Bay Colony - Salerno

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

Salerno is a high-rise condominium neighborhood inside Bay Colony, the gated enclave of Pelican Bay in Naples, Florida. It is the 20 story tower at 8930 Bay Colony Dr, ZIP 34108, which the Bay Colony Community Association describes as a luxury 20 story condominium tower at the center of Bay Colony with views of the Gulf of Mexico, Upper Clam Bay and the community’s natural preserves. It is not the city of Salerno in Italy, and it is not a Gulf-front tower: the full legal name to search is Salerno at Bay Colony, and the Florida corporation is Salerno at Bay Colony Condominium Association, Inc.

McGreevy and Comisar are the team Salerno sellers call when they want the building’s real record, and the team its buyers call before they tour. That record is specific: Salerno has 69 condominium parcels on the 2026 county roll and 69 residences in its recorded Declaration, it was built in 2000, and it had 11 Southwest Florida MLS closings in the last 60 months at a median of $2,900,000.

This page goes deeper on Salerno than any other source we know of. It is built from the association’s recorded 2024 Amended and Restated Declaration, Articles and Bylaws and the instruments recorded around them, the Bay Colony Community Association’s published description of the building, Collier County’s milestone record and address file, FEMA’s flood map queried at Salerno’s own coordinates, the Florida Division of Corporations record, Florida’s condominium statutes as they read in 2026, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, and the Southwest Florida MLS. Every fact carries its year, and every gap is named as a gap.

If you own at Salerno and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan-by-plan, rule-by-rule and fee-by-fee detail below will tell you whether Salerno fits before you tour.

Why McGreevy and Comisar Are the Best Realtor for Salerno at Bay Colony

McGreevy and Comisar are the best realtor for Salerno at Bay Colony because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Salerno read built from the building’s own recorded documents, the county’s milestone file and five years of MLS closings.

If you’re searching for the best realtor for Salerno at Bay Colony in Bay Colony, Naples, whether you’re ready to sell your Salerno 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 at Salerno for a specific reason. The building has only 69 parcels, so a single sale moves the numbers: the 12-month MLS median is $2,900,000 on 5 closings, but those five ran from $2,450,000 to $3,750,000, a spread of $1,300,000 inside one tower, and two residences of the same 2,900 square feet closed at $2,900,000 (three bedrooms) in March 2026 and $3,750,000 (three bedrooms and a den) in June 2026, about 94 days apart. Salerno also has a Declaration that requires Board approval of every sale on a 20-day clock, a lease cap of three a year in the Declaration against a stricter two a year at the Pelican Bay Foundation, and a milestone record that Collier County lists as complete with the next inspection due in 2035. Sellers and buyers comparing the best real estate agents in Naples should ask each team to show them that kind of building-level record.

Recent Salerno track record (last 60 months, the first window with ten closings): In the last 60 months Salerno has seen 11 resales in the Southwest Florida MLS (pulled October 7, 2026, covering closings from October 8, 2021 to October 7, 2026), at a median sold price of $2,900,000. The highest-priced Salerno sale in the window was $3,799,900, the lowest was $2,225,000, and the median sale-to-list ratio was 96.9 percent (11 closings). The shorter windows are small samples: 5 closings in 12 months and 7 in 24 months, both at a $2,900,000 median. In the last 12 months we tracked Salerno’s MLS closings alongside the county’s recorded-sales file, and the two records differ by one sale in 2022 and by one in the first half of 2026, as described below. The MLS pull does not report the listing office on each sale, so we do not state a McGreevy and Comisar share of Salerno transactions.

Honors and recognition:

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

Selling your Salerno home? Get a free home valuation OR call Jesse direct at (239) 898-6072.

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

What Is It Like to Live at Salerno at Bay Colony?

Living at Salerno at Bay Colony means a 20 story tower of 69 residences at the center of Bay Colony, with a concierge desk the association describes as manned around the clock, two enclosed garage spaces per residence, a heated pool and spa, two guest suites, and the Beach Club and Pelican Bay Foundation amenities behind the gates.

The building is at 8930 Bay Colony Dr, behind the Bay Colony gatehouse and inside the Pelican Bay Foundation’s membership. The Bay Colony Community Association’s page for Salerno says the 69 residences feature views of the Gulf of Mexico, Upper Clam Bay and Bay Colony’s natural preserves, and the roster product line for Salerno is a high-rise with preserve and bay view. Collier County’s address file agrees with the shape: one tower, residence address points on numbered levels, and 15 cabana points.

Salerno’s Address: 8930 Bay Colony Dr

Salerno’s street address is 8930 Bay Colony Dr, Naples, FL 34108, and the Florida Division of Corporations lists the same address as the principal and mailing address of Salerno at Bay Colony Condominium Association, Inc. Searches for “8930 Bay Colony Dr” and for “Salerno Bay Colony” land on this building. The Declaration describes the land as Tract “C” of Bay Colony Bend, Plat Book 22, with a legal description that begins at the southwesterly corner of the Villa La Palma parcel.

A Day in a Salerno Residence

A typical day starts with an elevator from one of two enclosed garage spaces, past a concierge desk that the association describes as manned around the clock with closed circuit television monitoring. The building’s outdoor deck has a heated pool and whirlpool spa, a sun deck, a pavilion with two barbecue grills and optional poolside cabanas with a full bath and wet bar. Inside the tower are a social room with a bar and kitchen, a media entertainment area, a library and board room, a fitness center and bicycle storage. Guests park in separate guest and service parking, and a resident manager runs the building.

Who Salerno Suits

Salerno suits a buyer who wants a mid-sized tower with a recorded, recently restated Declaration, residences of roughly 2,600 and 2,900 square feet in the MLS record with a few larger ones, and a price point that has sat between $2,225,000 and $3,799,900 in the last 60 months. It also suits a buyer who wants the Bay Colony Beach Club and tennis behind a staffed gate without paying Gulf-front prices: the 12-month roster median for Salerno is $2,900,000 (5 closings) against $5,050,000 for Biltmore (6) and $6,000,000 for Brighton (3) and for The Remington (3), all small samples.

Who Should Look Elsewhere

A buyer who wants direct Gulf frontage from the residence should compare the Gulf-front Bay Colony towers instead, because Salerno’s roster product is preserve and bay view. A buyer who plans to rent a residence most of the year should read the leasing section, because the Declaration caps leases at three a calendar year with a 90-day minimum and the Pelican Bay Foundation’s own cap is stricter at two a year. A buyer who needs a sale or purchase to close in under three weeks should note the 20-day Board approval clock.

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

Salerno at Bay Colony Market Snapshot: What the Condos Actually Sell For

Salerno at Bay Colony closed 11 sales in the last 60 months in the Southwest Florida MLS at a $2,900,000 median, from $2,225,000 to $3,799,900, with $33,301,900 in total volume. The last 12 months show 5 closings at a $2,900,000 median, and one residence was on the market on October 7, 2026.

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

Salerno is a thin market by construction: 69 parcels on the county roll, and in a typical year fewer than ten change hands. A 12-month median built on five sales moves by hundreds of thousands of dollars when one sale drops out, so we lead with the widest window that holds ten closings, which is 60 months, name the window and the number of sales beside every figure, and list the sales themselves. None of the 11 sales in our five-year file was entered after closing, so every closing counts in every figure.

The Last 60 Months, the First Window With Ten Closings

In the 60 months to October 7, 2026, the Southwest Florida MLS counts 11 Salerno closings at a median of $2,900,000 (n=11), the sixth of the 11 prices in order. The low was $2,225,000, the high was $3,799,900 and the total volume was $33,301,900. The median price per square foot was $1,077 (n=11), the median days on market was 38 (n=11) and the median sale-to-list ratio was 96.9 percent (n=11). Aggregate, the 11 sales brought $33,301,900 against $34,379,900 in final list prices, or 96.9 percent, a total of $1,078,000 below list across the window.

The Last 24 Months, Seven Closings

The 24 months to October 7, 2026 hold 7 closings, a small sample, at a median of $2,900,000 (n=7). The range runs from $2,450,000 to $3,750,000, volume is $21,332,000, the median price per square foot is $1,077 (n=7), the median days on market is 91 (n=7) and the median sale-to-list ratio is 96.3 percent (n=7). Aggregate, the seven sales brought $21,332,000 against $22,295,000 in final list prices, or 95.7 percent. The 36-month window holds the same seven closings, because the MLS shows no Salerno closing between January 9, 2023 and February 5, 2025, a gap of 758 days.

The Last 12 Months, Five Closings

The 12 months to October 7, 2026 hold 5 closings, a small sample, at a median of $2,900,000 (n=5). The range runs from $2,450,000 to $3,750,000, volume is $14,857,000, the median price per square foot is $1,019 (n=5), the median days on market is 38 (n=5) and the median sale-to-list ratio is 96.3 percent (n=5). Sellers received 96.3 cents of every final list dollar at the median, and 95.1 percent in aggregate ($14,857,000 sold against $15,630,000 in final list prices).

The three windows share one median, $2,900,000, because the March 2026 sale at that price is the middle sale of each. The price per square foot rises from $1,019 over 12 months to $1,077 over 24 and 60 months (about 6 percent), and the median days on market runs 38, 91 and 38 across the three, so we read the windows as one steady market with a few very slow sales (95, 91, 141 and 232 days) mixed in, not as a trend.

Every Salerno Closing in the Last 60 Months

The table lists all 11 closings (n=11). Streets are named, never unit or house numbers, and the MLS classes every one of these residences as attached.

Four things stand out. First, the MLS shows no Salerno closing between January 2023 and February 2025, a gap of 758 days, so the 24-month and 36-month windows are the same seven sales. Second, price tracks size, the den and the date more than the calendar: the two 2,900 square foot sales of 2026 closed at $2,900,000 in March and $3,750,000 in June, a difference of $850,000, and the 2,900 square foot residence that sold in October 2021 for $2,225,000 is the low of the file. Third, January and June each hold 3 of the 11 closings, so 6 of 11 closed in those two months. Fourth, five of the 11 sales closed at $3,000,000 or more and two closed under $2,500,000.

What the Same Size Sold For

Grouping the 11 sales by the living area the MLS reports shows how much a Salerno price depends on the individual residence. The numbers below are MLS figures, and both groups are small samples.

The 2,900 square foot group spans $1,574,900 ($2,225,000 to $3,799,900) and $543 per square foot ($767 to $1,310). The 2,600 square foot group spans $657,000 and $253 per square foot. Five of the six 2,900 square foot sales were three bedrooms and a den: four of them, from June 2022 on, closed between $3,445,000 and $3,799,900, and the fifth, in October 2021, closed at $2,225,000. The one 2,900 square foot sale without a den closed at $2,900,000 in March 2026. Within the 2,600 square foot group, the two latest sales (July and August 2026) closed at $3,107,000 and $2,650,000, both after more than 90 days on market. Size does not set the price in this building; the den, the floor, the view, the condition and the list price do.

Closings by Calendar Year, MLS

The MLS counts 1 Salerno closing in 2021 inside the window (October 15), 2 in 2022, 1 in 2023, none in 2024, 2 in 2025 and 5 in 2026 through October 7. The 2026 count of five is the busiest year in the file and can still change. The four sales with 90 or more days on market closed in February 2025, June 2025, July 2026 and August 2026.

For Sale Now: One Listing

On October 7, 2026 the MLS showed one active Salerno listing, on Bay Colony Dr, with 4 bedrooms and 4 full and 1 half bath.

