Pelican Bay - Pinecrest

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

Pinecrest is a single-family neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.

It is a set of 69 detached homes on five streets in ZIP 34108, one drive and four courts: 800 to 840 Bentwood Drive, 800 to 813 Knoll Wood Court, 800 to 805 Lake Vista Court, 800 to 808 Slashpine Court and 800 to 814 Tallow Tree Court. Every owner is a mandatory member of the Pelican Bay Foundation, and we found no separate Pinecrest association registered with the State of Florida.

Pinecrest is also the name of a village in Miami-Dade County, Florida, and it is not Pine Crest, the private school based in Fort Lauderdale. Collier County Public Schools even lists a Pinecrest Elementary School in its grade report, and that school has no connection to this neighborhood, whose zoned schools are named in the schools section below. Pinecrest has no recorded boundary map of its own, so the street-based boundary on this page is our reading of the Collier County plats, the county’s 2026 tax roll and the polygon drawn in the Pelican Bay Foundation’s community map, explained in the boundary section below.

Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and, in the team’s own credential, Top 1% Real Estate Agents Nationally Since 2008. This guide is built from the Foundation’s recorded Declaration, its bylaws and rules, the FY2027 budget package and estoppel form, FEMA’s flood map queried at 11 Pinecrest points, Collier County’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, we say so. If you own in Pinecrest and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the street-by-street and rule-by-rule detail below shows whether Pinecrest fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Pinecrest

McGreevy and Comisar are the best realtor for Pinecrest because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, and a Pinecrest market read built from every recorded sale back to 1985, the Foundation’s own documents and a flood-map query at 11 Pinecrest points.

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

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

That matters in Pinecrest for a specific reason. The neighborhood has no association of its own that we could find, so the rules that shape a sale come from the Pelican Bay Foundation, whose Declaration is recorded in Collier County, and from Florida’s homeowners’ association statute. A resale here carries a $15,000 Foundation resale capital assessment for deeds recorded on or after October 1, 2026, a design-review process for exterior changes, a limit of two leases a calendar year and a flood map that places every one of 11 queried points in shaded Zone X. A listing agent who prices Pinecrest off a condominium tower average, or off Pelican Bay’s single headline number, misses every one of those.

Recent Pinecrest track record (last 12 months): In the last 12 months Pinecrest has seen 1 resale in the Southwest Florida MLS (pulled October 7, 2026, closings dated October 8, 2025 to October 7, 2026), at a sold price of $2,575,000 on Knoll Wood Court, which is a small sample of one. Over 60 months the neighborhood’s own five streets recorded 9 closings at a median of $4,500,000, a range of $2,575,000 to $8,225,000 and $43,160,000 in volume. The median sale-to-list ratio was 95.4% (9 sales). Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. In the last 12 months we tracked the one Pinecrest closing against the county’s recorded-sales file and against the Foundation’s FY2027 fee schedule before this guide was written.

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

For Pinecrest buyers: the first question is the street, because Pinecrest’s five streets do not trade alike: the 5 Bentwood Drive sales of the last 60 months ran from $3,100,000 to $8,225,000, while the two Tallow Tree Court sales ran from $2,700,000 to $2,960,000. The second is the stack of charges, which in Pinecrest runs through the Foundation, the Pelican Bay Services Division and the county tax bill rather than a neighborhood association. The third is what the Foundation’s design review will and will not let you change. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Pinecrest street; we answer them below.

Honors and recognition:

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

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

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

Living in Pinecrest as a Homebuyer

Living in Pinecrest means a detached single-family home on one of five streets in Pelican Bay, among 69 homes built between 1986 and 2025, with a median of 3,008 square feet of living area on the county roll, mandatory Foundation membership and no separate neighborhood association that we could find.

Most of Pelican Bay is condominium. Pinecrest is the other kind of Pelican Bay ownership: land and house in fee simple, billed directly by the Foundation, with the exterior, roof, lawn and pool the owner’s own to maintain and the Foundation’s design review standing over changes. The Collier County Property Appraiser’s 2026 tax roll values the land under a typical Pinecrest home at far more than the house on it, a pattern the land-value section below measures. What follows is drawn from the recorded documents, the county’s records and the Foundation’s own pages.

What Is Pinecrest?

Pinecrest is one of Pelican Bay’s single-family neighborhoods, which the Foundation’s community map describes as a “single-family home community. The majority of these homes back up to neighboring homes, although there are some offering lake views.” The county’s 2026 tax roll shows 69 residential parcels on the five Pinecrest streets, all of them single-family, recorded in the platted subdivisions the county names Pelican Bay Unit 4 (57 homes) and Pelican Bay Unit 4 Addition (12 homes). The Southwest Florida MLS files Pinecrest resales under its Pinecrest at Pelican Bay sub-area, which is how we count sales, with the street check described in the market section.

Five Streets, One Drive and Four Courts

The five streets are Bentwood Drive, Knoll Wood Court, Lake Vista Court, Slashpine Court and Tallow Tree Court. Bentwood Drive is the spine and holds 35 of the 69 homes, about half of the neighborhood. The table gives each street’s address range, the number of homes on the 2026 tax roll, the median living area, the year-built span and the median lot size. Street figures rest on small counts, so the count sits beside every number.

How We Drew the Pinecrest Boundary

Pelican Bay publishes no parcel-by-parcel list of which homes belong to Pinecrest, because the neighborhood has no association of its own that we found. We assigned whole streets to Pinecrest where the county’s plat names, the Foundation’s community map and the MLS sub-area agreed. To test the street list we geocoded all 69 roll addresses with the Census Bureau’s geocoder and compared each point with the Pinecrest polygon in the Foundation’s community map, which covers about 40.9 acres: 62 of the 69 points fall inside it, and the other seven, five on Lake Vista Court and two on Bentwood Drive, sit within five meters of its edge, which is the margin of a street-interpolated geocode. That is a reading of public records, not a recorded legal description. If a specific address matters to a purchase, ask the Foundation’s Covenants Department which neighborhood it assigns and read the recorded plat at the Collier County Clerk.

Where the Foundation Says the Homes Face

The Foundation’s map text carries one sentence of orientation: the majority of Pinecrest homes back up to neighboring homes, although some offer lake views. A buyer who wants water should ask the seller which side of the house the lake is on, check the survey and walk the lot, because by the Foundation’s own description most Pinecrest homes back up to other homes. The county roll puts the median lot at 0.36 acres.

Single-Family Ownership Inside a Condominium Community

The Foundation’s realtor page counts more than 6,500 residences in 95 associations, and most of those associations are condominium buildings. Pinecrest is the opposite case: detached homes on individual lots, billed directly by the Foundation. On our roster of Pelican Bay single-family neighborhoods, Pinecrest’s 69 homes make it the third largest, behind Pelican Bay Woods at 125 and Oakmont at 118 and one home ahead of Barrington at 68, with all four counts inferred from county parcels by street.

Homes From 1986 and Homes From Last Year

Pinecrest is two neighborhoods of different ages on the same streets. The county roll dates 11 homes to 1986 through 1989, 3 to the 1990s, 12 to 2000 through 2009, 29 to 2010 through 2019 and 14 to 2020 through 2025. That is 43 of 69 homes, 62.3 percent (43 divided by 69), built in 2010 or later, and 27 dated 2018 or later, so a buyer touring Pinecrest sees original late-1980s homes and recent construction on the same courts.

A Day at Pinecrest

A typical Pinecrest day runs on the Foundation’s berm and parks, then on short drives. Club Pelican Bay is 1.6 to 1.9 minutes away by car, Artis-Naples 1.8 to 3.1 minutes and Waterside Shops 3.1 to 4.4 minutes, depending on which end of the neighborhood you start from, in off-peak routing-engine estimates. The Foundation’s beaches, Marker 36 on the north beach and the Sandbar on the south beach, sit a short tram ride from the berm. Amenities, drive times and rules each have their own section below.

What Pinecrest Does Not Have

Pinecrest has no condominium association, no association-maintained exteriors and no elevator buildings, so Florida’s milestone-inspection and structural-reserve-study laws for condominiums do not apply to it. It has no golf course of its own, and Club Pelican Bay membership is separate and not part of a home purchase. We found no age restriction in the Declaration, bylaws or rules we read, and no Sunbiz-registered Pinecrest association: a search of the State of Florida’s corporate records for names beginning Pinecrest, Pinecrest at Pelican Bay and Pinecrest Pelican returned only unrelated businesses.

