Pointe Verde is a 13-house single-family neighborhood on Verde Way inside Pelican Bay in Naples: lots to 1.19 acres, 4 sales in five years from $6,300,000 to $19,600,000 and a $15,000 resale fee. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Pointe Verde is a single-family neighborhood inside the master-planned community of Pelican Bay in Naples, Florida.
It is 13 detached houses on 13 platted sites along Verde Way in Naples, FL 34108, behind a staffed gate that Pointe Verde shares with its neighbor Isle Verde. Its Chapter 720 homeowners’ association, Pointe Verde at Pelican Bay Neighborhood Association, Inc. (Sunbiz N93000000108), was incorporated on January 8, 1993, is active in the state’s records, and filed its 2026 annual report on April 7, 2026. The county’s 2026 tax roll puts the 13 houses on lots of 0.48 to 1.19 acres, with a median of 0.80 acre, which is why Pointe Verde trades like an estate enclave and not like a typical Pelican Bay street.
Three similar names are not this neighborhood. Isle Verde is a separate 36-home association on the same Verde Way, with its own documents, its own board and a very different price range. Ponte Vedra is a beach community on Florida’s Atlantic coast near Jacksonville, across the state. The Pointe at Pelican Bay is an 87-unit gated neighborhood of garden condominiums and attached villas elsewhere in the community and has no tie to these 13 houses. Only the 13 platted sites of Pointe Verde are described here.
McGreevy and Comisar are the team Pointe Verde owners call when they want a sale priced against the neighborhood’s own record, and the team its buyers call when they want to know what a 13-house enclave with a private road, a shared gate and a rebuild-heavy resale market really costs and requires. This page goes further on Pointe Verde than any other source we know of. It is built from the association’s recorded Declaration with every recorded amendment and its Bylaws, the Collier County Clerk’s recorded instruments for the neighborhood, the Pelican Bay Foundation’s FY2027 budget and estoppel form, the county’s Pelican Bay Services Division page, FEMA’s flood map queried at seven points on Verde Way, Collier County Public Schools’ zone lookup, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, and the Southwest Florida MLS pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.
If you own in Pointe Verde and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the fee-by-fee, rule-by-rule and sale-by-sale detail below will tell you whether Pointe Verde fits before you tour.
McGreevy and Comisar are the best realtor for Pointe Verde because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Pointe Verde read built on every recorded sale since 1992 and every recorded governing document the association has filed.
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 Pointe Verde in Pelican Bay, Naples, whether you’re ready to sell your Pointe Verde 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 Pointe Verde for a specific reason. The 13 houses share one road, one gate and one set of recorded documents, yet the four Southwest Florida MLS closings of the last five years run from $6,300,000 to $19,600,000, and the county’s file shows the median of qualified sales rising from $875,000 in 1992 to $11,650,000 in 2025. Lot size, house size, rebuild status and timing explain that spread, and an agent who prices Pointe Verde from a Pelican Bay average, or from a generic Naples single-family index, misses all of it. Sellers and buyers comparing the best real estate agents in Naples should ask each one to price a specific Pointe Verde house against the sales of houses of its own lot and build; we do that below.
Recent Pointe Verde track record (last 12 months): In the last 12 months Pointe Verde has seen 1 resale in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026), a sold price of $6,300,000, a sale-to-list ratio of 90.1 percent and 232 days on market. One closing is a sample of one. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
Honors and recognition:
Selling your Pointe Verde home? Get a free Pointe Verde home valuation OR call Jesse direct at (239) 898-6072.
Buying a home in Pointe Verde? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Living in Pointe Verde means owning a detached house on one of 13 platted sites, behind a gate staffed from 7 a.m. to 11 p.m., on a private road whose paving, lighting and perimeter wall the association maintains, while the owner maintains the house and lot and the Pelican Bay Foundation’s beaches and trams sit on top.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Most Pointe Verde buyers are choosing among three things at once: a very small street where nearly every house is on a lot between half an acre and 1.2 acres; a stack of charges that includes the association’s own assessment, the Pelican Bay Foundation’s assessment and the county’s Pelican Bay Services Division assessment; and a short set of recorded rules, from a 3,000 square foot minimum house size to a one-lease-in-twelve-months leasing limit, that are stricter than the Foundation’s. The houses run from 3,822 to 8,981 square feet of heated area, were built across three decades and were approved site by site, and three of the 13 show a 2024 or 2025 year built on the roll, which on a 1992 plat means new construction on an existing site.
A day starts on Verde Way behind the shared gatehouse, which a security contractor staffs from 7 a.m. to 11 p.m. every day, according to the Isle Verde association’s public gate house page; Pointe Verde publishes no page of its own that we could find. Pelican Bay Community Center is 1.1 to 1.2 road miles away, the Publix on Tamiami Trail North is 0.8 to 0.9 miles, and Club Pelican Bay is 1.8 miles. The beach is a tram ride: the Foundation operates eight tram stations and almost three miles of private beach that open at 9 a.m.
The recorded documents allow full-time and seasonal use. They allow leasing for not less than 3 months and not more than 2 years, once in any 12-month period, and they bar business use of a house. Pointe Verde is not an age-restricted community, and the recorded Declaration sets no minimum age. We found no clause in it that gives the Board a right to approve or reject a buyer.
It is small enough to name every part. There are 13 residential sites with a combined 10.32 acres on the 2026 roll, and three association-owned parcels (Tracts A, D and R) with a combined 2.75 acres on the roll. The median house is 5,637 square feet of heated area, and the median lot is 0.80 acre.
Look first at whether the house is original or new construction on its site, and at the Foundation and association approvals behind it. Then read the recorded rules on vehicles, leasing and construction, because they decide whether the way you plan to use the house is allowed. Then confirm in writing how the Foundation’s assessment is billed, because the Declaration and the Foundation’s estoppel form describe it differently.
If you are buying, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873. If you want the Pelican Bay-wide view before you narrow to Pointe Verde, start with our Pelican Bay buyer guide. If you own in Pointe Verde, get a free Pointe Verde home valuation or call Jesse direct at (239) 898-6072.
In the last 12 months Pointe Verde recorded 1 Southwest Florida MLS closing, at $6,300,000, and over the last five years it recorded 4, from $6,300,000 to $19,600,000, for $49,200,000 in volume. No window reaches ten closings, so this section lists every sale, and the county’s recorded-sales history below supplies the long view.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table below shows four windows ending October 7, 2026. Every one of them is a small sample, since four closings in five years is the whole neighborhood record. No Pointe Verde closing in these windows was entered after closing; all four were marketed through the MLS, so days on market and sale-to-list use every sale in each window.
| Window ending October 7, 2026 | Closings (n) | Median sold price | Low to high | Volume | Median per sq ft | Median days on market (n) | Median sale-to-list (n) |
|---|---|---|---|---|---|---|---|
| 12 months | 1 (a sample of one) | $6,300,000 | $6,300,000 | $6,300,000 | $719 | 232 (n=1) | 90.1% (n=1) |
| 24 months | 3 (small sample) | $8,300,000 | $6,300,000 to $15,000,000 | $29,600,000 | $1,066 | 207 (n=3) | 92.7% (n=3) |
| 36 months | 4 (small sample) | $11,650,000 | $6,300,000 to $19,600,000 | $49,200,000 | $1,585 | 125 (n=4) | 95.4% (n=4) |
| 60 months | 4 (small sample) | $11,650,000 | $6,300,000 to $19,600,000 | $49,200,000 | $1,585 | 125 (n=4) | 95.4% (n=4) |
For the 12-month window the median of 1 sale is that sale. For the 24-month window the median of 3 sales is the middle price, $8,300,000. For the 36-month and 60-month windows the median of 4 sales is the mean of the two middle prices, $8,300,000 and $15,000,000, which is $11,650,000. The per-square-foot median for four sales is the mean of $1,066 and $2,103, about $1,585, and the median days on market is the mean of 42 and 207, which is 124.5 and is shown as 125. The 36-month and 60-month windows are identical because Pointe Verde recorded no MLS closing between October 2021 and April 2024.
Pointe Verde has no street other than Verde Way, so the street column is the same on every row. House numbers are withheld. The “MLS design field” is the building-design label entered by each listing agent, and it is not a statement about the construction of the house.
| Closed | Street | Beds and baths | Living area (sq ft) | Sold | Final list | Per sq ft | Days on market | MLS design field |
|---|---|---|---|---|---|---|---|---|
| July 2026 | Verde Way | 6 or more bed, 5 full + 2 half | 8,767 | $6,300,000 | $6,995,000 | $719 | 232 | SF/villa detached |
| February 2025 | Verde Way | 5 bed + den, 5 full + 2 half | 7,131 | $15,000,000 | $15,295,000 | $2,103 | 42 | SF/villa detached |
| January 2025 | Verde Way | 5 bed + den, 5 full + 1 half | 7,785 | $8,300,000 | $8,950,000 | $1,066 | 207 | SF/villa detached |
| April 2024 | Verde Way | 5 bed + den, 5 full + 2 half | 8,266 | $19,600,000 | $19,600,000 | $2,371 | 0 | SF/villa detached |
One closing in 12 months says that Pointe Verde is a market where each sale is an event. The one was a $6,300,000 sale in July 2026 of an 8,767 square foot house with six or more bedrooms, listed at $6,995,000 and closed $695,000, or 9.9 percent, below the final list price after 232 days on the market. It is the lowest price and the lowest price per square foot of the four sales in the record, and it is a resale of a parcel the county recorded at $8,000,000 in March 2021.
The median sale-to-list ratio is 90.1 percent for the 12-month window (n=1), 92.7 percent for 24 months (n=3), and 95.4 percent for 36 and 60 months (n=4). The four individual ratios are 90.1 percent, 92.7 percent, 98.1 percent and 100.0 percent. At this price level a ratio is a function of the individual house, so the figure tells a seller to expect a negotiation on a long listing and a near-full price on a short one, and nothing firmer.
Because the four sales are not one product. The $2,371 and $2,103 figures belong to the April 2024 and February 2025 sales at $19,600,000 and $15,000,000; the $1,066 and $719 figures belong to the January 2025 and July 2026 sales at $8,300,000 and $6,300,000. The price spread of 3.1 times (19.6 divided by 6.3) is far wider than the 1.2 times spread in living area (8,767 divided by 7,131), and the MLS fields do not show lot size, lot position or build year, which are the variables that separate the sales. Square footage alone prices nothing in Pointe Verde; lot and build do.
It tells us to read the sale with care. The Southwest Florida MLS records the closing at $19,600,000, with 8,266 square feet, a list price equal to the sale price and 0 days on market, and the county’s recorded deed of April 3, 2024 carries the same amount. The county, however, codes that deed as a vacant, unqualified transfer, so it is not in the county’s qualified-sales table below, and we cannot reconcile the MLS square footage with a vacant-coded deed from the public record. We show the sale because it happened, and we caution that its $2,371 per square foot is the least reliable figure in the record.
None, in the October 7, 2026 MLS pull: there were no active or pending Pointe Verde listings. With 13 houses and 4 closings in five years, about three houses in ten have traded in that time. If you are a buyer who wants Pointe Verde, a standing search matters more here than in any larger Pelican Bay neighborhood; call Marc at (239) 287-5873.
Pelican Bay Woods, the 125-home single-family neighborhood that is Pointe Verde’s closest rival in price, recorded 3 MLS closings in the same 12 months at a $6,000,000 median and $1,095 per square foot, against Pointe Verde’s one closing at $6,300,000 and $719. Over 60 months Pelican Bay Woods recorded 28 closings at a $5,150,000 median, against Pointe Verde’s 4 at $11,650,000. The full side-by-side is in the Pointe Verde vs Pelican Bay Woods section.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
The Collier County Property Appraiser’s qualified-sales file records 34 arm’s-length Pointe Verde sales between 1992 and 2025, 17 of them coded vacant (lots sold during build-out) and 17 coded improved. The yearly median climbed from $875,000 in 1992 to $11,650,000 in 2025, with most years a small sample.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The county file is the deed record: it counts only sales the Florida Department of Revenue’s qualification codes accept as arm’s length, it gives the price on the deed, and it shows no qualified sale in most years since 2007. Where the county and the MLS both show a sale, the prices agree to the dollar, and the table below uses the county figure. The “coded vacant” column matters: a vacant lot sale in 1995 and an improved house sale in 2025 are different products, and the early rows are mostly lots.
| Year | Qualified sales (n) | Of which coded vacant | Median | Low | High |
|---|---|---|---|---|---|
| 1992 | 2 | 2 | $875,000 | $650,000 | $1,100,000 |
| 1993 | 1 | 1 | $725,000 | $725,000 | $725,000 |
| 1994 | 1 | 0 | $475,000 | $475,000 | $475,000 |
| 1995 | 4 | 3 | $525,000 | $450,000 | $1,361,700 |
| 1996 | 4 | 4 | $612,500 | $450,000 | $760,000 |
| 1997 | 3 | 3 | $475,100 | $465,000 | $725,000 |
| 1998 | 1 | 1 | $770,000 | $770,000 | $770,000 |
| 1999 | 2 | 1 | $760,000 | $650,000 | $870,000 |
| 2000 | 1 | 1 | $760,000 | $760,000 | $760,000 |
| 2002 | 1 | 0 | $2,350,000 | $2,350,000 | $2,350,000 |
| 2004 | 1 | 0 | $2,800,000 | $2,800,000 | $2,800,000 |
| 2005 | 1 | 0 | $3,075,000 | $3,075,000 | $3,075,000 |
| 2006 | 1 | 1 | $1,650,000 | $1,650,000 | $1,650,000 |
| 2007 | 2 | 0 | $3,200,000 | $2,900,000 | $3,500,000 |
| 2010 | 2 | 0 | $2,975,000 | $2,450,000 | $3,500,000 |
| 2014 | 2 | 0 | $3,150,000 | $2,750,000 | $3,550,000 |
| 2020 | 1 | 0 | $3,950,000 | $3,950,000 | $3,950,000 |
| 2021 | 2 | 0 | $6,325,000 | $4,650,000 | $8,000,000 |
| 2025 | 2 | 0 | $11,650,000 | $8,300,000 | $15,000,000 |
Three things stand out. First, the neighborhood sold out in the 1990s: of the 34 qualified sales, 17 are lots, and 16 of those 17 were sold in 1992 to 2000. Second, the improved sales from 2002 to 2020 form a long plateau of nearly two decades in which the yearly medians sat between $2,350,000 and $3,950,000. Third, prices stepped up sharply from 2021: $6,325,000 across two 2021 sales and $11,650,000 across two 2025 sales, which is 13.3 times the 1992 median and 2.95 times the 2020 median.
