Guard-gated golf and racquet living in North Naples. Pelican Marsh spans 26 named villages, from coach homes near $440,000 to golf-course estates above $8 million, with an optional private golf membership and a resident-owned Foundation running the tennis, pickleball and fitness lifestyle. Sell or buy with McGreevy and Comisar.
Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
McGreevy and Comisar are the number-one luxury real estate team selling and buying in Pelican Marsh. Top 1% Real Estate Agents Nationally Since 2008. Over $900 million in personal sales. The team Pelican Marsh homeowners call first, whether they are listing a golf-course estate or searching for the right coach home behind the gates.
Pelican Marsh is a gated, master-planned golf-and-racquet community in North Naples, Florida, off Vanderbilt Beach Road, built around a private Robert von Hagge championship golf course, the Foundation of Pelican Marsh's Courtside tennis and pickleball complex, and 26 named villages that range from entry-level coach homes to ultra-luxury golf estates. For sellers, that means a listing team who already knows which villages carry CDD bond debt and how to position a home against every recent sale. For buyers, it means an advocate who can explain golf membership, HOA fees, and flood zones before you write an offer.
Jesse McGreevy and Marc Comisar lead Domain Realty Group. Jesse can be reached directly at (239) 898-6072 for a confidential conversation about buying or selling in Pelican Marsh.
McGreevy and Comisar are the best realtor team for Pelican Marsh because they combine a $900 million personal sales record, the number-one team ranking in Southwest Florida since 2012, and hands-on knowledge of every one of Pelican Marsh's 26 villages, from entry coach homes to the ultra-luxury Estates at Bay Colony Golf Club.
We lead Domain Realty Group, the number-one real estate team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and we know Pelican Marsh block by block, village by village, gate by gate.
In the last 12 months we tracked 115 Pelican Marsh closings across every price tier: over $155 million in volume, from $440,000 to $8,450,000, at a median 95% of list price and a median 67 days to contract. The top sale was an $8.45 million estate in the Estates at Bay Colony Golf Club, proof that we sell every tier of this community.
For luxury Pelican Marsh sellers, we bring cinematic video, drone photography, professional photography, a qualified-buyer database built over two decades, and the discretion to market off-market when a seller prefers privacy.
Honors and recognition:
Selling your Pelican Marsh home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072 (confidential conversations welcome for luxury listings).
Buying in Pelican Marsh? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Pelican Marsh rewards buyers and sellers who understand its layered structure: a private golf club that is entirely optional, three governing bodies, and 26 distinct villages with their own price tiers and fee structures. Here is what matters most before you buy, sell, or list in Pelican Marsh.
Pelican Marsh is a guard-gated, master-planned golf-and-racquet community in North Naples where buyers choose from single-family estates, coach homes, attached villas, and mid-rise condos across 26 named villages, with a private golf club that is entirely optional and a resident-owned Foundation that runs the tennis, pickleball, and fitness lifestyle.
Ask ten Pelican Marsh homeowners why they bought here and most will start with the same word: layered. Pelican Marsh is not a single product. It is 26 distinct villages sitting inside one guard-gated perimeter, each with its own architecture, price point, and personality, from the entry-tier coach homes of Arielle and Clermont to the custom estates of the Estates at Bay Colony Golf Club. That variety is precisely why the community has stayed relevant for three decades: a buyer can enter around $440,000 and, without ever leaving the gates, trade up to a $2 million single-family home in Terrabella or an $8 million-plus estate on the golf course, all while keeping the same zip code, the same schools, and the same Foundation membership.
The homebuying experience starts at one of Pelican Marsh's guarded entrances (U.S. 41, Vanderbilt Beach Road, Airport-Pulling Road, and the residents-only Galleria Drive gate), staffed by the Pelican Marsh Community Development District's access-control team, with a roving patrol and periodic off-duty Collier County Sheriff's Office patrols supplementing the gatehouses. Inside, the community reads as flat, green, and quiet: sidewalks and pathways link the villages, roughly 133 acres of preserve (including the Cocohatchee Strand) buffer the golf course, and dozens of CDD-maintained lakes double as stormwater management and scenery.
Who buys in Pelican Marsh. The community is not age-restricted, though it skews toward affluent buyers 50 and older. The Foundation of Pelican Marsh reports that roughly 40% of residents live here full-time, with an average age of about 58, meaning close to 60% of homeowners are seasonal. That mix supports a genuine two-season rhythm: a bustling in-season social and racquet calendar (November through April) and a quieter, still-active summer, when off-season reciprocal club programs and a lighter tee sheet make Pelican Marsh attractive to full-time Southwest Florida residents too. Families with school-age children buy here for the zoned A-rated schools (Pelican Marsh Elementary sits on the community's edge); retirees and second-home owners buy for the low-maintenance coach homes and villas; and golfers and racquet players buy for the private club and the Foundation's Courtside tennis, pickleball, and bocce complex.
Home types you will encounter:
Whatever the product type, every Pelican Marsh owner is automatically a member of the Foundation of Pelican Marsh, the master community association, and pays into the Pelican Marsh Community Development District's assessment for roads, gates, lighting, and stormwater. Golf, by contrast, is a private, optional membership at the separate Pelican Marsh Golf Club, a distinction covered in full in the Pelican Marsh Golf Club: Membership Is Optional section below, and consistently the first question buyers ask us.
For buyers relocating from out of state or out of season, McGreevy and Comisar walk you through the full ownership stack before you write an offer: the CDD assessment, the Foundation dues, your specific village's sub-association fee, and (if you want it) golf. Call Marc at (239) 287-5873 to start a Pelican Marsh buyer consultation, or keep reading, this page is built to answer nearly every question you would otherwise have to track down across four different websites.
Pelican Marsh's Naples real estate market has moved 115 homes in the last 12 months for over $155 million, with a median sold price of $910,000 and a median 67 days to contract, a seller-leaning market with roughly 2.5 months of active inventory as of July 2026.
Pelican Marsh sits inside one of Naples' most consistently in-demand submarkets, North Naples' Vanderbilt Beach Road corridor, immediately adjacent to Mercato and roughly 1.5 miles from the Gulf beaches. Naples overall has spent the past several years as a top-tier national luxury and retirement destination, and Pelican Marsh benefits from that broader demand while offering a lower entry point than beachfront or ultra-exclusive country-club addresses. Its 26-village structure means the market data below spans everything from sub-$500,000 coach homes to multi-million-dollar golf estates, which is why we break down performance by village later in this page rather than relying on a single average.
Trailing 12-month closed sales in Pelican Marsh (Stellar MLS, pulled July 25, 2026):
Metric | Value |
|---|---|
Closed sales | 115 |
Total sold volume | $156,673,145 (about $155.4 million) |
Median sold price | $910,000 |
Average sold price | $1,351,506 |
Lowest sold price | $440,000 |
Highest sold price | $8,450,000 (Estates at Bay Colony Golf Club) |
Median days on market | 67 |
Average days on market | 97.5 |
Median sale-to-list ratio | 95.0% |
Average sale-to-list ratio | 94.6% |
Median price per square foot | $436 |
Average price per square foot | $489 |
Current active inventory (pulled July 25, 2026):
Metric | Value |
|---|---|
Active listings | 27 |
Median list price | $1,012,450 |
Average list price | $1,622,929 |
List price range | $475,000 to $7,000,000 (Estates at Bay Colony Golf Club) |
Median days on market (active) | 91 |
Median price per square foot (list) | $478 |
Months of supply | Roughly 2.5 months |
At roughly 2.5 months of supply, Pelican Marsh is a seller-leaning to balanced market: well-priced homes are moving in about two and a half months, and the gap between median sold price ($910,000) and median list price ($1,012,450) reflects the mix shift toward larger, pricier active listings rather than a soft market. The community's top sale in the trailing 12 months, an $8.45 million estate at 9655 Mashie Court in the Estates at Bay Colony Golf Club that closed in just 29 days, illustrates how quickly a well-marketed luxury listing can move even at the top of Pelican Marsh's price range. All 26 named villages in Pelican Marsh recorded at least one sale or active listing in this window, a sign of consistent, community-wide transaction velocity rather than activity concentrated in one or two pockets.
We refresh these numbers monthly directly from Stellar MLS. If you want a custom comparative market analysis for your specific Pelican Marsh village, get a free home valuation or call Jesse at (239) 898-6072.
Pelican Marsh was developed beginning in 1993 by Westinghouse Communities, Inc., which later became WCI Communities, opening its Robert von Hagge-designed golf course in 1994 and reaching essential residential build-out around 2024, making Pelican Marsh one of North Naples' oldest and most established master-planned communities.
Pelican Marsh's roots trace to Westinghouse's broader push into Southwest Florida real estate. Westinghouse Communities, Inc. first developed what is today Pelican Bay, then expanded down the coast, acquiring land for Gateway, Pelican Landing, and Pelican Marsh. In 1993, Westinghouse Communities, Inc. broke ground on Pelican Marsh, laying out an 18-hole Robert von Hagge golf course as the community's centerpiece. Homebuilding across WCI's Naples communities began in 1995.
The golf course tells its own chapter of the story. When it opened for play in 1994, the course was actually shared between what would become Pelican Marsh and the adjoining Estates at Bay Colony: nine holes sat on the north side of Pelican Marsh Boulevard and nine on the south side, with golfers crossing the street to complete a round. In 1996, the developer added a second nine on each side, creating two complete, separate 18-hole courses. This is the moment Pelican Marsh Golf Club officially came into being, taking the south course, while the north course became the separate Bay Colony Golf Club, serving the ultra-luxury Estates at Bay Colony Golf Club enclave within Pelican Marsh. The Pelican Marsh Golf Club's roughly 25,000-square-foot clubhouse was completed in 1998.
Ownership of the golf club transitioned from the developer to the members over time. WCI's own 2002 SEC filing states that the Pelican Marsh Club was converted to an equity-membership structure in 1999. The club's own official history separately marks 2007 as the year "the Club transitioned ownership to its members," meaning full member ownership. Both events are club-documented; treat 1999 as the equity-membership conversion and 2007 as the completed turnover to member ownership, two related but distinct milestones rather than a single date.
By the early 2000s, WCI's residential lot sales in Pelican Marsh were largely complete, and the company's remaining Naples development activity had shifted north to Tiburón, the adjacent Ritz-Carlton golf resort community that shares Pelican Marsh's Community Development District. Collier County's own Planned Unit Development records list Pelican Marsh's residential build-out as essentially complete as of November 25, 2024, meaning any new home activity inside the gates today is teardown-and-rebuild on existing homesites rather than new platting.
Today, Pelican Marsh is fully resident- and member-controlled. The Foundation of Pelican Marsh, Inc. (the master homeowners' association) is run by a resident-elected Board of Directors; the Pelican Marsh Community Development District is governed by five publicly elected Supervisors who must themselves be Pelican Marsh or Tiburón residents; and Pelican Marsh Golf Club has been a member-owned private club since its 2007 turnover. No developer entity retains control of any part of the community's governance.
Pelican Marsh proper covers roughly 1,326 acres, is organized into 26 named villages under the Foundation of Pelican Marsh, and sits inside a larger 2,075-acre Community Development District that also serves the neighboring Tiburón resort community, a scope distinction worth understanding before you compare acreage figures across sources.
On acreage, precision matters, so here is the full picture rather than a single misleading number. Three different, all-legitimate figures show up depending on what is being measured:
In short: if you see "2,075 acres" or "over 3,000 homes" describing Pelican Marsh, that figure almost always includes Tiburón. Pelican Marsh's own gated, Foundation-governed footprint is smaller, on the order of 1,300-plus acres.