Pinecrest Market Snapshot: What the Homes Actually Sell For

In the last 12 months Pinecrest recorded one closing in the Southwest Florida MLS, at $2,575,000, so no window up to 36 months reaches ten sales. Over 60 months the neighborhood’s own five streets recorded nine closings at a median of $4,500,000, a range of $2,575,000 to $8,225,000 and $43,160,000 in volume. We list every sale below.

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

Why This Page Lists Every Pinecrest Sale

Pinecrest is a small, expensive neighborhood: 69 homes, a handful of sales a year and prices that span 3.2 times from lowest to highest in five years. All four standard windows hold fewer than ten closings, and the largest, 60 months, holds only nine, so no window reaches ten and every figure in this section is a small sample. Instead of leading with a median that nine deals cannot support, we list each closing by month and street, never by house number, and use the county’s recorded-sales file back to 1985 as the long view in the section after the street breakdown.

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

Four windows ending October 7, 2026 show the same neighborhood at different depths. The 12-month window holds 1 closing, the 24-month window 5, the 36-month window 6 and the 60-month window 9. The 24-month median of $3,100,000 and the 36-month median of $3,030,000 (the mean of $2,960,000 and $3,100,000) sit below the 60-month median of $4,500,000 because the 60-month window adds the three Bentwood Drive sales of December 2021, October 2022 and August 2023, at $6,500,000, $5,500,000 and $4,500,000.

Every Pinecrest MLS Closing in 60 Months

Here is the full list, newest first, nine closings from December 2021 to March 2026 on Pinecrest’s own five streets: Bentwood Drive, Knoll Wood Court, Tallow Tree Court, Lake Vista Court and Slashpine Court. The Southwest Florida MLS Pinecrest sub-area also carries five closings on Ridgewood Drive and Hollybriar Lane, streets that our roster assigns to Pelican Bay Woods, so those five are counted there and never in any Pinecrest figure on this page. No Pinecrest sale was entered in the MLS after closing.

Four of the nine sold for $5,000,000 or more, led by a Bentwood Drive sale in June 2025 at $8,225,000, and three sold for less than $3,000,000, the lowest being a Knoll Wood Court sale in March 2026 at $2,575,000. The two sales in the middle, $3,100,000 and $4,500,000, are the only ones between $3,000,000 and $5,000,000. That spread of $2,575,000 to $8,225,000 is why a neighborhood median alone is a poor price guide for any one Pinecrest house.

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

What Pinecrest’s Last 12 Months Show

One Pinecrest home closed between October 8, 2025 and October 7, 2026: a Knoll Wood Court sale in March 2026, a home of 2,551 square feet listed as 4 bed, 3 full that sold for $2,575,000 against a final list of $2,700,000 after 13 days on the market, 95.4 percent of the final list price. At $1,009 per square foot it closed 19.9 percent below the 60-month median of $1,259 ((1,259 minus 1,009) divided by 1,259), and it was the smallest home in the nine-sale list. One closing is a data point, not a trend, and a seller should not read it as Pinecrest’s price level.

How Fast Pinecrest Homes Sell

The median Pinecrest home over 60 months spent 20 days on the market (n=9), but the spread is wide: five of the nine sold in 20 days or fewer, including one on day 0, and three took 109 days or longer, up to 265 days for a Tallow Tree Court sale in July 2024. The sorted days on market are 0, 10, 13, 15, 20, 69, 109, 148, 265. The 36-month median is 89 days (n=6) because the 265-day July 2024 sale enters that window.

Asking Price Versus Sold Price

The median Pinecrest sale over 60 months closed at 95.4 percent of the final list price (n=9), which means a typical seller accepted about 4.6 percent less than the last asking price. The sharpest cut was a Tallow Tree Court sale in July 2024, which closed at $2,700,000 against a final list of $3,200,000, 84.4 percent. The smallest was a Bentwood Drive sale in August 2023 at 98.9 percent. The 12-month figure rests on the single March 2026 sale at 95.4 percent.

Price per Square Foot in Pinecrest

The median Pinecrest sale closed at $1,259 per square foot of MLS living area over 60 months (n=9), against $942 over 36 months (n=6), $1,009 over 24 months (n=5) and $1,009 in the last 12 months (n=1). Per-sale values run from $645 per square foot, a Tallow Tree Court sale in July 2024, to $1,781, a Bentwood Drive sale in June 2025, and three sales reached $1,400 or more. The range is wide because the lots, home sizes and finish levels differ so much from home to home.

Active and Pending Pinecrest Listings Today

On October 7, 2026 one Pinecrest home was on the market and none was pending. The active asking price is $3,995,000 on Lake Vista Court, for a home of 2,630 square feet listed as 3 bed + den, 3 full + 1 half that had been on the market 6 days. One active listing against one closing in 12 months is 12.0 months of supply (1 listing divided by 1 closing per 12 months), a figure that rests on a single sale and should be read with that in mind. The days on market shown are as of the pull date.

The $3,995,000 ask works out to $1,519 per square foot ($3,995,000 divided by 2,630), 20.7 percent above the 60-month median of $1,259 and 50.5 percent above the $1,009 the March 2026 Knoll Wood Court home brought. Lake Vista Court has no MLS closing in 60 months, so a buyer has no sale on the street itself to read the ask against, and the county roll shows only five homes there.

How the Pinecrest Sales Figures Are Built

The sales above come from the Southwest Florida MLS, pulled October 7, 2026, for the Pinecrest at Pelican Bay sub-area, filtered to the five Pinecrest streets. Medians use the true middle value, and an even count uses the mean of the middle pair, rounded to the nearest dollar or day. Days on market and sale-to-list ratios use every Pinecrest sale, because none was entered after closing. The MLS records the reported closing price and the county records the deed consideration, so we never average the two or compare their per-square-foot figures.

Which Pinecrest Streets Sell for the Most?

Bentwood Drive carries Pinecrest’s highest prices and most of its sales: five closings in 60 months from $3,100,000 to $8,225,000, against two on Tallow Tree Court from $2,700,000 to $2,960,000. With nine sales in 60 months across five streets, every street figure is a range, not a rule.

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

Slashpine Court and Lake Vista Court recorded no MLS closing in 60 months, so the roll and the county’s recorded-sales file are the only price evidence for their 7 and 5 homes.

Bentwood Drive

Bentwood Drive is Pinecrest’s spine and its premium street. Its five MLS closings (n=5, small sample) have a median of $5,500,000, a range of $3,100,000 to $8,225,000 and a median of $1,370 per square foot, and it holds five of the nine closings (56 percent, 5 divided by 9). Its 35 roll homes have a median living area of 3,015 square feet and range from 2,118 to 5,594, including the smallest home on the Pinecrest roll.

Knoll Wood Court

Knoll Wood Court has two closings in 60 months (n=2, small sample), $2,575,000 in March 2026 and $7,100,000 in June 2025, a median of $4,837,500, the mean of the two. Two sales that far apart do not price a street. The court holds 11 roll homes with a median living area of 2,975 square feet, and its March 2026 sale is Pinecrest’s only closing of the last 12 months.

Tallow Tree Court

Tallow Tree Court has two closings in 60 months (n=2, small sample), $2,700,000 in July 2024 and $2,960,000 in December 2024, a median of $2,830,000. The July sale took 265 days, the longest in the nine-sale list, and the December sale took 69. The court has the largest median living area of the five streets, 3,238 square feet across 11 roll homes, so its per-square-foot prices of $645 and $874 sit at the low end of the list, against a 60-month median of $1,259.

Slashpine Court

Slashpine Court has no MLS closing in 60 months (n=0), so we state no street price. The roll shows 7 homes with a median living area of 3,028 square feet, built 1994 to 2025, and the largest single home in the neighborhood, 6,886 square feet. An owner here prices from Pinecrest’s other streets and the county file, not from a sale on the court.

Lake Vista Court

Lake Vista Court has no MLS closing in 60 months (n=0), and the only Pinecrest listing today is on it, at $3,995,000. The court is the smallest street, with 5 roll homes recorded in Pelican Bay Unit 4 Addition, a median living area of 2,732 square feet and the smallest median lot of the five, 0.32 acres. The roll dates its homes 1987 to 2023.