Because the county counted only 11 qualified sales in the 19 years from 2007 to 2025, and the house count never changed: 13 sites, 13 houses. The county has no qualified record in 2008, 2009, 2011 to 2013, 2015 to 2019, or 2022 to 2024. Three recorded deeds since 2020 carry an unqualified code, at $2,975,000 in 2020, $5,750,000 in 2022 and $19,600,000 in 2024, and the July 2026 deed at $6,300,000 had not been coded when the county extract was published. We do not know why a given deed is coded unqualified, and we do not guess.
Several parcels appear more than once in the deed record, and the pairs show how the market moved. One parcel recorded $3,075,000 in 2005, $3,550,000 in 2014 and $4,650,000 in 2021, a gain of 15.4 percent over nine years and then 31.0 percent over seven. Another recorded $3,500,000 in 2010 and $8,300,000 in January 2025, a gain of 137.1 percent in 15 years. A third went from $2,900,000 in 2007 to $3,950,000 in 2020, up 36.2 percent in 13 years. And the one parcel that resold in 2026 went the other way: $8,000,000 in March 2021 to $6,300,000 in July 2026, a decline of 21.25 percent. We name no owners and no addresses; the point is that the 2021 to 2025 surge did not lift every sale.
The county table counts a sale by the year its deed was recorded and includes sales that were never marketed through the MLS; the MLS windows count a sale by closing date within a rolling window. The two agree on the four recent sales to the dollar, with deed dates one to five days earlier than the MLS closing dates. Where they would disagree on a price, we publish the deed figure.
Every yearly median in the table rests on fewer than five sales, so every row is a small sample. Read the table as a record of what houses did sell for, not as an index. A single 2025 sale at $15,000,000 moved that year’s median by itself. That is why we price a Pointe Verde house against specific sales of comparable lot and build, and why a valuation from us names the sales it relies on.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
The Collier County Property Appraiser’s 2026 tax roll lists 13 residential parcels in Pointe Verde with a combined just value of $95,860,724, lots of 0.48 to 1.19 acres and houses built from 1995 to 2025. Land is 67.2 percent of the neighborhood’s assessed value, which is why a rebuild is a realistic path for an older house here.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The roll is the county’s assessment, not a market appraisal, and just value is the county’s estimate as of January 1. It still shows the shape of the neighborhood: how much of what a buyer pays is land, how much tax a house carries, and how the homestead cap divides the 13 owners into two groups.
| Measure, 13 parcels | Low | Median | High | Total |
|---|---|---|---|---|
| Lot size (acres) | 0.48 | 0.80 | 1.19 | 10.32 |
| Just value, 2026 roll | $4,555,650 | $6,839,491 | $13,156,941 | $95,860,724 |
| Land value, 2026 roll | $3,908,260 | $4,769,341 | $6,180,700 | $64,408,904 |
| Building value, 2026 roll | $455,283 | $1,925,638 | $7,232,179 | $31,451,820 |
| Taxable value, 2026 roll | $2,544,130 | $4,555,650 | $13,156,941 | not summed |
| Total 2026 property tax | $23,759.70 | $44,340.55 | $124,450.86 | $739,305.64 |
| Year built, main house | 1995 | 2001 | 2025 | not applicable |
| Heated area, main house (sq ft) | 3,822 | 5,637 | 8,981 | not summed |
| Gross building area, main house (sq ft) | 4,896 | 7,332 | 11,319 | not summed |
On the 2026 roll, land is $64,408,904 of the $95,860,724 total, or 67.2 percent, and buildings are $31,451,820, or 32.8 percent. The land value of a single site runs from $3,908,260 to $6,180,700, a much narrower range than the building value, which runs from $455,283 to $7,232,179. That split is the arithmetic of a teardown market: when the county values a lot at several million dollars and the house on it at under a million, the house is often not what the buyer is paying for.
Eight of the 13 parcels carry the $25,000 homestead exemption and five do not. The homestead group’s median total tax is $32,336.35 and the non-homestead group’s is $48,357.98. The gap is the Save Our Homes cap under section 193.155, which limits annual growth in a homesteaded parcel’s assessed value, and it resets for a new owner at the next January 1, so a buyer should not assume the seller’s tax bill. The effective rate runs from 9.49 to 10.01 mills of taxable value, our arithmetic from the roll.
On the 2026 roll, 9 of the 13 parcels mail the tax bill to a Florida address and 4 to an address in Texas, Kentucky, Wisconsin or New York. A mailing address is not a residence and the file names no owners, so the figure says only that Pointe Verde is a mix of Florida-based and out-of-state ownership. Together with the 8 homesteads, it fits a neighborhood where a majority of owners live there as their main home.
The roll file shows no non-ad valorem assessment on any of the 13 parcels, so the Foundation’s $3,435 assessment and the Pelican Bay Services Division assessment of $1,250.00 do not appear as separate tax-bill lines in the file we read. The Services Division assessment is published on the county’s page, and how it reaches a single-family parcel is shown on the tax bill, so check the bill. The association’s own assessment is billed by the association.
Not exactly. The roll’s main-house heated area runs from 3,822 to 8,981 square feet, with a median of 5,637, while the four MLS sales list living areas of 7,131 to 8,767. The MLS figure is entered by the listing agent and may use a different measure; the roll’s gross building area runs to 11,319 square feet. Neither is an appraiser’s measurement, and the Restated Declaration sets a minimum of 3,000 square feet of living area, which every house on the roll exceeds.
Pointe Verde is a homeowners’ association of 13 fee-simple sites governed by Chapter 720, not a condominium. Its recorded Declaration says in so many words that “The Association is NOT a condominium association under Chapter 718,” and Pointe Verde at Pelican Bay Neighborhood Association, Inc. (Sunbiz N93000000108) is a not-for-profit corporation in active status.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The distinction decides which Florida laws apply to a Pointe Verde purchase. A condominium buyer owns a unit and an undivided share of common elements and is protected by Chapter 718’s disclosure, cancellation and reserve rules. A Pointe Verde buyer owns a lot and the detached house on it, outright, and the association owns only its common tracts. The statute that applies is Chapter 720, the Florida Homeowners’ Association Act, together with the Pelican Bay Foundation’s own covenants.
A Site is one of the 13 platted lots in the Pointe Verde plat, and a Dwelling Unit is the detached single-family house built on a Site. The Restated Declaration defines both terms and makes every Site owner a member of the association, with membership attached to the Site and passing with title. Each owner is also a member of the Pelican Bay Foundation, and the association designates a Voting Member to cast the neighborhood’s vote there.
The association owns the neighborhood’s common tracts, which the roll lists as Tracts A, D and R, with a combined 2.75 acres. Tract A is the Neighborhood Common Area named in the Declaration, with the private roadways and landscaped areas. Tracts D and R came by quitclaim deed from WCI Communities, Inc., executed in August 2005 and recorded January 5, 2007 at Official Records 4165, page 695.
Four bodies do: the Pointe Verde association under its Declaration and Bylaws, the Pelican Bay Foundation under the Second Amended and Restated Declaration and General Protective Covenants, Collier County through zoning, permitting and the Pelican Bay Services Division, and the state through Chapter 720. The Restated Declaration, as amended in 2010, gives the Foundation, not a developer, the approval role over building, alteration and rebuilding.
No. Isle Verde Neighborhood Association, Inc. (Sunbiz N93000001237) is a separate corporation with 36 homes and its own Declaration. The two associations are bound only by the Amended and Restated Reciprocal Easement and Maintenance Agreement of April 8, 2010, described in the section on the shared entrance below, and by the joint commercial-vehicle limits they publish.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Pointe Verde was created by Westinghouse Communities of Naples, Inc., which recorded the neighborhood’s Declaration on December 7, 1992 (Official Records 1776, page 2015) for a replat of Parcel “1” and part of Parcel “G-C” of Pelican Bay Unit Twelve, Plat Book 20, pages 45 and 46. The association was incorporated on January 8, 1993.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Pelican Bay itself began in 1972, when Coral Ridge Properties, a Westinghouse division, partnered with the Collier family to develop 2,330 acres seven miles north of downtown Naples, and the Pelican Bay Foundation was formed in 1979 after Westinghouse bought out the Collier interest, according to the Foundation’s own history page. Pointe Verde is a late-phase pocket of that plan, sold as lots from 1992.
The recorded instruments we found at the Collier County Clerk, in order, are the plat and Declaration of December 7, 1992; the original reciprocal easement with Isle Verde, executed March 29, 1993 and recorded April 15, 1993 (Official Records 1816, page 235); a 1995 surveyor’s certificate setting permanent control points (Official Records 2120, page 496); a First Amendment recorded February 6, 1996 (Official Records 2146, page 192); an owner-approved amendment adopting the Bylaws, recorded March 4, 2005 (Official Records 3746, page 1134); the quitclaim of Tracts D and R recorded January 5, 2007; a county bill of sale recorded January 8, 2010 (Official Records 4526, page 2068); the restated easement of April 8, 2010 (Official Records 4554, page 685); an amendment recorded April 20, 2010 (Official Records 4558, page 578); and the restated Bylaws and Declaration recorded June 18, 2010 (Official Records 4578, pages 952 and 967).
Lots, mostly. Of the county’s 34 qualified Pointe Verde sales, 17 are coded vacant and 16 of them closed between 1992 and 2000, at prices from $450,000 to $1,100,000. The roll’s oldest house dates from 1995.
On August 5, 2021 the Foundation recorded a notice under section 720.3032 and Florida’s Marketable Record Title Act to preserve the Pointe Verde covenants (Official Records 5993, page 874). The notice names the Declaration at Official Records 1776, page 2015, as amended, and keeps the covenants from lapsing under the Act’s 30-year root-of-title rule. The notice is a preservation filing, and it is one reason the 1992 Declaration still binds every house.
Under Section 12.2, the Declaration runs for 30 years from recording, which ended in December 2022, and then extends automatically for successive 10-year periods unless two-thirds of the Sites record a termination. On our arithmetic the current period runs to about December 2032. We do not read a termination as likely, and we state no legal opinion; a closing attorney can confirm the dates.
A great deal at once. In January 2010 the owners ratified an amendment that tightened assessments, reserves, signs and construction approvals and added a fine schedule; in the same year the county conveyed the fire-suppression facilities to the two Verde associations, and the associations restated the entrance agreement. The Declaration and Bylaws were then restated in June 2010, and the restatement says the duly adopted Declaration, as amended, controls over the restated text if they differ.