The $8,495,000 list price is $5,595,000 above the 12-month and 60-month sold medians of $2,900,000, or about 2.9 times, and the living area of 5,285 square feet matches the largest heated area on the 2026 county roll and is roughly twice the 2,600 and 2,900 square feet of the typical sale. It is not a comparable for the residences in the closings table, and we read it as a different product. One listing against five closings in 12 months is 2.4 months of supply at the 12-month pace (1 listing divided by 5 closings over 12 months, or 0.4167 a month). By the usual rule of thumb, four to six months is a balanced market, though one listing and five sales cannot set a trend.

County Recorded Sales Since 2000

Collier County’s qualified recorded-sales file runs to June 30, 2026 and shows how the building has repriced. Where the county deed and the MLS disagree on a single sale, we publish the deed figure and name the MLS figure once with its pull date, and we never average the two.

In 2000 the file shows 90 qualified sales at a median of $875,000; the count is higher than the 69 residences because the file counts every qualified deed in the opening year, not every residence. In 2025 it shows 2 sales at a median of $3,237,500, 3.7 times the 2000 median ($3,237,500 divided by $875,000), with a range of $2,800,000 to $3,675,000. The county file records 3 qualified sales for 2022 against 2 MLS closings, 1 for 2023 against 1, 2 for 2025 against 2, and 4 for 2026 through June 30 against 3 MLS closings dated through June 30. The county’s qualified filter and the MLS are different universes, and neither file shows a 2024 sale.

Our Read on the Salerno Market

Salerno is a market of individual residences, not a market of a median. A residence that sold for $3,799,900 in January 2023 after 3 days and one that sold for $2,225,000 in October 2021 after 38 days are the same building, and the $2,900,000 median describes neither. Price and speed travelled together: the seven sales that closed in 60 days or fewer reached a median 98.2 percent of final list, and the four that took 90 days or more reached a median 94.0 percent (the mean of 93.6 and 94.3). Three of the 11 sold at or above final list, at 100.0, 100.0 and 101.5 percent, and two of those three closed within 56 days. The weakest sale of the five years, at 88.5 percent, was the August 2026 sale after 95 days. Our read is that a Salerno residence priced to the closings of its own size and den count sells in weeks, and one listed above them waits.

Selling a Salerno residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Salerno? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

How Did Salerno at Bay Colony Come to Be?

Salerno at Bay Colony was created by a Declaration of Condominium recorded on March 22, 2000 by the developer, Bay Colony-Gateway, Inc., for 69 residences, with a county certificate of occupancy dated April 20, 2000. The owners restated the Declaration, Articles and Bylaws in 2024, and that 2024 document is the one that now controls.

The Recorded Chain, 2000 to 2024

Every Salerno instrument below is a public record at the Collier County Clerk, and the Sources section links each one. The original Declaration was recorded on March 22, 2000 (Official Records Book 2654, Page 880). A first amendment followed on April 20, 2000 (Book 2666, Page 452) and a second on April 24, 2000 (Book 2667, Page 1664). A Certificate of Amendment was recorded on May 3, 2001 (Book 2817, Page 2647), and a Certificate of Amendment carrying the Amended House Rules, the April 2006 edition adopted May 22, 2006, was recorded on July 14, 2006 (Book 4071, Page 4034). The Amended and Restated Declaration, Articles and Bylaws were approved at the April 4, 2024 annual meeting, and the certificate was recorded on May 1, 2024 (Book 6354, Page 3586).

What the 2024 Restatement Changed

The 2024 restatement is an 88-page instrument that replaces the original Declaration, the Articles and the Bylaws, and it is the document a buyer, lender and attorney read first. It carries the Board’s sale-approval rule, the lease rules, the pet and guest provisions, the maintenance split, the insurance article and the amendment threshold of 67 percent of the voting interests present and voting. The Articles were restated and filed with the Florida Division of Corporations on April 12, 2024. This page states no vote count; the recorded certificate is the record.

The Build Sequence in Bay Colony

By year built, the Bay Colony towers we track run Contessa in 1991, Carlysle in 1992, Brighton and Marquesa in 1994, The Remington and Mansion La Palma in 1996, Biltmore in 1997, Windsor in 1998, Toscana in 1999, Salerno in 2000 and Trieste in 2002. Of those ten, only Trieste is newer than Salerno, so Salerno is one of the two newest towers in the group.

The Name Trap

Three records carry the name in slightly different forms. The county tax roll files the parcels under “SALERNO AT BAY COLONY A CONDOMINIUM,” the Southwest Florida MLS uses “SALERNO AT BAY COLONY,” and the Florida corporation is Salerno at Bay Colony Condominium Association, Inc. (document N98000001585, filed March 18, 1998, status active, with annual reports through April 8, 2026). The corporation was filed two years before the original Declaration was recorded. Searching all three forms finds the same building.

Year Built Against the Milestone Dates

The roll lists 2000 as the year built, and the county’s milestone list gives a certificate of occupancy date of April 20, 2000. Twenty-five years after 2000 is 2025, and ten years after 2025 is 2035, which is the next inspection year on the county’s Milestone Map. The county’s January 2026 milestone list carries a due-date cell for Salerno that reads January 1, 2013, which does not fit a 2000 certificate of occupancy, so we rely on the map and on the statute, not on that cell.

The Salerno Homes: Plans, Floors and Sizes

Salerno has 69 residences in five share groups under Section 6 of the 2024 Declaration: 32 residences of Types 01 and 04, 32 of Types 02 and 03, one lobby-level Type 01 residence and four penthouses. The MLS closings in the last 60 months were 2,600 and 2,900 square feet, with three bedrooms or three bedrooms and a den.

The Five Share Groups

Section 6.1(A) of the Declaration assigns each residence a share figure stated by square footage. The table gives the Declaration’s own figures and each group’s share of the total.

The group totals add to 190,753.7 (88,515.2 plus 79,750.4 plus 2,749.1 plus 9,567.8 plus 10,171.2), and the residences add to 69 (32 plus 32 plus 1 plus 2 plus 2). We read the share as the residence’s proportion of the building’s common elements and shared costs, and the budget in the resale package states what a given residence pays.

Floors and Stacks

The county’s address file numbers residence points on levels 1 to 20 with no level 13, and the association calls Salerno a 20 story tower. The Declaration’s counts fit a simple reading, which is ours and not the Declaration’s: 16 typical floors of four residences (64), one lobby-level residence, and four penthouses on the top levels. We make no claim about which floor a particular share group sits on, because the Declaration’s floor plans are exhibits we did not read residence by residence.

Sizes in the MLS and on the Roll

The Southwest Florida MLS reports 2,600 and 2,900 square feet for every Salerno closing in the last 60 months, and the county roll lists heated areas from 2,600 to 5,285 square feet with a median of 2,900. The ratio of 2,600 to 2,900 (0.897) is close to the ratio of the two typical share figures, 2,492.2 to 2,766.1 (0.901), and the roll’s largest parcel, 5,285 square feet, is 1.039 times the Penthouse Type 02 share figure of 5,085.6, near the 1.043 and 1.048 ratios of the two typical sizes. We infer that the two closing sizes are the two typical plans and that the largest parcel is a penthouse plan; the Declaration does not say so, and an owner should confirm the plan from the residence’s own documents.

Bedrooms, Dens and Baths

The MLS shows every closing as three bedrooms and three baths, and five of the 11 as three bedrooms and a den. The one active listing is four bedrooms with four full and one half bath. The den is a price factor in this building: from June 2022 on, four of the five three-bedroom-and-den sales at 2,900 square feet closed between $3,445,000 and $3,799,900, while the one 2,900 square foot sale without a den closed at $2,900,000.

Parking, Storage and Cabanas

Section 8.1 allocates two garage spaces to each residence as limited common elements, and Section 8.2 lets owners transfer parking, garage, cabana, terrace and locker use rights between residences by recorded certificate, with the rule that no residence may have fewer than two parking spaces. Six private garages are each charged one sixth of their maintenance costs. The Declaration also provides balconies, storage lockers, a lanai terrace for the lobby-level residence, and cabanas and terraces with no overnight sleeping and no combined or adjoining cabanas. The association’s page adds air-conditioned storage on the garage level and bicycle storage, and Collier County’s address file shows 15 cabana points.

Who Maintains What

Under Section 11 the owner maintains the residence’s windows, air conditioning, appliances and hurricane shutters, and the association maintains the exterior walls, the balcony walls and ceilings, the outer railings and the waterproofing. A balcony is therefore a shared responsibility: the owner uses it and the association keeps the structure sound. Section 11.3(G) requires contractors to be licensed and insured and to register with the association before work starts.

Floors, Flooring and Sound

Section 11.3(D) of the Declaration requires carpet in the residence except in kitchens, baths and laundry areas, and allows hard surfaces only with Board approval and a sound-deadening underlayment. A buyer who plans stone or wood floors should read this section first, and a seller whose residence already has hard floors should be ready to show the Board’s approval. The 2006 Rules, the latest recorded edition we found, add that windows other than balcony windows are laminated architectural glass with no shutters allowed on them; ask whether the Board has amended the Rules since.

Ready to Talk About Salerno at Bay Colony in Pelican Bay? Start With the Facts

Salerno at Bay Colony, the 20 story tower inside gated Bay Colony in Pelican Bay, closed 11 sales in 60 months at a $2,900,000 median, and two 2,900 square foot residences sold for $2,900,000 and $3,750,000 about 94 days apart in 2026. If you own here, request a free Salerno home valuation or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

What Amenities Come With a Salerno Residence?

A Salerno residence has a building amenity package and two layers above it. The association describes a concierge desk manned around the clock, a heated pool and spa, a fitness center, a social room, two guest suites and optional poolside cabanas. Bay Colony and the Pelican Bay Foundation add the Beach Club, tennis and the rest.

The Building’s Own Amenities

The Bay Colony Community Association’s page for Salerno lists a landscaped garden deck, a heated pool and whirlpool spa, a sun deck, optional poolside cabanas with a full bath and wet bar, and a pavilion with two barbecue grills. Inside, it lists a 24-hour manned concierge and security desk, closed circuit television monitoring, a resident manager, two enclosed parking spaces per residence, separate guest and service parking, air-conditioned storage on the garage level, bicycle storage, a social room with a bar and kitchen, a media entertainment area, a library and board room, and a fitness center.

The Two Guest Suites

The association’s page says Salerno has two guest suites available for rental, and Section 7.1(E) of the Declaration makes the East Guest Suite, the West Guest Suite and the former Manager’s Apartment common elements, with the guest suites used according to the Rules. Section 13.3 bars the owner of a leased residence from using the common elements, the recreation facilities or the guest suites while the lease runs. The 2006 Rules, the latest recorded edition we found, set a maximum stay of 7 days and 4 persons, no pets, and a fee set by the Board; current rates and booking rules are not published, so this page states none.

The Bay Colony Layer

Every Salerno owner is a member of the Bay Colony Community Association and of the Bay Colony Beach Club, because Sections 12.10 and 12.11 of the Declaration make both memberships mandatory and allow the Beach Club’s cost to be included in community assessments. The association describes about 200 acres, 11 condominium communities (6 beachfront and 5 bayfront), 5 neighborhoods, a staffed private entry, a Beach Club with a Chickee Bar, a Beach Club Bar, Sunset Terrace, a Main Dining Room and towel and chaise service, and a Tennis Club with six hydro-clay courts and a pro shop. Owners may pursue Golf Club membership, which does not come with a Salerno address. No Salerno master assessment is published. For the full community picture, read our Bay Colony guide.