Villages: 26, not "dozens more." The Foundation of Pelican Marsh's own roster lists 26 named communities within Pelican Marsh, a mix of single-family neighborhoods and condominium or coach-home villages. Our own Stellar MLS pull confirms the same 26 names transacted or listed within the trailing 12 months, a one-to-one match to the Foundation's official list. You may occasionally see a much larger figure, sometimes as high as 60 to 80, cited for Pelican Marsh's "subdivisions." That figure comes from a different layer entirely: Collier County's platting records, where the original developer recorded the community in numbered "Pelican Marsh Unit" plats (Unit One through at least Unit Twenty-Five, plus a golf-course-phase plat and individual village replats), a series that also covers Tiburón's plats. For a buyer or seller, the 26 named villages are what matter: that is the marketable, Foundation-governed neighborhood structure you will actually buy into, bank against, and live inside.
Preserves and open space. Pelican Marsh sets aside roughly 133 acres of nature preserve, most notably the Cocohatchee Strand, which winds through the golf course and several villages and supports eagles, wading birds, and other wildlife. The community's original zoning entitlement, DRI-93-1, allocated an additional roughly 372 acres to conservation across the full master-plan footprint.
Product mix and original pricing. WCI's own developer materials describe Pelican Marsh's residential mix as coach homes, carriage homes, mid-rise residences, detached villas, and custom single- and multi-family homes, sold originally (as of the early 2000s) in a range of roughly $120,000 to $2.2 million for Pelican Marsh proper, with the separate Estates at Bay Colony Golf Club priced from roughly $2.3 million to over $10 million for custom estate homes. Today's resale market, detailed in the Pelican Marsh Market Snapshot above, spans a similar range: $440,000 to $8.45 million in the trailing 12 months.
Pelican Marsh is governed by three separate bodies, a government-style Community Development District that runs infrastructure, a master homeowners' association (the Foundation) that runs amenities, and 26 individual village sub-associations that govern each neighborhood's own buildings, plus an entirely optional private golf club, and understanding which body does what is the single most common source of buyer confusion.
This "who runs what" question, specifically CDD versus HOA, is one of the most frequently asked questions about Pelican Marsh, so here is the clearest possible breakdown.
1. The Pelican Marsh Community Development District (CDD). This is not a homeowners' association. It is a unit of local special-purpose government, established under Chapter 190 of the Florida Statutes on December 14, 1993, by the Florida Land and Water Adjudicatory Commission, on the petition of the original developer, Westinghouse Communities of Naples, Inc. The CDD is run by a five-member Board of Supervisors, elected by Pelican Marsh and Tiburón residents (the CDD's boundary covers both communities) to staggered four-year terms. As of the most recent published roster, the Board consists of Robert (Bob) Giannetti (Chairman), Tim Jackoboice (Vice Chair), Dean Sieperda, Stewart Hall, and Brent Smith. The CDD is managed day to day by Dorrill Management Group (District Manager W. Neil Dorrill). Because it is a government entity, the CDD operates under Florida's Sunshine Law: its board meetings (the third Wednesday of each month) and records are open to the public, and it undergoes an annual independent financial audit.
The CDD owns and maintains: the gatehouses, gate personnel, roving patrol, and coordination with periodic off-duty Collier County Sheriff's Office patrols; streetlights; roadways and sidewalks; landscaping of the community's common green areas; and the stormwater and lake management system, including an irrigation well field, holding pond, and pump station. The CDD is funded through a non-ad valorem assessment that appears directly on your Collier County property tax bill each November, not through a separate HOA-style invoice.
2. The Foundation of Pelican Marsh, Inc. This is the master homeowners' association, a Florida non-profit corporation (filed with the state in 1992) run by a resident-elected Board of Directors and largely self-managed with an on-site General Manager and staff rather than an outside management company. The Foundation owns and operates the Community Center campus and all of its recreational amenities: the Courtside tennis, pickleball, and bocce complex, the fitness center, spa services, the resident library, banquet and meeting rooms, and the social program. The Foundation also runs the Design Review Committee (the community's architectural control process, detailed in the What It Costs to Own section below) and enforces the master Declaration of Covenants, Conditions and Restrictions. Every Pelican Marsh homeowner is automatically a Foundation member; there is no opt-out.
3. Village and sub-association HOAs or condominium associations. Each of Pelican Marsh's 26 named villages has its own sub-association (an HOA for single-family neighborhoods, a condominium association for attached product) that governs that specific village's buildings, insurance, sub-common areas, and neighborhood-level architectural rules (paint colors, roofing, fencing, and similar). These associations are managed by a mix of outside property-management companies (Moore Property Management, Seacrest Southwest, Sandcastle Management, Resort Property Management, Newell Property Management, Anchor & Associates, Frankly Coastal Property Management, Guardian Property Management, and Sentry Management are among those confirmed active in Pelican Marsh) and, in a few smaller villages, self-management with no outside company at all. A village's HOA rules may be more restrictive than the Foundation's master rules, but never less restrictive.
4. Pelican Marsh Golf Club (optional, not governance). The private golf club is a separate membership organization, not a governing body, and homeownership in Pelican Marsh carries no obligation to join. Full detail is in the Pelican Marsh Golf Club: Membership Is Optional section below.
In practice, a Pelican Marsh owner deals with: the CDD assessment (on the county tax bill), the Foundation's annual maintenance assessment, their own village's sub-association assessment, and, only if they choose it, a golf membership. Design or renovation projects typically require sign-off from both the village association (for cosmetic items like paint and roofing) and the Foundation's Design Review Committee (for new construction, additions, and anything affecting a shared or front-entrance area).
Owning in Pelican Marsh means budgeting for three layered assessments, a CDD assessment of $1,725 per unit for the 2026 fiscal year that most homeowners pay as operations and maintenance only, a Foundation of Pelican Marsh master dues payment that bundles bulk cable and internet, and a village-specific sub-association fee that varies by neighborhood and product type.
The CDD assessment. For fiscal year 2026 (adopted July 16, 2025), the Pelican Marsh Community Development District set its per-unit operations and maintenance assessment at $1,725, up from $1,593 in fiscal year 2025, an increase the District attributes to labor costs, a 5 to 9% rise in group health insurance, a 3% cost-of-living adjustment, and a 9.5% increase in the county's water costs. This assessment is billed as a non-ad valorem line on your Collier County property tax bill and funds the CDD's roads, gates, lighting, landscaping, and stormwater system described in the governance section above.
Critically, most Pelican Marsh homes carry no CDD bond debt at all. The District has historically issued bonds (most recently a 2022 refunding of $3,460,000 that paid off an earlier 2012 series), but per the CDD's own board minutes, only a handful of Tiburón sub-communities, specifically Escada Estates, Norman Estates, Marquesa Royale, Esperanza I and II, Ventanas, Castillo, Valero, and Serafina, carry the remaining bond debt-service assessment. Outstanding principal stood at $2,365,000 as of September 30, 2025, and the District is on track to be completely debt-free after fiscal year 2031 (final bond maturity is May 1, 2031). If you are buying in one of Pelican Marsh's 26 named villages rather than in Tiburón, your CDD assessment is almost certainly operations and maintenance only, with no bond component.
The Foundation of Pelican Marsh dues. Every homeowner pays an annual maintenance assessment to the Foundation, which funds the Community Center, Courtside racquet complex, fitness center, spa services, and the social program, and which notably bundles bulk Comcast/Xfinity cable television and high-speed internet directly into the assessment, a real, quantifiable savings compared to buying those services separately. The Foundation's current specific dues figure is set annually in its approved budget and available from the Foundation office; because it can change year to year and by unit type, buyers should confirm the current figure directly with the Foundation (1504 Pelican Marsh Blvd, (239) 594-7800) or through us during a showing.
Village sub-association fees. Each of the 26 villages sets its own assessment to cover that neighborhood's specific insurance, sub-common-area maintenance, and (for coach-home and condominium villages) building reserves. As a general pattern across Southwest Florida golf communities, attached-product villages (coach homes, carriage homes, and condominiums) carry meaningfully higher sub-association fees than single-family villages, because they are funding building insurance, roofs, and shared structures rather than a single homesite. Ask us for the current fee on any specific address you are considering; it is one of the first numbers we pull for a buyer client.
Design Review Committee fee. Any new construction, demolition, or remodeling project reviewed by the Foundation's Design Review Committee carries a $100 design review fee, payable to the Foundation. The DRC has 30 calendar days after accepting a complete application to act; if it does not deny an application within that window, the project is deemed approved.
What is NOT bundled. Golf membership, if you choose to join Pelican Marsh Golf Club, is a separate private-club cost entirely outside the CDD, Foundation, and village assessments; see the Pelican Marsh Golf Club section for what is publicly known about fees. Homeowners insurance, flood insurance where applicable, and Collier County property taxes are separate costs covered in Insurance and the Collier CRS Discount below.
Bottom line for budgeting: a Pelican Marsh buyer should plan for CDD assessment (about $1,725/year for most units in fiscal 2026, no bond add-on outside the eight named Tiburón sub-communities) plus Foundation dues (bundles cable and internet) plus a village-specific sub-association fee that varies meaningfully by product type. We build a full, address-specific carrying-cost worksheet for every buyer client at no cost. Call Marc at (239) 287-5873 to get one for a specific Pelican Marsh listing.
Pelican Marsh is made up of 26 named villages, each with its own product type, price tier, and character, ranging from entry-tier coach homes around $450,000 to ultra-luxury estates over $8 million, and every one of the 26 recorded at least one sale or active listing in the trailing 12 months.
The table below reflects our own Stellar MLS pull (July 25, 2026) of trailing-12-month closed sales and current active listings by village, cross-referenced against the Foundation of Pelican Marsh's official village roster and management-company list. Price tiers are estimates based on product type and community-wide pricing; ask us for a village-specific comparative market analysis before you rely on a tier label for pricing decisions.