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

Pinecrest Sales Since 1985: The Long View

Collier County’s recorded sales put Pinecrest’s median at $200,000 in 1985 (5 sales), $625,000 in 2000 (2), $7,100,000 in 2025 (3) and $2,575,000 for the first half of 2026 (1). The county file holds no Pinecrest sale for 1991, 2010 or 2023, so the long view has gaps as well as years.

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

Pinecrest Sales by Year, 1985 to 2026

The table is the county’s qualified recorded-sales file for the Pinecrest roll subdivisions and street ranges, improved property sold for $100,000 or more, through June 30, 2026: 145 sales in 39 years. Medians are deed-based, an even count uses the mean of the middle pair, and no year reaches ten sales, so every row is a small sample. The county records the deed consideration and the MLS records the reported closing price, so we never average them or compare their per-square-foot figures. Where the two disagree on a single sale we publish the deed figure and name the MLS figure once with its October 7, 2026 pull date.

1985 to 1999: From $200,000 to $577,200

The first Pinecrest deeds in the file are from 1985, when five sales had a median of $200,000. The busiest year of the first fifteen was 1987 with 7 qualified sales (a median of $297,000), the same period in which the roll dates 11 of today’s 69 homes to 1986 through 1989. By 1994 the median was $396,000 on four sales, and 1999 closed at $577,200 on three.

2000 to 2009: The Run to $1,500,000

From 2000 to 2007 the median climbed from $625,000 (two sales) to $922,500 on eight sales in 2004, tied with 2021 as the busiest year in the whole file, then $1,005,000 in 2005, $1,500,000 on one sale in 2006 and $1,450,000 on one in 2007. The median then fell to $1,025,000 in 2008 (four sales) and $980,000 in 2009 (five sales), with the 2009 range running from $690,000 to $1,550,000. Annual volume stayed small, so the median moved on a handful of deeds.

2010 to 2019: Recovery and a Few Outliers

The county file holds no Pinecrest sale for 2010. Apart from 2018, the median then moved between $850,000 in 2013 and $1,537,500 in 2015, with 2018 and 2019 showing how a single large deed can dominate a small year: the two sales of 2018 ran from $1,420,000 to $4,850,000, and the five of 2019 from $1,000,000 to $5,295,000. The 2019 median of $1,275,000 is 12.1 percent below the 2007 median of $1,450,000 ((1,450,000 minus 1,275,000) divided by 1,450,000), and the 2007 figure rests on one sale, so the decade added little at the median.

2020 to 2026: The Step Up

Pinecrest’s median passed $2,437,500 in 2021 on eight sales, a year that ran from $1,350,000 to $6,500,000, then reached $5,500,000 on one sale in 2022, $2,830,000 on two in 2024 and $7,100,000 on three in 2025, from $3,100,000 to $8,225,000. The first half of 2026 holds one qualified sale at $2,575,000. The county’s file lists no qualified Pinecrest sale dated 2023, although the MLS shows a Bentwood Drive closing in August 2023 at $4,500,000; the two sources apply different qualification rules, and we show both rather than reconcile them.

What the Long View Means for a Seller

The county file shows medians of $1,482,500 in 2020 (six sales) and $2,437,500 in 2021 (eight sales), well below the 2025 median of $7,100,000, and whether a given sale produces a taxable gain depends on the owner’s own basis, a question for a tax professional and not a neighborhood median. What a seller can control is the pricing window: the 12-month sold price of $2,575,000 (n=1) is 42.8 percent below the 60-month median of $4,500,000 (n=9) ((4,500,000 minus 2,575,000) divided by 4,500,000), so which window a buyer’s agent quotes changes the conversation.

What the Long View Means for a Buyer

A buyer sees a neighborhood whose yearly median swings with a handful of deeds: $5,500,000 on one sale in 2022, $2,830,000 on two in 2024, $7,100,000 on three in 2025 and $2,575,000 on one in the first half of 2026. One home is listed today, one closed in the last 12 months, and 2025’s median was set by two sales of $7,100,000 or more. A buyer should price a specific house by its own square footage and street, using the $1,259 per square foot 60-month median as a reference and not a promise.

Thinking of Selling or Buying in Pinecrest, Pelican Bay? Start With 9 Closings in 60 Months and the $15,000 Foundation Resale Fee

If you own in Pinecrest, get a free home valuation or call Jesse direct at (239) 898-6072: the last 60 months produced nine closings from $2,575,000 to $8,225,000, only one of them in the last 12 months, so the street, the size of the house and the price strategy decide the outcome. If you are buying in Pinecrest, call Marc at (239) 287-5873 or read how we represent buyers, and ask for the Foundation estoppel before you write an offer.

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

How Did Pinecrest Come to Be?

Pinecrest’s land is part of the 2,330 acres that Coral Ridge Properties, a Westinghouse division, and the Collier family set out to develop in 1972, the Pelican Bay Foundation was formed in 1979, the county’s first recorded Pinecrest deeds in our file date from 1985, and the Foundation’s Declaration governs the neighborhood today.

The 1972 Plan

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

Single-Family Homes in a Plan Built Around Habitat

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

1979 and the Foundation

In 1979 Westinghouse bought out the Collier family’s interest, the first demonstration home and sales center were built, and the Pelican Bay Foundation was formed. The Declaration that governs Pinecrest today is the Second Amended and Restated Declaration, recorded April 9, 2009 in Official Records Book 4442, page 3381 of the Collier County records, and linked in the Downloadable Documents below. It amends and restates a declaration originally recorded at Official Records Book 825, page 1755.

Two Plat Names Under One Neighborhood

The county’s roll records Pinecrest’s homes in two platted units: Pelican Bay Unit 4 (57 homes) and Pelican Bay Unit 4 Addition (12 homes). The two sum to the 69 residential parcels we count (57 plus 12). Bentwood Drive alone spans both, with 28 homes in Unit 4 and 7 in the Addition, and all five Lake Vista Court homes sit in the Addition. The Declaration’s Exhibit A lists Pelican Bay Unit Four as recorded in Plat Book 13, pages 30 through 32. That is a recording history, not a design boundary, which is one reason the neighborhood’s edge has to be read street by street.

Unit 4 Is a Plat, Not a Neighborhood

Pelican Bay Unit 4 is a plat name, and on our roster it holds more than Pinecrest. Georgetown and Las Brisas are recorded inside it, and The Village, Pinecrest’s rival on this page, is on the roll as Pelican Bay Unit 4 as well. A buyer who sees the words Pelican Bay Unit 4 on a title commitment or tax bill should therefore not assume the home is in Pinecrest, and should check the street.

What Do the County Records Say About Pinecrest Lots and Land Value?

The Collier County Property Appraiser’s 2026 tax roll shows Pinecrest’s 69 lots running from 0.25 to 0.58 acres with a median of 0.36, and it values the land under a typical Pinecrest home at $1,945,106 against $299,855 for the improvements. Land is the larger share of just value on 60 of 69 parcels.

Lot Sizes: A Third of an Acre

Pinecrest lots total 25.2 acres across the 69 parcels, a median of 0.36 acres or about 15,700 square feet (0.36 times 43,560). Bentwood Drive’s median lot is 0.37 acres, Tallow Tree Court’s 0.36, Knoll Wood Court’s 0.35, Slashpine Court’s 0.34 and Lake Vista Court’s 0.32. The Foundation’s own map describes most Pinecrest homes as backing up to neighboring homes, and these lot sizes are the space between them.

What “Just Value” Means

Just value is the Property Appraiser’s market-value estimate for the January 1 assessment date, split into land and improvements. It is not a sale price, an appraisal or a tax bill, and it lags the market, which is why the median total just value of $2,207,740 sits far below the $4,500,000 median of Pinecrest’s MLS closings. The two figures describe different groups of homes, the whole roll against the nine that sold, and we never divide one by the other.

Land Carries the Value

Land is 70.4 percent of the total just value across the 69 parcels (the sum of land values divided by the sum of total just values), and land exceeds improvement value on 60 of 69 parcels. The median land just value is $1,945,106 and the median improvement just value $299,855. For an owner, that is the roll’s way of saying that the lot, not the house, is where most of a Pinecrest property’s county value sits.

Older Homes and Newer Homes on the Same Land

The table splits the roll by year built. The land value is similar across the three groups, between $1,817,674 and $2,023,430 at the median, while the improvement value rises from $204,906 for homes built before 2010 to $427,506 for homes built in 2018 or later.

