inc. Doc N25000008327.
20. Florida Auditor General, Bay Creek CDD 2024 Examination Report. https://flauditor.gov/pages/specialdistricts_efile%20rpts/2024%20bay%20creek%20community%20development%20district.pdf
21. Florida Auditor General, Bay Creek CDD 2021 Examination Report. https://flauditor.gov/pages/specialdistricts_efile%20rpts/2021%20bay%20creek%20community%20development%20district.pdf
22. Florida DBPR licensing records, Westinghouse Communities of Naples, Inc. CAM firm record (DBPR license search). https://www.myfloridalicense.com/wl11.asp
23. Village of Estero Resolution 2021-11 (North Commons Drive).
24. Florida Department of Environmental Protection, Little Pine Island Mitigation Bank Ledger. https://floridadep.gov/sites/default/files/LittlePineIsland_Ledger_94.pdf
25. Florida Department of Environmental Protection, Strategic Beach Management Plan, Southwest Gulf Coast Region 2023 (Big Hickory Island critical erosion designation).
26. FEMA, Preliminary Digital Flood Hazard Maps for Lee County (1/21/2025). https://www.fema.gov/press-release/20250121/preliminary-digital-flood-hazard-maps-lee-county-are-ready-public-viewing
27. FEMA Map Service Center (official FIRM panel and flood-zone lookup). https://msc.fema.gov/portal/home
28. Lee County DCD, Flood Insurance Study (Vol. 4 of 15). https://www.leegov.com/dcd/Documents/FloodMapping/Floodways/12071CV004C.pdf
29. Lee County DCD, Revised preliminary FIS Volume 1 of 15 (12/04/2025). https://www.leegov.com/dcd/Documents/Flood/FIS/12071CV001D.pdf
30. City of Bonita Springs, FEMA CRS page. https://www.cityofbonitasprings.org/FEMACRS
31. City of Bonita Springs, Hurricane Ian advisory. https://www.cityofbonitasprings.org/hurricane_ian
32. City of Bonita Springs, Hurricane Milton portal. https://www.cityofbonitasprings.org/services___departments/communications_department/tropical_storm_milton
33. USGS, Section of Big Hickory Beach before and after Hurricane Ian. https://www.usgs.gov/media/before-after/section-big-hickory-beach-and-after-hurricane-ian
34. Lee County Big Hickory Island Preserve Land Stewardship Plan. https://www.leegov.com/parks/Documents/Conservation%202020/Land%20Stewardship%20Plans/BHIP.pdf
35. State of Florida DBPR, Arbitration Order 2012033971 (Pelican Landing Declaration). https://www2.myfloridalicense.com/lsc/arbitration/allorders/2012033971.pdf
36. Lee County Schools, School Zones address-locator. https://www.leeschools.net/student_enrollment/school_zones
37. Lee County Schools, Student Enrollment Plan 2025-2026. https://www.leeschools.net/common/pages/GetFile.ashx?key=qPgDDFQL
38. Lee County Sheriff’s Office. https://www.sheriffleefl.org/about-us/