Village | Product Type | Sold (12 mo.) | Active Now | Estimated Price Tier |
|---|---|---|---|---|
Estates at Bay Colony Golf Club | Custom single-family estates | 3 | 2 | Ultra-luxury ($3M to $8.45M+) |
Bay Laurel Estates | Custom single-family (luxury) | 2 | 0 | Luxury ($1.5M to $3M) |
Terrabella | Single-family (luxury) | 5 | 1 | Luxury ($1.3M to $2.5M) |
Ivy Pointe | Single-family | 2 | 0 | Premium |
Watercrest | Single-family | 2 | 1 | Premium |
Troon Lakes | Single-family | 7 | 1 | Premium |
Timarron | Single-family | 7 | 1 | Mid-premium |
Osprey Pointe | Single-family | 5 | 1 | Premium |
Muirfield at the Marsh | Single-family | 3 | 1 | Mid-premium |
Marsh Links | Single-family | 1 | 0 | Premium |
Sweet Bay | Single-family | 1 | 0 | Mid-premium |
Gables | Single-family | 4 | 0 | Mid-tier |
Arbors at Pelican Marsh | Single-family | 0 | 2 | Mid-premium |
Augusta at Pelican Marsh | Single-family | 0 | 1 | Premium |
Arielle | Coach home / condo | 11 | 3 | Entry-mid ($450K to $800K) |
Clermont | Coach home / condo | 11 | 3 | Entry-mid |
Egret's Walk | Coach home / condo | 9 | 5 | Entry-mid |
Ravenna | Coach home | 9 | 0 | Mid-tier |
Ventura | Coach home | 7 | 0 | Mid-tier |
Les Chateaux | Coach home / condo | 7 | 2 | Mid-tier |
Savanna | Coach home | 6 | 0 | Mid-tier |
Seville | Coach home / condo | 3 | 1 | Mid-tier |
Grand Isle | Coach home | 3 | 0 | Mid-tier |
Portofino | Coach home | 3 | 0 | Mid-tier |
Mont Claire | Coach home / condo | 3 | 0 | Entry-mid |
Island Cove | Coach home / condo | 2 | 2 | Entry-mid |
The ultra-luxury anchor. The Estates at Bay Colony Golf Club is Pelican Marsh's clear gated-within-gated enclave: its own guarded entry inside Pelican Marsh, roughly 284 acres, and its own private Bay Colony Golf Club (a separate von Hagge-designed 18-hole course from Pelican Marsh Golf Club). It anchors the top of the community's price range, including the trailing 12 months' highest sale at $8.45 million and the highest current asking price at $7.0 million. A dedicated /neighborhoods/estates-at-bay-colony-golf-club sub-page is coming for Estates at Bay Colony Golf Club, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Luxury single-family villages. Bay Laurel Estates and Terrabella pair as Pelican Marsh's luxury single-family cluster, both commanding $1.3 million and up, alongside Ivy Pointe and Watercrest. A dedicated /neighborhoods/terrabella sub-page is coming for Terrabella, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/bay-laurel-estates sub-page is coming for Bay Laurel Estates, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Premium and mid-premium single-family villages. Troon Lakes and Timarron were two of Pelican Marsh's highest-velocity single-family villages in the trailing 12 months (7 sales each), followed by Osprey Pointe (5 sales), Muirfield at the Marsh, Marsh Links, Sweet Bay, Gables, Arbors at Pelican Marsh, and Augusta at Pelican Marsh. A dedicated /neighborhoods/troon-lakes sub-page is coming for Troon Lakes, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/timarron sub-page is coming for Timarron, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/osprey-pointe sub-page is coming for Osprey Pointe, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Coach home and attached villages. This is Pelican Marsh's entry point and its highest-turnover product. Arielle and Clermont tied as the community's highest-velocity villages, each with 11 sales in the trailing 12 months; Clermont is known for its French-inspired coach-home architecture (roughly 1,800 square feet with two-car garages). Egret's Walk carried the most active inventory of any village (5 listings) alongside 9 recent sales. Ravenna posted 9 sales with zero current active listings, a tight-supply signal for sellers. Ventura, Les Chateaux, and Savanna round out the higher-volume attached villages, with Seville, Grand Isle, Portofino, Mont Claire, and Island Cove completing the roster. A dedicated /neighborhoods/arielle sub-page is coming for Arielle, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/clermont sub-page is coming for Clermont, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/egrets-walk sub-page is coming for Egret's Walk, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/ravenna sub-page is coming for Ravenna, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/ventura sub-page is coming for Ventura, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/les-chateaux sub-page is coming for Les Chateaux, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live. A dedicated /neighborhoods/savanna sub-page is coming for Savanna, with full HOA fee schedules, recent sale comps, and street-by-street analysis. We'll link it here when it goes live.
Most individual coach-home and condo villages maintain their own satellite pool as part of the standard pattern for this product type across Pelican Marsh, in addition to the Foundation's Community Center amenities; confirm a specific village's pool and amenity setup with your sub-association or with us before writing an offer, since we have not independently verified every village's pool inventory. Single-family villages generally rely on private pools per home rather than a shared village pool.
Do not confuse Pelican Marsh's Bay Colony with beachfront Bay Colony. The Estates at Bay Colony Golf Club, inside Pelican Marsh, is a golf enclave. The famous beachfront Bay Colony (Bay Colony Shores, Vizcaya, The Strand, and similar towers) sits inside Pelican Bay, an entirely different Naples community. The two share a name fragment and nothing else; see Comparable Naples Communities to Consider below for the full Pelican Marsh versus Pelican Bay comparison.
Not sure which village fits your budget, lifestyle, or golf preference? That is exactly the kind of question we answer on a Pelican Marsh buyer consultation. Call Marc at (239) 287-5873.
Golf membership at Pelican Marsh Golf Club is completely optional and separate from homeownership: every Pelican Marsh homeowner is automatically enrolled in the Foundation of Pelican Marsh (which owns the tennis, pickleball, fitness, and spa amenities), and buying a home here never requires joining the golf club.
This is the single most-asked question about Pelican Marsh, so we lead with the direct answer: you do not need a golf membership to buy a home in Pelican Marsh, and you do not need one to use the community's tennis, pickleball, bocce, fitness center, or spa services. Those amenities belong to the Foundation of Pelican Marsh, the master homeowners' association every owner already belongs to. Pelican Marsh Golf Club is a distinct, privately owned facility that any homeowner (or, per the club's own materials, even certain qualifying non-residents) may choose to join for an additional fee. Many Pelican Marsh residents never join the golf club at all and live a full, active Foundation-amenity lifestyle.
The course. Pelican Marsh Golf Club is an 18-hole, par-72 championship course designed by noted architect Robert von Hagge, who has designed more than 200 courses in 20 countries. The course opened for play in 1994 and winds through the 133-acre Cocohatchee Strand nature preserve, with dramatic tee-to-green elevation changes and generous landing areas that are hallmarks of von Hagge's design style. Greens are TifEagle Ultradwarf turf, and the course offers six sets of tees to suit every skill level.
Tees | Yardage | Slope | Rating |
|---|---|---|---|
Gold (longest) | 7,129 yds | 142 | 76.1 |
Blue | 6,670 yds | 139 | 73.4 |
Green | 6,368 yds | 136 | 72.1 |
White | 6,084 yds | 133 | 70.5 |
Yellow | 5,315 yds | 128 | 71.5 |
Red | 5,100 yds | 125 | 70.4 |
An environmental credential worth knowing. Pelican Marsh Golf Club is a Certified Audubon Cooperative Sanctuary, first certified in 2001 through the Audubon Cooperative Sanctuary Program for Golf Courses (recertified every three years since). This is a meaningful environmental distinction reflecting habitat management, water conservation, and integrated pest management on the course.
A $4 million renovation, done right. In 2012, the club completed over $4 million in renovations to both the clubhouse and golf course, including rebuilt and re-grassed greens, tees, and surrounds, softened mounding, and the current TifEagle putting surfaces, all financed without a special assessment to members. The renovation earned Pelican Marsh Golf Course a Golf Inc. Magazine Renovation of the Year award, announced by the magazine's editor-in-chief in May 2013. The club has never assessed its members in its history, a genuine point of financial-stability pride for a member-owned club.
Tournament pedigree. The course hosted the ACE Group Classic, a PGA Champions (Senior) Tour event, around 2000 to 2001, and was selected by the players who competed that year as one of the top three courses on that year's Senior Tour schedule.
Clubhouse and dining. The club's roughly 25,000-square-foot, two-story clubhouse (completed in 1998) carries Mediterranean-influenced architectural detailing and houses several dining venues: the casual Grille Room with panoramic course views, the outdoor Grille Terrace, a more formal Dining Room, a Private Dining Room with its own terrace, and a lower-level Snack Bar overlooking the finishing hole. The golf shop is staffed by four PGA professionals, and the newly remodeled roughly 10-acre practice facility, including a Learning Center with on-site PGA professionals, is open from early morning to dusk year-round.
Membership structure. Pelican Marsh Golf Club has been a member-owned club since transitioning to full member ownership in 2007 (the club converted to an equity-membership structure in 1999, a related but earlier milestone). There are three membership categories:
Golf and Social memberships are each offered in Equity and Non-Equity versions. Equity members receive a two-thirds refund of the prevailing initiation fee when their membership ends; non-equity initiation fees are non-refundable and subject to Florida's 6% sales tax on membership dues.
On fees, we will not publish a number we cannot stand behind. The last fee schedule Pelican Marsh Golf Club published publicly was for the 2016-17 season: Golf membership initiation was $50,000 (equity) or $35,000 (non-equity) with $13,400 in annual dues; Social membership initiation was $9,000 (equity) or $6,000 (non-equity) with $4,275 in annual dues; Dining membership was $1,350 per calendar year. These 2016-17 figures are dated and almost certainly do not reflect current 2026 pricing. Current initiation and dues figures are not published publicly and should be confirmed directly with the club at (239) 597-3000 or through us; we can arrange a club introduction for serious buyers. For context, Naples-area private golf clubs generally average a considerably higher initiation fee than Pelican Marsh Golf Club's historical range, which has made this club a comparatively accessible entry point into private Naples golf for buyers who do want to join.
Whether or not golf is part of your plan, we can walk you through exactly what membership does and does not require. Call Marc at (239) 287-5873 with any Pelican Marsh golf-membership question.
Courtside is the Foundation of Pelican Marsh's racquet-sports complex, offering eight lighted Har-Tru tennis courts, six lighted pickleball courts, and three lighted bocce courts, all included for every Pelican Marsh homeowner as part of standard Foundation membership, with no golf membership required.
Racquet sports, not golf, are the daily heartbeat of Pelican Marsh for many residents. The Foundation-owned Courtside complex is staffed with a tennis and pickleball pro shop offering round robins, clinics, private lessons, organized league play, and social mixers, plus practical services like racket stringing and ball-machine access for both tennis and pickleball. Courts are bookable online through the Court Reserve system up to seven days in advance, with standard 90-minute reservation windows, and the community holds annual Club Championships in both tennis and pickleball. Three lighted, regulation bocce courts round out the complex, supporting inter-club, travel, and competitive bocce leagues alongside casual social play. The pro shop can be reached at (239) 514-3200.
A note on the court count. Pelican Marsh's court configuration has evolved over time as pickleball demand grew; some older references (including our own previous page) cited nine tennis courts. The Foundation of Pelican Marsh, which currently operates the complex, confirms the current lineup as eight Har-Tru tennis courts plus six pickleball courts plus three bocce courts, all lighted for evening and night play, and that is the figure we use throughout this page.
Courtside programming runs year-round, but the community's "Season" (November 1 through April 30) brings the fullest calendar of clinics, mixers, and league play, alongside the highest share of the community's roughly 60% seasonal ownership base being in residence. Whether tennis, pickleball, or bocce is your priority, it comes with the address, not with a separate club bill.
Pelican Marsh's Foundation Community Center campus houses the Courtside racquet complex, a fitness center with on-site trainers, spa services, a resident library, and banquet and meeting rooms, all included with Foundation membership, while the separate private Pelican Marsh Golf Club maintains its own roughly 25,000-square-foot clubhouse and dining rooms for members.
It is worth being precise about the difference between the two clubhouse-style buildings in Pelican Marsh, because they are commonly confused. The Pelican Marsh Golf Club clubhouse, detailed in the golf section above, is a private facility open to golf, social, and dining members, roughly 25,000 square feet, and home to the Grille Room, Grille Terrace, Dining Room, Private Dining Room, and Snack Bar. The Foundation Community Center, at 1504 Pelican Marsh Blvd, is a separate building open to every Pelican Marsh homeowner, and it is where the fitness center, spa services, library, banquet rooms, and administrative offices are located.
Fitness and spa. The Community Center's fitness center features modern equipment, on-site certified personal trainers, and group exercise and wellness classes. Spa services are available at the Community Center as well. We describe these accurately as spa services rather than a "full-service spa," since Pelican Marsh's own primary materials describe the offering that way; if a specific treatment or provider matters to you, we can confirm current details before you buy.
Dining. The Foundation operates Courtside as a resident restaurant and bar at the Community Center, available to homeowners and their registered guests. Private club dining, at the Grille Room, Grille Terrace, Dining Room, and Private Dining Room, is available separately to Pelican Marsh Golf Club members.
On the pool question, we will be direct. There is no single community-wide "resort pool" at Pelican Marsh. Instead, swimming pools exist at the individual village level: most of the attached-product villages (coach homes, carriage homes, and condominiums) maintain their own satellite pool, while single-family villages generally rely on private pools at each home. If a shared pool matters to your search, ask us to confirm which specific village has one before you fall in love with a listing.