Median Total Just Value by Street

Street medians of total just value are close together, from $2,062,159 to $2,407,767, because the lots are similar in size and the roll values land alike.

Homestead Exemptions

52 of the 69 Pinecrest parcels, 75.4 percent, carry a homestead exemption on the 2026 roll, which suggests that most owners live in their homes as a primary residence. The other 17 parcels do not, and a buyer should not infer a reason for any one of them. Florida’s Save Our Homes cap, covered in the layered-charges section, applies only to homesteaded property.

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

The Homes of Pinecrest: Sizes, Ages and Designs

Pinecrest’s 69 homes are detached single-family houses on the county roll, from 2,118 to 6,886 square feet of living area with a median of 3,008, built from 1986 to 2025. Twenty-seven of the 69 fall between 2,500 and 2,999 square feet, and the MLS files every Pinecrest closing as a single-family detached design.

Living Area: Most Pinecrest Homes Are 2,500 to 3,499 Square Feet

The county’s heated-area figures sort the 69 homes into six bands. The two middle bands hold 42 homes, and 20 homes are 3,500 square feet or larger. The three largest roll homes are 5,533, 5,594 and 6,886 square feet, and the smallest is 2,118.

Bedrooms and Baths in the Recent Sales

In the 60-month MLS list of nine closings, 2 are three-bedroom homes, 4 are four-bedroom homes and 3 are five-bedroom homes, and 7 of the nine list a den as well. The MLS lists baths as full and half, and full baths in the nine sales run from 3 to 5. The MLS gives each sale’s living area, so the per-square-foot figures in the market section use the MLS number for that sale, not the county’s.

Year Built: A Neighborhood in Two Eras

The county roll’s year-built field dates the original wave to 1986 through 1989 and a second group to the 2000s, but the largest group is recent: 29 homes are dated 2010 through 2019 and 14 are dated 2020 through 2025, 27 of them 2018 or later. A buyer should treat the year built as a clue to which building codes, window and roof systems and floor elevations a house was designed under, and read the individual permit history.

Single-Family, Detached, Fee Simple

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

What Amenities Come With a Pinecrest Home?

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

Beaches and Beach Dining

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

The Commons and the Community Center

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

Tennis and Racquets

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

Trams, the Berm and the Boardwalks

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

Oakmont Park and Ridgewood Park

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

Boating on Clam Bay

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

Dining, Shopping and Culture Within a Few Minutes

The Foundation’s realtor page lists the Marketplace at Pelican Bay (Publix, CVS, banks and restaurants), Waterside Shops (over 60 stores and restaurants) and Artis-Naples, home of the Naples Philharmonic and The Baker Museum, as the neighbors. Routing-engine estimates from the two ends of Pinecrest put the Mercato and Whole Foods at 4.8 to 5.2 minutes, the Publix at the Marketplace at 4.6 to 4.9 minutes and Artis-Naples at 1.8 to 3.1 minutes in off-peak driving.

What Membership Does Not Cover

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

What Are the HOA Fees at Pinecrest?

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

What the $3,435 Is Made Of

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

Five Years of the Foundation Assessment

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

What the Bulk Media Line Pays For

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

How and When Pinecrest Owners Are Billed

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

What the Assessment Does Not Cover

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

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

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

The Foundation Assessment

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

Pelican Bay Services Division

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

County Property Taxes and Save Our Homes

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

The Hurricane Ian Special Assessment

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

What We Do Not Total

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

What Does a Buyer Pay at Closing in Pinecrest?

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

The $15,000 Resale Capital Assessment

The Foundation’s FY2027 estoppel form states that the resale fee is $15,000, is a buyer cost due at closing, and applies when a deed is recorded in the official records of Collier County on or after October 1, 2026. At the 60-month median of $4,500,000 (n=9, small sample) the fee is about 0.33 percent of the price (15,000 divided by 4,500,000). The Foundation’s realtors page states that the assessment rises 3.5 percent a year from October 1, 2027, which takes the fee to $15,525 (15,000 times 1.035), and the recording date, not the contract date, controls which amount applies.

The Exemptions in Bylaws Section 7.04

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

What the Seller Pays the Foundation

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

No Transfer Approval and No Right of First Refusal

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

Florida’s Transfer Statutes

Three Florida statutes shape the paperwork. Section 720.30851 requires an estoppel certificate within 10 business days of a request and states base fee caps of $250, plus $100 if expedited and $150 more if the account is delinquent, adjusted for inflation every five years. As we read the state’s current adjusted caps they are $299, $119 and $179, and the Foundation’s FY2027 form lists the $250 and $100 amounts as seller costs. Section 720.401 requires the seller to give the buyer the association’s disclosure summary before the contract is signed, and lets the buyer void the contract within three days if it was not. Section 720.3085 makes the buyer jointly and severally liable with the seller for assessments due before the sale.

Doc Stamps and the Title Policy in Collier County

The seller pays documentary stamp tax on the deed at $0.70 per $100 of consideration under section 201.02. On a sale at the 60-month median of $4,500,000 that is $31,500 (4,500,000 divided by 100, times 0.70). In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls, so we never list the owner’s title policy as a seller cost.

What the Fixed Closing Numbers Look Like at the Median

The table shows only the amounts that are set by statute or by the Foundation’s own forms, applied to the 60-month median price. It is not a closing statement: commissions, the buyer’s title policy, lender charges, prorations and the buyer’s insurance are negotiated or quoted separately.

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

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

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

Mandatory Membership

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

Fines, Hearings and Suspension

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

Flags, Solar Panels and Florida-Friendly Landscaping

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

Home-Based Business

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

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

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

The Applications and the FY2027 Fees

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

Construction Hours and Site Rules

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

Teardowns and Demolition

No demolition is permitted in Pelican Bay without Design Review Committee approval, and no demolition or lot clearing may start until final construction plans have been reviewed and approved. The owner submits a demolition plan showing existing conditions, the limits of demolition, dumpster locations, access, protection for neighboring properties and a timeline, with copies of the demolition permits, and a pre-demolition meeting is held with the Covenants Department. The roll dates 43 of Pinecrest’s 69 homes to 2010 or later, so a buyer should expect to meet this process either as an owner planning a rebuild or as the neighbor of one.

Landscaping, Trees and the Lake Edge

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

What We Cannot State About Review Times

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

Is Pinecrest a 55+ Community?

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

What the Documents Say

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

What Florida’s Fair Housing Act Allows

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

Can You Rent Out a Pinecrest Home?

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

Two Leases in a Calendar Year

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

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

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

Renter Cards and Owner Cards

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

Why a Short-Term Rental Pattern Does Not Fit

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

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

Pets, Vehicles, Signs and Everyday Rules at Pinecrest

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

Pets

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

Vehicles, Boats and Trailers

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

Real Estate Signs and Open Houses

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

The Berm, Boardwalks and Mobility Devices

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

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

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

What Section 553.899 Requires

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

What Section 718.112 Requires

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

What Applies to a Pinecrest Home Instead

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

Why It Still Matters Next Door

Most of Pelican Bay’s associations are condominium buildings, and many are three stories or more, so those obligations do matter next door. A buyer comparing a Pinecrest house with a condominium should price in the milestone and reserve-study obligations that attach to a building of three stories or more, because those costs reach condominium owners through assessments that a Pinecrest owner does not pay. A building’s story count belongs to its own recorded declaration, and we state it only on that building’s page.

Hurricanes, Flood Zone and Insurance at Pinecrest

FEMA’s flood map, queried at 11 points on Pinecrest’s five streets on October 7, 2026, places every point outside the Special Flood Hazard Area, in shaded Zone X for the 0.2 percent annual chance flood, on a map effective February 8, 2024, while Collier County reviews a preliminary replacement map.

Flood Zone by Street

The table shows the result of the queries on each street. Points on a street are not every house on it, and a lender’s flood determination for the specific parcel controls.

All 11 points returned the same answer: Zone X with the subtype for the 0.2 percent annual chance flood hazard in the coastal zone, no base flood elevation and a flag that the point lies outside the Special Flood Hazard Area.