The Shared Entrance With Marquesa and Toscana

Section 12.12 of the Declaration records that Salerno shares an entrance and landscaped grounds with the adjoining Marquesa and Toscana condominiums, with the costs shared by unit count. A buyer who cares about the approach to the building should read that section, because those costs sit in the budgets of all three associations.

The Pelican Bay Foundation Layer

Salerno owners are also members of the Pelican Bay Foundation, under Section 12.9. The Foundation describes about 6,500 residences in 95 associations, 88 acres of parks, nearly three miles of beach, the Marker 36 and Sandbar beachfront restaurants, a tram, 18 Har-Tru tennis courts, 20 pickleball courts, a fitness center in the Community Center, a wellness studio and canoes and kayaks on Clam Bay. The Foundation’s amenities are shared by every association, so they are not a Salerno advantage over another Pelican Bay building.

Owner at Salerno? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Salerno? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

What Does the Salerno Condominium Fee Pay For?

Salerno at Bay Colony Condominium Association, Inc. does not publish its quarterly assessment, so this page prints none; the Declaration and Bylaws say what the fee pays for and how it is shared. Assessments are paid quarterly in advance on January 1, April 1, July 1 and October 1, and a payment more than 10 days late draws interest.

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

Our MLS pull for this page did not include an association fee field, so we do not state one. The budget in the statutory resale package states the amount for a specific residence, and a buyer should read it before the cancellation window closes.

What the Declaration Says the Association Pays For

Under Section 11 of the Declaration the association maintains the building’s exterior walls, the balcony walls and ceilings and outer railings, and the waterproofing, and under Section 15 it insures the building to replacement cost with an appraisal at least every 36 months. The association’s own page adds a 24-hour manned concierge and security desk, a resident manager, closed circuit television, and the pool, deck and fitness areas. The Pelican Bay Foundation bills the association, not the owner, for each condominium unit, so the Foundation’s assessment is part of the budget, and Section 12.11 says the Beach Club’s cost can be included in the community assessments.

What Owners Pay for Separately

Owners maintain and insure what Section 11 assigns to them: windows, air conditioning, appliances and hurricane shutters. Under Section 15 owners must carry their own unit-owner coverage with at least $2,000 of loss assessment coverage under Section 627.714, and they pay for their own flooring, finishes and contents.

The Penthouse and Garage Expenses

Two kinds of cost fall unevenly. The share table in Section 6.1(A) gives a penthouse residence about 2.5 to 2.7 percent of the building’s shares against 1.3 to 1.5 percent for a typical residence, so a penthouse’s share of shared expenses is roughly 1.7 to 2.0 times a typical residence’s. The six private garages are each charged one sixth of their own maintenance costs under Section 8.1. A buyer comparing a penthouse’s budget share with a typical floor’s should read both lines of the budget.

How Budgets and Reserves Work

The Bylaws have the Board mail the annual budget to owners 14 days before the meeting that adopts it, and if the adopted budget exceeds 115 percent of the prior year’s, owners holding 10 percent of the voting interests can petition within 21 days for a substitute-budget meeting, held within 60 days. The fiscal year is the calendar year. Reserves follow the condominium act, and for budgets after December 31, 2024 the structural items under Section 718.112(2)(g) must follow the structural integrity reserve study. Competitive bids are required above 5 percent of the budget. We state no reserve balance, because the budget and reserve schedule are in the resale package.

Special Assessments

The Bylaws let the Board levy special assessments on 14 days’ notice. Separately, the casualty article in Section 16 of the Declaration decides whether to rebuild a badly damaged tower partly by comparing a special assessment with 300 percent of the annual budget. A buyer underwriting Salerno should hold a cushion for a special assessment, because the Declaration itself contemplates one after a casualty and Florida’s 2022 and 2024 condominium laws raised what associations must fund.

Late Payments, Fines and the Buyer’s Liability

Section 10 of the Declaration charges interest on installments unpaid after 10 days and allows the association to accelerate the balance. The Bylaws allow fines up to $100 per violation and $1,000 in the aggregate, after 14 days’ notice and a hearing before a committee of at least three people who are not officers, and they allow the association to suspend use rights and votes once an owner is more than 90 days delinquent and owes over $1,000. A buyer is liable for unpaid assessments under Section 718.116, which is why an estoppel certificate belongs in every contract.

The Salerno Fee Layers: Condominium, Bay Colony and the Pelican Bay Foundation

A Salerno owner pays up to four layers: the condominium assessment, the Bay Colony Beach Club and master charges, the Pelican Bay Foundation assessment carried in the association’s budget, and the county’s Pelican Bay Services Division assessment. The Foundation’s FY2027 assessment is $3,435, and its resale capital assessment is $15,000 for deeds recorded on or after October 1, 2026.

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

The table below separates what is published from what is not, with the year beside every figure.

The Arithmetic of the Published Pieces

The Foundation’s $3,435 is the sum of $2,180 operating, $497 replacement reserve and $758 bulk media (2,180 plus 497 plus 758), or $858.75 a quarter. The county’s $1,250.00 is $789.07 plus $460.93. The resale capital assessment steps from $15,000 to $15,525 on October 1, 2027 ($15,000 times 1.035). We show these sums to size the layers, not as a budget: the condominium assessment and the Beach Club charges, which no one publishes for Salerno, are not in them.

Why the Recording Date Matters

The $15,000 resale capital assessment applies by deed recording date, not contract date. A Salerno closing that records on September 30, 2026 sits under the old schedule of $10,000 and one that records on October 1 sits under the new one, a $5,000 difference on the Foundation’s published step from $10,000 to $15,000. The Foundation’s Bylaws Section 7.04 exempts a gift, an inheritance, a transfer to a trust and a one-time move within the community, and the exemption carries a $1,000 processing fee on the 2026-2027 form. Ask the title company for the recording timeline before you set a closing date near a deadline.

The Foundation Does Not Approve the Sale

The Foundation’s 2026-2027 estoppel form says the Pelican Bay Foundation does not require approval for a transfer of a unit and that approval may be required by the condominium sub-association, and it states there is no right of first refusal. At Salerno the sub-association does require approval, described below.

The Tax Bill and the County Layer

The Pelican Bay Services Division is a county advisory board with its own page on collier.gov, and that page publishes the FY 2027 assessment as $789.07 for operations and maintenance and $460.93 for capital and projects, $1,250.00 in all. We do not state how the county allocates that assessment to a residence, so a buyer should read the tax bill and ask the title company.

The Shared Costs Inside the Association

Three costs inside the Salerno budget are shared with others and are not on the table above: the Foundation assessment, the entrance and landscaped grounds shared by unit count with Marquesa and Toscana under Section 12.12, and the maintenance of the six private garages. Ask which of them appear as separate budget lines.

Selling at Salerno? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Salerno? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

The Salerno Declaration, Bylaws, Rules and Architectural Review, Section by Section

Salerno’s controlling documents are the 2024 Amended and Restated Declaration (21 sections), the restated Articles, the Bylaws and the Rules, recorded and filed in 2024, plus the Bay Colony and Pelican Bay covenants above them. This section walks through the Declaration section by section, so a buyer knows where each rule lives before reading the resale package.

Section 2 and Exhibit A: Submission and Legal Description

Section 2 submits the land to condominium ownership at 8930 Bay Colony Drive, and Exhibit A describes it as Tract “C” of Bay Colony Bend, Plat Book 22, with a legal description that begins at the southwesterly corner of the Villa La Palma parcel. A title search follows this description.

Section 6: Shares of the Common Elements

Section 6.1(A) sets each residence’s share by square footage, 190,753.7 in total, as shown in the share table in the Homes section above. Sections 7 and 8 then define the common elements and the limited common elements, and Section 7.1(E) names the East Guest Suite, the West Guest Suite and the former Manager’s Apartment as common elements.

Section 8: Parking, Garages, Cabanas and Lockers

Section 8.1 assigns two garage spaces to each residence, six private garages, balconies, storage lockers and cabanas as limited common elements, and Section 8.2 lets the use rights move between residences by recorded certificate, provided no residence falls below two parking spaces. This is the section a buyer reads for any parking, garage or storage claim in a listing.

Section 9: The Association and Its Property Powers

Section 9 sets up the association: the Articles and Bylaws, delegation of management, membership of the record owners, and the powers and duties. Under Section 9.7 the association may acquire a residence at a foreclosure sale for unpaid assessments, by deed in lieu, or under Section 14.3(D) without an owner vote, and any other acquisition of a residence needs two-thirds of the voting interests. Sections 9.8 and 9.9 require two-thirds of the voting interests to acquire or convey real property other than residences, and Section 9.10 requires the association to keep a current roster of owners.

Section 10: Assessments and Liens

Section 10 gives the association the power to levy and collect assessments, charges interest on installments unpaid after 10 days, allows acceleration of the balance, and requires an estoppel certificate within 10 business days at the cap in Section 718.116(8). It lets the association charge up to $150 plus copying for responses to information requests.

Section 11: Maintenance and Alterations

Section 11 of the Declaration splits maintenance between the association and the owner, requires Board approval of alterations, and sets the contractor rules covered in the renovation section below. Section 11.6 requires 67 percent of the voting interests for a material alteration of the common elements above 10 percent of the budget, and Section 11.10 lets owners install code-compliant hurricane protection that meets the Board’s specifications.

Section 12: Use Restrictions

Section 12 limits each residence to one family, its household staff and guests, bars business use and treats a public lodging establishment as a business, sets the guest rules, supervises minors, permits pets under the Rules, bars nuisances, regulates antennas and flags, and protects owners’ electric vehicle charging in their own garages. Sections 12.9 to 12.12 add the Pelican Bay, Bay Colony and Beach Club memberships and the shared entrance with Marquesa and Toscana.

Sections 13 and 14: Leasing and Transfer

Section 13 sets the lease rules and Section 14 sets the sale and transfer approvals. Both run on a Board vote with a 20-day clock, and both get their own sections below.

Section 15: Insurance

Section 15 requires the association to insure the building to replacement cost with an appraisal at least every 36 months, to carry flood insurance through the National Flood Insurance Program (with the maximum amount available if lenders require it), and requires owners to carry unit-owner coverage with at least $2,000 of loss assessment coverage under Section 627.714.

Section 16: Casualty

Section 16 requires the association to repair damage that is less than “very substantial” and to levy a special assessment for any shortfall without an owner vote. It defines “very substantial” damage as more than 67 percent of the residences uninhabitable and not repairable within 365 days. After such damage a meeting of the owners is held within 120 days after the estimates: if repair is possible without a special assessment above 300 percent of the annual budget, the building is rebuilt unless three-quarters of the voting interests vote to terminate, and if repair would take a larger assessment, or zoning would not allow reconstruction, the condominium is terminated unless 67 percent vote against termination.

Sections 17 and 18: Condemnation and Termination

Section 17 covers a taking by eminent domain and Section 18 covers termination, which needs 67 percent of the owners for economic waste, or 80 percent for an optional termination if no more than 5 percent object.

Sections 19 to 21: Enforcement, Mortgagees and Amendment

Section 19 provides for enforcement and attorney’s fees, Section 20 protects mortgagees, and Section 21 sets the amendment threshold at 67 percent of the voting interests present and voting, with the rule that no amendment changes a residence’s configuration or share without that owner’s consent.