Official POA / Foundation / Club / CDD

39. Pelican Landing Community Association, About. https://pelicanlanding.com/about-pelican-landing
40. Pelican Landing Community Association, Neighborhoods. https://pelicanlanding.com/neighborhoods
41. Pelican Landing Community Association, Governing Documents. https://pelicanlanding.com/governing-documents
42. Pelican Landing Community Association, Compiled Declaration PDF. https://pelicanlanding.com/documents/20124/74433/000-Declaration.pdf
43. Pelican Landing Community Association, Compiled Bylaws PDF. https://pelicanlanding.com/documents/20124/74433/000-BYLAWS.pdf
44. Pelican Landing Community Association, Beach Park. https://pelicanlanding.com/beach-park
45. Pelican Landing Community Association, Marina. https://pelicanlanding.com/marina
46. Pelican Landing Community Association, Tennis Center. https://pelicanlanding.com/tennis-center
47. Pelican Landing Community Association, Pickleball Center. https://pelicanlanding.com/pickleball-center
48. Pelican Landing Community Association, Bocce. https://pelicanlanding.com/bocce
49. Pelican Landing Community Association, Wellness Center. https://pelicanlanding.com/wellness-center
50. Pelican Landing Community Association, Sailing Center. https://pelicanlanding.com/sailing-center
51. Pelican Landing Community Association, Simplified Rules PDF. https://pelicanlanding.com/documents/20124/74109/SIMPLIFIED+PELICAN+LANDING+RULES.pdf
52. Pelican Landing Community Association, Tenant Application PDF. https://pelicanlanding.com/documents/20124/74109/Tenant+Application.pdf
53. Pelican Landing Community Association, Community Map PDF. https://pelicanlanding.com/documents/20124/83974/Pelican+Landing+Map.pdf
54. The Colony at Pelican Landing Foundation, Public site. https://www.thecolonyfoundation.com
55. The Colony Foundation, Bay Club. https://www.thecolonyfoundation.com/bay-club
56. The Colony Foundation, 2021 Demand Letter to Lennar PDF. https://residents.thecolonyfoundation.com/files/3741.000_20210423_Corr_Demand%20Letter%20to%20Lennar_SBF_.pdf
57. The Nest Golf Club, Membership. https://www.nestgolf.com/membership
58. The Nest Golf Club, Golf. https://www.nestgolf.com/golf
59. The Nest Golf Club, Scoring Tees PGA Magazine Article PDF. https://www.nestgolf.com/files/10.%20Scoring%20Tees%20Article-PGA%20Magazine.pdf
60. The Nest Golf Club, ASGCA Design Excellence Recognition PDF. https://www.nestgolf.com/files/11.%20e-SouthernGOLF.com%20-%20Awarded%20ASGCA%20Design%20Excellence.pdf
61. The Colony Golf & Country Club. https://www.thecolonygolfcc.com
62. The Colony Golf & Country Club, General Manager Position Description PDF. https://www.flcmaa.org/Files/Library/GENERALMANAGERCOLONIALGCC.PDF
63. Bayside & Bay Creek CDDs, Official site. https://pelicanlandingcdds.net
64. Bayside CDD, FY2026 Proposed Budget Agenda PDF. https://pelicanlandingcdds.net/_assets/documents/fy-2025/2025-09-11-BICDD-agenda.pdf
65. Bay Creek CDD, 2025 HB 7013 Goals & Objectives PDF. https://pelicanlandingcdds.net/_assets/documents/general/2025-BCCDD-goals-and-objectives-HB7013.pdf
66. BICDD-BCCDD 2018 Stormwater Sluice Gate Operating Procedures PDF. https://pelicanlandingcdds.net/_assets/documents/news/2018-BIBCCDD-sluice-gate-operating-procedures.pdf
67. Bonita Springs Utilities (BSU). https://bsu.us/