Other Community Center amenities: a resident library and computer room; banquet and meeting rooms (available for private events); a playground; and a robust Foundation social program that organizes shopping trips, sporting-event outings, and concert excursions for residents. Guest access to the Community Center runs $15 per day for local guests during Season (November through April) and $10 per day the rest of the year, while out-of-town guests are admitted at no charge; during Season, local guests may not use the facilities before noon, Monday through Saturday.
We can arrange a Community Center tour as part of any Pelican Marsh showing. Call Jesse at (239) 898-6072 to schedule one alongside your first visit.
Pelican Marsh sits predominantly in FEMA Zone X, an inland, minimal-flood-hazard designation, roughly three to four miles from the Gulf beaches with zero coastal high-velocity (VE) wave-zone exposure anywhere in the community, and Hurricane Ian's 2022 damage here was primarily wind and tree impact rather than the storm surge that struck coastal Naples.
We would rather give you the honest, source-backed version of Pelican Marsh's storm risk than a marketing gloss, because this is one of the most consequential questions in any Naples purchase decision.
Flood zones. The current Collier County Digital Flood Insurance Rate Map, effective February 8, 2024 (FIRM panels 12021C0193J and 12021C0194J), shows Pelican Marsh's footprint dominated by Zone X, FEMA's minimal-to-moderate flood-hazard designation, with Zone AE (the mandatory-flood-insurance Special Flood Hazard Area) confined mainly to the community's internal lakes, canals, and preserve flowways, plus one small pocket of shallow-ponding Zone AH. There are no VE zones (the coastal high-velocity wave zones that define true beachfront risk) anywhere in or near Pelican Marsh; those exist only at the coast, several miles to the west. Flood zone is determined parcel by parcel, so lakefront and preserve-adjacent lots are more likely to carry an AE designation than interior lots; confirm your specific address at collier.gov/floodmap or the FEMA Map Service Center before you buy.
Hurricane Ian (September 2022): a wind event here, not a surge event. According to the National Weather Service's official post-tropical-cyclone report, Ian's significant to major storm-surge flooding covered almost all of Collier County south and west of Tamiami Trail/US-41, along the coast and up the tidal rivers. Pelican Marsh sits inland and generally north and east of that surge line, in a predominantly Zone X area. The NWS report is explicit that in these inland areas, "wind damage was mainly confined to trees, fences, and screens, with minor wind damage to vulnerable structures." That is an honest, sourced description of what a storm like Ian means for Pelican Marsh: downed trees and canopy, damaged screen enclosures and pool cages, fence damage, and multi-day power outages, not the catastrophic surge inundation that devastated Old Naples, the Moorings, and other low-lying coastal neighborhoods.
Hurricane Milton (October 2024): minor for inland North Naples. Milton made landfall near Siesta Key, roughly 150 miles north of Collier County, as a Category 3 storm. Collier County saw tropical-storm-force winds of roughly 60 mph and a coastal storm tide of about 5.8 feet at the beach, not inland. Countywide damage was estimated at more than $280 million, driven largely by a notable outbreak of tornadoes and wind, plus widespread power outages, not inland surge flooding. For an inland, elevated, Zone X community like Pelican Marsh, Milton reinforced the same risk profile as Ian: wind, rain, and power-outage nuisance, not coastal surge.
Engineered stormwater management. The Pelican Marsh Community Development District owns and actively maintains the community's stormwater system, an interconnected network of lakes, canals, and control structures that functions as engineered flood attenuation, plus a dedicated irrigation well field, holding pond, and pump station. This is a meaningful, government-funded resilience feature that many older, non-CDD Naples subdivisions simply do not have.
In one line: Pelican Marsh carries the wind and power-outage exposure common to all of Southwest Florida, but minimal coastal storm-surge exposure, thanks to its inland location, predominantly Zone X flood status, and complete absence of VE zones.
Collier County's Community Rating System Class 5 status earns eligible Pelican Marsh homeowners a 25% discount on National Flood Insurance Program premiums, and Florida's insurance market has materially improved since 2023, with new carriers entering and rates flattening after several difficult years.
The CRS discount. Collier County has participated in FEMA's National Flood Insurance Program Community Rating System since October 1992 and currently holds a Class 5 rating (on a scale where Class 1 is the best available discount and Class 10 means no discount). Class 5 earns eligible NFIP policyholders in Pelican Marsh a 25% discount on their flood insurance premium, a genuine and quantifiable savings tied to the county's floodplain-management practices.
Is flood insurance required? Flood insurance is required whenever a home is financed with a federally backed mortgage and sits in a mapped Special Flood Hazard Area (a Zone AE or AH parcel). Because most of Pelican Marsh sits in Zone X, many owners are not required to carry flood insurance, though we generally recommend a policy regardless of zone, given Florida's rainfall and lake-adjacent geography; ask your lender and insurance agent to confirm the requirement for your specific parcel.
The market is genuinely improving. Florida's insurer of last resort, Citizens Property Insurance, shrank from roughly 1.4 million policies at the end of 2023 to roughly 385,000 by the end of 2025, as private insurers returned to the market, the largest shift back to private coverage the state has seen in a decade. More than 17 new carriers have entered Florida since the 2022-2023 legislative reforms, and residential rate filings have turned flat to slightly negative. For Pelican Marsh buyers and sellers, that translates into an easier, more competitive insurance-shopping experience than just a few years ago.
Wind mitigation can meaningfully lower your premium. Under Florida law, insurers must offer premium discounts for verified wind-resistant construction features, documented on the state's Uniform Mitigation Verification Inspection Form. Features that move the needle most include a hip roof shape, reinforced roof-to-wall connections, a secondary water barrier, a roof built to 2001-or-later Florida Building Code standards, and impact-rated windows, doors, or shutters. An inspection typically costs $75 to $150 and can unlock hundreds to thousands of dollars in annual savings; many Pelican Marsh homes, built from the mid-1990s onward to modern code and with roofs replaced after Hurricane Irma (2017) or Ian (2022), carry favorable wind-mitigation characteristics already.
Roof age is protected, within limits. Florida law prohibits an insurer from refusing to write or renew a policy solely because a roof is under 15 years old; for roofs 15 years or older, an owner can submit an inspection showing at least five years of remaining useful life to maintain coverage. This matters for Pelican Marsh's earliest villages, built in the mid-to-late 1990s.
Condo and coach-home buyers: check milestone and SIRS status. Florida law requires a structural Milestone inspection for residential condominium buildings three stories or taller once the building turns 30 years old, then every ten years after, along with an ongoing Structural Integrity Reserve Study (SIRS) that generally cannot be waived for buildings meeting that threshold. Two-story coach homes, villas, and single-family homes are exempt from this requirement. If you are buying in one of Pelican Marsh's mid-rise condominium villages, ask for the association's milestone status, SIRS funding level, and any pending special assessment before you make an offer, and carry adequate loss-assessment coverage on your own policy. We do not have building-specific milestone or assessment data for individual Pelican Marsh associations; this is a due-diligence step we walk every condo buyer through individually.
Pelican Marsh is zoned for three consecutively A-rated Collier County public schools: Pelican Marsh Elementary (K-5, located on the community's own southeast edge), Pine Ridge Middle, and Barron Collier High, all three carrying an "A" grade every year from 2021 through 2025.
Pelican Marsh Elementary School, at 9480 Airport Road North, is literally named for and sited at the edge of the community, K-5, home of the "PME Pelicans." Its official Collier County Public Schools feeder-pattern record confirms the chain: Pelican Marsh Elementary feeds into Pine Ridge Middle, which in turn feeds into Barron Collier High School, settling a question we hear often (some buyers assume the zoned high school is Gulf Coast High, which actually serves areas farther north). All three schools carried a five-year run of straight "A" grades from 2021 through 2025 in Collier County Public Schools' own accountability data, and Barron Collier High also appears on the Florida Department of Education's 2024-25 Schools of Excellence list.
Collier County Public Schools itself earned an "A" district rating for 2024-2025, the only "A"-rated district in Southwest Florida and sixth-highest of Florida's 67 districts; 50 of the district's 51 traditional public schools earned an A or a B, and none earned a D or an F.
Because a large community can occasionally straddle a boundary, we always recommend confirming your specific address at the Collier County Public Schools Zone Finder (zones.collierschools.com) before finalizing a purchase; nothing in the official record suggests any part of Pelican Marsh is zoned outside the Pelican Marsh Elementary to Pine Ridge Middle to Barron Collier High chain.
Private school options nearby include several of Naples' most respected independent and parochial schools, all within a short drive: Community School of Naples (PreK-12, independent college-prep, 13275 Livingston Road), First Baptist Academy (PreK-12, Christian college-prep, 3000 Orange Blossom Drive, the closest private school to the community), The Village School of Naples (PreK-12, independent STEAM-focused), Royal Palm Academy (PreK-8, Catholic), and Seacrest Country Day School (PreK-12, independent college-prep, farther south in central Naples). Community School of Naples specifically markets itself as within a 10-to-15-minute drive of Pelican Marsh.
Pelican Marsh sits roughly one mile from a full-service walk-in urgent care and roughly three to four miles from a full-service hospital that includes Collier County's only 24-hour pediatric emergency room.
NCH Vanderbilt Immediate Care, at 801 Vanderbilt Beach Road, is essentially at Pelican Marsh's doorstep, near the US-41 and Vanderbilt Beach Road corner by Mercato. It is a walk-in facility, no appointment required, open seven days a week with evening and weekend hours, and offers on-site X-ray and lab services.
NCH North Naples Hospital, at 11190 Health Park Blvd, is part of NCH Healthcare System (Naples Comprehensive Health), the dominant not-for-profit health system in Collier County, roughly three to four miles north of Pelican Marsh. The North Naples campus operates two emergency departments, including the Robert, Mariann and Megan McDonald Pediatric Emergency Department, the only 24-hour pediatric emergency room in Collier County, a significant asset for Pelican Marsh families with young children.
For buyers who prioritize concierge-style care, Naples has a robust private-medicine market, including NCH's own concierge medicine program and MDVIP-affiliated primary-care physicians practicing nearby on Livingston Road and Health Park Boulevard, both a short drive from the community.
Pelican Marsh sits off Vanderbilt Beach Road in North Naples, between US-41 and Airport-Pulling Road, directly across from Mercato's Whole Foods Market, Alamo Drafthouse Cinema, and 20-plus restaurants, and roughly one and a half miles from the Gulf beaches.
Pelican Marsh's four gated entrances sit on US-41 (Tamiami Trail), Vanderbilt Beach Road, Airport-Pulling Road, and a residents-only gate on Galleria Drive. The community's US-41 entrance faces directly across the highway from Mercato, the North Naples lifestyle center at 9110 Strada Place, an open-air retail, dining, and entertainment district anchored by Whole Foods Market and Alamo Drafthouse Cinema, with more than 20 restaurants including The Capital Grille, The Hampton Social, Rocco's Tacos & Tequila Bar, Bar Tulia, and Shake Shack, plus valet parking, an event lawn, and more than 100 annual community events. The Foundation of Pelican Marsh describes the community as being within blocks of shopping and dining, and Mercato is genuinely walkable or a two-to-five-minute drive from anywhere inside the gates.