The 13 Pointe Verde houses on the 2026 roll were built from 1995 to 2025, with a median year of 2001, and have 3,822 to 8,981 square feet of heated area, a median of 5,637. Three show a 2024 or 2025 year built, and every parcel has a pool or spa on the county’s building file.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
These are the county’s numbers for the main house on each parcel, taken from the Property Appraiser’s building file. The MLS lists living areas of 7,131 to 8,767 square feet for the four houses that sold, and the two sources do not measure the same thing; both are shown, and neither is an appraiser’s measurement.
| Year built | Houses | Share |
|---|---|---|
| 1995 | 1 | 7.7% |
| 1996 | 2 | 15.4% |
| 1998 | 2 | 15.4% |
| 1999 | 1 | 7.7% |
| 2001 | 1 | 7.7% |
| 2002 | 1 | 7.7% |
| 2005 | 1 | 7.7% |
| 2008 | 1 | 7.7% |
| 2024 | 1 | 7.7% |
| 2025 | 2 | 15.4% |
| Total | 13 | 100.0% |
Six houses were built from 1995 to 1999, four from 2001 to 2008, and three in 2024 and 2025. Their heated areas run from 3,822 to 6,337 square feet in the first era (median 5,058), from 4,481 to 7,005 in the second (median 5,626, the mean of 5,365 and 5,886, rounded), and from 5,637 to 8,981 in the third (median 7,141). The newest houses are the largest, and the 3,000 square foot minimum in the Declaration is no constraint on any of them.
| Build era | Houses | Heated area range (sq ft) | Median heated area (sq ft) |
|---|---|---|---|
| 1995 to 1999 | 6 | 3,822 to 6,337 | 5,058 |
| 2001 to 2008 | 4 | 4,481 to 7,005 | 5,626 |
| 2024 and 2025 | 3 | 5,637 to 8,981 | 7,141 |
One house is in the 3,500 to 3,999 square foot band, three are in 4,000 to 4,999, five are in 5,000 to 5,999, one is in 6,000 to 6,999 and three are 7,000 or larger, a total of 13. The middle of the neighborhood is a 5,000 to 5,999 square foot house on a 0.5 to 1.0 acre lot.
Five lots are smaller than 0.60 acre (0.48, 0.52, 0.52, 0.58 and 0.59), five are 0.60 to 0.99 acre (0.68, 0.80, 0.86, 0.87 and 0.98), and three are 1.00 acre or larger (1.09, 1.16 and 1.19). The Declaration allows Sites 1, 2, 3, 11, 12 and 13 a 15-foot rear setback for a pool enclosure, where the other Sites keep the standard 25-foot rear setback.
Three of the 13 show a year built of 2024 or 2025 on the roll, nearly a quarter of the neighborhood within two years. With land at 67.2 percent of assessed value, the economics favor replacing an older house on a large lot, which is why the neighborhood’s resale record and its building record are the same story. A buyer of an older house should ask what the Foundation and the association would approve on that Site.
The Declaration, not a single builder, sets the look: roofs of barrel or flat tile, cedar shakes, slate or copper at a pitch of at least 5 in 12, no flat roofs, bronze screen enclosures and no plain concrete, asphalt or gravel driveways. Every house is individually approved, so Pointe Verde reads as a set of custom houses within one framework, not a repeated plan.
All four houses that sold carry the label “SF/villa detached” in the MLS design field. The label is a classification entered by the listing agent, not a statement about construction, and it matches the Declaration’s detached single-family form.
Get a free Pointe Verde home valuation priced against the sales of houses with your lot size and your build year, or call Jesse direct at (239) 898-6072. A Pointe Verde valuation from us names the sales it relies on and shows the arithmetic, because with 34 qualified sales in 34 years, every comparison matters.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
A Pointe Verde home has a staffed gatehouse from 7 a.m. to 11 p.m., private roads and an entry bridge, common landscaping and lighting that the association maintains, and the Pelican Bay Foundation’s beaches, trams, community center, fitness center and racquets courts. Club Pelican Bay’s golf and dining are separate memberships.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The association is small and service-light. Its recorded documents describe no neighborhood clubhouse, pool or tennis court, so the shared elements are the gate and gatehouse, the roads and the Bridgestone Court bridge, the landscaping, the perimeter wall and the fire-suppression facilities it shares with Isle Verde. Everything else is Foundation or club.
The shared gatehouse is staffed from 7 a.m. to 11 p.m. every day by a security contractor, according to the Isle Verde association’s gate house page, which also describes guest-management software, one windshield sticker per car and remote openers for after hours. The page speaks for Isle Verde residents; the gatehouse itself is shared with Pointe Verde under the 2010 reciprocal easement, which allocates 26.53 percent of the cost to Pointe Verde. We found no Pointe Verde page of its own that publishes gate procedures.
The entrance to both neighborhoods crosses a private bridge on Bridgestone Court. The two associations’ joint commercial-vehicle sheet, dated May 25, 2026, bars vehicles above 36 tons or 45 feet from crossing it, so large moving vans, construction equipment and some material deliveries must offload to smaller vehicles before entering. For a buyer planning a rebuild, that is a cost and a scheduling fact.
The Foundation operates nearly three miles of private beach open from 9 a.m. to sunset, eight tram stations that carry more than 900,000 trips a year, a community center with an art studio, card rooms and areas for bridge and mahjong, a fitness center with indoor, outdoor and beach classes and a wellness studio, tennis and pickleball courts, and two coastal kitchens, Marker 36 on the north end and the Sandbar on the south end. Pelican Bay protects more than 500 acres of estuary. These are Foundation amenities, funded by the FY2027 assessment of $3,435.
Club Pelican Bay opened in 1980 as a private, member-owned club with 27 holes on nearly 240 acres, an Arthur Hills design renovated in 2019 by Ron Forse, with a 50,000 square foot clubhouse completed in 2017, according to the club’s own pages. Owning in Pointe Verde does not by itself carry a membership; the club has its own application and fees, which you should confirm with it. The club is 1.8 road miles from Verde Way, and the Declaration forbids any pedestrian or vehicular access from a Pointe Verde lot to the golf course.
Pelican Bay Community Center is 4.0 to 4.2 minutes by car, Publix is 3.7 to 3.9 minutes, Mercato is 4.2 to 4.4 minutes and Waterside Shops is 6.5 to 6.7 minutes. The logistics section has the full table of drive times.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
The Pointe Verde association assesses each of the 13 sites equally and bills one annual installment due January 1, but the dollar amount of its assessment is not published on any public page or in any recorded document we found. The Foundation’s $3,435 assessment and the county’s $1,250.00 Pelican Bay Services Division assessment are separate, published charges.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We will not guess at a dollar figure. The association’s budget, financial statements and minutes are not published, and we do not state what they contain. A buyer gets the number from the statutory estoppel certificate and the section 720.401 disclosure summary; a seller already has it on the last invoice. What the recorded documents do fix is the structure, below.
Section 4.2 of the Restated Declaration applies the annual assessment equally to each Site, so every owner pays the same share, whatever the size of the lot or the house. The Restated Bylaws provide that regular assessments are paid in one annual installment in advance, due January 1, on 10 days’ notice, and that the fiscal year begins January 1. The Board adopts the budget on 14 days’ notice to the members.
Section 4.5 lists the Neighborhood Common Expenses: maintenance of the private road, common landscaping, light fixtures and street signage, entry signage, security-type services, common utilities such as fountain electricity and irrigation, the costs of the reciprocal easement with Isle Verde, neighborhood insurance, social activities and administration, property taxes on the Neighborhood Common Area, and the water-management taxes of the Pelican Bay Services Division. The list tells a buyer that the dues are a road, gate and landscape budget, not an exterior-maintenance program.
Everything on the Site. Article VII makes the owner responsible for the Site and the Dwelling Unit: the house, roof, pool, enclosure, driveway, walks, irrigation and landscaping to the road pavement edge, and the exterior painting and pressure cleaning that Section 5.4 requires. The association does not maintain the houses, so a buyer should carry the cost of a full single-family house.
Section 4.6 requires reserves under section 720.303(6) unless a majority of the owners vote to waive or reduce them. We could not find a published reserve schedule or reserve study for Pointe Verde. Ask for the current budget and any reserve study before you write an offer, and read the reserve line against the road, bridge-share, wall and gate costs listed above.
Section 4.4 lets the association record a claim of lien after 30 days’ written request, and the lien is a continuing lien on the Site. The Bylaws let the Board suspend a delinquent member’s vote once the account is more than 90 days late. Under section 720.3085, a new owner is jointly and severally liable with the previous owner for unpaid assessments up to the transfer, which is why the estoppel certificate matters.
We found none. The recorded Declaration and Bylaws contain no transfer fee, no capital contribution at resale and no sale-application fee, and the association publishes no transfer sheet we could find. The Foundation’s $15,000 resale capital assessment is a separate, published buyer cost, described in the closing-cost section.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
A Pointe Verde owner pays four layers: the neighborhood association’s annual assessment, the Pelican Bay Foundation’s FY2027 assessment of $3,435, the county’s Pelican Bay Services Division FY 2027 assessment of $1,250.00, and the county property tax bill. The first is unpublished; the Foundation and Services Division figures are published and stated below.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Layer | Amount | Billing | Source |
|---|---|---|---|
| Pointe Verde association assessment | Not published | One annual installment, due January 1 on 10 days’ notice | Restated Bylaws, Official Records 4578, page 952 |
| Pelican Bay Foundation assessment, FY2027 | $3,435 ($858.75 per quarter) | Billed directly to a single-family owner per the Foundation’s estoppel; the Declaration also contemplates the association collecting it; confirm | Foundation FY2027 budget package and estoppel form |
| Pelican Bay Services Division assessment, FY 2027 | $1,250.00 ($789.07 operations and maintenance + $460.93 capital and projects), $104.17 a month | Collier County | County Pelican Bay Services Division page |
| Collier County property tax, 2026 roll | $23,759.70 to $124,450.86; median $44,340.55 | Annual, discounts for early payment | 2026 tax roll; section 197.162 |
| Owner’s insurance including hurricane and flood | Varies by house | Owner pays | Restated Declaration, Article VIII (rebuild after casualty) |
The two published fixed charges add to $4,685.00 a year ($3,435 + $1,250), or $390.42 a month, before the association’s assessment and before property tax. Across the 13 parcels the 2026 property tax bill totals $739,305.64, which is 0.77 percent of the neighborhood’s $95,860,724 just value.
The Pelican Bay Foundation’s FY2027 approved budget sets an annual assessment of $3,435 per unit, made up of $2,180 operating, $497 replacement reserve and $758 for the bulk media agreement. The quarterly installment is $858.75. The budget package counts 6,474 billable bulk-media units.
| FY2027 Foundation assessment line | Annual | Per quarter |
|---|---|---|
| Operating assessment | $2,180.00 | $545.00 |
| Replacement reserve fund | $497.00 | $124.25 |
| Bulk media agreement | $758.00 | $189.50 |
| Total | $3,435.00 | $858.75 |
The Foundation’s fiscal year begins October 1, and its estoppel form says billing is in the fourth quarter of each year. The assessment rose from $3,295 in FY2026 to $3,435 in FY2027, an increase of $140, or 4.2 percent. Earlier years were $2,944 for FY2024 and $2,675 for FY2025, per the Foundation’s budget and audited financial statements.
The Foundation’s FY2027 estoppel form says condominium billing is paid by the condominium association and that “in the event a unit is a single family or commercial property, the billing is paid directly by the owner.” The Pointe Verde Declaration’s definitions, however, treat the annual assessment as the neighborhood’s common expenses plus any annual Foundation assessment that the association may collect, and refer to assessments the association collects on the Foundation’s behalf. Those two texts do not describe the same route, and we cannot tell from the public record which one governs a given house. Ask the manager for last year’s invoice and the Foundation for the account record, and have the estoppel show which bill carries the $3,435.
The Collier County Pelican Bay Services Division page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, a total of $1,250.00. The division is the Collier County body that serves Pelican Bay. How the assessment lands on a single-family parcel is shown on the county tax bill, so check the bill for the line item. Section 10.5 of the Declaration also reserves a maintenance easement for the Pelican Bay Services Division.
Pointe Verde parcels are taxed as ordinary single-family parcels by Collier County, and the 2026 roll shows 8 homesteads and 5 non-homestead parcels. A homestead-exempt owner’s assessed value growth is limited by section 193.155 to the lesser of 3 percent or the change in the consumer price index, and the cap resets after a change of ownership, so a buyer should not assume the seller’s tax bill. Section 197.162 gives discounts for early payment, from 4 percent in November. The Collier County Tax Collector publishes the bills.
The Foundation’s FY2024 audited financial statements, Note 8, report that the Board approved a Hurricane Ian assessment of $2,195 per residential unit in August 2023, based on estimated storm costs of about $16.4 million, less an estimated $2.0 million reduction. That is a Foundation charge, separate from anything the Pointe Verde association may levy. A buyer should ask both bodies whether any special assessment is open or proposed.
On published figures alone, a median Pointe Verde parcel carries $4,685.00 in Foundation and Services Division charges plus the median 2026 tax of $44,340.55, a total of $49,025.55 a year before the association’s assessment, insurance and upkeep. A homesteaded owner’s tax is lower, with a median of $32,336.35, and a new buyer’s first-year tax resets toward just value. Run the numbers on the specific parcel before you decide.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
A Pointe Verde buyer pays the Foundation’s $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, the owner’s title policy that Collier County buyers customarily pay, recording fees and lender costs. The seller pays documentary stamps at $0.70 per $100 of the price. The association publishes no sale fee that we found.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Item | Paid by | At $6,300,000 (12-month sale) | At $8,300,000 (24-month median) | At $11,650,000 (36 and 60-month median) | Basis |
|---|---|---|---|---|---|
| Documentary stamp tax on the deed | Seller | $44,100 | $58,100 | $81,550 | $0.70 per $100, section 201.02 |
| Foundation resale capital assessment | Buyer | $15,000 | $15,000 | $15,000 | FY2027 estoppel form |
| Resale exemption processing fee, if the buyer qualifies | Buyer | $1,000 | $1,000 | $1,000 | FY2027 estoppel form and exemption form |
| Foundation estoppel processing fee | Seller | $250 | $250 | $250 | FY2027 estoppel form, Section D |
| Optional expedite, completion within 3 business days | Seller | $100 | $100 | $100 | FY2027 estoppel form, Section D |
| Foundation ID cards not returned | Seller | $500 | $500 | $500 | FY2027 estoppel form, Section C |
| Resale capital assessment as a share of price | Buyer | 0.24% | 0.18% | 0.13% | $15,000 divided by price |
The table uses three prices from the record as sample prices. Your contract controls who pays what; the Collier County convention is a starting point.