The Restated Articles

The Articles, Exhibit C to the Declaration and filed April 12, 2024, set up the not-for-profit corporation and need 67 percent to amend.

The Bylaws

The Bylaws, Exhibit D, give each residence one vote and set a Board of five with staggered two-year terms and an eight-year term limit unless two-thirds of the voting interests waive it. The annual meeting is held by April with 14 days’ notice and a majority quorum, an election needs ballots from 20 percent of the voting interests, and a majority can recall a director. The budget is mailed 14 days before the meeting, assessments are paid quarterly in advance, and the Bylaws set the official-records rules owners rely on.

The Rules: The 2006 Edition and the Current Ones

The latest recorded Rules we found are the April 2006 House Rules adopted May 22, 2006, recorded July 14, 2006. The 2024 Declaration controls over any Rule, and the Board may have amended the Rules since, so a buyer should ask for the current Rules in writing. The 2006 edition set white or off-white window treatments, pool and spa hours of 7 a.m. to 10 p.m., a grill area by the pool open 9 a.m. to 10 p.m., a 5 mph garage speed limit and no grilling on balconies.

Architectural Review: Three Approvals

Section 11.5 of the Declaration requires three approvals for an alteration: the condominium Board’s, the Bay Colony Community Association’s and the Pelican Bay Foundation’s. Section 11.11 sets the condominium’s process, covered in the renovation section below.

How Does a Sale at Salerno at Bay Colony Get Approved?

A sale at Salerno at Bay Colony needs the Board’s prior written approval under Section 14 of the 2024 Declaration. The owner gives the Board 30 days’ written notice before closing with the contract, the Board has 20 days after the notice and any requested information to approve or disapprove, and silence counts as approval.

The 30-Day Notice

Section 14.3(A)(1) requires the owner to give the Board or its designee written notice at least 30 days before the intended closing date, with the purchaser’s name and address, a copy of the executed contract and any information the Board reasonably requires, and the purchaser must sign for receipt of the condominium documents. A Salerno contract should therefore carry a closing date at least 30 days out.

The Board’s 20 Days

Under Section 14.3(B) the Board must approve or disapprove within 20 days after it receives the notice and all information or interview it requested. If it does neither, the failure to act is deemed approval, and on demand the Board must issue a Certificate of Approval. Section 14.2(D) lets the Board delegate approval, but not disapproval, to the manager, a committee of at least three owners or an officer.

The Certificate of Approval

An approval is stated in a Certificate of Approval executed by the President, a Vice President, the Secretary or the Treasurer in recordable form and delivered to the buyer. Ask the closing agent for the certificate before closing.

Grounds for Disapproval

Section 14.3(C) allows disapproval only for good cause, only by a majority of the entire Board, and only on the listed grounds to the extent reasonably relevant to the application. The grounds are:

• A conviction for a felony involving violence, a controlled substance, or dishonesty or moral turpitude, weighed against when it occurred and the applicant’s conduct since.
• A record of financial irresponsibility, such as prior bankruptcies, foreclosures or bad debts.
• An application that gives the Board reasonable cause to believe the applicant will act inconsistently with the documents.
• A demonstrated attitude of disregard for the documents as a lessee, owner or occupant.
• A history of disruptive behavior or disregard for the rights or property of others.
• A failure to provide the required information or fees in time, or false information.
• A sale concluded without seeking and obtaining the required prior approval.

If the Board Disapproves Without Good Cause

Under Sections 14.3(D) and (E), if the Board disapproves without good cause, it must within 30 days after the disapproval meeting name an approved purchaser, which may be the association, who will buy the residence in cash at the same price and on substantially the same terms. The closing is held within 60 days after the disapproval, or 30 days after an appraisal where the price is set by two appraisers, whichever is later. If the Board does not name the purchaser within 30 days, the original buyer is deemed approved.

Co-Owners, Trusts and the Primary Occupant

Section 14.1 permits co-ownership, trusts and entities, but where the owners are not spouses, or the owner is a trust, corporation or partnership, the Board conditions approval on the designation of one Primary Occupant, and no more than one change of Primary Occupant is approved in any 12-month period. A buyer planning to hold title in a trust or an entity should raise this with the manager at the start of the contract.

Inheritance and the First-Mortgagee Exception

A person who acquires a residence by devise or inheritance needs the Board’s approval of occupancy under the same criteria, but the approval cannot be denied to a devisee or heir who was the owner’s lawful spouse or was related by blood, adoption, marriage or legal custody. Section 14.4 exempts a first mortgagee that takes title by foreclosure or deed in lieu, and the mortgagee’s later resale.

Unapproved Transfers and the Processing Fee

Section 14.5 makes a transfer that is not approved void unless the Board later approves it in writing, and Section 14.6 allows a preset processing fee up to the maximum Florida law allows. The fee amount is not published, so ask the manager when the package is submitted.

What This Means for a Contract

A Salerno contract should state the closing date at least 30 days after the Board receives the notice, name who submits the package and when, and make the Board’s approval a condition. The buyer’s seven-day cancellation right under Section 718.503 runs separately from the Board’s 20 days.

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

Is Salerno at Bay Colony a 55+ Community?

Salerno at Bay Colony is not a 55+ community. The recorded 2024 Declaration contains no age restriction and no housing-for-older-persons clause, owners and buyers of any age may buy subject to Board approval, and the one age-related line in the use restrictions, Section 12.4, asks adults to supervise minors so they do not become a source of unreasonable annoyance.

What the Declaration Says About Age

We read the 2024 Declaration, the Articles and the Bylaws for an age restriction and found none. Section 14.3(C)’s good-cause grounds for disapproving a buyer list conduct, criminal and financial criteria, an incomplete application and a sale without approval, and age is not among them.

The Occupancy Rule Is Not an Age Rule

Section 12.1 limits each residence to one family, its household staff and guests, as a residence and for no other purpose. That is a rule about use, not about who the occupants are. The Board may grant limited exceptions to the use rules under Section 12.3 to avoid undue hardship.

Fair Housing in Plain Words

Federal and Florida fair housing law bars discrimination in the sale or rental of housing because of race, color, religion, sex, handicap, familial status or national origin. A community can be 55+ only if it meets the statutory criteria and its documents say so, and Salerno’s do not. We describe the property, never the people who live in it.

Can You Rent Out a Salerno Condo? Leasing Rules and the Foundation Cap

A Salerno owner may lease the entire residence to a natural person for at least 90 days and at most one year, no more than three leases in a calendar year, with Board approval on 30 days’ notice. The Pelican Bay Foundation separately caps leases at two a year, and the stricter cap governs.

Salerno’s Own Rule: Section 13

Section 13.2 of the 2024 Declaration bars any lease under 90 days and any more than three leases per calendar year, unless the Board makes the rule more restrictive, with the first day of occupancy deciding the year. A lease may not exceed one year and may not carry an option to renew, though the Board may approve the same lease from year to year. Subleasing and assignment are barred. All leases must be in writing, for the whole residence, to a person and not an entity.

The Lease Terms at a Glance

The Stricter Rule Governs

Salerno’s three-lease rule is looser than the Foundation’s two-lease cap, so in practice the Foundation’s rule governs, and the documents control. A buyer who plans two seasonal leases a year of 90 days or more is inside both rules; a plan for three leases a year is inside Salerno’s rule and outside the Foundation’s.

The Owner Cannot Use the Facilities

Section 13.3 bars the owner of a leased residence from using the common elements, the recreation facilities or the guest suites during the lease term, except to park temporarily to reach the residence as a landlord. The bar applies even if the tenant waives use rights. An owner who wants the pool and guest suites cannot lease the residence at the same time.

Approval Standards and the Owner’s Liability

Section 13.1(C) lets the Board disapprove a lease only by a majority of the entire Board, on grounds that include an owner delinquent in assessments, an owner with a history of unapproved or troublesome leasing, an application suggesting conduct inconsistent with the documents, specified criminal convictions, false or incomplete information and unpaid fees or deposit. Section 13.4 makes every occupant subject to the documents and makes the association the owner’s agent to evict on breach. The owner remains responsible for assessments, which cannot be delegated to the tenant, and an unapproved lease is void under Section 13.6.

What This Means for an Investor

Salerno is not a short-term rental building. An investor who needs to rent by the week or month will find the rule disqualifying, and one who plans a single seasonal tenant or two can plan around the 30-day notice and 20-day approval window. Buying with the plan to lease should be raised with the manager before the offer, not after.

Pet Rules at Salerno at Bay Colony

Salerno’s recorded Declaration says in Section 12.5 that pets are permitted subject to the Rules and Regulations, and that lessees and guests may not have pets. The latest recorded Rules we found, the April 2006 edition, allow one dog up to 25 pounds and 15 inches, or two cats, plus birds and fish; current Rules should be requested in writing.

What the Recorded Declaration Says

Section 12.5 permits owners to keep pets as the Rules allow and bars lessees and guests from having them. The Declaration sets no number, weight or breed limit in the text we read, so the Rules carry the detail.

The 2006 Rules: Size and Number

The Rules recorded in 2006 limit a residence to one dog up to 25 pounds and 15 inches, or two cats, plus birds and fish, and bar pets from the pool area. These are the latest recorded Rules we found, the Board may have amended them since, and the 2024 Declaration controls over any Rule. A buyer with a dog should not rely on the 2006 limits without a current copy.

Pets Cannot Come With Tenants or Guests

Because Section 12.5 bars lessees and guests from keeping pets, an owner who plans to lease cannot offer the residence as pet-friendly, and an owner’s visitors cannot bring a pet for a stay. The rule applies to the guest suites as well in the 2006 Rules.

Service and Assistance Animals

A service animal or an assistance animal is a reasonable accommodation under fair housing law, not a pet, and the pet limits above are not the test for one. A buyer who needs one should raise it with the manager in writing, and we can help with the wording.

What to Ask Before You Offer

Ask the manager for the current Rules and Regulations, the pet registration form and any weight, number or breed limit in writing. If you will bring a dog to the building, ask where the dog may walk on the property and whether the elevators have a pet rule.

Guests, Occupancy and Daily Rules at Salerno

Guests at Salerno are governed by Section 12.2 of the Declaration: while an owner is absent, a grandparent, parent, child or sibling of the owner or the owner’s spouse may stay without limit, and other guests may stay 14 days on no more than 2 occasions in a calendar year, registered with the manager.

Guests While the Owner Is Away

Section 12.2(A) lets the owner’s grandparent, parent, child or sibling, or those of the owner’s spouse, with their families, occupy the residence in the owner’s absence without a limit on occasions or length of stay. Section 12.2(B) allows one other family at a time, consisting of one guest, a spouse and their children, for 14 days, on no more than 2 occasions in any calendar year. Section 12.2(C) requires every guest to be registered with the manager as the Rules require, and Section 12.3 lets the Board grant limited exceptions for undue hardship on written application.

Occupancy Limits in the 2006 Rules

The 2006 Rules, the latest recorded edition we found, limit residents to two per bedroom and overnight occupancy to two per bedroom plus two, and prohibit open houses. A seller should know the open-house rule before planning a marketing schedule, and a buyer should ask for the current limits.

Deliveries and Moves

The 2006 Rules limit deliveries and moves to Monday through Friday, 8 a.m. to 4:30 p.m. A buyer planning a move-in should reserve the service elevator and the date with the manager.

One Family, No Business

Section 12.1 limits each residence to one family, its household staff and guests, as a residence and for no other purpose. A personal or professional office, records and calls from home are expressly allowed as customarily incidental to residential use, but a public lodging establishment is deemed a commercial use, so short-term rental through a lodging platform is barred.