News / Industry / Documentary

68. Lennar press release, “Lennar Completes Acquisition of WCI Communities” (2/10/2017). https://investors.lennar.com/press-releases/2017/02-10-2017-144502031
69. Multi-Housing News, “Lennar Acquires WCI Communities for $643M.” https://www.multihousingnews.com/lennar-acquires-wci-communities-for-643m/
70. HousingWire, “Lennar finalizes $643 million acquisition of WCI Communities.” https://www.housingwire.com/articles/39184-lennar-finalizes-643-million-acquisition-of-wci-communities/
71. Business Observer FL, “Salvage Operation” (7/30/2010). https://www.businessobserverfl.com/news/2010/jul/30/salvage-operation/
72. Business Observer FL, “WCI to build 21-story condo tower.” https://www.businessobserverfl.com/article/wci-build-21-story-condo-tower
73. Business Observer FL, “Developer starts first condo tower since 2007.” https://www.businessobserverfl.com/article/developer-starts-first-condo-tower-2007
74. Tampa Bay Times, “Developer turns to bankruptcy filing” (8/5/2008). https://www.tampabay.com/archive/2008/08/05/developer-turns-to-bankruptcy-filing/
75. Tampa Bay Times, “Developer buys Westinghouse division” (7/25/1995). https://www.tampabay.com/archive/1995/07/25/developer-buys-westinghouse-division/
76. The News-Press, “More, bigger towers approved for Estero Bay” (11/18/2015). https://www.news-press.com/story/news/2015/11/18/more-bigger-towers-approved-estero-bay/75919260/
77. The News-Press, “Lennar/WCI $643M acquisition coverage.” (Dead URL dropped per link audit; the merger is documented in SEC EDGAR Form 8-K, source 1 above.)
78. Naples Daily News (archive), “Beach renourishment completed at Pelican Landing’s Beach Park” (2/16/2014). https://archive.naplesnews.com/business/beach-renourishment-stabilization-completed-at-pelican-landings-beach-park-ep-459982507-331049021.html
79. Sarasota Magazine, “Is there Life After Bankruptcy?” (9/2010). https://www.sarasotamagazine.com/news-and-profiles/2010/09/is-there-life-after-bankruptcy
80. ProPublica, “More Companies Knew About Tainted Drywall.” https://www.propublica.org/article/chinese-drywall-stinks-mums-the-word
81. NBC News / AP, “Chinese drywall poses potential risks.” https://www.nbcnews.com/id/wbna30169267
82. Bonita Springs Florida Weekly, Beach work complete at Pelican Landing’s Beach Park. https://bonitasprings.floridaweekly.com/articles/beach-work-complete-at-pelican-landings-beach-park/
83. Florida Realtors, “Citizens Policies Plummet in 2025.” https://www.floridarealtors.org/news-media/news-articles/2026/01/citizens-policies-plummet-2025
84. Greater Fort Myers Real Estate Blog, “Pelican Landing Beach Renourished” (11/25/2013). https://www.greaterftmyers.com/blog/pelican-landing-beach-renourished/
85. Independent American Communities, “Pelican Landing HOA homeowners fight for control of beach” (3/19/2016). https://independentamericancommunities.com/2016/03/19/pelican-landing-hoa-homeowners-fight-for-control-of-beach/
86. Visit Fort Myers tourism authority, Pelican’s Nest Golf Club. https://www.visitfortmyers.com/listing/pelicans-nest-golf-club-at-pelican-landing/76028
87. PR Newswire, “Hotwire Communications Bringing Superior Services to Pelican Landing.” https://www.prnewswire.com/news-releases/hotwire-communications-bringing-superior-services-to-pelican-landing-300344459.html
88. Broadband Communities, Hotwire Communications brings fiber services to Pelican Landing. https://bbcmag.com/hotwire-communications-brings-fiber-services-to-pelican-landing/

Adjacent Civic / London Bay / Ronto / Infinity

89. Lee County Hearing Examiner, DCI2023-00052 hearing 4/10/2025. https://www.youtube.com/watch?v=tVZm2kVELfc
90. Lee County Hearing Examiner, DCI2023-00052 hearing 6/19/2025. https://www.youtube.com/watch?v=U_h8kDu85_0
91. Saltleaf CDD Limited Offering Memorandum (bond issuance) PDF. https://fmsbonds-wpoffload.s3.amazonaws.com/PROD/wp-content/uploads/2024/04/11111340/FLSaltleaf01a-FIN-1.pdf
92. London Bay, Ritz-branded luxury condos in the works. https://www.londonbay.com/blog/london-bays-growth-includes-high-rise-towers
93. News-Press, Raptor Bay at Pelican Landing $29M sale to London Bay (Jan 2021). https://www.news-press.com/story/news/in-the-know/2021/01/04/lee-county-apartments-lead-way-top-real-estate-deals-2020/4092512001/
94. Ronto Group, Ronto breaks ground at Infinity high-rise at The Colony in Pelican Landing. https://www.ronto.com/ronto-breaks-ground-at-infinity-high-rise-at-the-colony-in-pelican-landing/
95. Infinity at The Colony, Realtor Brochure PDF. https://infinitycolony.com/wp-content/uploads/2023/08/InfinityColony_RealtorBrochure_Web-4.16.24.pdf
96. Infinity at The Colony marketing site. https://infinitycolony.com/

McGreevy and Comisar / Domain Realty

97. McGreevyandComisar.com, Bonita Springs hub. https://mcgreevyandcomisar.com/bonita-springs
98. Lee County Clerk of Court records, The Colony at Pelican Landing Foundation v. Tower Hill Prime Insurance (Lee County cases 26-CA-001882 / 26-CA-001907, filed March 2026; pending).
99. My Safe Florida Home Program. https://mysafeflhome.com/
100. Florida Realtors, Florida Statutes §720.30851 estoppel cap (referenced in CommunityPay registry).