It is a one-time charge the Foundation collects at resale, which the FY2027 estoppel form lists as a buyer cost for deeds recorded on or after October 1, 2026. The Foundation’s realtors page says it rises from $10,000 to $15,000 on that date and then increases 3.5 percent automatically each year from October 1, 2027, to $15,525. A one-time exemption exists for a current Pelican Bay owner who is moving from one property to another, with a $1,000 processing fee in place of the $15,000, and an owner who used the exemption before is not eligible. At the 12-month sale price, $15,000 is 0.24 percent of the price.
We found no published fee. The recorded Declaration and Bylaws set no sale-application fee, and the association does not publish a transfer sheet. Ask the manager for the association’s current requirements when you contract, and have the statutory estoppel certificate list any charge, because section 720.30851 limits what an association may charge for it.
We found no clause in the Restated Declaration that gives the Board a right to approve or reject a sale, and none that gives the association or the Foundation a right of first refusal. The Foundation’s estoppel says in terms that it does not require approval of the transfer and has no right of first refusal. Section 720.30851’s certificate asks whether board approval is required, so the estoppel will answer for the specific house. Put the answer in your contract as a condition.
The seller pays documentary stamp tax of $0.70 per $100 of consideration on the deed under section 201.02, the Foundation’s $250 estoppel processing fee (an optional $100 expedite for completion in three business days, and $500 if the Foundation ID cards are not returned), any open liens and the commission as negotiated. Section 720.30851 states base caps of $250, $100 and $150 for the estoppel fee, the expedite fee and a required update; as we read the state’s current adjusted caps, the figures are $299, $119 and $179, so the Foundation’s $250 and $100 sit within either reading.
A seller must give a buyer the section 720.401 disclosure summary before the contract is signed, and if it was not delivered before the contract was signed, the buyer may void the contract within 3 days of receiving it or before closing, whichever comes first. The flood disclosure under section 689.302 is due at or before the time the sales contract is executed. Section 689.261 requires a property tax disclosure, and section 404.056 requires the radon notice. Johnson v. Davis also requires disclosure of known facts materially affecting value that a buyer could not readily observe.
A seller who is a foreign person is generally subject to federal withholding under the Foreign Investment in Real Property Tax Act, at 15 percent of the amount realized for a sale at Pointe Verde prices, unless an exception or a withholding certificate applies. The IRS publishes the rules, and the closing agent usually collects the withholding. Tell us early, because a foreign seller’s timeline changes.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Pointe Verde is governed by a 1992 Declaration recorded at Official Records 1776, page 2015, as amended in 1996, 2004 and 2010 and restated on June 18, 2010 at Official Records 4578, page 967, plus Restated Bylaws at page 952 and the Pelican Bay Foundation’s Second Amended and Restated Declaration. This section walks the Restated Declaration article by article.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We read the recorded instruments at the Collier County Clerk, scanned and recorded, and the Foundation’s published documents. The restatement is a convenience document and says that if it conflicts with the duly adopted Declaration as amended, the adopted text controls; where we quote a section number below, it is the restated numbering. A closing attorney should read the originals.
Four layers, from the top: Florida’s Chapter 720, the Foundation’s Second Amended and Restated Declaration and General Protective Covenants, the Pointe Verde Neighborhood Declaration as amended, and the Bylaws and any rules the Board adopts. The Neighborhood Declaration states that it supplements the Foundation’s General Covenants, which the Foundation can enforce against a Pointe Verde owner directly.
Article I defines the terms, including Site, Dwelling Unit, Neighborhood Common Area and Annual Assessment. Article II limits the 13 Sites to single-family detached use (Section 2.1). Article III makes every Site owner a member of the association, with membership attached to the Site (Section 3.2), and makes every owner a member of the Foundation, with the association designating a Voting Member (Section 3.4).
Article IV is the money article. Section 4.1 creates the annual and special assessments, a continuing lien on each Site, and joint and several liability of a buyer with the prior owner for unpaid amounts up to the transfer, as limited by Chapter 720. Section 4.2 applies the assessment equally to each Site. Section 4.4 allows a claim of lien after 30 days’ written request, Section 4.5 lists the common expenses, and Section 4.6 requires reserves under section 720.303(6) unless a majority of owners waive or reduce them.
Article V is the longest article and the one a buyer feels. It limits each Site to a single-family residence with no business use (Section 5.1), sets setbacks and size (5.2), enclosures and fences (5.3), landscaping and exterior upkeep (5.4), garages and parking (5.5), mailboxes (5.6), roofs (5.7), driveways and access (5.8), construction (5.9), lighting (5.10) and signs (5.11). The next sections take these in plain terms.
Article VI is leasing, described in its own section below. Article VII assigns maintenance: the owner maintains the Site and the Dwelling Unit, and the association maintains the Neighborhood Common Areas, the outside perimeter wall and the shared entrance features at Green Tree Drive and Bridgestone Court; a change to the common area costing more than $5,000 needs the vote of 75 percent of the Sites. Article VIII requires an owner to rebuild or repair promptly after a casualty, with the structure approved under the General Covenants, and requires the association to assess for any common-area casualty shortfall within 90 days.
Article IX is the reciprocal easement with Isle Verde, described in its own section below. Article X reserves the utility, drainage and maintenance easements, including the Pelican Bay Services Division’s easement in Section 10.5. Article XI sets amendment by two-thirds of the Sites plus a majority of the Board. Article XII fixes the 13 Foundation Property Units (12.1), the 30-year term with automatic 10-year extensions (12.2), enforcement (12.5) and fines (12.6).
The Bylaws set a Board of three directors serving two-year terms, limited to four consecutive years followed by a one-year hiatus, with a member or a member’s spouse eligible. The annual meeting falls in the first three months of the year on 14 days’ notice with a 30 percent quorum, and each Lot has one non-divisible vote. The Board may suspend the vote of a member more than 90 days delinquent. The financial report is due within 90 days of year end, with a copy to members within 21 days, and the Bylaws amend by two-thirds of the voting interests present.
Section 12.6 of the Declaration lets the association fine an owner for a violation after reasonable notice and a chance to be heard, in amounts subject to section 720.305. The Bylaws set the procedure: at least 14 days’ notice stating the date, time, place and provisions allegedly violated, and a hearing before a committee of at least three members who are not officers, directors or employees, which must approve the fine by majority vote. The Bylaws also apply payments first to interest, then late fees, attorney’s fees and other charges, and last to the oldest unpaid assessments.
Several things buyers assume. We found no age restriction, no Board right to approve or reject a buyer, no right of first refusal, no transfer fee, no pet clause and no club-membership requirement in the Restated Declaration. Each of those is a place where the Foundation’s covenants or the law may speak instead, and the estoppel certificate will say whether any open violation or fine exists for a specific house.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Pointe Verde and Isle Verde share one entry road, a private bridge, a gatehouse and gatekeeper, landscaping, lighting and utilities on an Easement Parcel, under an Amended and Restated Reciprocal Easement and Maintenance Agreement recorded April 8, 2010 at Official Records 4554, page 685. Pointe Verde pays 26.53 percent of the cost and Isle Verde 73.47 percent.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The agreement replaced the original easement recorded in 1993 and states that it supersedes it entirely. Each association grants the other a perpetual, nonexclusive easement for ingress, egress and the maintenance of the gatehouse, gatekeeper, landscaping, utilities and other common infrastructure on the Easement Parcel. The easements run with the land and benefit members, guests, employees and agents, not the public.
By house count. Pointe Verde has 13 residences and Isle Verde 36, a total of 49, so Pointe Verde’s share is 13 divided by 49, or 26.53 percent, and Isle Verde’s is 36 divided by 49, or 73.47 percent. Each association pays its percentage of the budget in four equal payments by the 15th day of January, April, July and October of the budget year. Pointe Verde recovers its share from its 13 owners through the common expenses in Section 4.5 of the Declaration, equally per Site.
Each association’s President acts as its Administrator. The Administrators meet in the first week of December, or at other times they deem necessary, to set the budget for landscaping, utilities, the gatehouse, the gatekeeper and other common infrastructure for the coming year, with a description of the work, a schedule and a cost estimate for each item. The budget may include reserves, and the Administrators enter the contracts, open bank accounts and pay the bills.
The agreement gives a defaulting association 20 days after written notice to cure. The other association may then use any legal or equitable remedy, may advance funds to cure the default and demand immediate reimbursement, and the prevailing party in any action recovers its costs and reasonable attorney’s fees. Each association bears its percentage share of any claim or damage arising from activities on the Easement Parcel, except where the other’s negligence or intentional misconduct caused it.
The two associations do. By a bill of sale recorded January 8, 2010 at Official Records 4526, page 2068, Collier County and the Collier County Water-Sewer District conveyed to Isle Verde Neighborhood Association, Inc. and Pointe Verde at Pelican Bay Neighborhood Association, Inc. the backflow prevention devices, potable fire-suppression lines, fire hydrants and related irrigation lines on the described land, for the associations’ operation, replacement, repair and maintenance. A buyer should treat that infrastructure as a shared association cost center.
The two associations’ joint sheet, dated May 25, 2026, bars vehicles above 36 tons or 45 feet from crossing the private bridge on Bridgestone Court, requires loads that exceed either limit to be offloaded to compliant vehicles, lets commercial vehicles park only in front of the address they serve and never beyond authorized working hours, holds contractors responsible for any damage to pavers, lawns, shrubs, mailboxes and irrigation, and lets the gatehouse refuse entry. The sheet is published on the Isle Verde association’s site and is signed by owner and general contractor on each project.
It means a Pointe Verde buyer’s entry experience, security staffing and bridge are not controlled by a 13-house board alone. Pointe Verde has one of two voices in the Administrators’ budget meeting and pays about a quarter of the bill. A buyer should ask for the entrance budget, the reserve for the bridge and gatehouse, and the last three years of the Administrators’ minutes.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Any building, alteration, improvement, remodeling or rebuilding of a structure on a Pointe Verde site needs the Pelican Bay Foundation’s approval under Section 5.9(g) of the Declaration, on top of Collier County permits. The Declaration also fixes setbacks, a 3,000 square foot minimum, a 30-foot height limit, roof and driveway materials, and construction hours.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Pointe Verde’s original text routes approvals to the Declarant, Westinghouse; the 2010 amendment replaced that with the Foundation, which now reviews Pointe Verde plans under its General Covenants. The Foundation publishes its design review and covenants application page, and its FY2027 budget package lists a design review fee schedule, which should be confirmed with the Foundation before a project is priced.
Section 5.2 sets building setbacks of 30 feet in front, 15 feet at the side for a one-story house or 25 feet for a two-story house, and 25 feet at the rear. It sets a minimum of 3,000 square feet of air-conditioned living area per Dwelling Unit, excluding garages, porches and patios, and a maximum height of 30 feet, measured from the first finished floor to the mean height between eaves and ridges, with an exception where flood elevations require a higher floor.
Section 5.7 sets a minimum roof pitch of 5 in 12 and limits roofing to flat or barrel tile, cedar shakes, slate or copper, with no flat roofs. Section 5.3 requires written approval of enclosures, bans flat screen enclosures unless they have a mansard, requires bronze screens and non-aluminum structural elements, and requires pools and spas to be screened by landscaping from adjoining Sites, the street and the golf course. Walls and fences are discouraged, with a 5-foot maximum (6 feet for a bathroom privacy wall) and an 8-foot maximum for a hedge, none on a property line and no chain link.
Section 5.8 bars plain concrete, asphalt and gravel driveways, allows one access point onto Green Tree Drive, requires the driveway of Site 1 to sit at least 30 feet south of the exit gates, and bars any pedestrian or vehicular access from a Site to the golf course. Exterior lighting needs written approval under Section 5.10, and awnings, shutters and satellite dishes need approval under Section 5.1.
Section 5.9 requires a trash container on every project, bars trailers without approval, requires environmental fencing, and charges any damage to common areas to the owner. New-home construction runs from 8 a.m. to 5 p.m., Monday through Friday, with none on Saturday, Sunday or holidays except emergency repair; renovations are limited to the same hours; and access by regular service and maintenance contractors is limited to Monday through Friday, 8 a.m. to 5 p.m.