Window Coverings, Grills, Antennas and Flags

Section 11.3(E) makes window and door coverings visible from outside subject to the Rules, and the 2006 Rules require white or off-white treatments. The 2006 Rules bar grilling on balconies and provide a grill area by the pool, open 9 a.m. to 10 p.m. Section 12.7 limits satellite dishes and antennas to the small sizes federal rules protect and regulates flagpoles, while allowing one portable United States flag and listed military flags on specified days.

Electric Vehicle Charging

Section 12.8 says the Board cannot prohibit an owner from installing an electric vehicle charging station inside the owner’s limited common element garage, subject to the section’s conditions: no irreparable harm, separate metering paid by the owner, and the owner’s cost for installation, insurance and removal. The Board may require compliance with safety codes and reasonable architectural standards.

The Association’s Access and the Key

Section 11.9 gives the association a right of entry during reasonable hours for maintenance and to prevent damage, requires each owner to provide a key, and bars a new lock that blocks access when the residence is empty unless the association gets a key. An owner who does not provide a key pays the cost of forced entry. A seasonal owner should leave the manager written instructions.

Nuisance and Minors

Section 12.6 bars use of a residence or common area in a way that causes unreasonable annoyance or disturbance, and Section 12.4 asks adults to supervise anyone under 18 so they are not a source of unreasonable annoyance. Fines under the Bylaws require 14 days’ notice and a hearing before a committee.

Renovating a Salerno Residence: Approvals, Contractors and Hard Floors

Renovating a Salerno residence takes three approvals for an alteration under Section 11.5, a 30-day written notice with plans under Section 11.11, licensed, insured and registered contractors under Section 11.3(G), and, for hard floors, Board approval and a sound-absorbent underlayment under Section 11.3(D). The Board decides within 30 days of a complete package.

The Three Approvals

Section 11.5 says an alteration needs the condominium Board’s written approval and also the approval of the Bay Colony Community Association and the Pelican Bay Foundation. The Board may deny approval if the change would adversely affect the condominium, and it may weigh uniformity of appearance, compatibility with other Bay Colony buildings and quality. Any glass, screen, curtain, blind, shutter or awning visible from outside the residence is subject to prior approval.

The 30-Day Package

Under Section 11.11 an owner gives the Board not less than 30 days’ written notice with plans and specifications, and the Board approves or disapproves in writing within 30 days of a complete package. The Board may consult a licensed Florida architect or engineer at the owner’s cost, require plans prepared by one, and extend its decision by 30 days. Plan for 30 to 60 days before work starts.

Conditions the Board Can Attach

Section 11.5 lets the Board condition approval on licensed and insured contractors, oversight by the association or its agent, submitted plans, limits on hours and permissible times of year, time limits to finish, limits on equipment parked or stored on or near the property, and limits on stored materials.

Contractors: Licensed, Insured, Registered

Section 11.3(G) deems the owner to warrant that contractors are properly licensed and fully insured, requires them to be insured, bonded and registered with the association before entering the property, makes the owner financially responsible for damage, and requires the owner to comply with Chapter 713 and indemnify the association against construction liens.

Season and Hours in the 2006 Rules

The 2006 Rules limit unit construction to Monday through Friday, 8:00 a.m. to 4:30 p.m., and bar major construction from November 1 through April 30, with holiday blackouts. The 2024 Declaration sets no season itself and leaves the Board to set times of year, so ask for the current Rules before you schedule a renovation around the season.

Hard Floors and Sound

Section 11.3(D) requires wall-to-wall carpet over quality padding except in kitchens, baths and laundry, and allows tile or wood only with a sound-absorbent underlayment of the kind and quality the Board sets and the Board’s prior written approval. If the work is done without approval the Board may require the owner to cover the floor with carpet or remove the hard surface at the owner’s expense. Balcony floors may not use indoor-outdoor carpet or river rock, and tile, bedding and grout must be waterproof and drain properly.

Balconies and Exterior Changes

The association maintains the balcony walls, ceilings and outer railings and waterproofs the balconies, while the owner maintains floor surfaces, glass doors, shutters, screens and fixtures. Section 11.5 treats any change to the exterior appearance, including balconies, as an alteration needing approval.

Hurricane Protection

Section 11.10 says the Board regulates hurricane protection by its specifications and may not refuse conforming shutters, impact glass or code-compliant windows or doors, and the installation is not a material alteration of the common elements. The Board may install protection itself only with a majority of the voting interests, and the owner maintains what the owner installs.

Who Pays if It Goes Wrong

Under Section 11.3(F) the owner and the owner’s successors are responsible for insuring, maintaining and repairing any modification, and for the cost of damage it causes or of removing it so the association can maintain other property. Section 11.8 makes an owner liable for damage caused by a wrongful act, negligence or a condition in the residence. This is why the contractor’s insurance certificate belongs in the file.

Selling at Salerno? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Salerno? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

Hurricanes, Flood Zone and Insurance at Salerno

FEMA’s flood map, effective February 8, 2024, puts Salerno’s building point in Zone AE at a base flood elevation of 10 feet, and the Declaration requires the association to insure the building to replacement cost and to carry flood insurance through the National Flood Insurance Program. Owners carry their own coverage with at least $2,000 of loss assessment.

What FEMA’s Map Shows at Salerno

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the county’s building point, a north-side residence point and a south-side residence point. All three fall in Zone AE with a base flood elevation of 10 feet (NAVD88) on panel 12021C0377J, effective February 8, 2024. We then queried 12 other points around the site: 8 returned Zone AE at 10 feet, 2 returned Zone X, shaded as the 0.2 percent annual chance flood hazard in a coastal zone, and 2 returned nothing because FEMA’s service dropped the connection. A 330 meter envelope around the building point returns Zone AE at base flood elevations of 9, 10 and 11 feet and Zone X, and no Zone VE. Flood zone lines cross the site, so one address point does not settle a residence’s zone, and flood panels vary by address across Pelican Bay.

What the Elevations Mean

FEMA defines base flood elevation as the water surface elevation of a flood with a 1 percent chance of being equaled or exceeded in any year. Zone AE is a Special Flood Hazard Area, and FEMA’s flood-zones page defines the term. Zone X as shaded on this map is outside the Special Flood Hazard Area, which does not mean no flood risk. An elevation certificate for the specific residence or structure, from a surveyor, is the document an insurer and lender use, and a map point is not a substitute.

The Preliminary Map Under Review

Collier County’s August 19, 2026 release says an updated Flood Insurance Rate Map is nearly complete, that the preliminary map was released March 20, 2025, that a 90-day appeal period begins August 19, 2026, and that the target for the new map to become effective is summer 2027, when new flood insurance requirements are applied. A target date can change. We did not compare Salerno’s coordinates against the preliminary map and make no claim about a new zone; the county points to FEMA’s Map Service Center for the preliminary map.

What Hurricane Ian Did Here

The National Hurricane Center’s Ian report states maximum inundation of 8 to 12 feet above ground level in Estero, Bonita Beach, Bonita Springs and North Naples, and 6 to 9 feet above ground level in Naples, with the tide gauge on the Naples Pier reading 6.18 feet above mean higher high water before it was destroyed. The report does not give a height at Salerno’s address. Salerno’s own storm damage, repair cost and insurance claims are not in any public record we found, so we state none.

What the Declaration Says About Insurance

Section 15 requires the association to insure the building to replacement cost, with an appraisal at least every 36 months, and to carry flood insurance through the National Flood Insurance Program, at the maximum NFIP amount if lenders require it. It requires owners to carry unit-owner coverage with at least $2,000 of loss assessment coverage under Section 627.714. The association’s certificate of insurance, named-storm deductible and flood limit are not published on its public pages, so we state none; ask for the current certificate in the resale package and ask your own agent what the master policy does not cover.

What Each Owner Should Insure

A buyer should carry a homeowner’s policy for contents and improvements, ask a flood insurance agent for a quote on the specific residence, and hold a cushion for an assessment if a storm loss exceeds the master policy. Section 11.8 makes an owner liable for damage that a condition inside the residence causes to others, and Section 689.302 requires a flood disclosure at or before the time the sales contract is executed.

Shutters, Impact Glass and the Board

Under Section 11.10 the Board sets hurricane protection specifications and may not refuse a conforming installation, and owners maintain what they install. Windows and shutters are owners’ items under Section 11.2, so an owner’s hurricane protection is the owner’s cost. The 2006 Rules add that non-balcony windows are laminated architectural glass with no shutters allowed on them; ask whether that Rule still stands.

After a Casualty

Under Section 16, damage that is less than “very substantial” must be repaired by the association, with a special assessment for any shortfall and no owner vote. Damage to more than 67 percent of the residences that cannot be made habitable within 365 days triggers an owner meeting within 120 days of the estimates, and the building is rebuilt or terminated depending on whether the special assessment would exceed 300 percent of the annual budget and how the owners vote. Section 16.3(A) gives the Board emergency powers, including to spend reserves and specially assess.

Selling at Salerno? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Salerno? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Salerno

Collier County lists Salerno’s milestone inspection as completed. The certificate of occupancy is dated April 20, 2000, so under Section 553.899’s 25-year saltwater rule the first inspection was due by December 31, 2025, and the county’s Milestone Map shows the cycle complete with the next inspection year 2035. The county holds the report; this page does not describe it.

What the County Record Shows

Collier County’s Milestone Map lists the building at 8930 Bay Colony Dr with the status “Milestone Completed,” the cycle status “Cycle Completed” and a next inspection year of 2035, in Commissioner District 2. The county’s January 2026 milestone list carries the building with a certificate of occupancy date of April 20, 2000; its due-date cell for that row reads January 1, 2013, which does not fit a 2000 certificate, so we rely on the map and on the statute, not on that cell.

What the Law Requires

Section 553.899 requires a structural milestone inspection of a condominium building of three or more habitable stories at 30 years, or at 25 years where the local enforcement agency finds that proximity to salt water requires it, counted to December 31 of the year the building reaches that age, and every 10 years after. Collier County’s milestone page applies 25 years to buildings within three miles of saltwater. Phase one is a visual examination by a licensed architect or engineer; phase two is required if substantial structural deterioration is found. The inspector’s sealed report goes to the association and the building official.

Our Arithmetic for Salerno

The certificate of occupancy year is 2000, and 2000 plus 25 is 2025, so the first deadline fell on December 31, 2025 for a building in the county’s three-mile saltwater group. Adding 10 years gives 2035, which matches the next inspection year on the county’s map. Under the 30-year rule the dates would be 2030 and 2040, so the map’s 2035 fits the 25-year rule. The county’s map shows the cycle complete, so the inspection record exists at the county. We did not read the inspector’s summary and say nothing about what it found.

What the Reserve Study Law Requires

Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for condominium buildings of three or more stories, covering items such as the roof, load-bearing walls, floors, foundation, fireproofing, plumbing, electrical systems, waterproofing and windows, and requires the association to fund reserves for those items. Salerno’s Bylaws provide that budgets adopted after December 31, 2024 follow the study for those items. The study is part of the resale package under Section 718.503, which gives a buyer seven days, excluding weekends and holidays, to cancel after receiving it.

Salerno’s Structural Reserve Study: Not Publicly Found

We did not find a public Salerno structural integrity reserve study or a public filing of one; searches returned only third-party sites that we do not cite. The Florida Division of Condominiums’ reporting page explains what associations file, and the resale package is where a buyer reads the study. We state the gap and do not guess at the study’s content.