How We Queried the Map

We geocoded 11 Pinecrest addresses, two or three on each street, with the Census Bureau’s geocoder and queried FEMA’s National Flood Hazard Layer service at each point for the flood zone, the zone subtype and the map panel’s effective date, then recorded each request and its result in the build’s fetch log. Every point fell on panel 12021C0381J, effective February 8, 2024. House numbers are withheld on this page, and a flood determination for the specific parcel controls.

What Zone X Means for a Mortgage

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

The Community Rating System

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

Hurricane Ian and the Foundation’s Recovery

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

Helene and Milton in 2024

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

Wind Mitigation and the Insurance Quote

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

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

Collier County’s Preliminary Flood Map: What Is and Is Not Known

Collier County is reviewing a preliminary Flood Insurance Rate Map. The county’s August 19, 2026 news release says the preliminary map was released March 20, 2025, that a 90-day appeal period for appeals and comments began August 19, 2026, and that the target date for the new map to take effect, with new flood insurance requirements applied, is summer 2027, a date the county says is subject to change pending completion of the appeal review. We queried the current effective map and did not compare any Pinecrest address with the preliminary map, so this page states no new flood zone for Pinecrest. A buyer closing in 2026 or 2027 should look up the specific address on FEMA’s Map Service Center, ask an insurance agent how the preliminary map could change a quote, and remember that the effective map governs a lender’s determination until the new one takes effect.

The Flood Disclosure a Seller Must Give

Florida’s section 689.302 requires a seller to complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. The form states that homeowners’ insurance policies do not include coverage for flood damage and asks whether the seller knows of flooding that damaged the property during the seller’s ownership, whether the seller has filed a flood claim with an insurer, including the National Flood Insurance Program, and whether the seller has received assistance for flood damage, including from FEMA. A Pinecrest seller should have the answers ready before the first showing, not at the offer.

Which Schools Serve Pinecrest?

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

Attendance Zones by Address

We ran the district’s address search for school year 2027 at 11 Pinecrest addresses on all five streets, and every address returned the same three zones, with no rezone flag. Zones can change, and the district’s locator for a specific address is the authority. A seller should verify the zone for the specific address before quoting a school in a listing.

School Grades From 2021 to 2025

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

A different school, Pinecrest Elementary School, appears in the same grade list, and it is unrelated to this neighborhood’s zoning.

What a Grade Does Not Tell a Buyer

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

Permits, Contractors and Recorded Work at Pinecrest

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

Two Approvals, Two Records

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

Reading a House’s Permit History

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

Contractors on Foundation Property

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

What Is Being Built Near Pinecrest?

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

The Proposed Water Park at Naples Grande

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

Waterside Shops

Waterside Shops’ own redevelopment page lists new stores and restaurants, with Eddie V’s and Dior marked now open and Vuori listed among the new stores. Waterside Shops is the retail center the Foundation’s realtor page names among Pelican Bay’s neighbors, 3.1 to 4.4 minutes from Pinecrest’s two ends in off-peak routing-engine estimates.

Zoning Around Pinecrest

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

Daily Logistics at Pinecrest

From Pinecrest, Club Pelican Bay is 1.6 to 1.9 minutes away by car, Artis-Naples 1.8 to 3.1, Waterside Shops 3.1 to 4.4 and the Publix at the Marketplace 4.6 to 4.9, depending on the end of the neighborhood, in off-peak routing-engine estimates, while Southwest Florida International Airport is about 37.6 to 37.9 minutes away.

Drive Times From the Two Ends of Pinecrest

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

The Bentwood Drive End and the Lake Vista Court End

Pinecrest runs under a mile from north to south by the geocoded points, but the ends differ. From the Bentwood Drive end, Club Pelican Bay is 1.6 minutes away and Artis-Naples 3.1; from the Lake Vista Court end, Club Pelican Bay is 1.9 minutes away and Artis-Naples 1.8. A buyer who cares about the difference should drive the specific street at the hour they would drive it.

How the Streets Connect

In OpenStreetMap’s road data, Bentwood Drive joins Ridgewood Drive at its northwest end, Slashpine Court and Tallow Tree Court branch off Bentwood Drive, and Lake Vista Court joins Ridgewood Drive near its southern end. Pine Village Lane, the street of The Village, also joins Bentwood Drive, so Village traffic uses Pinecrest’s spine. Knoll Wood Court did not appear by name in the road extract we pulled, so we describe no connection for it. Ridgewood Drive also carries the streets of Pelican Bay Woods, such as Hollybriar Lane.

Getting to the Beach

Beach access runs through the Foundation’s tram and the berm. The Foundation says eight tram stations are spaced along the berm, connecting to boardwalks through the mangroves, with drivers making more than 900,000 trips to the beach and back each year, and its beaches are open daily from 9 a.m. to sunset. By car, Vanderbilt Beach is 7.9 to 8.3 minutes away.

Hospitals and Daily Services

NCH North Naples Hospital is 9.2 to 9.5 minutes from Pinecrest and the NCH Baker Hospital downtown 11.7 to 13.0 minutes in off-peak routing estimates. The Pelican Bay Community Center is 5.3 to 5.6 minutes away. For trash and recycling service at a specific address, ask the seller which hauler serves it and check Collier County’s Residential Collection Services page.

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

Where Does Pinecrest Sit in Pelican Bay? Neighbors and Boundaries

Pinecrest covers about 40.9 acres in the Foundation’s community map and touches two other neighborhoods on that map, The Village and Las Brisas, with Pelican Bay Woods about 12 meters away, Georgetown about 35 meters and Oak Lake Sanctuary about 75 meters. The distances are our measurements between the map’s polygons, not survey data.

The Village, Next Door

The Village is Pinecrest’s rival on this page and its closest neighbor: 16 detached homes on roughly 5.8 acres, built 1987 to 2021, on Pine Village Lane and Southfork Court. The two neighborhoods share the Pelican Bay Unit 4 plat name on the county roll, and Pine Village Lane joins Bentwood Drive. The Village is the one neighbor on this list with its own registered association, the Village of Pelican Bay Homeowners Association, Florida document N18444.

Las Brisas, Along the Edge

Las Brisas shares an edge with Pinecrest on the Foundation’s map. On our roster it is a villa neighborhood of 50 homes built 1982 to 1988, with 3 MLS closings in the last 12 months at a $2,950,000 median (small sample), and it is recorded inside the same Pelican Bay Unit 4 plat name. A Las Brisas villa and a Pinecrest house are different products, which is why the two do not appear in the same benchmark table.

Pelican Bay Woods, Across Ridgewood Drive

Pelican Bay Woods is the largest single-family neighborhood on our roster, with 125 homes built 1980 to 2025. Its streets include Ridgewood Drive and Hollybriar Lane, which is why a map or an MLS search near Pinecrest can show Woods addresses beside Pinecrest ones. A buyer should confirm the neighborhood from the street name, not from the search result.

Georgetown and Oak Lake Sanctuary

Georgetown is a gated neighborhood of 35 single-family homes on acre sites, recorded inside Pelican Bay Unit 4 and registered with the State of Florida as Georgetown of Pelican Bay Property Owners Association, document N15896. Oak Lake Sanctuary is a roster neighborhood of 22 detached villas built 1991 to 1996. Neither is Pinecrest, and neither shares its streets.

How We Measured the Distances

We took the neighborhood polygons from the Foundation’s community map, the Google My Maps layer behind its community-map page, and measured the shortest distance between each pair of polygon outlines. A distance of zero means the outlines touch. The polygons are drawn by the Foundation for orientation, and a buyer should rely on the recorded plat and the Foundation’s Covenants Department for an address-level answer.

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

Pinecrest is the third-largest of Pelican Bay’s single-family neighborhoods on our roster, with 69 homes, and its 12-month MLS window holds one closing, against 11 at Oakmont, 3 each at Isle Verde, Pelican Bay Woods and Barrington, 2 at Georgetown and 1 at The Village. Only Oakmont reaches ten.

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

The table compares seven single-family neighborhoods on the same yardsticks, taken from our Pelican Bay roster. Counts below ten closings are small samples, and a median of one or two sales is a data point, not a price. Home counts marked with an asterisk are inferred from county parcels by street. Closings are from the Southwest Florida MLS pulled October 7, 2026.

Oakmont

Oakmont has 118 homes built 1987 to 2025 and a median roll living area of 2,784.5 square feet, against Pinecrest’s 3,008. Its 12-month window holds 11 closings at a $2,350,000 median, and its 60-month window 26 closings at $2,710,000, from $1,400,000 to $4,200,000. Pinecrest’s 60-month median of $4,500,000 (n=9) is 66.1 percent higher (4,500,000 divided by 2,710,000, less 1), on a sample about a third the size, and its $1,259 per square foot compares with Oakmont’s $974.