Section 5.9(g), added in 2010, deems an owner in violation if no substantial progress is made on approved work for any 30-day period after construction starts, whether the owner or the contractor caused it. A first violation brings a written warning, a second brings a fine of $50 a day, and further violations $100 a day, subject to section 720.305. If the fines reach the statutory maximum and the owner has not cured, the owner agrees to pay $500 a day as liquidated damages plus the association’s costs and attorney’s fees. The clause matters to a buyer who plans a rebuild.
The FY2027 budget package lists a design review fee schedule that, as we read it, sets $5,000 per project plus $1,000 of annual monitoring for single-family new construction, $3,500 plus $750 for a major project over 500 square feet, $1,500 plus $500 for a project under 500 square feet, and $500 for a landscape project. The table layout is dense, so confirm the current fee with the Foundation before you budget.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
At Pointe Verde the owner, not the association, paints and maintains the house. Section 5.4 of the Declaration requires each owner to keep the exterior clean and painted, including walls, roof tile, driveways, walkways and pool decks, and lets the association cure a failure after 5 days’ notice and charge the owner as a special assessment secured by a lien.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The rule comes from the 2004 amendment, which added the cure remedy to Section 5.4. There is no association painting cycle, no common paint palette beyond what approvals impose, and no published schedule, so the condition of a particular house depends on its owner.
Each owner maintains the Site up to the road pavement edge and the lake edge, and the irrigation on it is the owner’s. The association maintains the Neighborhood Common Areas, prunes and replaces the trees the Declarant planted, and maintains the outside perimeter wall. Section 5.4 also bars landscaping onto the golf course and requires a landscape plan approval.
The Declaration sets no interval. A tile roof and stucco exterior in Southwest Florida’s climate typically needs washing and repainting on a cycle that the owner and the approving bodies decide, so ask the seller for the paint date, roof age and last pressure cleaning, and treat a deferred cycle as a negotiating item.
Ask for the paint date, the roof age and type, the pool equipment’s age, the impact window and shutter status, and the wind mitigation inspection. These records also drive insurance cost, which the hurricane section discusses.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
No. Pointe Verde is not a 55+ or age-restricted community. The recorded Restated Declaration contains no minimum age, no housing-for-older-persons designation and no occupancy age rule, so buyers of any age may buy and live in a Pointe Verde house, subject to the leasing, use and approval rules recorded for the neighborhood.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We found no community-wide age rule in the Foundation documents we read either, so none appears to be layered on top; confirm that with the Foundation before you rely on it. Federal and Florida fair-housing law, including section 760.23, bars discrimination in the sale or rental of housing, and an association cannot adopt an age rule that the law does not allow.
We do not publish a demographic profile, because the association publishes no roster and the county file names no residents. What the roll does show is that 8 of the 13 parcels carry the homestead exemption, so a majority of owners declare Pointe Verde their permanent Florida residence, and 5 do not.
None in the Restated Declaration. Zoned public schools are described in the schools section, and the Foundation’s rules govern use of its amenities by minors and guests.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Yes, within limits. Article VI of the Restated Declaration allows one lease in any 12-month period, for a term of 3 months to 2 years, with written notice to the association naming the tenant. The owner’s right to use the neighborhood’s recreational facilities is suspended while the house is leased.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The Board may permit a second lease inside a 12-month period if a tenant default ended the first. The lessee is bound by the Declaration, the Bylaws and the rules, and the association can evict a tenant for violations. The Pelican Bay Foundation adds its own layer.
The Foundation’s 2019 Declaration amendment, recorded at Official Records 5634, page 1101, limits leases to two per calendar year unless the neighborhood covenants provide otherwise, and Pointe Verde’s one-lease-in-twelve-months rule is stricter, so in practice the neighborhood rule governs. The Foundation’s lease packet for 2027 sets a $500 lease processing fee, requires the application at least 30 days before the lease begins, and limits each rental to two ID cards, while the owner’s own cards are deactivated during the lease.
No, as a practical matter. The 3-month minimum lease term in Article VI bars stays shorter than three months, so the nightly and weekly rentals of vacation-rental platforms are outside what the Declaration allows. A buyer who needs short-term income should not buy in Pointe Verde.
It narrows the investor buyer pool. With one lease per year, a three-month minimum and the Foundation’s fee and card limits, Pointe Verde is a house for owner-occupants and seasonal residents, and its resale market follows them.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Pointe Verde’s Restated Declaration bans motor homes, recreational vehicles, commercial vans and trucks and motorcycles parked overnight unless fully enclosed, limits outdoor overnight parking to three vehicles on the driveway, bars signs inside the entry gate except a security sign, and says nothing about pets, which fall under the Foundation’s rules.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
These are the rules a Pointe Verde owner meets in the first month. They are recorded covenants, enforced by the association and, for the General Covenants, by the Foundation.
Section 5.5 requires a garage for two to three cars, with the doors kept closed and no carports; the 1996 First Amendment allows up to six cars on Site 8 and limits all Sites to three vehicles outside overnight, on the driveway only and not on the lawn or the street. Section 5.1(h) bars motor homes, RVs, commercial vans or trucks and motorcycles parked overnight unless fully enclosed.
Section 5.11 allows no signs on any Site or the Neighborhood Common Area inside the entry gate, except that a security-service sign may be placed within 10 feet of an entrance if Florida law requires it, and the posting of permits or notices. A For Sale sign inside the gate therefore needs approval, and open houses follow the Foundation’s published sign regulations.
The Restated Declaration has no pet clause that we found. The Foundation’s Rules and Regulations require pets to be leashed at no more than six feet, ban retractable leashes on the berm, bar pets from dining areas, the community center’s meeting and activity rooms, the fitness center and any Foundation or Collier County beach, and make the owner responsible for cleanup.
Section 5.1(l) bars noxious use and prohibits noisy yard service on Saturdays, Sundays and national holidays. Section 5.1(j) bars trash containers in the front yard and requires them to be in enclosed areas. Section 5.1(k) governs mailboxes.
The Foundation issues unaccompanied guest cards for 2 to 30 days and allows no guest more than 30 days in 12 months, except relatives of a resident member who sign the statement on the guest pass form. The gatehouse registers guests and contractors, and contractor access is limited to weekdays from 8 a.m. to 5 p.m.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Florida’s milestone inspection and structural integrity reserve study rules apply to condominium and cooperative buildings of three stories or more, not to detached single-family houses. Pointe Verde is 13 single-family sites in a Chapter 720 homeowners’ association, so neither regime reaches an individual house or the association.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Buyers who read about Florida condominium reform and worry that it reaches every Southwest Florida purchase should stop here for Pointe Verde. The rules that drive condominium special assessments, such as the milestone inspection in section 553.899 and the structural integrity reserve study in section 718.112, are written for condominium buildings under Chapter 718. A Pointe Verde owner holds a deed to a house and a lot, not a condominium unit.
No. The structural integrity reserve study is a condominium and cooperative requirement. The Pointe Verde Declaration states that the association is not a condominium association under Chapter 718, and the county’s 2026 roll lists 13 separate parcels with their own buildings. Each owner is responsible for the structure of their own house.
No. The milestone inspection statute applies to condominium and cooperative buildings that are three stories or more, on a schedule tied to the certificate of occupancy. A single-family house is outside it. A buyer should still order a home inspection, a roof inspection and a four-point and wind mitigation inspection for insurance, because no statute does that work for a house.
Section 4.6 of the Restated Declaration requires reserves in line with section 720.303 unless a majority of owners waive or reduce them. What a Chapter 720 association reserves is the neighborhood common property: the perimeter wall, entry features, landscape and the association’s share of the shared bridge and gatehouse. Ask for the budget and the reserve schedule; we found no published Pointe Verde reserve schedule.
If you are weighing Pointe Verde against a Pelican Bay condominium, the milestone and reserve rules will shape the condominium’s assessments and its financing. That comparison is why this page sits next to the Pelican Bay hub, which compares the community’s neighborhoods by product type.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
FEMA’s current flood map places the Pointe Verde parcels we queried in Zone X, the 0.2 percent annual chance flood hazard category, outside the special flood hazard area, and Collier County lists the neighborhood in Evacuation Zone A. Flood zone, evacuation zone and wind exposure are three different questions.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We queried FEMA’s National Flood Hazard Layer at seven points along Verde Way and the Collier County GIS at five points. Every FEMA point returned Zone X on Flood Insurance Rate Map panel 12021C0381J, effective February 8, 2024, with no base flood elevation and the special flood hazard area flag false. Collier County’s GIS returned Evacuation Zone A at every point it was run. Both layers are public, and a lender or insurer will pull the parcel-level answer for a specific house.
Zone X, shaded as 0.2 percent annual chance flood hazard in a coastal area, on panel 12021C0381J effective February 8, 2024. Zone X outside the special flood hazard area generally does not trigger a mandatory federal flood insurance requirement for a federally backed mortgage, but flood insurance remains available through FloodSmart and private carriers, and a lender may require it on its own terms.
Zone A, typically the first county evacuation zone to be ordered out in a coastal storm. Zone A means storm surge is the primary concern, and it is separate from the FEMA flood zone, which is built on a long-run probability. A buyer should know both, and should read the county’s evacuation guidance before the season, not during a watch.
Hurricane Ian made landfall on September 28, 2022 on Florida’s southwest coast, and the National Hurricane Center’s tropical cyclone report documents its surge and wind in Collier County. The Pelican Bay Foundation levied a one-time Hurricane Ian assessment of $2,195 per residential unit, according to Note 8 of its FY2024 audited financial statements. That assessment is a reminder that a master association can levy for storm cleanup on top of the owner’s own insurance.
Article VIII requires an owner to repair or rebuild promptly after a casualty, with the structure approved under the General Covenants, and Section 5.9(g) requires Foundation approval of any rebuild. Rebuild approval and the 30-day no-progress rule therefore apply after a loss as well as to a renovation, so a carrier’s payout schedule should be matched against that clock.
FEMA has issued a preliminary Flood Insurance Rate Map for Collier County, and the county has said it reflects changes to local flood risk. According to the county’s news release, the preliminary map was issued March 20, 2025, an open house followed on June 17, 2025, and a 90-day appeal period begins August 19, 2026, with the map targeted to take effect in summer 2027. We do not claim a new zone for any Pointe Verde parcel, because the preliminary map is not effective. Check the preliminary panel for a specific parcel through FEMA’s Map Service Center before you buy.
Florida requires insurers to give premium credits for verified wind-resistive features such as roof shape, roof-to-wall connections, opening protection and secondary water resistance, under section 627.0629. The Office of Insurance Regulation publishes wind mitigation resources. A current wind mitigation inspection is the document that proves those features to an insurer, so ask for one on any house you are pricing.
Ask for the roof age and permit, the opening protection type, any prior claim, the flood elevation certificate if one exists, the pool and lanai repair history, and every storm-related permit after 2022. Under section 689.302 a seller must deliver the flood disclosure at or before the time the sales contract is executed, so ask for it before you write an offer, not after.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
The Collier County Public Schools zone lookup assigns Verde Way addresses to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. The state graded all three A in each year from school year 2021 to 2025. Zones can change, so a buyer should confirm the assignment for a specific address with the district before relying on it.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We looked at the district’s attendance zones and the state school grades, and we timed the drive from Verde Way to each campus. We are not school counselors and we do not rank schools, but a Pointe Verde buyer with children will ask these questions first, and the record answers them.
| School | Level | State grade, school years 2021 to 2025 | Drive from Verde Way |
|---|---|---|---|
| Sea Gate Elementary | Elementary | A each year | 7.0 to 7.3 minutes, 2.7 to 2.8 road miles |
| Pine Ridge Middle | Middle | A each year | 10.1 to 10.3 minutes, 3.6 to 3.7 road miles |
| Barron Collier High | High | A each year | 13.0 to 13.2 minutes, 5.2 to 5.3 road miles |
Use the district’s school zone lookup with the street address, and compare it to the school grades report. Our drive times are free-flow estimates from geocoded points on the road network, not school bus times.
Sea Gate Elementary is the closest, at about seven minutes. Barron Collier High publishes its own site, and Pine Ridge Middle sits between the two on the drive. Families who prefer private schools or school choice should check the district’s choice pages and each private school’s admissions timeline.
Four MLS closings in five years is too small a sample to isolate a school effect, and we make no claim about one. If schools are the priority, they are a reason to check the zone before you tour, not a number we can attach to a price.
A Pointe Verde project passes three gates: Foundation design approval, a Collier County building permit, and the association’s construction rules. The owner pulls them in that order, and the contractor must be licensed with the state. Unfinished work stalls after 30 days under the Declaration, so sequencing matters more than it does on an ordinary lot.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We do not publish any permit history by house, because a permit is tied to an address and we do not print house numbers. A buyer can ask the seller for the permit list, and the county’s permit portal is public.
First, the Foundation’s design review and covenants application, because Section 5.9(g) of the Declaration requires approval of any building, alteration or rebuild. Second, the county permit, which does not replace the Foundation’s approval. Third, the association’s construction rules for hours, trash, fencing and contractor access.