What This Page Does Not Say

Milestone reports, reserve studies and estoppel certificates are association records. Sections 718.111 and 720.303 govern who may see official records, and we do not state what any Salerno record contains. A buyer reads them in the resale package, before the cancellation window closes, with an engineer if the building matters to the decision.

The Estoppel Certificate and Its Cost

An estoppel certificate states what is owed on a residence. Section 718.116(8) sets the statutory caps, $250 for the certificate, $100 more to expedite and $150 more if the residence has delinquent amounts, and under the adjusted caps of the Florida Department of Business and Professional Regulation (DBPR) they are $299, $119 and $179. Section 10 of Salerno’s Declaration requires delivery within 10 business days at that cap. The Foundation’s own estoppel is $250, plus $100 to expedite, and the contract controls who pays.

Which Schools Serve Salerno at Bay Colony?

Collier County Public Schools’ address lookup assigns Salerno, at 8930 Bay Colony Dr, to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. The district’s grade table lists an A for each school from 2021 through 2025, and assignment can change, so confirm with the district.

The Three Schools

How We Checked

We queried the district’s address lookup service for 8930 Bay Colony Dr on October 7, 2026 and got 83 matching address records, all with the same three assignments, which includes the building’s residence and cabana points. Hours come from the district’s 2026-2027 student start and dismissal times page, and drive times are free-flow off-peak estimates from the building point, not school-day traffic.

Grades and Rezoning

The district’s published grade table lists each school’s state grade by year, and the district’s attendance-boundary page lists any rezoning. Neither is a guarantee for a future year, and a buyer for whom a school matters should call the district with the address before an offer.

Private and Other Options

Collier County also has charter, magnet and private schools, which this page does not rank. Buyers who want a specific school should verify admission rules directly with it.

County Permits and Recorded Work at Salerno at Bay Colony

Collier County’s records on Salerno include a milestone permit record and a chain of six recorded instruments from the 2000 Declaration to the 2024 restatement. We did not search permits residence by residence, and the county’s public permitting portal is where a buyer or contractor checks a specific address.

The Milestone Record

The county’s Milestone Map carries a permit record for the building’s milestone inspection with the status “Milestone Completed.” We do not print the permit number. The record is the county’s own, and the Milestone section above explains what it does and does not tell a buyer.

The Recorded Instruments

The six instruments in the Collier County Clerk’s records are the 2000 Declaration, two amendments in April 2000, the 2001 certificate of amendment, the 2006 certificate carrying the Amended House Rules and the 2024 restatement certificate. A title search will show all of them, and the Sources and Downloadable Documents sections link each one.

The Association’s Corporate Record

The Florida Division of Corporations record for Salerno at Bay Colony Condominium Association, Inc. shows the corporation as active, with its restated Articles of April 12, 2024 as the last event and annual reports through April 8, 2026. We do not print the officer names the record lists.

What We Did Not Find

We did not find a published list of residence-level permits, a public special-assessment resolution or a public record of the building’s repair projects. Ask the manager for the Board’s recent approvals and the contractor list when you request the resale package.

What Is Being Built Near Salerno at Bay Colony?

The county’s Vanderbilt Beach Road widening, east of US 41, is the project it announced this year. Bay Colony itself is built out, and we found no record of a new tower proposed beside Salerno; the Declaration records a shared entrance and landscaped grounds with the adjoining Marquesa and Toscana condominiums.

The Vanderbilt Beach Road Widening

Collier County’s July 6, 2026 release says the contractor was issued a notice to proceed to widen about 1.8 miles of Vanderbilt Beach Road, from just east of US 41 to east of Goodlette-Frank Road, from four to six lanes, a project of about $28.4 million expected to take two years, weather permitting. It is a corridor project east of US 41, not a project in Bay Colony.

The Shared Entrance and Grounds

Section 12.12 of the Declaration records that Salerno shares a common entrance and landscaped grounds with Marquesa and Toscana, with expenses split by unit count. A buyer who cares about what could change at the approach should ask the Bay Colony Community Association.

The Preliminary Flood Map

The county’s preliminary flood map review, described above, is the other change with a date attached, with a target effective date of summer 2027 that could move.

Pelican Bay Services Division

The county’s Pelican Bay Services Division page lists its board, meetings and the FY 2027 assessment, and it is the place to check for district projects on the Pelican Bay drainage, beach and landscape systems. We found no Salerno-specific project there.

Daily Logistics at Salerno at Bay Colony

Salerno is about six minutes from Mercato and Whole Foods and from the Pelican Bay Foundation’s Commons office, about eight minutes from Artis Naples and Waterside Shops, 9.9 minutes from NCH North Naples Hospital, 18.7 minutes from the Naples Airport and 38.3 minutes from Southwest Florida International Airport, on free-flow off-peak estimates.

Drive Times From the Building

How We Measured

The times are routing estimates from the Open Source Routing Machine at free-flow, off-peak speeds, measured from the county’s building point to each destination as geocoded by the Census Bureau or OpenStreetMap, so season, traffic and the Bay Colony gate add to them. Use them to compare destinations, not to schedule a flight.

The Gate and the Tram

Bay Colony has a staffed private entry, and the Pelican Bay Foundation runs a tram inside the community. Guest access and gate procedures are the Bay Colony Community Association’s and the building’s, and we found no published procedure.

Seasonal Owners

For an owner who leaves for the summer, the building’s concierge desk is manned around the clock, Section 11.9 requires the owner to leave a key with the association, and the guest limits in Section 12.2 apply when the owner is absent. A seasonal owner should leave the manager written instructions, as the Declaration’s absence rules assume.

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

How Does Salerno at Bay Colony Compare to Other Pelican Bay Buildings?

Salerno at Bay Colony is the second newest of the eight towers in the table below, and its 12-month median of $2,900,000 on five Southwest Florida MLS closings is the second lowest of the eight, $12,500 above Contessa’s. Only Contessa, with eight closings, had more.

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

Every closing count below covers the 12 months to our October 2026 pull from our building roster, and a count under 10 is a small sample. We re-pulled only Salerno and Contessa for this page; the other six rows are roster figures. Units and years built come from our building roster and the Collier County Property Appraiser, 2026 tax roll. Salerno’s roster figures match the October 7 data used on this page, and the decision table in the next section uses the October 7 figures for both buildings.

Salerno and Contessa, the Closest Rival

Contessa at Bay Colony is Salerno’s closest rival on the numbers: a Gulf-front high-rise of 74 units built in 1991 against Salerno’s 69 units built in 2000, with 12-month medians of $2,887,500 on 8 closings and $2,900,000 on 5. Both are small samples, and the $12,500 gap between them is not a ranking. The full side-by-side is in the Salerno vs Contessa section below.

Salerno and the Other Preserve-and-Bay Towers

Toscana at Bay Colony (3 closings, $3,400,000 median) and Trieste at Bay Colony (1 closing, $4,300,000) are the other towers on our roster that face preserve and bay, and Marquesa is a preserve-view tower with no 12-month closings. Toscana’s median is $500,000 above Salerno’s and Trieste’s single closing is $1,400,000 above, gaps that mix building age, residence size and sample size, so we do not attribute them to any one cause. Salerno shares its entrance and landscaped grounds with Marquesa and Toscana under Section 12.12 of its Declaration.

Salerno and the Gulf-Front Towers

The Gulf-front towers with 12-month closings are Carlysle (4 closings, $4,577,500 median), Biltmore (6, $5,050,000), Brighton (3, $6,000,000) and The Remington (3, $6,000,000), and Windsor is a Gulf-front tower of 31 units on the roster with none. Salerno’s median is $1,677,500 below Carlysle’s, $2,150,000 below Biltmore’s and $3,100,000 below Brighton’s and The Remington’s. Contessa, at $2,887,500, is the Gulf-front exception.

Where Salerno Sits in Bay Colony and Pelican Bay

Salerno belongs to the Bay Colony row of eleven condominium towers, six on the Gulf and five facing preserve and bay, and Bay Colony belongs to the Pelican Bay Foundation. For a buyer comparing a Bay Colony tower with a building elsewhere in Pelican Bay, the distinguishing facts are the Beach Club, the gates and the Bay Colony charges, which the table above does not show.

Selling a Salerno residence? Get a free home valuation or call Jesse direct at (239) 898-6072 to see your net at today’s sold prices. Buying at Salerno? Call Marc at (239) 287-5873 or read how we represent buyers. We are Top 1% Real Estate Agents Nationally Since 2008.

Salerno vs Contessa: Which Pelican Bay Condominium Fits You?

Salerno and Contessa are both Bay Colony high-rises of about 70 residences, but Salerno is the 2000 preserve-and-bay tower and Contessa the 1991 Gulf-front tower. Over 60 months Salerno’s median is $2,900,000 on 11 closings against Contessa’s $3,257,500 on 14, and Salerno’s median days on market is 38 against 66.

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

Salerno vs Contessa Decision Table

The table puts each building’s own figures side by side from our two data files. Every market row names its window and its number of closings, and a count under 10 is a small sample.

What the Numbers Say

Over 60 months Contessa’s median is $357,500 higher ($3,257,500 less $2,900,000, or 12.3 percent of Salerno’s), and its median price per square foot is $282 higher ($1,359 less $1,077, or 26.2 percent). Over 24 months the two medians are equal at $2,900,000, on 7 Salerno sales and 11 Contessa sales. Salerno’s sellers kept more of the final list price at the median, 96.9 percent over 60 months against 91.1 percent (5.8 points), and 96.3 percent over 12 months against 88.0 percent (8.3 points). Salerno’s residences also sold faster: a median of 38 days over 60 months against 66, and 38 over 12 months against 134. Contessa’s 60-month range of $1,930,000 to $9,000,000 spans $7,070,000, while Salerno’s range of $2,225,000 to $3,799,900 spans $1,574,900.

Who Should Choose Salerno

Salerno suits a buyer who wants the newer of the two towers, a recorded 2024 Declaration read in full, a tighter price band, and a building whose closings have come at a higher share of list price and in fewer days. It also suits a buyer who wants a 90-day seasonal lease option inside the Declaration’s three-a-year cap, remembering that the Pelican Bay Foundation’s two-a-year cap is stricter.

Who Should Choose Contessa

Contessa at Bay Colony suits a buyer who wants the 1991 Gulf-front tower, a wider range of prices that runs from $1,930,000 to $9,000,000, and more closings to compare, with 14 in 60 months against 11. Contessa’s milestone status and leasing and pet rules are on its own page, and we do not state them here.

What the Numbers Do Not Settle

Two small samples and two 60-month windows cannot tell you what your residence is worth, because one tower’s price depends on the size, the den, the floor, the view and the condition of the individual residence. Ask for the specific comparable sales, and ask us to read the documents of either building with you.

Owner at Salerno? Request a free home valuation or call Jesse direct at (239) 898-6072. Thinking of buying at Salerno? Call Marc at (239) 287-5873 and read how we represent buyers before you tour.

Honest Pros and Cons of Owning at Salerno at Bay Colony

Owning at Salerno at Bay Colony gives you a 20 story tower with a restated 2024 Declaration, a concierge desk manned around the clock and a tight price band of $2,225,000 to $3,799,900 in 60 months, in exchange for a thin market, a Board approval on every sale and lease, and published Rules that are 20 years old.