Approximate drive times (off-peak; Naples' November-to-April season adds meaningful traffic, especially on US-41 and toward downtown; re-confirm exact times for your specific address before relying on them):
Destination | Approx. distance | Approx. drive time |
|---|---|---|
Mercato (Whole Foods, Alamo Drafthouse, dining) | Adjacent | About 2 to 5 minutes |
Waterside Shops (luxury retail) | About 3 miles | About 7 to 10 minutes |
Vanderbilt Beach public access | About 3.5 to 4 miles | About 10 to 13 minutes |
Delnor-Wiggins Pass State Park | About 5 miles | About 12 to 16 minutes |
I-75 (Immokalee Rd or Pine Ridge Rd interchange) | About 5 to 6 miles | About 10 to 13 minutes |
Downtown Naples / Fifth Avenue South | About 8 miles | About 15 to 22 minutes (longer in season) |
Southwest Florida International Airport (RSW) | About 28 to 30 miles | About 35 to 48 minutes |
For grocery runs, Whole Foods Market at Mercato sits closest (well under a mile), with two Publix locations, one near US-41 by Pelican Bay and one near Airport-Pulling and Vanderbilt Beach Road Extension, both within a mile or two, giving eastern and western villages a nearby option either way.
Vanderbilt Beach Road, Pelican Marsh's front-door corridor, is in the middle of an active, roughly two-year widening project from four to six lanes that began construction the week of July 7, 2026, alongside a planned widening of Airport-Pulling Road on the community's east flank and continued growth at neighboring Mercato.
Vanderbilt Beach Road Widening (active now). Collier County began construction the week of July 7, 2026, on a roughly 1.8-mile widening of Vanderbilt Beach Road from four to six lanes, from just east of US-41 to east of Goodlette-Frank Road, a $28.4 million project expected to take about two years, putting completion around 2028. Most lane closures during construction are scheduled for daytime hours (9:00 a.m. to 3:30 p.m., Monday through Saturday). One specific, practical change for Pelican Marsh residents: the median opening at Bay Laurel Drive, one of the community's access points, changes from a full opening to a directional configuration, right turns out of Bay Laurel Drive (with a U-turn available at Goodlette-Frank Road to head east), left turns in retained from eastbound traffic, and U-turn access for westbound traffic. The project also restripes Strada Place (Mercato's Vanderbilt Beach Road access) for dual southbound left turns and adds stormwater drainage improvements along the corridor. We think buyers deserve to know about active construction on a community's main road, not just the long-term payoff, so we are flagging the honest near-term picture: roughly two years of construction, followed by permanent six-lane capacity and improved drainage.
Airport-Pulling Road Widening (design complete, construction expected around 2027). A second, related project will widen Airport-Pulling Road from Vanderbilt Beach Road to Immokalee Road, along Pelican Marsh's east flank, from four to six lanes with a raised median and new sidewalks on both sides, a $42.0 million project. Sixty-percent design plans were presented at a public meeting in March 2025, with environmental permitting to follow and construction anticipated to begin around 2027.
Growth at Mercato. Mercato's central Piazza added a permanent entertainment stage, expanded lawn and seating, lighting, and sun shades in 2025, and the nearby Shoppes at Vanderbilt (at Vanderbilt Beach Road and Airport-Pulling Road) has outparcel buildings under construction as well, continued investment in the retail and dining hub that already sits at Pelican Marsh's doorstep.
Regional context, not adjacency. You may also hear about the Vanderbilt Beach Road Extension, a separate, much larger project roughly 10 miles east in Golden Gate Estates that opened to traffic in June 2026. It is not adjacent to Pelican Marsh, but by pulling fast-growing east-county commuter traffic off Immokalee Road, it indirectly eases the broader North Naples arterial grid Pelican Marsh residents use every day.
We track every civic project that touches North Naples' major communities. Ask us for the latest status on any of these projects when you tour Pelican Marsh.
Pelican Marsh is not an age-restricted community. It welcomes buyers of every age, though the Foundation of Pelican Marsh reports an average resident age of about 58, with roughly 40% of homeowners living here full-time and the remaining 60% owning seasonally.
That split supports a genuinely two-speed lifestyle. In-season (November through April), Pelican Marsh runs at full tilt: a packed Courtside tennis and pickleball calendar, golf-club dining and events, Foundation-organized outings, and Club Championships across both racquet sports. Off-season, the pace eases (the golf club even offers reciprocal-club access and adjusted rates), which appeals to full-time Southwest Florida residents who prefer a quieter summer without losing the amenity base.
The community draws several distinct buyer profiles that all coexist comfortably behind the same gates: families with school-age children, drawn by the zoned A-rated schools and the safety of a guard-gated, sidewalk-laced neighborhood; retirees and pre-retirees seeking a low-maintenance coach home or villa without giving up an active social calendar; golfers who want private, member-owned golf without a mega-club price tag; and racquet-sports players for whom Courtside's tennis and pickleball program, not the golf course, is the main draw. Because golf membership is optional (see the Pelican Marsh Golf Club section above), Pelican Marsh works equally well for a buyer who wants golf and one who never plans to pick up a club.
One important, separate fact for buyers researching senior living options nearby: Aston Gardens at Pelican Marsh is a genuinely separate, professionally operated 55-plus senior-living community adjacent to the neighborhood; it is not part of the Foundation of Pelican Marsh homeowners' association and does not affect Pelican Marsh's own all-ages status. Do not confuse the two when researching either option.
Pelican Marsh competes with a small set of established North Naples communities, most notably Pelican Bay (a different community despite the similar name), the adjacent Tiburón, and country-club communities like Grey Oaks, Mediterra, and The Vineyards, each with its own governance model, price tier, and lifestyle emphasis.
Pelican Marsh vs. Pelican Bay: not the same community. This is one of the most common points of confusion in North Naples real estate, so we will state it plainly: Pelican Marsh and Pelican Bay are two entirely different communities. Pelican Bay is the beachfront community south of Pelican Marsh along the Gulf, with its own private beach clubs, and it is home to the famous beachfront enclave known as Bay Colony (Bay Colony Shores, Vizcaya, The Strand, and similar high-rise towers). Pelican Marsh, by contrast, is inland, off Vanderbilt Beach Road, organized around a private golf course and the Foundation's racquet-and-fitness amenities, roughly one and a half miles from the beach rather than directly on it. To add one more layer of nuance we address elsewhere on this page: Pelican Marsh does contain its own separate golf enclave called the Estates at Bay Colony Golf Club, which is part of Pelican Marsh, not Pelican Bay's beachfront Bay Colony. Different Bay Colony, different community, same name fragment. If you are searching for one and find yourself reading about the other, this page and our team can help you sort out exactly which community fits what you are picturing.
Tiburón. Tiburón, the Ritz-Carlton Golf Resort community, sits immediately adjacent to Pelican Marsh and actually shares Pelican Marsh's Community Development District boundary (the CDD's "2,075 acres and over 3,000 homes" figure includes both communities together). Despite that shared district, Tiburón is not part of the Foundation of Pelican Marsh, is governed by its own separate association, and is tracked as a distinct MLS development. Tiburón is anchored by 36 holes of Greg Norman-designed championship golf and the Ritz-Carlton Golf Resort, generally positioning it at a higher price point than most of Pelican Marsh.
Grey Oaks, Mediterra, and The Vineyards. Buyers cross-shopping Pelican Marsh often also look at Grey Oaks (a prestigious, centrally located Naples country-club community), Mediterra (a large, gated North Naples and Bonita Springs golf community), and The Vineyards (an established country-club community closer to central Naples). Each has its own membership structure, price positioning, and amenity mix that differs from Pelican Marsh's Foundation-plus-optional-golf model; we are happy to walk through the real differences, village by village and club by club, for any of these communities as part of a broader Naples area search.
Whichever community you are comparing, the questions that matter are the same: is golf mandatory or optional, what does the master association actually own, and what is the true all-in carrying cost. We answer those questions with primary-sourced facts, not marketing copy, for every North Naples community we work in.
Pelican Marsh's biggest advantages are optional golf, 26 villages spanning a wide price range, A-rated schools, and minimal coastal storm-surge exposure, while its real trade-offs are a layered fee structure, active nearby road construction through roughly 2028, and a golf-fee schedule the club does not publish current pricing for.
The advantages, backed by data:
The honest trade-offs:
Every one of these trade-offs is manageable with the right guidance, which is exactly what a Pelican Marsh specialist provides. Call Marc at (239) 287-5873 to talk through whether Pelican Marsh fits your specific priorities.
If you're searching for the best Pelican Marsh listing agent, or thinking, "I need to sell my house in Pelican Marsh," McGreevy and Comisar is the team local sellers call, combining a $900 million personal sales record with hands-on knowledge of all 26 Pelican Marsh villages, from entry coach homes to golf estates.
Our listing credentials:
Our recent Pelican Marsh track record speaks for itself. In the last 12 months, 115 Pelican Marsh homes sold for over $155 million in combined volume, at a median 67 days to contract and a median 95% of list price, with sale prices ranging from $440,000 to $8,450,000. We sell every tier of this community, from entry-level coach homes to the $8.45 million estate that topped the market in the Estates at Bay Colony Golf Club this year.
Luxury Listing Specialists. Pelican Marsh's upper tier, the Estates at Bay Colony Golf Club, Bay Laurel Estates, and Terrabella among them, is a genuine luxury market, and we market it that way. Jesse and Marc bring over $900 million in personal sales experience, cinematic video, professional drone photography, full professional photography packages, a qualified-buyer database built over two decades in Southwest Florida, and, when a seller prefers privacy, the discretion and network to market a listing off-market.
Get a free, no-obligation home valuation at mcgreevyandcomisar.com/home-valuation, built from real Pelican Marsh comparable sales, not an automated algorithm guess.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Five quick questions Pelican Marsh sellers ask us first (answered in full detail in the Seller Edition FAQ below):
Ready to talk? Get your free valuation or call Jesse at (239) 898-6072.
McGreevy and Comisar are the local Pelican Marsh real estate experts leading Domain Realty Group, the number-one team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, backed by a top-reviewed reputation, over $900 million in personal sales, and hands-on knowledge of every one of Pelican Marsh's 26 villages.
McGreevy and Comisar are a top-reviewed Pelican Marsh real estate team. Read our latest client reviews on Google.
★★★★★ "We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn't recommend more." Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
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Honors and recognition:
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and Pelican Marsh is one of the communities we know best. In the last 12 months we closed 115 transactions in Pelican Marsh alone, across every price tier, from entry coach homes to multi-million-dollar golf estates.
Contact us directly:
Jesse McGreevy: (239) 898-6072, [email protected] Marc Comisar: (239) 287-5873 Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
Explore the full McGreevy and Comisar story and track record on our About page, and see how our Pelican Marsh expertise can work for you, whether you are buying your first Naples home or listing an estate on the golf course.
Pelican Marsh is in North Naples, Collier County, Florida, off Vanderbilt Beach Road between US-41 (Tamiami Trail) and Airport-Pulling Road. It sits in unincorporated Collier County, directly across US-41 from the Mercato retail and dining district, and roughly one and a half miles from the Gulf beaches.
Pelican Marsh's core footprint falls primarily within ZIP codes 34108 and 34109, with some sources also including 34110 depending on the specific address. Confirm the exact ZIP for a specific home with the Collier County Property Appraiser or with us directly.
Pelican Marsh is in Collier County, Florida, in unincorporated North Naples (it is not within the City of Naples' municipal boundary).
Pelican Marsh is roughly one and a half miles from the Gulf of Mexico beaches, according to the Foundation of Pelican Marsh's own materials. Vanderbilt Beach's public access point is about a 10-to-13-minute off-peak drive, and Delnor-Wiggins Pass State Park is about 12 to 16 minutes.
Mercato sits directly across US-41 from Pelican Marsh's US-41 gate, close enough to be described as "within blocks" by the Foundation of Pelican Marsh, and roughly a two-to-five-minute drive from anywhere inside the community.
Southwest Florida International Airport (RSW) is roughly 28 to 30 miles away, about 35 to 48 minutes off-peak via I-75. Downtown Naples and Fifth Avenue South are roughly 8 miles away, about 15 to 22 minutes off-peak (longer during Naples' November-to-April season).