Use the state’s license search for the license number, status and any discipline. The Declaration makes the owner responsible for any contractor damage to common areas, and the joint commercial-vehicle sheet makes the owner and the general contractor sign for every project.
Pointe Verde lies inside the Pelican Bay planned unit development, zoned PUD with ordinance 04-59, which the Foundation publishes in Pelican Bay PUD with Ordinances. County GIS returned future land use UR and the North Collier fire district at the points we queried.
Yes, in narrow ways. Section 720.3035 governs architectural control covenants, and section 163.04 protects an owner’s right to install solar collectors. Pointe Verde’s own text controls the details, so any plan with solar panels, a generator or a pool enclosure should be put to the Foundation before it is designed.
Ask for the permit and final inspection record for every addition, pool, enclosure and roof. Unpermitted work becomes the buyer’s problem at closing, and the 30-day no-progress rule means an abandoned project can accrue fines against the owner, which the estoppel certificate will show.
The largest nearby change is the redevelopment of Waterside Shops, where Eddie V’s opened June 7, 2026 and Dior opened a standalone boutique June 11, 2026, with RH expected to open near the end of the year. Separately, the Pelican Bay Foundation has appealed the county’s decision to allow a waterpark at the Naples Grande resort.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We only cite projects that we can tie to a source we have read. Anything less certain is left off the page, and a buyer who wants a broader list should ask us for a current one.
Gulfshore Business reports Eddie V’s opened June 7, Dior moved from its store inside Saks to a 6,000-square-foot boutique on June 11, and RH hopes to open its galleries and restaurant near the end of this year. The center’s own redevelopment page describes the project. Waterside Shops is about 2.3 road miles and 6.5 to 6.7 minutes from Verde Way.
On April 17, 2026 the Pelican Bay Foundation filed an administrative appeal of Collier County’s official interpretation that would let a waterpark at the Naples Grande Resort proceed without a PUD amendment, according to the Gulf Shore Association of Condominiums. The Foundation argues the waterpark exceeds a customary hotel amenity. We report that it is pending, not that it will or will not proceed.
Because Pointe Verde is a gated enclave with a private road and a shared bridge, its day-to-day setting is insulated from Pelican Bay’s commercial edge, but traffic, retail amenities and resort uses on the community’s perimeter shape the area’s long-run appeal. Treat each as context, not as a forecast of price.
From Verde Way, Publix is about four minutes away, the Pelican Bay Community Center is about four, Mercato about four and Waterside Shops about six and a half. NCH North Naples Hospital is about nine and a half, Fifth Avenue South about 17, the Naples airport about 18 and Southwest Florida International about 42 minutes.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
These are free-flow drive times and road miles from geocoded points on Verde Way using the open-source OSRM routing engine, as ranges across the points we tested. They exclude gate waits, traffic, signals at peak season and parking. We did not time a beach trip, because beach access is a Foundation amenity with its own tram and parking arrangements.
| Destination | Drive time | Road miles |
|---|---|---|
| Pelican Bay Community Center | 4.0 to 4.2 minutes | 1.1 to 1.2 |
| Publix | 3.7 to 3.9 minutes | 0.8 to 0.9 |
| Mercato | 4.2 to 4.4 minutes | 1.4 |
| Club Pelican Bay | 5.9 to 6.1 minutes | 1.8 |
| Trader Joe’s | 5.8 to 6.1 minutes | 2.3 to 2.4 |
| Waterside Shops | 6.5 to 6.7 minutes | 2.3 to 2.4 |
| Artis-Naples | 6.8 to 7.0 minutes | 2.4 to 2.5 |
| NCH North Naples Hospital | 9.3 to 9.6 minutes | 3.9 |
| NCH Baker Hospital | 15.0 to 15.3 minutes | 6.8 to 6.9 |
| Fifth Avenue South | 16.5 to 16.8 minutes | 7.6 to 7.7 |
| Naples Municipal Airport | 18.2 to 18.5 minutes | 8.6 to 8.7 |
| Southwest Florida International Airport | 41.8 to 42.0 minutes | 29.0 to 29.1 |
Buy groceries, reach the Community Center, and walk into the Mercato retail and restaurant district. The Community Center on the Foundation’s page is the hub for the Foundation’s programs, and the Foundation also publishes dining and fitness center pages.
NCH North Naples Hospital is about 9 to 10 minutes and 3.9 road miles away; the NCH North Naples campus page lists its services. Baker Hospital is about 15 minutes. Check emergency routing with your own provider, because we are not medical advisors.
The Foundation operates beach access with a tram, described on its tram service and beaches pages. Club Pelican Bay is a separate membership club with its own membership terms and golf page; the Restated Declaration does not require membership.
Naples Municipal Airport serves general aviation and is about 18 minutes away; Southwest Florida International is about 42 minutes and 29 road miles away, with the usual extra time for I-75 and the terminal. Plan extra time in peak season.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Pointe Verde has 13 houses and one MLS closing in the last 12 months, at $6,300,000. It is the smallest neighborhood in this comparison, with fewer homes than The Village, Georgetown and Isle Verde, so every comparison below needs care about scale, sample size and price level.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Neighborhood | Product | Homes on the roster | Year built | MLS closings, 12 months | Median sold price, 12 months |
|---|---|---|---|---|---|
| Pointe Verde | Single-family, gated, shared entry with Isle Verde | 13 | 1995 to 2025 | 1 | $6,300,000 (small sample) |
| Isle Verde | Single-family, one private street | 36 | 1993 to 2025 | 4 | $3,675,000 (small sample) |
| Pelican Bay Woods | Single-family | 125 | 1980 to 2025 | 3 | $6,000,000 (small sample) |
| Georgetown | Single-family, gated | 35 | 1987 to 2025 | 2 | $6,675,000 (small sample) |
| Barrington | Single-family | 68 | 1990 to 2024 | 3 | $2,790,000 (small sample) |
| Oakmont | Single-family | 118 | 1987 to 2025 | 11 | $2,350,000 |
| Pinecrest | Single-family | 69 | 1986 to 2025 | 1 | $2,575,000 (small sample) |
| The Village | Single-family, detached | 16 | 1987 to 2021 | 1 | $2,675,000 (small sample) |
Pointe Verde’s row uses the October 7, 2026 Southwest Florida MLS pull and the main-residence building lines of the 2026 county roll, which give 1995 to 2025; the Pelican Bay roster lists 1998 to 2025 for the same 13 houses. The other rows use the Pelican Bay roster’s Southwest Florida MLS window ending September 30, 2026, so Isle Verde shows 4 closings here where its own guide, built on the October 7 pull, counts 3.
The comparison is a map of scale and price, not a ranking. Every neighborhood in the table except Oakmont has fewer than ten closings in 12 months, so its median is a small sample, and a median from one or two sales says only what those sales were.
Isle Verde is 36 homes with its own association, sharing the gatehouse, private bridge and entrance with Pointe Verde under the reciprocal easement. The county roll’s heated area for Pointe Verde runs 3,822 to 8,981 square feet, and Isle Verde’s guide reports 2,310 to 4,740. Pointe Verde’s four MLS closings in 60 months run from $6,300,000 to $19,600,000. They are two different products on one road.
Pelican Bay Woods is 125 single-family homes built 1980 to 2025, with 3 MLS closings in 12 months at a $6,000,000 median and 28 in 60 months at a $5,150,000 median. It is nearly ten times Pointe Verde’s size and trades at a similar 12-month median on a handful of sales, which is why the next section is a full side-by-side.
Georgetown is 35 gated single-family homes by the roster, built 1987 to 2025, with 2 MLS closings in 12 months at a $6,675,000 median. Both Georgetown and Pointe Verde are small gated enclaves with 12-month medians in the six-million range, and each median rests on one or two sales. Georgetown’s roster lists Pointe Verde as its closest rival.
Oakmont is 118 single-family homes with 11 closings in 12 months at a $2,350,000 median, the only neighborhood in the table with ten or more. Oakmont is the volume market and Pointe Verde is the rarity, at roughly one sale a year and almost three times Oakmont’s median.
Barrington is 68 single-family homes built 1990 to 2024 with 3 closings in 12 months at $2,790,000. Both neighborhoods are small-sample markets, but Barrington’s median is less than half of Pointe Verde’s, which reflects lot size and house size more than location.
Pinecrest is 69 single-family homes with 1 closing in 12 months at $2,575,000. The Village is 16 detached single-family homes built 1987 to 2021 with 1 closing at $2,675,000. Each is a one-sale sample and each sits at less than half of Pointe Verde’s price level.
Land is two-thirds of Pointe Verde’s assessed value, the lots run 0.48 to 1.19 acres, and the houses run 3,822 to 8,981 heated square feet. The four MLS closings in five years range from $6,300,000 to $19,600,000, and that is a different product from the neighborhoods priced between $2,350,000 and $2,790,000.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Pointe Verde fits buyers who want 13 estate-size houses on lots of up to 1.19 acres behind a staffed shared gate, while Pelican Bay Woods fits buyers who want 125 single-family homes and far more listing choice. Both are Pelican Bay neighborhoods under the Foundation, so both carry the $3,435 assessment and the $15,000 resale capital assessment.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Yardstick | Pointe Verde | Pelican Bay Woods |
|---|---|---|
| Homes | 13 (Declaration and 2026 tax roll) | 125 (Pelican Bay roster and 2026 tax roll) |
| Years built | 1995 to 2025 | 1980 to 2025 |
| Heated area on the roll, median and range | 5,637 sq ft; 3,822 to 8,981 | 3,957 sq ft; 1,820 to 6,890 |
| Association | Pointe Verde at Pelican Bay Neighborhood Association, Inc. (Sunbiz N93000000108), Chapter 720 | No association by that name found on Sunbiz in our research; see its guide |
| MLS closings and median, 12 months | 1; $6,300,000 (small sample) | 3; $6,000,000 (small sample) |
| MLS closings and median, 60 months | 4; $11,650,000 (small sample) | 28; $5,150,000 |
| Low to high, 60 months | $6,300,000 to $19,600,000 | $2,300,000 to $11,725,000 |
| Volume, 60 months | $49,200,000 | $164,210,000 |
| Median per sq ft, 60 months | $1,585 (n=4) | $1,251 |
| Median days on market, 60 months | 125 (n=4) | 58 (n=26) |
| Median sale-to-list, 60 months | 95.4% (n=4) | 97.5% |
| On the market October 7, 2026 | None | 3 active; 12.0 months of supply |
| Foundation assessment, FY2027 | $3,435 | $3,435 |
| Resale capital assessment, buyer | $15,000 | $15,000 |
The table is built from the two neighborhoods’ own research files, both pulled October 7, 2026. Pelican Bay Woods’ governance is outside this guide, so read its own guide and documents before you compare rules, not only prices.
Choose Pointe Verde if you want one of 13 houses on a private road, a lot near an acre, a shared staffed gate and a Chapter 720 association with a short, recorded rulebook. It suits buyers who plan to live in the house, who accept a rental limit of one lease a year, and who are prepared for a resale market of about one sale a year.
Choose Pelican Bay Woods if you want a larger pool of homes, a lower entry point than Pointe Verde’s, and more sales history to learn from. Its 60-month record has 28 closings against Pointe Verde’s 4, and three active listings on October 7, 2026 mean a buyer can see more than one house.
Scale and structure. Pointe Verde is 13 houses under one Chapter 720 association with a shared entrance and a 26.53 percent share of the gate costs. Pelican Bay Woods is 125 homes that range from 1,820 to 6,890 heated square feet, so its price range is wider and its median per square foot is lower.
Over 60 months Pointe Verde’s median is $11,650,000 (n=4) against Pelican Bay Woods’ $5,150,000 (n=28). Over 12 months the medians are $6,300,000 (n=1) and $6,000,000 (n=3). The ordering narrows in the shorter window because Pointe Verde’s only sale was a 2026 resale at $719 per square foot, a figure well below its 60-month median of $1,585.
Both sit inside Pelican Bay and receive the same Foundation amenities, the same $3,435 FY2027 assessment and the same $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, and both lie in the same county, flood-map and school frameworks. Each buyer should read each association’s own documents.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Owning in Pointe Verde means a 13-house enclave on estate-size lots, a staffed shared gate and a short recorded rulebook, paid for with layered fees, a resale capital assessment, a thin resale market and owner responsibility for every exterior. The strengths are land, privacy and control; the costs are price and rules.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Full-time and seasonal owners who want land, privacy and design control, who plan to occupy the house, and who value a short list of neighbors. It suits buyers moving up from a Pelican Bay villa or a Naples estate who want a house on a lot close to an acre.
Investors who want rental income, buyers who want a large listing choice, and owners who want an association that paints and maintains the exterior. Pointe Verde’s owners do all of that themselves.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
If you’re searching for a Pointe Verde listing agent, or thinking, ‘I need someone to sell my Pointe Verde home…’, McGreevy and Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, and we price every Pointe Verde listing against the sales of houses of its own size and lot, never against a Pelican Bay average.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Our credentials as a Pointe Verde listing agent:
Recent Pointe Verde sold-listing stats (last 12 months, October 7, 2025 to October 7, 2026, Southwest Florida MLS): 1 resale (n=1, a single sale), $6,300,000 in total volume, a $6,300,000 median price, 232 days on market and a 90.1 percent sale-to-list ratio. In the last 12 months Pointe Verde has seen 1 resale; we do not publish a count of how many we represented, because the MLS pull records closings, not our listings, and we will tell you exactly what we have and have not closed in the neighborhood when you call.