Pelican Bay Woods

Pelican Bay Woods is the only single-family neighborhood larger than Pinecrest, with 125 homes built 1980 to 2025 and a median roll living area of 3,957 square feet, the largest on this page. Its 12-month window holds 3 closings at a $6,000,000 median (small sample), more than double Pinecrest’s $2,575,000, on a sample of three against one.

Barrington and Isle Verde

Barrington has 68 homes built 1990 to 2024 and 3 closings in 12 months at a $2,790,000 median (small sample), near Pinecrest’s last sale of $2,575,000. Isle Verde has 36 homes built 1993 to 2025, 3 closings and a $3,350,000 median (small sample).

Georgetown and Cambridge

Georgetown has 35 gated acre sites and 2 closings at a $6,675,000 median (n=2, the mean of the two), and Cambridge has 6 homes and one 12-month closing at $2,100,000. Both are too small for a median to mean much.

What the Comparison Means

Pinecrest’s own history is the better guide to Pinecrest: nine closings in 60 months on five streets, listed one by one above, with a county record back to 1985. For a buyer, the useful numbers are a specific street’s sales and the price per square foot, not the neighborhood median. For a seller, a median built on one or two sales in a neighboring community is not evidence, and a buyer’s agent who quotes one should be asked for the sale-by-sale list.

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

Pinecrest vs The Village: Which Pelican Bay Neighborhood Fits You?

Pinecrest and The Village are neighbors in Pelican Bay, both detached single-family and billed directly by the Foundation: Pinecrest has 69 homes on five streets and nine closings in 60 months at a $4,500,000 median, while The Village has 16 homes on two streets and three closings at $2,675,000, with an association of its own.

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

The Village is Pinecrest’s closest rival on our roster because the two share a plat name, a boundary, a Foundation and a price conversation. The table sets them side by side from the county roll, the Southwest Florida MLS pulled October 7, 2026 and the county’s recorded-sales file.

Where The Village Fits Better

The Village is the smaller choice: 16 homes against Pinecrest’s 69, on two streets instead of five. It has its own registered homeowners’ association, which gives owners a body of their own beside the Foundation, and a lower 60-month median ($2,675,000 against $4,500,000), with its three sales in a narrower band, $2,625,000 to $3,350,000, than Pinecrest’s nine. A buyer who wants a small enclave and is comfortable reading a second set of documents should start there.

Where Pinecrest Fits Better

Pinecrest’s homes are larger on the roll, with a median living area of 3,008 square feet against The Village’s 2,297, and its lots are roughly a third of an acre. It has more sales to read: nine closings in 60 months against three, and 145 county sales on file against 49. It also sold faster, with a 60-month median of 20 days (n=9) against 100 (n=3), and has no separate association to apply to, so the Foundation’s documents are the only set to read. Both samples are small.

The Same Foundation, the Same Core Rules

Both neighborhoods sit under the same Declaration, bylaws and rules, so the $3,435 FY2027 Foundation assessment, the $15,000 resale capital assessment, the design-review process, the sign rules and the two-leases-a-calendar-year limit are the Foundation’s for both. What differs is the extra layer: The Village has its own registered association whose dues and rules we did not source, and Pinecrest has none that we found. A buyer cross-shopping the two should ask The Village’s seller for that association’s documents before comparing monthly costs.

A Note on the Sales Data

Neither sales record supports a confident median. Pinecrest’s rests on nine closings and The Village’s on three, and the single 12-month sale in each is a different size of home: Pinecrest’s March 2026 sale was 2,551 square feet and The Village’s April 2026 sale carried a 293-day listing. Compare the two by price per square foot ($1,259 against $1,164, 60 months) and by the specific house, not by the neighborhood median.

Which One Should You Choose?

Choose Pinecrest if you want a larger house on a third-of-an-acre lot, more recorded sales to read and no second association. Choose The Village if you want a small enclave of 16 homes and accept a second set of documents and a very thin record. Either way, call Jesse for a seller conversation or Marc for a buyer one, and we will run the specific house against both neighborhoods.

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

Honest Pros and Cons of Owning in Pinecrest

Owning in Pinecrest gives you a larger detached single-family home on roughly a third of an acre, Foundation beaches and amenities, no transfer approval and Club Pelican Bay under two minutes away by car, and it costs you a $3,435 annual assessment, a $15,000 resale assessment on every purchase, design review on every exterior change and a thin sales record.

What Owners Gain

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

• A detached, fee-simple home with no condominium association and no separate Pinecrest association that we found.
• Large homes and lots: a median of 3,008 square feet of living area on a median lot of 0.36 acres.
• Foundation membership with nearly three miles of beach, 18 tennis courts, a community center of more than 25,000 square feet, trams and the berm.
• No transfer approval and no right of first refusal, per the FY2027 estoppel form.
• Club Pelican Bay 1.6 to 1.9 minutes away by car and Artis-Naples 1.8 to 3.1, with zoned schools that each show an A for 2021 through 2025.
• 27 of 69 homes dated 2018 or later, and every sampled point in shaded Zone X, outside the Special Flood Hazard Area.

What Owners Give Up

The same documents show the costs:

• A $3,435 FY2027 Foundation assessment, a Pelican Bay Services Division line and county taxes, billed separately.
• A $15,000 resale capital assessment, paid by the buyer on deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027.
• Design review fees and monitoring fees on exterior work, and Foundation approval for signs, landscaping and demolition.
• A cap of two leases a calendar year, which limits rental income plans.
• Golf sits outside the Foundation assessment and is a separate Club Pelican Bay decision.
• A thin record: one closing in the last 12 months and nine in 60, with three of the nine taking 109 days or longer and one selling at 84.4 percent of its final list price.

Who Pinecrest Suits and Who It Does Not

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

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

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

If you’re searching for a Pinecrest listing agent, or thinking, ‘I need someone to sell my Pinecrest home…’ you are selling into a neighborhood that recorded nine closings in 60 months, one in the last 12, a $15,000 buyer-paid Foundation fee and a design-review process every buyer asks about. McGreevy and Comisar sell Pinecrest on its recorded facts.

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

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

Honors and recognition:

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

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

What Pinecrest Homes Sold For

• Closings, last 12 months (MLS): 1, at $2,575,000 (small sample).
• Closings, last 60 months (MLS): 9, median $4,500,000, range $2,575,000 to $8,225,000.
• Dollar volume, last 60 months: $43,160,000, the total of the nine MLS closing prices.
• Days on market: a median of 20 days over 60 months (n=9); 13 days for the one 12-month sale.
• Sale-to-list ratio: a median of 95.4 percent over 60 months (n=9) and 95.4 percent for the 12-month sale.
• Price per square foot: a median of $1,259 over 60 months (n=9), from $645 to $1,781.
• Today: one listing on October 7, 2026, on Lake Vista Court, at $3,995,000.

Pricing a Pinecrest Home by Street and Size

Pinecrest’s median hides street-level and size differences, and a buyer’s agent will bring the street’s sales. Bentwood Drive’s five 60-month sales ran from $3,100,000 to $8,225,000, Knoll Wood Court’s two from $2,575,000 to $7,100,000 and Tallow Tree Court’s two from $2,700,000 to $2,960,000. We price a Pinecrest home against the sales on its own street, adjusted for living area, age, finish level and lot, and we set the list price to win the first 30 days, because three of the nine sales in the 60-month list took 109 days or longer and the 12-month median asking price cut was 4.6 percent.

The Foundation Paperwork a Buyer Will Ask For

Have these ready before the first showing:

• The Foundation estoppel certificate, requested at $250, or $350 with the optional three-business-day expedite, due from the seller at closing.
• The HOA disclosure summary that Florida’s section 720.401 requires the buyer to receive before signing the contract.
• The flood disclosure that Florida’s section 689.302 requires at or before the time the sales contract is executed.
• The Foundation member ID cards, all of them, since a $500 seller fee applies for cards not returned.
• Design Review Committee approvals and county permits for any recent exterior work.
• Lease records, where the home was leased, with the dates and the Foundation’s lease approvals.