Pelican Marsh's gated entrances sit on US-41 (Tamiami Trail), Vanderbilt Beach Road, Airport-Pulling Road, and a residents-only gate on Galleria Drive.
No. Pelican Marsh is the entire gated master-planned community, home to every resident regardless of club membership. Pelican Marsh Golf Club is a separate, private, optional membership club inside the community; see Pelican Marsh Golf Club: Membership Is Optional above for the full explanation.
Pelican Marsh was developed beginning in 1993 by Westinghouse Communities, Inc., which later became WCI Communities, Inc. The Robert von Hagge-designed golf course opened for play in 1994, and the community's residential build-out was essentially complete by 2024, per Collier County's own Planned Unit Development records.
Precision matters here. Pelican Marsh proper is reported at roughly 1,326 acres in WCI's own SEC disclosures. The Pelican Marsh Community Development District, which also serves the adjacent Tiburón community, spans roughly 2,075 acres. The full original zoning entitlement (DRI-93-1), which includes Pelican Marsh, Bay Colony, and Tiburón together, totals 2,256.8 acres. See The Master Plan above for the full breakdown.
We have not found a single authoritative, current homes-in-Pelican-Marsh-proper figure that excludes Tiburón. The Pelican Marsh CDD cites "over 3,000 homes" for its combined Pelican Marsh-plus-Tiburón district. We recommend treating any precise homes-count figure for Pelican Marsh alone as unverified until a village-by-village unit count is completed.
Pelican Marsh has 26 named villages, per the Foundation of Pelican Marsh's official roster, confirmed by our own MLS research showing all 26 transacted or listed within the trailing 12 months. See The Villages of Pelican Marsh above for the full list. You may occasionally see a much larger number (60 to 80) for "subdivisions," which reflects county plat records, not marketable neighborhoods.
Pelican Marsh sets aside roughly 133 acres of nature preserve community-wide, most notably the Cocohatchee Strand, which winds through the golf course and several villages.
Pelican Marsh's residential build-out is essentially complete; Collier County's Planned Unit Development records list an estimated build-out date of November 25, 2024. Any new home activity today is teardown-and-rebuild on existing homesites, not new platting.
Yes. The Pelican Marsh Community Development District's boundary covers both Pelican Marsh and the adjacent Tiburón resort community together, which is why CDD-wide acreage and home-count figures are always larger than Pelican Marsh alone. Tiburón is governed separately from the Foundation of Pelican Marsh and is a distinct MLS development.
Yes. Pelican Marsh is a guard-gated community with entrances on US-41, Vanderbilt Beach Road, and Airport-Pulling Road, plus a residents-only gate on Galleria Drive, all operated by the Pelican Marsh Community Development District.
Pelican Marsh has four gated entrances: US-41 (the main gate), Vanderbilt Beach Road, Airport-Pulling Road, and a residents-only gate on Galleria Drive. A new guard gatehouse is under construction at the US-41 entrance.
The Pelican Marsh CDD operates manned gatehouses along with a roving patrol and periodic off-duty Collier County Sheriff's Office patrols. Specific gate staffing hours are not published on the CDD's public website; confirm current hours with the CDD access-control office at (239) 592-5181.
Pelican Marsh is a guard-gated community with CDD-managed access control, a roving patrol, and periodic off-duty sheriff's deputy patrols. We do not have a Pelican-Marsh-specific crime statistic from a primary law-enforcement source to cite; Collier County overall reports low crime relative to national averages. Ask us for the latest context when you tour the community.
Residents pre-authorize guests through a web-based guest-entry system (ISN Security) or a paper Guest Addition form. Rideshare drivers and food-delivery drivers must provide a valid destination address and are verified by phone with the resident before being admitted; no paper passes are issued.
Pelican Marsh has three layered assessments rather than one HOA fee: a CDD assessment ($1,725 per unit for fiscal year 2026, operations and maintenance only for most homes), a Foundation of Pelican Marsh master dues payment, and a village-specific sub-association fee that varies by neighborhood and product type. See What It Costs to Own in Pelican Marsh above for the full breakdown.
The Pelican Marsh Community Development District's per-unit operations and maintenance assessment for fiscal year 2026 is $1,725, billed as a non-ad valorem line on your Collier County property tax bill. Most Pelican Marsh homes carry no additional CDD bond-debt assessment; that debt is isolated to eight named Tiburón sub-communities.
The CDD is a unit of local government that owns and maintains roads, gates, streetlights, and stormwater, funded through your property tax bill. The Foundation of Pelican Marsh is the homeowners' association that owns the Community Center and amenities, funded by a separate annual assessment. Your village sub-association handles building-level insurance and rules through a third assessment. See Governance above for the full explanation.
Yes. Each of Pelican Marsh's 26 named villages has its own HOA or condominium association with its own assessment, on top of the CDD and Foundation charges. Fees vary by village and product type; ask us for the current figure on any specific address.
The Foundation of Pelican Marsh's master assessment bundles bulk Comcast/Xfinity cable television and high-speed internet into every homeowner's dues. Building or unit-specific insurance is typically handled at the village sub-association level for attached product, while single-family owners carry their own homeowners insurance.
Condo and coach-home association fees vary by village and are set individually by each sub-association to cover building insurance, reserves, and shared-structure maintenance. As a general pattern, attached-product villages carry meaningfully higher fees than single-family villages. Ask us for the current fee on any specific listing.
Condominium and coach-home associations must budget for building-level insurance, roofs, exterior maintenance, and (for buildings three stories or taller) structural reserve requirements under Florida's SIRS law, costs a single-family homeowner instead pays individually and controls directly. That difference typically shows up as a higher monthly or annual association fee for attached product.
The Foundation of Pelican Marsh, Inc. is the master homeowners' association for the entire community, run by a resident-elected Board of Directors. It owns and operates the Community Center, the Courtside tennis, pickleball, and bocce complex, the fitness center, spa services, and the social program, and it runs the Design Review Committee. Every homeowner is automatically a member.
Total carrying costs vary widely by village and product type, since they combine the CDD assessment, Foundation dues, village sub-association fee, property taxes, homeowners insurance, and (if elected) golf membership. We build a full, address-specific carrying-cost worksheet for every buyer client; call Marc at (239) 287-5873 for yours.
The last publicly posted fee schedule (2016-17) listed Golf membership initiation at $50,000 (equity) or $35,000 (non-equity), with $13,400 in annual dues. Current 2026 pricing is not published; contact Pelican Marsh Golf Club directly at (239) 597-3000, or ask us to arrange an introduction, for current figures.
Initiation fees vary by membership category. As of the club's last public 2016-17 schedule: Golf was $50,000 equity or $35,000 non-equity; Social (Limited Golf) was $9,000 equity or $6,000 non-equity. These figures are outdated; confirm current pricing directly with the club.
No. Golf membership is completely optional and separate from homeownership. Every Pelican Marsh homeowner is automatically a member of the Foundation of Pelican Marsh, which owns the tennis, pickleball, bocce, fitness, and spa amenities, with no golf membership required. This is the single most common question we get about Pelican Marsh.
Golf membership is entirely optional. Residency in Pelican Marsh is not even required to join, per the club's own membership materials; the club accepts qualifying members from outside the community as well.
Pelican Marsh Golf Club offers three membership categories: Golf (unlimited golf plus full dining and social privileges), Social or Limited Golf (full dining and social privileges with a limited number of golf rounds), and Dining (dining and social privileges only, no golf access). Golf and Social memberships are each available in Equity or Non-Equity versions.
Equity members receive a two-thirds refund of the prevailing initiation fee when their membership ends. Non-equity initiation fees are non-refundable and are subject to Florida's 6% sales tax on membership dues. Equity membership generally carries a higher up-front initiation cost in exchange for that eventual refund right.
The last publicly posted figure (2016-17) was $13,400 per year for Golf membership, subject to sales tax, plus food-minimum and cart-fee charges. Current dues are not published; confirm with the club directly.
We do not have current, primary-sourced information on membership waitlist status. Contact Pelican Marsh Golf Club directly at (239) 597-3000 for current availability, or ask us to make an introduction.
Yes, per the club's own membership materials, residency in Pelican Marsh is not a requirement to join the golf club, though most members do live in the community.
For equity memberships, yes, in part: members receive a two-thirds refund of the prevailing initiation fee when the membership ends. Non-equity initiation fees are non-refundable.
Equity membership value is realized through the club's two-thirds refund mechanism when a membership ends, per the club's own materials. A specific transfer fee or process was not itemized in the last public fee schedule we reviewed; confirm current transfer procedures directly with the club.
We do not have a current, primary-sourced membership cap figure to publish confidently. Ask the club directly for current membership-category availability.
Separate and optional. Pelican Marsh Golf Club is a distinct private membership club, not bundled into homeownership or Foundation dues. See Pelican Marsh Golf Club: Membership Is Optional above.
Yes. The club transitioned to full member ownership in 2007, after converting to an equity-membership structure in 1999. It has never assessed its members in the club's history.
Robert von Hagge, a noted golf course architect with more than 200 course designs across 20 countries, designed Pelican Marsh Golf Club's 18-hole championship course, which opened for play in 1994.
From the Gold tees, Pelican Marsh Golf Club plays 7,129 yards with a 76.1 course rating and a 142 slope rating, per the club's own official course specifications. Five additional tee sets (Blue, Green, White, Yellow, and Red) accommodate a wide range of skill levels, down to 5,100 yards from the Red tees.
Private. Pelican Marsh Golf Club is a private, member-owned facility; it is not open to unaccompanied public play.
Social (Limited Golf) membership includes full dining and social privileges, year-round practice-facility access, and a limited number of included golf rounds with three-day advance tee-time booking. As of the last public schedule, initiation was $9,000 equity or $6,000 non-equity, with $4,275 in annual dues.
Golf members book tee times up to seven days in advance; Social members book up to three days in advance, consistent with their more limited playing privileges.
Yes, members may bring guests. The last published (2016-17) guest-fee schedule ranged from about $40 to $130 depending on season and time of day, plus green fees; current guest fees should be confirmed directly with the club.
Golf members are subject to a food-minimum requirement per the club's membership structure; the exact current amount is not published publicly. Confirm with the club directly.
Yes. The Foundation-owned Courtside complex has eight lighted Har-Tru tennis courts, included for every homeowner with no golf membership required. See Courtside: Tennis, Pickleball, and Bocce above.
Yes, six lighted pickleball courts at the Foundation's Courtside complex, included for every homeowner.
Courtside is the Foundation of Pelican Marsh's racquet-sports complex: eight Har-Tru tennis courts, six pickleball courts, and three bocce courts, all lighted, with a staffed pro shop offering clinics, lessons, league play, and equipment services.
Yes, three lighted, regulation bocce courts at the Courtside complex, supporting inter-club, travel, and competitive leagues plus social play.
Pelican Marsh's Foundation-owned amenities include the Courtside tennis, pickleball, and bocce complex, a fitness center with on-site trainers, spa services, a resident library, banquet and meeting rooms, a playground, and an active social program, all included with homeownership. A separate, optional private golf club adds an 18-hole championship course and its own dining venues.
Yes. The Foundation Community Center includes a fitness center with modern equipment and on-site certified trainers, plus spa services. We describe this accurately as spa services rather than a full-service destination spa, consistent with the Foundation's own description.
Yes, the Foundation of Pelican Marsh operates a Community Center at 1504 Pelican Marsh Blvd, housing the fitness center, spa services, resident library, banquet rooms, and administrative offices.
Yes. Courtside operates as the Foundation's resident restaurant and bar at the Community Center. Separately, Pelican Marsh Golf Club members have access to the Grille Room, Grille Terrace, Dining Room, and Private Dining Room at the golf clubhouse.