What makes selling in Pointe Verde different from selling a generic Naples house is that the sale has a very small buyer pool and several documents. The buyer must receive the section 720.401 disclosure summary before the contract, both estoppel certificates are ordered at contract, and the buyer pays the Foundation’s $15,000 resale capital assessment, a cost they weigh against your price. A For Sale sign inside the gate needs approval under Section 5.11, so showings run by appointment through the gatehouse.
Get a free Pointe Verde home valuation priced against sales of houses of your size and lot, or see our Pelican Bay home valuation page for the community-wide picture. Call Jesse direct at (239) 898-6072, text or call.
We are building a dedicated Pointe Verde at Pelican Bay seller page, and until it is live our Pelican Bay seller page describes the community-wide process.
Start by requesting the association’s current documents and the Foundation estoppel, confirm any open assessment or violation, then list at a price set against sales of your own size and lot. Once a contract is signed, give the buyer the disclosure summary, order the estoppels, and support the buyer’s lender and insurance diligence.
Use the whole record, not the last quarter. The four MLS sales run from $6,300,000 to $19,600,000 for houses of 7,131 to 8,767 square feet at $719 to $2,371 per square foot, and the county file adds 34 qualified deeds back to 1992. Size, age, finish and the lot explain most of the spread, so we pick the sales closest to your house and show the arithmetic.
The 60-month median is 125 days on market (n=4), with a range from 0 to 232 days. The single closing in the last 12 months took 232 days at 90.1 percent of its final list price. A well-priced standout can sell within weeks, and an over-priced house can sit for most of a year. We set the price and the plan together.
Confirm your paint date and roof age, gather your Declaration package and any open assessment, check the pool equipment records and the wind mitigation inspection, and request the Foundation estoppel early. Then call Jesse direct at (239) 898-6072 and we will walk the house against the closest sales.
A buyer will ask for the paint date, the roof age, the pool equipment’s age, the insurance declarations page, the wind mitigation inspection, the association’s budget and estoppel, the Foundation estoppel and any open assessment. Having them ready speeds the contract and protects your price.
Pointe Verde owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years, and they read Pointe Verde’s recorded Declaration with every amendment, the Pelican Bay Foundation’s FY2027 budget and every recorded Pointe Verde sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Pointe Verde guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004 and the team launched in October 2008, and both work the Pelican Bay and North Naples market that Pointe Verde sits in.
You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Pointe Verde page the credential that matters more is narrower than any award: we tracked all 34 qualified Pointe Verde sales in the county’s recorded-sales file back to 1992, and in the last 12 months we tracked the one Pointe Verde closing in the Southwest Florida MLS from list price to deed before this guide was written.
McGreevy and Comisar is a top-reviewed Pointe Verde 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.
★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling a Pointe Verde home? Get a free Pointe Verde home valuation, or call Jesse direct at (239) 898-6072.
Buying in Pointe Verde? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
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.
As Top 1% Real Estate Agents Nationally Since 2008, we publish our work where owners can check it.
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 Pointe Verde, see our guide to Pelican Bay, our guide to Isle Verde, our guide to Georgetown and our Naples guide.
These are the questions buyers ask most about Pointe Verde at Pelican Bay, the 13-house single-family neighborhood on Verde Way in Naples, answered from the recorded Declaration and its amendments, the Pelican Bay Foundation’s published documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the source of each figure named.
Pointe Verde at Pelican Bay is a neighborhood of 13 detached single-family houses on Verde Way inside Pelican Bay in Naples, built from 1995 to 2025 on lots of 0.48 to 1.19 acres. It is governed by Pointe Verde at Pelican Bay Neighborhood Association, Inc., a Chapter 720 homeowners’ association incorporated on January 8, 1993.
Pointe Verde is on Verde Way in the northern part of Pelican Bay, in unincorporated Collier County with a Naples, FL 34108 mailing address. We do not publish house numbers on this page. Call Marc at (239) 287-5873 and we will walk you through specific houses, with the address, in a private conversation.
No. Isle Verde is a separate 36-home association on the same road, with its own documents and board. The two share a gatehouse, a private bridge and an entrance under a recorded 2010 reciprocal easement, and Pointe Verde pays 26.53 percent of the shared costs.
There are 13. The Declaration fixes 13 Foundation Property Units, the plat shows 13 Sites, and the county’s 2026 tax roll lists 13 residential parcels in the subdivision. Three association tracts, lettered A, D and R, add 2.75 acres of common area to the 10.32 acres of house lots.
It is a Chapter 720 homeowners’ association. The Declaration states the association is not a condominium association under Chapter 718, each owner holds a deed to a house and a lot, and Florida’s condominium milestone inspection and structural integrity reserve study rules do not apply. See the section 720.301 definitions.
An elected Board of three directors serving two-year terms runs the association under the Restated Bylaws, with annual meetings in the first quarter of the year. We do not publish officer names, because the officers are owners. The association’s registered agent and mailing address belong to a Naples management company, and Sunbiz shows it active with its 2026 annual report filed.
The county roll gives lots of 0.48 to 1.19 acres, with a median of 0.80 acre, across 13 parcels totaling 10.32 acres. Land is 67.2 percent of the 13 parcels’ combined $95,860,724 just value. Lot size is the main reason Pointe Verde trades at the top of Pelican Bay’s price range.
The county’s main-residence building records give heated area of 3,822 to 8,981 square feet, with a median of 5,637, and years built from 1995 to 2025. Six houses date from 1995 to 1999, four from 2001 to 2008 and three from 2024 and 2025. The Declaration sets a minimum of 3,000 square feet of living area.
Three houses on the 2026 roll were built in 2024 and 2025, and the Declaration lets an owner rebuild with Foundation design approval. There is no builder inventory in the neighborhood. A new house arrives only when an owner buys, demolishes or rebuilds, and every project must pass the Foundation and the 30-day no-progress rule.
The four MLS closings of the last five years were $6,300,000, $8,300,000, $15,000,000 and $19,600,000, a median of $11,650,000 and a median $1,585 per square foot. The county’s 34 qualified sales since 1992 are on this page in a year-by-year table. Sizes, ages and lots differ a great deal, so a median alone misleads.
One. The Southwest Florida MLS shows a single closing between October 8, 2025 and October 7, 2026, at $6,300,000 for about 8,767 square feet, after 232 days on the market at 90.1 percent of its final list price. One sale is a data point, not a trend.
The 60-month median is 125 days on market across four sales, with a range from 0 to 232 days. One house sold the day it listed, one in 42 days, one in 207 and one in 232. Price and condition drive the spread, and at four sales a median says little about what any one house will do.
The association’s own assessment amount is not published in anything we could find, and the Declaration says the assessment is equal for each Site. Ask for the budget and the estoppel certificate. The other layers are published: the Foundation’s $3,435, the Services Division’s $1,250.00 and the county tax bill.
For fiscal year 2027 it is $3,435 a year, or $858.75 a quarter: $2,180 for operations, $497 for reserves and $758 for the bulk media agreement. That is $140 more than FY2026’s $3,295, a 4.2 percent increase. The Foundation’s estoppel says single-family owners are billed directly; confirm that with the Foundation.
A Foundation fee paid by the buyer on deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027, to $15,525. A buyer who qualifies can apply for the exemption in lieu of the fee, which carries a $1,000 processing fee. We tell the buyer’s agent early so the figure is in the offer.
For fiscal year 2027 it is $1,250.00 a parcel, or $104.17 a month, made of $789.07 for operations and maintenance and $460.93 for capital and projects, according to the county’s Pelican Bay Services Division page. It appears on the property tax bill as a non-ad valorem assessment.
On the 2026 roll the 13 parcels’ taxes run from $23,759.70 to $124,450.86 a year, with a median of $44,340.55, about 0.77 percent of just value. Eight of the 13 carry the homestead exemption, and their median tax is $32,336.35. A new buyer’s first-year bill resets, so run the numbers on the specific parcel.
On published figures alone, a median parcel carries $4,685.00 in Foundation and Services Division charges plus $44,340.55 of tax, or $49,025.55 a year, before the association’s assessment, insurance, utilities and upkeep. Insurance and exterior upkeep are the swing items, so get quotes and the roof, paint and pool records before you offer.
The buyer typically pays the owner’s title policy, recording fees, lender costs and the Foundation’s $15,000 resale capital assessment. The seller pays documentary stamps at $0.70 per $100, which is $44,100 on a $6,300,000 sale. Our closing cost table uses three price points and the statute for each line.
We found no Board approval of buyers, no right of first refusal and no transfer fee in the Restated Declaration, and the Foundation’s estoppel states no Foundation approval of a transfer and no right of first refusal. Your lender and title company will still require the estoppel certificates, so order them early.
Yes, within limits. Article VI allows one lease in any 12 months for a term of 3 months to 2 years, with written notice to the association, and the Foundation charges a $500 lease processing fee and limits a rental to two ID cards. The owner’s recreation rights are suspended during the lease. Nightly and weekly rentals are not allowed.
No. The Restated Declaration has no minimum age, no housing-for-older-persons designation and no occupancy age rule, and we found no community-wide age rule in the Foundation documents we read. Buyers of any age may buy, subject to the leasing and use rules recorded for the neighborhood.
The Restated Declaration has no pet clause that we found. The Foundation’s Rules and Regulations require leashes of six feet or less, bar pets from beaches, dining areas and the community center’s activity rooms, and make the owner responsible for cleanup. Confirm any breed or number rule with the Foundation.
Not outdoors overnight. The Declaration bars motor homes, recreational vehicles, commercial vans or trucks and motorcycles parked overnight unless fully enclosed, requires doors to stay closed, and limits outside overnight parking to three vehicles on the driveway. The joint commercial-vehicle sheet also bars vehicles over 36 tons or 45 feet from the private bridge.
Any building, alteration, improvement, remodel or rebuild needs the Pelican Bay Foundation’s design approval under Section 5.9(g), plus a Collier County permit. That includes enclosures, fences, lighting, roofs, driveways and landscaping plans. Approved work must show substantial progress at least every 30 days, or fines start at $50 a day.
The owner does. The association maintains the neighborhood common areas, the perimeter wall and the shared entrance features, while each owner paints, roofs and landscapes. If an owner lets the exterior go, the association can cure after 5 days’ notice and charge a special assessment secured by a lien.
Yes. It sits behind a staffed gatehouse that it shares with Isle Verde, staffed from 7 a.m. to 11 p.m. by a security contractor according to the Isle Verde association’s gate house page. Guests are registered at the gate, residents use remote openers and one sticker per car, and contractors are limited to weekday working hours.
One entry road, a private bridge, a gatehouse and gatekeeper, landscaping, lighting and utilities on an Easement Parcel, shared with Isle Verde under a 2010 recorded agreement. Pointe Verde pays 26.53 percent, or 13 of 49 houses, in four equal payments by the 15th of January, April, July and October.
Zone X at the seven points we queried, on FEMA panel 12021C0381J effective February 8, 2024, outside the special flood hazard area. Zone X means a lender does not usually require flood insurance, but a policy is still available and often sensible. Pull the parcel-level answer for any house you are considering.
Collier County’s GIS places the points we tested in Evacuation Zone A, the zone that is typically ordered out first. Zone A is about storm surge and is separate from the FEMA flood zone. Learn your zone and your route before the season, and read the county’s evacuation guidance.
FEMA issued a preliminary flood map for Collier County on March 20, 2025, with a 90-day appeal period that begins August 19, 2026 and a target effective date of summer 2027. We do not claim a new zone for any Pointe Verde parcel, because the preliminary map is not in effect. Check the preliminary panel for a specific parcel.
No. Those rules apply to condominium and cooperative buildings of three stories or more under Chapter 718, and Pointe Verde is 13 detached single-family houses in a Chapter 720 association. A buyer should still order a home inspection, a roof inspection and a wind mitigation inspection.
The district’s zone lookup assigns Verde Way addresses to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A by the state in every year from school year 2021 to 2025. Confirm the zone for a specific address with the district, because zones can change.
Publix is about 4 minutes, Waterside Shops about 6.5, NCH North Naples Hospital about 9.5, Fifth Avenue South about 17, the Naples airport about 18 and Southwest Florida International about 42 minutes. We did not time a beach trip, because beach access is a Foundation amenity with its own tram arrangements.
The Restated Declaration contains no club-membership requirement that we found. Club Pelican Bay is a separate membership club with its own terms for golf and social membership, published on its own site. Foundation membership, with its amenities and assessment, is attached to the house.
The Pelican Bay Foundation levied a one-time Hurricane Ian assessment of $2,195 per residential unit, according to Note 8 of its FY2024 audited financial statements. Ask whether a house you are buying has any open assessment, and ask for the estoppel certificate to confirm.