The Resale Capital Assessment and Your Price

The $15,000 resale capital assessment is a buyer cost, about 0.33 percent of the 60-month median price and 0.58 percent of the 12-month sold price, and a buyer will include it in what they can pay. Some will ask for a price adjustment, and the contract decides who bears it. We plan for it in the pricing conversation, not in the negotiation, and we confirm the deed’s recording date, since a deed recorded on or after October 1, 2027 carries $15,525.

Signs, Open Houses and Showings Under Foundation Rules

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

Original Homes and New Construction

Pinecrest’s roll holds 26 homes dated before 2010 and 43 dated 2010 or later. A buyer’s agent will compare a 1986 house with a 2024 one, and the sale prices in the 60-month list span $645 to $1,781 per square foot. We present each Pinecrest home against the closest comparable by age and finish, and we document roof, windows, electrical and permits so a buyer’s inspection holds no surprises.

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

Start with a free home valuation. It takes about a minute, and Jesse follows up with the Pinecrest sales that fit your home: the same street, similar living area and similar age, adjusted for finish and lot. An automated estimate cannot tell a 2,118 square foot 1986 home from a 6,886 square foot new one; the roll runs from 2,118 to 6,886 square feet. We price to the difference.

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

Is now a good time to sell a Pinecrest home?

For a home priced to its street’s recent sales, the numbers give a seller something to work with, but the evidence is thin. One active listing against one closing in 12 months is 12.0 months of supply, a figure that rests on a single sale, and the 60-month record shows five of nine sales in 20 days or fewer alongside three that took 109 days or longer.

How do I price a Pinecrest home on Bentwood Drive?

Against Bentwood Drive’s own sales and the size of the house. The five 60-month sales ran from $3,100,000 to $8,225,000, a median of $1,370 per square foot, and the homes ranged from 3,573 to 4,617 square feet. A list price inside the recorded range gets a buyer’s agent’s attention; one far above it tends to sit.

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

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

What will a Pinecrest buyer ask about first?

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

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

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

Who pays the resale capital assessment when I sell?

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

Your Local Real Estate Experts

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

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

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

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Pinecrest page the credential that matters more is narrower than any award: we tracked every qualified Pinecrest sale in the county’s file back to 1985, and in the last 12 months we tracked the one Pinecrest closing in the Southwest Florida MLS against the county’s deed record before this guide was written.

What Our Clients Say

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

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review

★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review

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

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

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

License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around Pinecrest, see our guide to Pelican Bay, our guide to The Village, the neighbor Pinecrest is most often compared with, our guide to Oakmont, our guide to Pelican Bay Woods, our guide to Georgetown and our Naples guide.

Frequently Asked Questions: Pinecrest Buyer Edition

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

What is Pinecrest at Pelican Bay?

Pinecrest is a single-family neighborhood of 69 detached homes on five streets inside Pelican Bay, a master-planned community in Naples, Florida, built between 1986 and 2025. Owners belong to the Pelican Bay Foundation, and we found no separate Pinecrest association registered with the State of Florida.

What are the street addresses in Pinecrest?

Pinecrest’s homes sit at 800 to 840 Bentwood Drive, 800 to 813 Knoll Wood Court, 800 to 805 Lake Vista Court, 800 to 808 Slashpine Court and 800 to 814 Tallow Tree Court, all in ZIP 34108. That street list is our reading of the county plats, the tax roll and the Foundation’s map.

How many homes are in Pinecrest?

The Collier County Property Appraiser’s 2026 tax roll shows 69 residential parcels on Pinecrest’s five streets, all single-family: 57 in Pelican Bay Unit 4 and 12 in Unit 4 Addition. That makes Pinecrest the third-largest single-family neighborhood on our Pelican Bay roster, behind Pelican Bay Woods and Oakmont.

Is Pinecrest a condominium?

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

What do Pinecrest homes cost?

In the last 12 months one Pinecrest home closed in the Southwest Florida MLS, at $2,575,000. Over 60 months the nine closings on Pinecrest’s own streets have a median of $4,500,000 and a range of $2,575,000 to $8,225,000. Which street and which house matter far more than the median.

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

One closed between October 8, 2025 and October 7, 2026: a 2,551 square foot Knoll Wood Court home in March 2026 at $2,575,000, or $1,009 per square foot, after 13 days on the market. The full nine-sale list is in the market section above.

Which Pinecrest street is the most expensive?

Bentwood Drive. Its five closings in 60 months ran from $3,100,000 to $8,225,000, with a median of $5,500,000 (n=5, small sample). Knoll Wood Court’s two sales were $2,575,000 and $7,100,000, and Tallow Tree Court’s two were $2,700,000 and $2,960,000.

How fast do Pinecrest homes sell?

The median Pinecrest home sold in 20 days over 60 months (n=9), but the range ran from day 0 to 265, and three of the nine took 109 days or longer. The 12-month sale took 13 days.

How many Pinecrest homes are for sale right now?

On October 7, 2026 there was one: an active listing on Lake Vista Court at $3,995,000, a 2,630 square foot home listed 6 days. None was pending. At the 12-month sales pace that is 12.0 months of supply, a figure that rests on a single sale.

What is the Pinecrest HOA fee?

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

Does Pinecrest have its own HOA?

We found no association named Pinecrest registered with the State of Florida: searches of its corporate records for names beginning Pinecrest, Pinecrest at Pelican Bay and Pinecrest Pelican returned only unrelated businesses. The Foundation, a Chapter 720 homeowners’ association, is the governing association.

What is the Pelican Bay resale capital assessment?

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

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

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

Does the Foundation approve Pinecrest buyers?

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

What is an estoppel certificate?

A written statement of what the seller owes the Foundation and what it will collect at closing. Florida’s section 720.30851 requires the Foundation to deliver it within 10 business days of a request and states base fee caps of $250, $100 and $150; the Foundation’s form lists $250, with an optional $100 expedite.

What is the Pelican Bay Services Division charge?

The Pelican Bay Services Division is a Collier County taxing unit, not a CDD. The county publishes its FY 2027 Assessment at $1,250.00 ($789.07 operations and maintenance plus $460.93 capital and projects), about $104.17 a month. The line item appears on the owner’s tax bill, and we do not state how a single-family parcel counts.

How do Save Our Homes and property taxes affect a Pinecrest buyer?

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

Which flood zone is Pinecrest in?

FEMA’s map, queried on October 7, 2026 at 11 points across Pinecrest’s five streets, shows shaded Zone X, the 0.2 percent annual chance flood hazard in the coastal zone, at every point, on panel 12021C0381J effective February 8, 2024. None of the points is in the Special Flood Hazard Area.

Is Collier County changing the flood map for Pinecrest?

A preliminary map is under review. The county’s August 19, 2026 release says a 90-day appeal period began that day and that the target date for the new map to take effect is summer 2027, subject to change. We did not compare Pinecrest addresses with the preliminary map and state no new zone.

Do I need flood insurance in Pinecrest?

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

Which schools serve Pinecrest?

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

Can I rent out a Pinecrest home?

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

Is Pinecrest a 55+ community?

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

Can I change the outside of a Pinecrest home?

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

What does Foundation design review cost?

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

What are the parking and vehicle rules in Pinecrest?

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

Are pets allowed in Pinecrest?

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

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

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

Does Pinecrest come with golf?

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

What amenities do Pinecrest owners use?

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

How far is Pinecrest from the beach?

Beach access is by the Foundation’s tram or a walk along the berm, and its beaches are open daily from 9 a.m. to sunset. By car, Vanderbilt Beach is 7.9 to 8.3 minutes from Pinecrest’s two ends in off-peak routing-engine estimates.

How far is Pinecrest from shopping and the airport?

Club Pelican Bay is 1.6 to 1.9 minutes by car, Artis-Naples 1.8 to 3.1, Waterside Shops 3.1 to 4.4 and the Publix at the Marketplace 4.6 to 4.9. Southwest Florida International Airport is 37.6 to 37.9 minutes and about 27 miles away. These are off-peak estimates.

Do milestone inspection and SIRS rules apply to Pinecrest?

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

How big are the lots and homes in Pinecrest?

The county roll shows a median lot of 0.36 acres, from 0.25 to 0.58, and a median of 3,008 square feet of living area, from 2,118 to 6,886. Land is the larger part of county just value on 60 of 69 parcels.

How does Pinecrest compare with The Village?