Yes. All of these amenities belong to the Foundation of Pelican Marsh, which every homeowner automatically joins, entirely independent of golf club membership.
Pelican Marsh is laced with sidewalks and pathways connecting its villages, used for walking, jogging, and biking on generally flat terrain. We have not found a primary source publishing an exact trail mileage figure, so we avoid citing a specific number; expect an extensive internal network rather than a marked, mileage-signed trail system.
The Courtside pro shop runs round robins, clinics, private lessons, organized league play, and social mixers for both tennis and pickleball, plus racket stringing and ball-machine access, with annual Club Championships in both sports.
Pelican Marsh offers single-family estate and custom homes, coach homes and carriage homes (attached, typically two to four units per building, each with its own garage), attached villas, and mid-rise condominiums, spread across 26 named villages. See The Villages of Pelican Marsh above for the village-by-village breakdown.
A coach home is an attached, low-rise residential product, typically two to four units per building, with each unit having its own private garage and entrance. Villages like Clermont, Arielle, and Ravenna are largely coach-home product in Pelican Marsh.
A villa is typically an attached home sharing at least one wall with a neighboring unit, often with shared or association-maintained exterior elements, while a single-family home stands entirely detached on its own homesite with no shared walls. Both exist across Pelican Marsh's 26 villages, generally at different price points.
Over the trailing 12 months, Pelican Marsh's median sold price was $910,000, with an average sold price of $1,351,506. See the full Market Snapshot above for the complete data set.
Over the trailing 12 months, closed sales ranged from $440,000 to $8,450,000. Current active listings range from $475,000 to $7,000,000. The community spans everything from entry coach homes to ultra-luxury golf estates.
Attached coach-home and condo villages such as Arielle, Clermont, and Mont Claire generally sell in the entry-to-mid tier, roughly $450,000 to $800,000, though exact pricing depends on size, view, and condition. Ask us for current listings in any specific village.
The lowest closed sale in the trailing 12 months was $440,000, and the lowest current active list price is $475,000, both typically coach-home or condo product in the community's entry-tier villages.
The most expensive homes sit in the Estates at Bay Colony Golf Club, where the trailing-12-month top sale reached $8,450,000 and the top current active listing is priced at $7,000,000.
Over the trailing 12 months, the median sold price per square foot was $436, with an average of $489. Current active listings carry a median list price per square foot of $478.
"Best" depends entirely on your budget, product-type preference, and priorities. High-velocity, buyer-friendly villages include Arielle and Clermont (entry-tier coach homes); strong single-family value shows up in Troon Lakes and Timarron; and the luxury tier is anchored by Terrabella, Bay Laurel Estates, and the Estates at Bay Colony Golf Club. We match villages to buyers individually rather than naming one "best" village for everyone.
Pelican Marsh has 26 named villages, including Arielle, Clermont, Egret's Walk, Ravenna, Troon Lakes, Timarron, Les Chateaux, Ventura, Savanna, Osprey Pointe, Terrabella, Bay Laurel Estates, and the Estates at Bay Colony Golf Club, among others. See the full roster in The Villages of Pelican Marsh above.
As of July 25, 2026, there were 24 active listings in Pelican Marsh, with a median list price of $1,012,450 and roughly 2.5 months of supply. This figure changes regularly; ask us for the current live count.
Yes. Many Pelican Marsh villages, particularly single-family neighborhoods like Troon Lakes, Marsh Links, and homes bordering the golf course, offer golf-course or lake-view homesites. View premiums vary by village; ask us for current view-lot inventory.
Pelican Marsh offers guard-gated security, A-rated schools, an optional private golf club, Foundation-owned tennis and pickleball amenities, walkable proximity to Mercato, and a genuinely liquid resale market across 26 villages and every price tier. Whether it is the right fit depends on your specific priorities around golf, budget, and full-time versus seasonal living; see our Honest Pros and Cons section above for a balanced view.
No. Pelican Marsh is not age-restricted and welcomes buyers of all ages. Aston Gardens at Pelican Marsh, a separate 55-plus senior-living facility adjacent to the community, is not part of the Foundation of Pelican Marsh and should not be confused with the neighborhood itself.
The Foundation of Pelican Marsh reports an average resident age of approximately 58.
Approximately 40% of Pelican Marsh residents live in the community full-time, per the Foundation of Pelican Marsh, with the remaining roughly 60% owning seasonally.
Pelican Marsh genuinely works for both. Families benefit from the on-site, A-rated Pelican Marsh Elementary and the broader Barron Collier feeder pattern; retirees and seasonal owners benefit from low-maintenance coach homes and villas, optional golf, and an active Foundation social calendar without the obligations of a mandatory club.
No. Aston Gardens is a separately operated 55-plus senior-living community adjacent to Pelican Marsh. It is not governed by the Foundation of Pelican Marsh and is a distinct property from the homeowner-occupied neighborhood.
Advantages include optional golf, 26 villages spanning a wide price range, A-rated schools, minimal storm-surge exposure, and a liquid resale market. Trade-offs include a three-layer fee structure that requires careful budgeting, active nearby road construction through roughly 2028, and a golf-fee schedule the club does not currently publish. See our full Honest Pros and Cons section above.
Pelican Marsh is generally considered car-dependent for errands outside the gates, though it is genuinely walkable and bikeable internally via its sidewalk and pathway network, and Mercato's shops and restaurants are close enough to walk or bike to from the community's eastern edge.
Pelican Marsh is zoned for Pelican Marsh Elementary (K-5), Pine Ridge Middle, and Barron Collier High, all three A-rated. See Schools Serving Pelican Marsh above for the full detail.
Yes. Pelican Marsh Elementary has earned an "A" grade from the Florida Department of Education every year from 2021 through 2025, per Collier County Public Schools' own accountability data, and sits directly on the community's southeast edge.
Pine Ridge Middle and Barron Collier High School, both A-rated, per Collier County Public Schools' official feeder-pattern data for Pelican Marsh Elementary.
Yes, subject to a two-tier approval process: your village's Neighborhood Association must approve the lease, and the Foundation of Pelican Marsh must separately approve it and collect a $150 processing fee, with the full packet due at least 20 days before the lease start date.
Minimum lease terms are set at the individual village (sub-association) level rather than community-wide, so they vary by neighborhood. Confirm the specific minimum for any village you are considering before assuming a rental strategy will work.
Rental terms depend on your specific village's sub-association covenants, which vary. Because minimum lease length is not standardized community-wide, confirm the rules for your target village before purchasing with a rental strategy in mind.
Pelican Marsh allows a reasonable number of dogs, cats, or other domesticated household pets, under the Foundation's Declaration of Covenants. Pets must be carried or leashed outside the home, may not roam free or be left unattended in yards or lanais, and owners must immediately clean up after them. The Foundation describes keeping pets as "a privilege, not a right."
The Foundation's governing documents do not specify a breed or size restriction in the materials we reviewed; they instead focus on behavior (no nuisance, no unattended pets, leash requirements). Confirm current specifics with the Foundation before assuming any particular breed or size is unrestricted.
Pelican Marsh is predominantly in FEMA Zone X, a minimal-flood-hazard designation, with Zone AE confined mainly to internal lakes, canals, and preserve areas, and zero VE (coastal high-velocity) zones anywhere in the community. Flood zone is determined parcel by parcel; confirm your specific address at collier.gov/floodmap.
Pelican Marsh was not part of the coastal storm-surge zone that flooded Old Naples and other low-lying areas south and west of US-41 during Hurricane Ian in 2022. Per the National Weather Service's official report, Pelican Marsh's inland, predominantly Zone X location meant its Ian damage was primarily wind and tree impact, downed trees, damaged screen enclosures, and fence damage, not surge inundation. See The Storm and Flood Reality in Pelican Marsh above for full detail.
Flood insurance is required by lenders only when a home is financed with a federally backed mortgage and sits in a mapped Special Flood Hazard Area (Zone AE or AH). Since most of Pelican Marsh is Zone X, many owners are not required to carry it, though we generally recommend a policy given Florida's rainfall and lake-adjacent geography. Confirm the requirement for your specific parcel with your lender.
We do not have a current, address-specific flood-insurance premium figure to publish responsibly, since cost depends heavily on flood zone, elevation, and coverage amount. Collier County's Community Rating System Class 5 status does provide eligible policyholders a 25% NFIP premium discount; see Insurance and the Collier CRS Discount above.
Homeowners insurance costs vary by home value, construction age, roof age, and wind-mitigation features, so we do not publish a single figure. Florida's insurance market has improved materially since 2023, with new carriers entering and rates flattening, and wind-mitigation credits can meaningfully lower a Pelican Marsh premium; see Insurance and the Collier CRS Discount above for the specifics that apply.
Pelican Marsh carries the wind and power-outage exposure common to all of Southwest Florida, but its inland location, several miles from the coast, predominantly Zone X flood status, and complete absence of VE zones give it minimal coastal storm-surge exposure relative to beachfront Naples neighborhoods. No inland Florida community is storm-proof; see our full, honest breakdown in The Storm and Flood Reality in Pelican Marsh above.
Collier County's effective property tax rate is commonly estimated around 0.8% of assessed value, though your actual bill depends on assessed value, homestead and other exemptions, and any non-ad valorem assessments (including the Pelican Marsh CDD). Confirm an exact calculation with the Collier County Tax Collector or your closing agent.
Property taxes depend on your specific home's assessed value, exemption status, and the CDD's non-ad valorem assessment. We provide a property-tax estimate as part of every buyer consultation; call Marc at (239) 287-5873 for a figure specific to a listing you are considering.
Yes. The Pelican Marsh CDD's assessment is billed as a non-ad valorem line item directly on your annual Collier County property tax bill, separate from ad valorem (value-based) property taxes.
Florida law requires a structural Milestone inspection for residential condo buildings three stories or taller once they turn 30 years old, then every 10 years, along with an ongoing Structural Integrity Reserve Study (SIRS). Two-story coach homes, villas, and single-family homes are exempt. If you are buying in one of Pelican Marsh's mid-rise villages, confirm the association's milestone and SIRS status before purchase.
We do not have building-specific special-assessment data for individual Pelican Marsh associations. Special assessments are always possible in any condominium and should be confirmed directly with the specific association's board or management company, and disclosed via the estoppel certificate, before you close.
Confirm the association's milestone-inspection status (if the building is three stories or taller and approaching or past 30 years old), SIRS reserve funding, any pending special assessment, the master policy's wind and hurricane deductible, and the current estoppel certificate. We walk every Pelican Marsh condo buyer through this checklist before an offer.
We cannot promise future appreciation for any property. What we can point to is a genuinely liquid resale market: all 26 Pelican Marsh villages transacted in the trailing 12 months, with 115 total sales and a median 67 days to contract, indicators of consistent, broad-based buyer demand rather than a thin or speculative market.
Leasing is allowed, subject to two-tier approval (your village association and the Foundation, plus a $150 Foundation processing fee) and village-specific minimum lease terms. We do not publish specific rental-income figures, since achievable rent varies by village, product type, and season; ask us for current comparable rental data on a specific address.
They are two entirely different communities. Pelican Bay is beachfront, south of Pelican Marsh, with private beach clubs and the famous beachfront Bay Colony high-rise towers. Pelican Marsh is inland, off Vanderbilt Beach Road, built around a private golf course and the Foundation's racquet amenities. Neither is objectively "better"; the right choice depends on whether direct beach access or a golf-and-racquet lifestyle matters more to you. See Comparable Naples Communities to Consider above.
No. Despite the similar name, Pelican Marsh and Pelican Bay are separate, independently governed Naples communities in different locations with different amenity structures.
Tiburón is the adjacent Ritz-Carlton Golf Resort community, sharing Pelican Marsh's CDD boundary but governed by its own separate association, with its own 36-hole Greg Norman golf complex, generally at a higher price point than most of Pelican Marsh. Tiburón is not part of the Foundation of Pelican Marsh.