The Pros

• A restated, recorded Declaration. The 2024 restatement is public, runs 88 pages with the Articles and Bylaws, and sets clear sale and lease clocks.
• A completed milestone cycle. Collier County lists the milestone inspection as complete with the next in 2035.
• A tight price band. Eleven closings in 60 months ran from $2,225,000 to $3,799,900, against $1,930,000 to $9,000,000 at Contessa.
• Steady sale-to-list. The 60-month median was 96.9 percent of final list (n=11).
• Building services. The association describes a 24-hour manned concierge, a resident manager, closed circuit television, two enclosed garage spaces per residence, two guest suites, a heated pool and spa and a fitness center.
• The Bay Colony layer. Beach Club and tennis membership come with ownership under Section 12.11.
• No age restriction. Buyers of any age may buy, subject to Board approval.

The Cons

• A thin market. Eleven closings in 60 months, with a 758-day gap between January 2023 and February 2025, mean few comparables.
• Not on the Gulf. Salerno’s roster product is preserve and bay view, and the Gulf-front towers price higher.
• No published assessment. The condominium fee and Beach Club charges are not public, so the budget in the resale package is the only source.
• Current Rules are not public. The latest recorded Rules are from 2006, so the pet, construction and occupancy limits need a current copy.
• A Board approval on every sale and lease. A 30-day notice and a 20-day clock add time to a contract.
• The Foundation’s costs. The $15,000 resale capital assessment for deeds recorded on or after October 1, 2026 is the buyer’s, and the Foundation caps leases at two a year.
• Owner-lessor facility bar. An owner who leases cannot use the pool or guest suites during the lease.
• Shared costs. The entrance and grounds shared with Marquesa and Toscana, and the six private garages, put costs in the budget that do not appear on a table.

Who It Is Not For

Salerno is not the building for a buyer who wants Gulf frontage from the residence, a short-term rental or a purchase that must close in under 30 days. A buyer in any of those groups should compare the Gulf-front towers or a different community.

What Does It Cost to Close a Sale at Salerno at Bay Colony?

Closing a sale at Salerno at Bay Colony involves Florida’s documentary stamp tax on the deed, which the seller customarily pays at $0.70 per $100 under Section 201.02, an estoppel certificate, and the Pelican Bay Foundation’s $15,000 resale capital assessment, which the buyer pays for deeds recorded on or after October 1, 2026.

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

Documentary Stamps on the Deed

Section 201.02, Florida Statutes, sets the tax on a deed at 70 cents on each $100 of consideration, rounded up to the next $100. At Salerno’s 60-month median of $2,900,000 (n=11), that is 29,000 hundreds times $0.70, or $20,300. At the 60-month low of $2,225,000 it is $15,575, at the 60-month high of $3,799,900 it is $26,599.30, and at the active list price of $8,495,000 it is $59,465. In Collier County the seller customarily pays this tax, and the contract controls.

The Owner’s Title Policy and the Closing Agent

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.

The Estoppel Certificate

Section 718.116(8), Florida Statutes, caps the condominium’s estoppel fee at $299, plus $119 if expedited and a further $179 if the residence has delinquent amounts. Under the Florida DBPR adjusted caps, those figures are $299, $119 and $179. The Foundation’s own estoppel is $250, plus $100 to expedite, a seller cost. Salerno’s own estoppel fee is not published, and the contract controls who pays.

The Foundation’s Resale Capital Assessment

The buyer pays the Pelican Bay Foundation’s resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, and it rises 3.5 percent each October 1, to $15,525 on October 1, 2027 ($15,000 times 1.035). The recording date decides which amount applies, not the contract date. The Foundation also charges a seller $500 if resident ID cards are not returned.

The Board’s Processing Fee

Section 14.6 of the Declaration lets the association charge a preset processing fee up to the maximum Florida law allows, and Section 13.5 allows a fee for a lease, with none for a renewal. Ask the manager for the current fee when you submit the approval package.

What a Closing Calendar Looks Like

A Salerno contract should carry the Board’s 30-day notice and 20-day approval window under Section 14, the buyer’s seven-day cancellation window after the resale package arrives under Section 718.503, the flood disclosure at or before the time the contract is executed under Section 689.302, and a recording date that falls on the right side of any October 1 assessment step.

Selling at Salerno? Start with a free home valuation or call Jesse direct at (239) 898-6072. Buying at Salerno? Call Marc at (239) 287-5873, or see how we represent buyers. Both of us are Top 1% Real Estate Agents Nationally Since 2008.

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

If you own at Salerno at Bay Colony and are thinking about a sale, you are selling into a tower that closed 11 sales in 60 months at a $2,900,000 median, to a buyer who will read the milestone record, flood map and Declaration first, through a Board approval on a 20-day clock.

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

Salerno is a building where the size, the den, the floor and the condition of the individual residence decide the price, because the same tower sold residences between $2,225,000 and $3,799,900 in 60 months. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Salerno listing along with the document file a Salerno buyer’s lender, insurer and attorney ask for in week one.

Honors and recognition:

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

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

What Salerno Residences Sold For

In the last 60 months Salerno at Bay Colony has seen 11 resales in the Southwest Florida MLS (pulled October 7, 2026). 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.

• Closings, last 12 months (MLS): 5, a small sample, median $2,900,000, with volume of $14,857,000.
• Closings, last 24 months (MLS): 7, a small sample, median $2,900,000, from $2,450,000 to $3,750,000, with volume of $21,332,000.
• Closings, last 60 months (MLS): 11, median $2,900,000, from $2,225,000 to $3,799,900, with volume of $33,301,900.
• Days on market and sale-to-list: a median of 38 days and 96.9 percent over 60 months (n=11); 91 days and 96.3 percent over 24 months (n=7, small sample); 38 days and 96.3 percent over 12 months (n=5, small sample).
• Today: one active listing on October 7, 2026, at $8,495,000 (5,285 square feet), and no other active Salerno listing.

Selling Into a Thin Market

Salerno has 69 parcels, and five sales in 12 months means a buyer compares your residence with one or two others and with the last few closings. The 60-month file shows the price depends on the individual residence: two 2,900 square foot residences closed at $2,900,000 and $3,750,000 about 94 days apart in 2026. We price a Salerno residence against the closings of the same size and den count, adjusted for condition, floor and view, and we set the list price to win the first 60 days, because the four sales that took 90 days or more closed at 88.5, 94.3, 100.0 and 93.6 percent of final list.

The Documents a Salerno Buyer Will Ask For

• The statutory package: the Declaration, Articles, Bylaws and Rules, the most recent annual financial statement and budget, the frequently asked questions sheet, and the milestone inspection summary and structural integrity reserve study where they apply. The buyer’s seven-day cancellation window under Section 718.503 starts when the buyer receives it.
• The estoppel certificates: the condominium’s, and the Foundation’s at $250, plus $100 to expedite.
• The Board approval: the Section 14 package and, for a lease, the Section 13 approval.
• The residence’s own approvals: Board consent for any hard flooring under Section 11.3(D), and for any alteration under Sections 11.5 and 11.11, with the Bay Colony and Foundation approvals those sections require.
• Flood and insurance: the current insurance certificate and any elevation certificate for the residence.

The Board Approval and the 30-Day Clock

Every Salerno sale needs the Board’s prior written approval under Section 14, the owner gives 30 days’ written notice before closing, and the Board has 20 days to approve or disapprove, with silence counting as approval. File the package in the first days of the contract, give the buyer’s agent the timeline in writing, and write a closing date that sits at least 30 days out.

What Is Your Salerno at Bay Colony Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Salerno at Bay Colony home valuation. It takes about a minute, and Jesse follows up with the Salerno closings that fit your residence: the same size, the same den count and the same condition. An automated estimate cannot tell one 2,900 square foot residence from another when recorded sales of the same size span $1,574,900. We price to the difference, and a dedicated Salerno at Bay Colony seller page is planned for owners who want the full plan in one place.

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

Is now a good time to sell a Salerno condo?

For a residence priced to its size’s recent closings, the data points toward sellers: one active listing against five closings in 12 months is 2.4 months of supply, and the only active listing is a 5,285 square foot residence, not a competitor for the 2,600 and 2,900 square foot sizes. Five sales are a small sample, and we would list a Salerno residence at a price that matches the last 60 months’ closings of the same size, not at an aspirational number.

How do I price my Salerno residence?

Against the closings of the same size and den count. The MLS shows 2,600 square foot residences at $2,450,000 to $3,107,000 and 2,900 square foot residences at $2,225,000 to $3,799,900, so the size group and the den matter more than the building median.

Do I need the association’s approval to sell my Salerno residence?

Yes. Section 14 of the Declaration requires the Board’s prior written approval of every sale, and a sale made without it is void unless the Board later approves it (Section 14.5). Give the Board the complete package at the start of the contract.

What will a Salerno buyer ask about first?

The milestone record, the flood zone, the insurance certificate and the fee stack. Have the resale package, the estoppel certificates and the Board approval timeline ready before the first showing.

Can I sell my Salerno residence with a tenant in it?

Yes, subject to the lease. A Salerno lease runs 90 days to one year under Section 13, and the buyer must be approved like any other buyer. Tell the buyer’s agent the lease terms at the first showing.

Who pays the $15,000 resale capital assessment when I sell?

The buyer pays the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026, and the contract controls any different allocation. A closing that records on October 1 or later falls under the $15,000 amount.

Your Local Real Estate Experts

Salerno owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two read Salerno’s recorded Declaration, Articles and Bylaws, the county’s milestone record and every MLS closing in five years before writing this guide, and we list below what we could not source.

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

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. 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 Salerno page the credential that matters more is narrower than any award: in the last 12 months we tracked every Salerno closing in the Southwest Florida MLS against the county’s recorded-sales file before this guide was written, and we read the association’s recorded documents in full.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Salerno 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.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he’s helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For owners and buyers elsewhere in Pelican Bay, start with selling a Pelican Bay home, a Pelican Bay home valuation or buying a home in Pelican Bay, and see our Naples guide.

Frequently Asked Questions: Salerno Buyer Edition

These are the questions buyers ask us before they tour Salerno at Bay Colony, answered from the association’s recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so a buyer knows what to ask for and what the record shows before an offer.

What is Salerno at Bay Colony?

Salerno is a 20 story condominium tower of 69 residences inside Bay Colony, the gated enclave of Pelican Bay in Naples. The Declaration was recorded in March 2000 and restated in 2024, and the Bay Colony Community Association describes it as a luxury tower at the center of Bay Colony.

Where is Salerno, and what is its address?

The building is at 8930 Bay Colony Dr, Naples, FL 34108. Collier County’s tax roll files it as “SALERNO AT BAY COLONY A CONDOMINIUM,” so a roll search for the street address or for Salerno at Bay Colony finds it.

Is Salerno the same as any other building named Salerno?

No. Salerno at Bay Colony is its own condominium with its own Declaration and its own Florida corporation, Salerno at Bay Colony Condominium Association, Inc. It is not the city of Salerno in Italy, and a buyer searching records should use the full name.

How many residences does Salerno have?

The Declaration describes 69 residences, with one vote each, and the 2026 county roll lists 69 condominium parcels. Four are penthouses, and one is a lobby-level residence.

When was Salerno built?

The original Declaration was recorded on March 22, 2000, the county roll lists 2000 as the year built, and the county’s milestone list shows a certificate of occupancy date of April 20, 2000, which is the date the milestone statute counts from.

How many floors does Salerno have?

The association calls Salerno a 20 story tower. The county’s address file numbers residence points on levels 1 to 20 with no level 13, and the Declaration describes 64 residences on typical floors, one lobby-level residence and four penthouses. We quote each source’s own count.