Downloadable Documents

These are the primary-source, public-record, and first-party documents referenced throughout this guide, gathered so a Pelican Landing buyer or seller can read the originals rather than take our word for it.

1. PLCA Turnover and Settlement Agreement (recorded amendment) (.pdf). The recorded amendment, Lee County INSTR# 2010000169066, documenting the master association’s turnover settlement.
2. PLCA and WCI 2019 Settlement, Release and Restrictive Covenant Agreement (.pdf). The 2019 recorded agreement (INSTR# 2019000163050) that settled residual developer-rights disputes.
3. Coconut Point Marina submerged-lands lease (.pdf). The sovereignty submerged-lands lease (No. 361933749, INSTR# 2014000125054) for the community marina on Estero Bay.
4. PLCA official 2026 Fee Schedule. The association’s current fee schedule, showing the $3,478 annual assessment and the $6,000 resale capital assessment.
5. Bayside Improvement CDD FY2026 adopted agenda packet (.pdf). The adopted budget agenda with the per-unit assessment tables for Phase I.
6. Bayside Improvement CDD FY2026 adoption minutes (.pdf). The meeting minutes recording the FY2026 budget adoption.
7. Bayside Improvement CDD FY2024 audited financial report (.pdf). The Florida Auditor General audit confirming Outstanding Bonds: None.
8. The Colony Foundation 2021 demand letter to Lennar (.pdf). The Foundation’s $6,824,546 demand letter, the most consequential non-storm governance event in the community’s modern history.
9. Lennar’s 2021 response to the Colony Foundation demand (.pdf). Lennar’s formal response to the Foundation’s demand for damages.
10. Lee County Hearing Examiner transcript, London Bay / Pelican Landing MPD (DCI2023-00052). The hearing transcript for the 430-acre Coconut Road rezoning approved June 19, 2025.
11. SEC Form 8-K, Lennar acquisition of WCI Communities (Feb 2017). The SEC filing documenting Lennar’s all-cash acquisition of WCI.
12. The Nest Golf Club PLCA Amenities reference (.pdf). The club’s membership and amenity summary for Pelican Landing residents.
13. Pelican Landing Master Declaration (Amended and Restated, 1991, compiled) (.pdf). The master CC&R that still governs the community today.
14. Pelican Landing Amended and Restated Bylaws (.pdf). The master association bylaws.
15. Pelican Landing Community Map (.pdf). The official sub-village map of the master plan.
16. Pelican Landing Simplified Rules (.pdf). The plain-language summary of community rules, including trash, pets, and gates.
17. Pelican Landing Tenant Application (.pdf). The application a tenant must submit before a lease begins.
18. NOAA NHC Tropical Cyclone Report, Hurricane Ian (AL092022) (.pdf). The official report documenting the 8 to 12 foot surge through the Bonita and Estero coastline.
19. NOAA NHC Tropical Cyclone Report, Hurricane Milton (AL142024) (.pdf). The official report showing Milton’s actual 3 to 5 foot surge versus the pre-storm forecast.
20. Infinity at The Colony Realtor Brochure (Ronto Group) (.pdf). The developer brochure with floor plans and specifications for the new tower.
21. Lee County Big Hickory Island Preserve Land Stewardship Plan (.pdf). The county stewardship plan for the barrier island that hosts the private beach park.

Ready to Buy or Sell in Pelican Landing?

Whether you are selling your Pelican Landing home with the team that knows every sub-village or buying your next one with insider knowledge of the community, McGreevy and Comisar deliver. Selling? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (text or call; confidential conversations welcome for luxury listings). Buying? Call Marc at (239) 287-5873 for a personalized consultation.

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and Team have sold over 2.5 Billion in Real Estate
• McGreevy and Comisar alone have over 850 million in Sales
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Page contact: Jesse McGreevy at (239) 898-6072 / [email protected], or Marc Comisar at (239) 287-5873. Office at 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135. Pelican Landing parent area: Bonita Springs.