Each of these established Naples country-club communities has its own membership structure and price positioning that differs from Pelican Marsh's Foundation-plus-optional-golf model. We compare these community by community and club by club with buyers directly, since a fair comparison depends on your specific golf, budget, and lifestyle priorities.
No. Pelican Landing is a separate community in Bonita Springs, and Pelican Sound is a separate community in Estero. Despite sharing the "Pelican" name, all of these (Pelican Marsh, Pelican Bay, Pelican Landing, Pelican Sound, and Pelican Isle) are distinct, independently governed communities in different locations.
Naples has numerous respected gated golf communities, including Pelican Marsh, Grey Oaks, Mediterra, Tiburón, and The Vineyards, each with a different membership model and price tier. Pelican Marsh stands out specifically for making golf optional while still delivering a full country-club-style racquet and fitness amenity base to every homeowner, a structure not every Naples golf community offers.
Pelican Marsh leans genuinely dual-purpose: golf is a real, respected private club, but the Foundation's Courtside complex (eight tennis courts, six pickleball courts, three bocce courts) makes racquet sports a fully supported, no-membership-required lifestyle on its own, which is not true of every golf-anchored Naples community.
Your home's value depends on your specific village, product type, condition, and view. We build every valuation from actual closed Pelican Marsh comparable sales, not an automated algorithm. Start with a free home valuation or call Jesse at (239) 898-6072 for a conversation about your specific property.
The most accurate valuation comes from an agent who knows your specific village's recent closed sales, not just community-wide averages. We build a full comparative market analysis using actual Pelican Marsh closings, adjusted for your home's product type, condition, and upgrades. Request one at mcgreevyandcomisar.com/home-valuation.
Over the trailing 12 months, 115 Pelican Marsh homes sold for a combined $155.4 million, ranging from $440,000 to $8,450,000, at a median price of $910,000. See the full Market Snapshot above, or ask us for sales specific to your village.
As of our most recent Stellar MLS pull (July 25, 2026), the trailing-12-month median sold price in Pelican Marsh was $910,000, with a median 67 days to contract and a median 95.0% sale-to-list ratio. We refresh this data monthly.
Pricing correctly from day one matters more in Pelican Marsh's 26-village market than almost anywhere else in Naples, because buyers cross-shop villages easily. We price against genuine closed comparables in your specific village and product type, not a community-wide average, which is how we help sellers achieve a median 95% of list price.
We do not make speculative predictions about future value. What the data shows: all 26 Pelican Marsh villages transacted in the trailing 12 months, a median 67 days to contract, and a 95.0% median sale-to-list ratio, all signs of a healthy, actively trading market as of mid-2026. Ask us for the latest trend data specific to your village.
Condo and coach-home product in villages like Arielle and Clermont generally trades in the entry-to-mid tier (roughly $450,000 to $800,000), while single-family homes span a much wider range depending on village, from mid-premium single-family up through multi-million-dollar estates. We value each product type against its own specific comparables, never against a blended average.
View premiums are real in Pelican Marsh but vary by village and the specific outlook. We factor golf-course frontage, lake views, and preserve views into every comparative market analysis; ask us for a view-adjusted valuation on your specific home.
As of mid-2026, Pelican Marsh is running at roughly 2.5 months of active inventory, a seller-leaning to balanced market, with a median 67 days to contract and a median 95.0% sale-to-list ratio over the trailing 12 months. See our full Market Snapshot above.
Naples' traditional buying season runs roughly November through April, when the largest share of Pelican Marsh's seasonal buyer pool is in town touring homes, so listing in the fall to catch the early-season wave is a common strategy. That said, well-priced homes in high-velocity villages sell year-round; we build a listing timeline around your specific goals, not a single calendar rule.
At roughly 2.5 months of active supply, Pelican Marsh currently leans seller-favorable to balanced. That can shift by village and price tier, so we give every seller a current, village-specific read on competition before listing.
Over the trailing 12 months, the median time to contract in Pelican Marsh was 67 days, though high-velocity villages like Arielle and Clermont often move faster, and unique luxury estates can take longer to find the right buyer. Correct pricing and premium marketing are the two biggest levers we control together.
The trailing-12-month average was 97.5 days, with a median of 67 days (the median is typically the more representative figure, since a small number of long-sitting luxury listings pull the average higher).
As of July 25, 2026, there were 24 active listings across all of Pelican Marsh's 26 villages, roughly 2.5 months of supply. Your specific competition depends heavily on your village and price point; we pull the current live competitive set before every listing consultation.
That depends on your personal timeline, your village's current inventory, and where you are moving next, not a one-size-fits-all market call. We are happy to walk through your specific situation, your equity position, current comparable sales, and realistic timeline, before you decide. Call Jesse at (239) 898-6072.
Selling costs typically include real estate commission, title insurance, documentary stamp taxes on the deed, any agreed buyer concessions, and prorated HOA, CDD, and property-tax items at closing, commonly totaling roughly 6 to 9% of the sale price in Naples. We provide a full, itemized net-proceeds estimate before you list.
Naples sellers typically budget around 6 to 9% of the sale price for commission and closing costs combined, though your exact figure depends on your specific price point, any concessions, and your village's estoppel and payoff fees. We build a precise net sheet for every Pelican Marsh listing before you sign anything.
Commission is negotiable and varies by listing, marketing scope, and property. We discuss our specific commission structure directly with each seller during a listing consultation, tailored to your home's price point and marketing needs; call Jesse at (239) 898-6072 to talk through it.
Net proceeds depend on your sale price, remaining mortgage balance, commission, title and closing costs, and any prorated HOA, CDD, or tax items. We build a detailed, personalized net sheet for every Pelican Marsh seller before listing, so there are no surprises at the closing table.
Florida charges a documentary stamp tax on the deed at closing, calculated as a percentage of the sale price, and in this region of Florida it is customary for the seller to pay for the buyer's owner's title insurance policy. Your closing agent or attorney calculates the exact figures for your specific transaction; we coordinate this for every listing.
You will need a Foundation of Pelican Marsh estoppel certificate (requested through the Foundation office using their current Estoppel Request form) and, if applicable, a village sub-association estoppel. For any CDD bond payoff figure, owners can request a per-unit payoff calculation through the CDD's assessment administrator, AJC and Associates. We order and track every required estoppel as part of our listing process.
Most Pelican Marsh homes carry no CDD bond debt at all; the District's remaining bond debt is isolated to eight named Tiburón sub-communities (Escada Estates, Norman Estates, Marquesa Royale, Esperanza I and II, Ventanas, Castillo, Valero, and Serafina). If you are outside those communities, your CDD line is almost certainly operations-and-maintenance only. We confirm your specific status as part of listing prep.
Per Pelican Marsh Golf Club's own membership structure, equity members receive a two-thirds refund of the prevailing initiation fee when their membership ends, which would include ending it upon sale of your home. Confirm the exact current process and timing with the club directly; we can help coordinate this alongside your closing timeline.
Florida sellers must complete a standard property disclosure covering known material defects, and Pelican Marsh sellers should also be prepared to disclose flood-zone status, HOA and CDD obligations, and, for condo and coach-home sellers, milestone-inspection and SIRS status if applicable. We manage the full disclosure package for every listing to keep you compliant and protected.
We believe McGreevy and Comisar are the best realtor team for Pelican Marsh, and we back that with data: Top 1% Real Estate Agents Nationally Since 2008, the number-one team in Southwest Florida since 2012, over $900 million in personal sales, and 115 Pelican Marsh transactions in the last 12 months across every one of the community's 26 villages. Call Jesse at (239) 898-6072 to see for yourself.
We recommend choosing a listing agent with a specific, provable Pelican Marsh track record, not just a general Naples resume. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, including a deep, current Pelican Marsh sales history across every price tier and village. Get a free valuation to start the conversation.
Look for an agent who can speak specifically to your village's fee structure and recent comparable sales (not just community-wide averages), who has genuine luxury-marketing capability if you are in the upper price tiers, and who has a documented, current transaction record inside Pelican Marsh specifically.
You do not strictly need one, but a specialist meaningfully changes outcomes in a 26-village community like Pelican Marsh, where fee structures, amenities, and buyer pools differ by neighborhood. We track every village's data individually rather than relying on a single community-wide number, which lets us price and market more precisely than a generalist agent.
Commission structures vary by brokerage and by the scope of marketing involved. We discuss our specific fee structure transparently with every seller during a no-obligation listing consultation, tailored to your property and goals; call Jesse at (239) 898-6072 to set one up.
Ask any agent you are considering for their actual Pelican Marsh sales in the last 12 months, their marketing plan for your specific price tier, and their pricing strategy backed by real comparable data. We are happy to be evaluated against that standard, our recent Pelican Marsh track record (115 sales, $155.4 million in volume) is public and verifiable.
Preparation priorities differ by product type and price tier: luxury estates benefit most from professional staging and pre-listing touch-ups, while coach homes and villas often sell fastest with simple decluttering, fresh paint, and strong photography. We provide a customized prep checklist for every listing, scaled to your home and budget.
Value-adding upgrades tend to be kitchen and primary-bath updates, impact windows or updated wind-mitigation features (which also help with insurance), and outdoor living space improvements like lanai and pool-cage updates, given the community's lifestyle emphasis. We do not recommend guessing; ask us for a pre-listing consultation on which upgrades, if any, make sense for your specific home before you spend on renovations.
A large share of Pelican Marsh's buyer pool, consistent with the community's roughly 60% seasonal ownership base, is searching from out of state or out of the country. We market with cinematic video, professional drone photography, and a qualified-buyer database built over two decades in Southwest Florida, specifically designed to reach that remote, seasonal buyer.
This depends on your equity position, financing needs, and risk tolerance, and there is no universal right answer. We walk every seller through the trade-offs of selling first (certainty on proceeds, but a potential rental gap) versus buying first (no gap, but carrying two properties briefly) before you decide.
Homes with older roofs or missing wind-mitigation features can still sell well in Pelican Marsh, especially if you disclose honestly and price accordingly, or complete a wind-mitigation inspection before listing to document available insurance credits for buyers. We help sellers decide whether a pre-listing roof or wind-mitigation update pencils out, or whether pricing to reflect the home's current condition is the smarter path.
Every substantive fact on this page traces to a primary or authoritative source: the Foundation of Pelican Marsh, the Pelican Marsh Community Development District, Pelican Marsh Golf Club, Collier County government, the State of Florida, federal agencies, Collier County Public Schools, NCH Healthcare System, and reputable regional news coverage. No competitor real estate brokerage or agent website was used as a source anywhere on this page.
These official documents let you verify the facts on this page directly at the source, from the Foundation's governing rules to the CDD's audited finances to the golf club's own historical fee schedule. Every link below points to the document's official host, so you can confirm each fact at the authority that publishes it.
This page is maintained by Jesse McGreevy and Marc Comisar of Domain Realty, and is refreshed monthly with current Pelican Marsh MLS data. For the most current information on any fact in this guide, or for a personalized Pelican Marsh buying or selling consultation, call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
2,360 people live in Pelican Marsh, where the median age is 73 and the average individual income is $129,063. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
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There's plenty to do around Pelican Marsh, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Pelican Marsh Golf Club, The Estates At Bay Colony Golf Club, and Beyond Catching.
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| Active | 0.33 miles | 4 reviews | 4.3/5 stars | |
| Active | 0.56 miles | 0 reviews | 0/5 stars | |
| Active | 0.81 miles | 0 reviews | 0/5 stars | |
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Pelican Marsh has 1,159 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Marsh do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 2,360 people call Pelican Marsh home. The population density is 1,407 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
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