Pinecrest has 69 homes and nine closings in 60 months at a $4,500,000 median. The Village has 16 homes and three closings at $2,675,000, plus an association of its own. Both pay the same Foundation assessment; the decision table above compares them line by line.

Is Pinecrest the same as the Village of Pinecrest or Pine Crest?

No. The Village of Pinecrest is in Miami-Dade County, and Pine Crest is a private school based in Fort Lauderdale. Pinecrest at Pelican Bay is a Naples neighborhood of 69 homes on Bentwood Drive and four courts, inside the Pelican Bay Foundation.

Who is the best realtor for buying in Pinecrest?

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

Frequently Asked Questions: Pinecrest Seller Edition

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

How much is my Pinecrest home worth?

It depends on the street, living area, age and finish. The nine Pinecrest sales of the last 60 months ran from $2,575,000 to $8,225,000 and from $645 to $1,781 per square foot, with a median of $4,500,000 (n=9). A free valuation prices your home against the sales on its own street and size.

When is the best time to sell a Pinecrest home?

The recorded sales are spread across the year: the nine closings of the last 60 months fell in March, June (twice), July, August, September, October and December (twice). We time a listing to the home’s condition and the street’s current competition, and price matters more than the month.

How long will it take to sell my Pinecrest home?

The median Pinecrest home spent 20 days on the market over 60 months (n=9), and three of the nine took 109 days or longer, up to 265. The one 12-month sale took 13 days. A list price inside the street’s recorded range is the strongest lever.

What percent of list price do Pinecrest homes sell for?

The median Pinecrest sale over 60 months closed at 95.4 percent of the final list price (n=9). The widest gap was 84.4 percent, a Tallow Tree Court sale in July 2024, and the narrowest 98.9 percent, a Bentwood Drive sale in August 2023.

What does a Pinecrest seller pay at closing?

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

How much are documentary stamps on a Pinecrest sale?

Section 201.02 sets $0.70 per $100 of consideration. At the 60-month median of $4,500,000 that is $31,500 (4,500,000 divided by 100, times 0.70). At the 12-month sold price of $2,575,000 it is $18,025 (2,575,000 divided by 100, times 0.70). The seller pays them.

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

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

What does the Foundation estoppel cost a seller?

$250 for the estoppel processing fee, plus an optional $100 expedite fee for completion within three business days, each a seller cost due at closing by separate check, according to the FY2027 estoppel form. Florida’s section 720.30851 states base caps of $250, $100 and $150 and requires delivery within 10 business days.

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

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

Who pays the $15,000 resale capital assessment?

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

Do I owe unpaid Foundation assessments when I sell?

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

What must I give a Pinecrest buyer before the contract?

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

What flood disclosure must I give a buyer?

Section 689.302 requires a seller to complete and provide a flood disclosure to a purchaser of residential real property at or before the time the sales contract is executed. It asks about flooding that damaged the property, flood insurance claims and flood assistance received, so gather those answers before listing.

Can I put a For Sale sign in my yard?

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

Can I hold an open house?

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

What are the open house sign rules?

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

Should I renovate before selling my Pinecrest home?

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

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

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

Should I sell an original home or rebuild?

That depends on the lot and the numbers. The roll dates 43 of 69 Pinecrest homes to 2010 or later, land is the larger part of county just value on 60 of 69 parcels, and new construction carries a $5,000 FY2027 review fee plus $1,000 a year monitoring. We compare your home as it stands against the cost and time of a rebuild.

Which Pinecrest street sells for the most?

Bentwood Drive, with five 60-month closings from $3,100,000 to $8,225,000 and a $5,500,000 median (n=5, small sample). Knoll Wood Court and Tallow Tree Court have two sales each, and Slashpine Court and Lake Vista Court have none in 60 months.

How do I price against the Lake Vista Court listing?

Against recorded sales, not the ask. The listing asks $3,995,000 for 2,630 square feet, $1,519 per square foot, which is 20.7 percent above the 60-month median of $1,259. Lake Vista Court has no sale in 60 months, so a buyer reads the ask against Pinecrest’s other streets.

How many Pinecrest homes are competing with mine?

One on October 7, 2026: the active Lake Vista Court listing. If your home is on another street, a buyer sees no active listing there, and your street’s last sale is the reference. That is 12.0 months of supply at the 12-month sales pace, on a single sale.

How many Pinecrest homes sold in 2025 and 2026?

In the Southwest Florida MLS, three Pinecrest homes closed in calendar 2025 and one in 2026 through October 7. The county’s qualified recorded-sales file through June 30, 2026 shows three sales in 2025 at a $7,100,000 median and one in the first half of 2026 at $2,575,000.

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

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

What if my buyer plans to rent the home?

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

How does Save Our Homes affect my buyer?

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

Will the flood zone affect my sale?

Possibly. FEMA’s effective map places all 11 Pinecrest points we queried in shaded Zone X, outside the Special Flood Hazard Area, which usually means no lender-required flood policy. Buyers still ask for quotes, so we share the map result and any elevation certificate you hold.

Will the preliminary FEMA map affect my sale?

It may raise questions. Collier County is reviewing a preliminary map, with an appeal period that began August 19, 2026 and a target effective date of summer 2027, subject to change. We state no new zone for any Pinecrest address, and buyers should check the specific address and ask an insurance agent.

Do buyers need flood insurance on a Pinecrest home?

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

Is the Pinecrest median a good guide to my price?

Only as a start. The 12-month sold price of $2,575,000 (n=1) is 42.8 percent below the 60-month median of $4,500,000 (n=9), and street medians rest on two to five sales. We price your home against the closest street, size and age comparables.

What documents should I gather before listing?

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

How do I get a free Pinecrest valuation?

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

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

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

How is a Pinecrest home marketed under the sign rules?

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

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

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

What about taxes when I sell a Pinecrest home?

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

Does the land under my Pinecrest home matter to a buyer?

It matters to the county’s valuation: land is 70.4 percent of Pinecrest’s total just value on the 2026 roll, and the median lot is 0.36 acres. A buyer weighing a teardown or major renovation will read that alongside the Foundation’s review fees.

Sources and Authoritative References

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

Pelican Bay Foundation: recorded and published governing documents

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

Pelican Bay Foundation: budgets, financial statements and closing forms

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

Pelican Bay Foundation: design review, construction and signs

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

Pelican Bay Foundation: community pages

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

Florida Statutes and state agencies

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

Collier County, FEMA, schools and federal sources

66. Collier County, 2024 Coastal Flood Map adopted February 8, 2024
67. Collier County, 2026 Flood Protection Newsletter
68. Collier County Pelican Bay Services Division page
69. Collier County permit history search
70. Collier County Residential Collection Services
71. Collier County Clerk official records
72. Collier County Tax Collector, property taxes
73. FEMA National Flood Hazard Layer service
74. FEMA Flood Map Service Center
75. FEMA FloodSmart
76. U.S. Census Bureau geocoder
77. Collier County Public Schools attendance zone locator
78. Collier County Public Schools, 2025 accountability brief and school grades
79. Sea Gate Elementary School
80. Pine Ridge Middle School
81. Barron Collier High School
82. NCH North Naples Hospital
83. National Hurricane Center, Hurricane Ian tropical cyclone report
84. Citizens Property Insurance, policies in force
85. IRS, FIRPTA withholding
86. HUD, Fair Housing Act overview
87. Collier County news release, Proposed Flood Insurance Rate Map Reflects Changes to Local Flood Risk (August 2026)
88. OpenStreetMap Nominatim geocoding service
89. Open Source Routing Machine, project documentation
90. Florida Division of Corporations, Sunbiz entity name search
91. Florida Division of Corporations, Sunbiz search for entity names beginning PINECREST

Neighborhood and local organizations

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

Data files cited as plain text

100. Collier County Property Appraiser, 2026 tax roll and recorded-sales file (bulk data files), newest recorded sale June 30, 2026
101. Southwest Florida MLS, residential closed sales and active and pending listings for the Pelican Bay sub-area filtered to Pinecrest’s five streets, pulled October 7, 2026
102. Pelican Bay Foundation community map, neighborhood boundary polygons read October 7, 2026
103. U.S. Census Bureau batch geocoder and FEMA National Flood Hazard Layer queries run October 7, 2026 and logged in the build record

Downloadable Documents

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

Market data from Southwest Florida MLS, pulled October 2026.

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