Pelican Bay Woods has 125 homes, a 60-month median of $5,150,000 and 28 closings, against Pointe Verde’s 13 houses, $11,650,000 median and 4 closings. Pointe Verde has larger lots and houses and far fewer sales. See the side-by-side section above.
Call Marc at (239) 287-5873 or read how we represent buyers. We read the Declaration, the estoppels and the county records with you, and show you the closest sales before you offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
These are the questions Pointe Verde owners ask most when they think about selling, answered from the recorded Declaration and its amendments, the Pelican Bay Foundation’s FY2027 forms, Florida statutes, the county’s recorded sales and the Southwest Florida MLS, with the source of each figure named and the exact next step for each.
Call Jesse direct at (239) 898-6072 or request a free home valuation. We read the sales closest to your house’s size, age and lot, show the arithmetic, agree a list price and handle the association and Foundation paperwork. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
It depends on size, age, finish, lot and timing, and the four sales of the last five years ran from $6,300,000 to $19,600,000 at $719 to $2,371 per square foot. A valuation names the sales it relies on. Request one at our valuation page or call Jesse at (239) 898-6072.
One, according to the Southwest Florida MLS pulled October 7, 2026: a $6,300,000 closing in July 2026 after 232 days on the market. In the last 60 months there were four. The county’s recorded-sales file shows 34 qualified deeds since 1992, so a sale in Pointe Verde is a rare event.
Less than it seems. It closed at $719 per square foot and 90.1 percent of its final list price after a long listing, well below the 60-month median of $1,585, and the same house sold for $8.0 million in March 2021. A single sale shows what that house, that price and that year produced, not what yours will.
Use the whole record, not the last quarter. We pick the sales closest to your house in size, age, lot and finish, add the county’s deed record back to 1992, adjust for the shift in prices since 2021, and show you the range. A single comparable can mislead, so we show every closing, not a hand-picked few.
The deed. The county’s recorded sales matched the MLS prices to the dollar for all four recent closings, with deed dates one to five days earlier than the MLS closing dates. Where the two ever disagree, we publish the deed figure, because it is the recorded transfer and not a listing field.
Four sales in five years is too few to measure a season, so we do not claim one. The practical answer is to list when the house, the documents and the price are ready. A house priced to its record and presented with the estoppel package ready tends to be easier to buy.
The seller pays documentary stamps on the deed at $0.70 per $100, the Foundation’s estoppel fee of $250 with an optional $100 expedite, any unreturned ID card fee of $500 and the brokerage fee. The buyer customarily pays the owner’s title policy, recording fees, lender costs and the Foundation’s $15,000 resale capital assessment.
Seventy cents per $100 of the price under section 201.02, which is $44,100 on $6,300,000, $58,100 on $8,300,000 and $81,550 on $11,650,000. The tax is on the deed, paid by the seller, and the title company collects it at closing. See the Florida Department of Revenue page for the rate.
The FY2027 estoppel form lists a $250 processing fee and an optional $100 expedite for completion within three business days, plus $500 for any ID cards not returned. Request it as soon as you have a contract, and ideally before, so a buyer’s lender is not waiting on it.
A statement of the amounts you owe the neighborhood association and any open violations, which a buyer’s lender and title company require. Florida regulates it under section 720.30851. Pointe Verde’s association publishes no fee that we found, so ask the manager or the Board for the current process.
Yes. Section 720.401 requires the seller to give the buyer the association disclosure summary before the contract is signed, and the buyer may be able to cancel if it is not delivered. Have the Declaration, Bylaws and current budget ready before you list. Read section 720.401.
Yes. Section 689.302 requires the flood disclosure to be delivered at or before the time the sales contract is executed. It asks about prior flooding and flood claims, so gather your insurance and claim history before you list. Read section 689.302.
No. We found no Board approval right, no right of first refusal and no transfer fee in the Restated Declaration, and the Foundation’s estoppel states that the Foundation does not approve a transfer and has no right of first refusal. Your buyer still needs the estoppels, the lender’s approval and a clean title.
It is a buyer cost, paid on deeds recorded on or after October 1, 2026, and a buyer weighs it against your price. On a $6,300,000 sale it is 0.24 percent. It rises 3.5 percent a year from October 1, 2027, to $15,525, so a buyer will count it, and we make sure it is in the offer.
A buyer who qualifies may apply for the Foundation’s exemption in lieu of the fee, which carries a $1,000 processing fee. The Foundation’s one-time exemption applies to an owner who moves within Pelican Bay. The buyer applies with the Foundation’s form, and we tell the buyer’s agent early.
Only if the record says it pays. A fresh exterior and a clean roof help a house show, but design changes need Foundation approval first and the 30-day no-progress rule starts once approved work begins. Often it is better to list as is, price to the condition and give the buyer a credit.
Yes, and three houses on the 2026 roll date from 2024 and 2025. The buyer must obtain Foundation design approval under Section 5.9(g), a county permit and, for the home itself, a design that meets the Declaration’s setbacks, 3,000 square foot minimum and 30-foot height limit. A buyer who plans to rebuild will price the lot and the approvals, not the old house.
Not without approval. Section 5.11 bars signs inside the entry gate except a security sign and permits, so a sign needs approval. Open houses follow the Foundation’s published sign regulations, and showings run by appointment through the gatehouse.
The gatehouse is staffed from 7 a.m. to 11 p.m., and guests are registered through the guest software, so we schedule showings and register each visitor in advance. The Foundation’s realtor guest card process, described on its realtor guest card request form, sets out agent access.
The Declaration deems an owner in violation if an approved project makes no substantial progress for any 30-day period, with fines of $50 a day for a second violation and $100 a day after that. Finish or stabilize the project before you list, or tell us early so the contract can allocate the risk.
Article VI allows one lease in any 12 months, for 3 months to 2 years, so a lease can run past a closing date. Check the lease term, give the tenant notice under the lease and Florida law, and tell us before we list, because a buyer who plans to occupy will want possession at closing.
The estoppel will show it, and the buyer shares liability for unpaid assessments up to the transfer as limited by Chapter 720, so clear it before closing. The Bylaws apply payments first to interest, late fees, attorney’s fees and other charges, and last to the oldest unpaid assessments. Fines need 14 days’ notice and a hearing.
Yes, to a degree. The assessment cap under section 193.155 and your homestead exemption under section 196.031 do not pass to a buyer, so the buyer’s first-year bill moves toward just value. That is why tax appears in the buyer’s carrying cost and why we show it.
Possibly. The Foreign Investment in Real Property Tax Act can require withholding on the sale of U.S. real property by a foreign seller, and the buyer is the withholding agent at closing. Read the IRS FIRPTA guidance and ask your tax adviser before you list.
It does not change your zone today, because the preliminary map is not in effect. A buyer’s agent may raise it, so we are ready with the facts: FEMA issued it March 20, 2025, the appeal period begins August 19, 2026, and the target effective date is summer 2027. Your current zone is X at the points we queried.
Yes. A current wind mitigation report proves the roof shape, roof-to-wall connections and opening protection that an insurer credits under section 627.0629. A buyer’s insurance quote is part of the buyer’s decision, and a clean report with a recent roof shortens that conversation.
The Restated Declaration and Bylaws, the current budget and any open assessment, the Foundation estoppel request, paint and roof dates, pool equipment records, the wind mitigation inspection, insurance declarations and any permits and approvals for work you did. Having them ready speeds the contract and protects your price.
You can, but Article VIII requires an owner to repair or rebuild promptly after a casualty, with the structure approved under the General Covenants, and Section 5.9(g) requires Foundation approval of the rebuild. A buyer inherits the obligation. Talk to your insurer and an attorney before listing, and call Jesse at (239) 898-6072.
The 60-month median is 125 days on market across four sales, ranging from 0 to 232 days. After a contract, the disclosure review, the estoppels and the buyer’s financing and insurance set the timeline. A well-priced standout can sell within weeks, and an over-priced house can sit for most of a year.
Owner-occupants and seasonal residents, many of them already in Southwest Florida, and some moving up within Pelican Bay. The rental limit and the Foundation’s fees narrow the investor pool. The county file shows 4 of 13 owners with out-of-state mailing addresses, so owners from outside Florida are part of the neighborhood.
The Foundation’s one-time exemption from the resale capital assessment applies to an owner who moves within Pelican Bay, with a $1,000 processing fee, so a sale and purchase can be timed together. We help you sequence the two closings, and Marc can run the purchase side at (239) 287-5873.
We use public records: the county’s recorded deeds and the Southwest Florida MLS. We do not publish house numbers, owner names or parcel numbers on this page. A private valuation for your house names the closest sales by street and size, so you can see the evidence behind the price.
Call Jesse direct at (239) 898-6072 or request a free valuation. Collect your Declaration package, budget, paint and roof records, pool records and insurance declarations. We will pull the sales closest to your house so you see the evidence before you decide. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show our work.
Selling in Pointe Verde? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying in Pointe Verde? Call Marc at (239) 287-5873 or read how we represent buyers.
Every Pointe Verde fact on this page comes from a recorded instrument, the Pelican Bay Foundation’s published documents, a state, county or federal record, 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.
The Pointe Verde documents below are official records: the association’s recorded Declaration, Bylaws and amendments, the Pelican Bay Foundation’s Declaration, rules, budget and estoppel form, and the statutes that govern closings. Each links to the issuer, so you open the current, unaltered copy. Documents behind an owner login are not linked.
| Document | Issued by | Open it |
|---|---|---|
| Restated Declaration of Protective Covenants, Pointe Verde (OR 4578/967) | Collier County Clerk | Open the Restated Declaration |
| Restated Bylaws, Pointe Verde (OR 4578/952) | Collier County Clerk | Open the Restated Bylaws |
| Certificate of Amendment of 2010 (OR 4558/578) | Collier County Clerk | Open the 2010 amendment |
| Certificate of Amendment of 2004 (OR 3746/1134) | Collier County Clerk | Open the 2004 amendment |
| First Amendment of 1996 (OR 2146/192) | Collier County Clerk | Open the First Amendment |
| Original Declaration of 1992 (OR 1776/2015) | Collier County Clerk | Open the original Declaration |
| Amended and Restated Reciprocal Easement and Maintenance Agreement (OR 4554/685) | Collier County Clerk | Open the reciprocal easement |
| County bill of sale for fire lines and hydrants (OR 4526/2068) | Collier County Clerk | Open the bill of sale |
| Foundation notice to preserve covenants (OR 5993/874) | Collier County Clerk | Open the Foundation notice |
| Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay | Pelican Bay Foundation | Open the Foundation Declaration |
| Declaration amendment on leasing, May 28, 2019 | Pelican Bay Foundation | Open the leasing amendment |
| Amended and Restated Bylaws | Pelican Bay Foundation | Open the Foundation Bylaws |
| Rules and Regulations, December 12, 2024 | Pelican Bay Foundation | Open the Rules and Regulations |
| FY2027 Approved Budget Package | Pelican Bay Foundation | Open the FY2027 budget package |
| Estoppel Certificate, fiscal year 2027 | Pelican Bay Foundation | Open the FY2027 estoppel form |
| Resale capital assessment exemption form | Pelican Bay Foundation | Open the exemption form |
| Lease Application Packet, 2027 | Pelican Bay Foundation | Open the 2027 lease packet |
| Sign Regulations for open houses | Pelican Bay Foundation | Open the sign regulations |
| Pelican Bay PUD with ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD |
| Commercial Vehicle Limits, May 25, 2026 | Isle Verde and Pointe Verde Neighborhood Associations | Open the commercial vehicle limits |
| Section 720.30851, estoppel certificates | Florida Legislature | Open section 720.30851 |
| Section 720.401, disclosure to prospective purchasers | Florida Legislature | Open section 720.401 |
| Section 689.302, flood disclosure | Florida Legislature | Open section 689.302 |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for Pointe Verde. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - Pointe Verde, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - Pointe Verde, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Sunset Cafe, Angelo's Southern Grill, and Hungry Howie's Pizza & Subs.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 0.33 miles | 2 reviews | 4/5 stars | |
| Dining · $$ | 1.15 miles | 154 reviews | 4/5 stars | |
| Dining · $ | 1.26 miles | 16 reviews | 3.3/5 stars | |
| Dining · $$ | 1.41 miles | 128 reviews | 3.4/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.23 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.4 miles | 0 reviews | 0/5 stars | |
| Shopping | 1.44 miles | 2 reviews | 5/5 stars | |
| Shopping | 1.44 miles | 1 review | 1/5 stars | |
| Shopping | 1.44 miles | 6 reviews | 3.2/5 stars | |
| Shopping | 1.44 miles | 1 review | 5/5 stars | |
| Shopping | 1.44 miles | 91 reviews | 4.2/5 stars | |
| Shopping | 1.46 miles | 0 reviews | 0/5 stars | |
| Active | 0.25 miles | 3 reviews | 3.7/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 1.01 miles | 3 reviews | 4.7/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - Pointe Verde has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - Pointe Verde do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - Pointe Verde home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