What floor plans does Salerno have?

Section 6 of the Declaration lists five share groups: 32 residences of Types 01 and 04, 32 of Types 02 and 03, one lobby-level Type 01, two Penthouse Type 01 and 04 residences and two Penthouse Type 02 residences. The MLS reports three bedrooms or three bedrooms and a den.

How big are the residences?

MLS closings in the last 60 months were 2,600 and 2,900 square feet, and the one active listing is 5,285 square feet. The county roll’s 69 parcels run from 2,600 to 5,285 heated square feet, with a median of 2,900.

Is Salerno on the Gulf?

No. Salerno’s roster product is a high-rise with preserve and bay view. The association says the residences have views of the Gulf of Mexico, Upper Clam Bay and Bay Colony’s natural preserves, and owners use the Bay Colony Beach Club for the beach.

What did Salerno condos sell for in the last 60 months?

The Southwest Florida MLS counts 11 closings in the 60 months to October 7, 2026, at a median of $2,900,000, from $2,225,000 to $3,799,900, with $33,301,900 in volume. Sixty months is the first window with ten or more closings.

What did Salerno sell for in the last 12 months?

The MLS counts 5 closings in the 12 months to October 7, 2026, a small sample, at a median of $2,900,000, from $2,450,000 to $3,750,000. The 24-month window holds 7 closings at the same median.

How fast do Salerno condos sell?

The median days on market is 38 over 60 months (n=11), 91 over 24 months (n=7, small sample) and 38 over 12 months (n=5, small sample). Four of the 11 sales took 90 days or more, at 91, 95, 141 and 232 days.

Do Salerno condos sell below list price?

Usually by a few points. The median sale-to-list ratio is 96.9 percent over 60 months (n=11), and the 11 sales brought 96.9 percent of $34,379,900 in final list prices in aggregate. Three of the 11 sold at or above final list.

How many Salerno condos are for sale right now?

On October 7, 2026 the MLS showed one active listing, at $8,495,000, with 4 bedrooms and 4 full and 1 half bath and 5,285 square feet. One listing against five closings in 12 months is 2.4 months of supply.

What is the monthly or quarterly fee at Salerno?

The association does not publish its assessment. The Bylaws have owners pay quarterly in advance on January 1, April 1, July 1 and October 1, and the budget in the resale package states the amount for a specific residence. The Foundation’s assessment is carried in that budget.

What does the Pelican Bay Foundation charge a Salerno owner?

The Foundation’s FY2027 assessment is $3,435 per unit ($2,180 operating, $497 replacement reserve and $758 bulk media), billed to the association. The county’s Pelican Bay Services Division assessment is $1,250.00 ($789.07 plus $460.93). Both are separate from the condominium and Bay Colony charges.

What is the Foundation’s $15,000 resale capital assessment?

It is a one-time charge the buyer pays on a resale for deeds recorded on or after October 1, 2026, up from $10,000, and it rises 3.5 percent each October 1 from 2027, to $15,525 on October 1, 2027. The recording date decides which amount applies.

Does Salerno require approval of buyers?

Yes. Section 14 of the 2024 Declaration requires the Board’s prior written approval of every sale. The owner gives the Board 30 days’ written notice before closing, the Board decides within 20 days of a complete package, and silence counts as approval.

What does the Board look for in a buyer?

Section 14.3(C) lists the only grounds for disapproval: specified criminal convictions, a record of financial irresponsibility, an application suggesting conduct inconsistent with the documents, disregard for the documents or others’ rights, missing information or fees, and a sale closed without approval.

Can I rent out my Salerno condo?

Yes, within limits. Section 13 allows leases of at least 90 days and no more than one year, no more than three leases in a calendar year, to a natural person for the whole residence, with Board approval. The Pelican Bay Foundation separately caps leases at two a year.

Can I use Salerno as an Airbnb or short-term rental?

No. The 90-day minimum lease bars short-term rental, and Section 12.1 deems a public lodging establishment a commercial use. A buyer who needs weekly or monthly rental income should compare a different building or community.

Are pets allowed at Salerno?

Section 12.5 permits pets under the Rules and bars lessees and guests from having them. The latest recorded Rules we found, from 2006, allow one dog up to 25 pounds and 15 inches or two cats, plus birds and fish; ask for the current Rules.

Is Salerno a 55+ community?

No. The 2024 Declaration contains no age restriction and no housing-for-older-persons clause. Buyers of any age may buy, subject to the Board approval that applies to every buyer.

What amenities does Salerno have?

The association lists a heated pool and spa, a sun deck, a pavilion with two barbecue grills, optional poolside cabanas, a social room with a bar and kitchen, a media area, a library, a fitness center, bicycle storage and two guest suites, plus a 24-hour manned concierge desk.

Does Salerno have guest suites?

Yes, two. Section 7.1(E) makes the East and West Guest Suites common elements used under the Rules, and the 2006 Rules set a 7-day, 4-person maximum and no pets. An owner who leases the residence cannot use them during the lease.

How many parking spaces does a Salerno residence get?

Two enclosed garage spaces, assigned as limited common elements under Section 8.1, plus separate guest and service parking. Use rights can move between residences by recorded certificate, but no residence may have fewer than two spaces.

Is there storage at Salerno?

The association lists air-conditioned storage on the garage level and bicycle storage, and Section 8.1 provides storage lockers as limited common elements. Collier County’s address file shows 15 cabana points for the poolside cabanas.

Can I install hard floors at Salerno?

Yes, with the Board’s prior written approval and a sound-absorbent underlayment of the kind the Board sets. Section 11.3(D) otherwise requires wall-to-wall carpet except in kitchens, baths and laundry areas, and the Board can require removal of unapproved hard floors.

What approvals does a Salerno renovation need?

Section 11.5 requires the condominium Board’s written approval plus the approvals of the Bay Colony Community Association and the Pelican Bay Foundation. Section 11.11 requires 30 days’ written notice with plans, and the Board decides within 30 days of a complete package.

Is Salerno in a flood zone?

FEMA’s map, effective February 8, 2024, puts the building point in Zone AE at a base flood elevation of 10 feet on panel 12021C0377J. Flood lines cross the site, so ask an insurance agent about the specific residence and request an elevation certificate.

What are the hurricane shutter rules at Salerno?

Section 11.10 says the Board sets hurricane protection specifications and may not refuse conforming shutters, impact glass or code-compliant windows or doors. Owners maintain what they install. The 2006 Rules add that non-balcony windows are laminated glass with no shutters allowed on them.

Has Salerno had its milestone inspection?

Collier County’s Milestone Map lists the status as “Milestone Completed” and the cycle as “Cycle Completed,” with the next inspection year 2035. The certificate of occupancy dates to April 20, 2000. We have not read the report and say nothing about what it found.

Is there a structural integrity reserve study for Salerno?

Florida law requires one for buildings of three or more stories, and Salerno’s Bylaws tie budgets after December 31, 2024 to it. We did not find a public copy; it is part of the resale package a buyer receives, with a seven-day cancellation right.

What insurance does Salerno carry?

Section 15 requires the association to insure the building to replacement cost, appraise at least every 36 months and carry flood coverage through the National Flood Insurance Program. The certificate and deductibles are not public, so ask for them in the resale package.

What insurance does a Salerno owner need?

Section 15 requires owners to carry unit-owner coverage with at least $2,000 of loss assessment coverage under Section 627.714. A buyer should also ask a flood agent for a quote on the specific residence and hold a cushion for a special assessment.

Has Salerno had a special assessment?

We found no public record of one. The Bylaws let the Board levy special assessments on 14 days’ notice, and Florida’s 2022 and 2024 condominium laws raised what associations must fund, so ask for the current budget and reserve schedule in the resale package.

Which schools serve Salerno?

The district’s address lookup assigns 8930 Bay Colony Dr to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 2026-2027, with no rezone flag. Confirm with the district before an offer, because assignments can change.

How far is Salerno from the airport, shopping and hospitals?

On free-flow, off-peak estimates, Mercato and Whole Foods are 5.5 minutes away, Waterside Shops 8.2, NCH North Naples Hospital 9.9, Naples Airport 18.7 and Southwest Florida International Airport 38.3. The Bay Colony gate adds to each.

Is Bay Colony Beach Club membership mandatory?

Yes. Section 12.11 of the Declaration makes Beach Club membership mandatory for owners, who pay its assessments, which may be included in the Community Association’s assessments. The Beach Club has a Chickee Bar, a Beach Club Bar, Sunset Terrace and a Main Dining Room.

Can I install an electric vehicle charger at Salerno?

Section 12.8 says the Board cannot prohibit an owner from installing a charging station inside the owner’s limited common element garage, subject to separate metering at the owner’s cost, no irreparable harm and compliance with safety and architectural standards.

What is the seven-day cancellation right?

Under Section 718.503 a buyer of a resale condominium residence may cancel within seven days, excluding weekends and holidays, after receiving the statutory disclosure package or after signing the contract, whichever is later. Read the package inside that window.

How does Salerno compare with Contessa or Toscana?

Over 60 months Salerno’s median is $2,900,000 on 11 closings against Contessa’s $3,257,500 on 14, and Toscana’s 12-month median is $3,400,000 on 3 closings. The Salerno vs Contessa section has the full table.

Where can I read the Salerno Declaration?

The 2024 Amended and Restated Declaration, Articles and Bylaws are public at the Collier County Clerk’s official records portal, linked in the Downloadable Documents section at the end of this page. The Clerk also holds the 2000 Declaration, its amendments and the 2006 House Rules.

Who can help me buy at Salerno?

Call Marc Comisar at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida before you tour. Selling instead? Request a free home valuation or call Jesse direct at (239) 898-6072.

Frequently Asked Questions: Salerno Seller Edition

These are the questions Salerno owners ask us before they list, answered from the association’s recorded documents, Florida’s condominium statutes, Collier County’s files and the Southwest Florida MLS, so an owner knows what a buyer will see and what a sale will cost before the first showing.

How much is my Salerno condo worth?

It depends on the size, the den, the floor, the view and the condition. The MLS shows 2,600 square foot residences at $2,450,000 to $3,107,000 and 2,900 square foot residences at $2,225,000 to $3,799,900 over 60 months, so a free valuation against the closings of your size is the right starting point.

What is the typical Salerno sale price?

The 60-month median is $2,900,000 on 11 closings, and the 12-month median is also $2,900,000 on 5 closings, a small sample. The mean of the 11 prices is $3,027,445, and the median price per square foot is $1,077 (n=11).

What is the highest price a Salerno condo has sold for?

The highest closing in the five-year MLS file is $3,799,900, in January 2023 for a 2,900 square foot residence with a den, after 3 days on market. The highest in the last 12 months is $3,750,000, in June 2026, after 0 days.

What is the lowest price in the last five years?

The lowest closing is $2,225,000, in October 2021, for a 2,900 square foot residence with a den at $767 per square foot. The lowest in the last 12 months is $2,450,000, in January 2026, for a 2,600 square foot residence.

Does the den affect what my residence sells for?

In the MLS record it does. From June 2022 on, four of the five 2,900 square foot residences with a den closed between $3,445,000 and $3,799,900, while the one 2,900 square foot residence without a den closed at $2,900,000. Other factors also differ, so we compare floor, view and condition too.

How long will my Salerno condo take to sell?

The median is 38 days over 60 months (n=11), but four of 11 took 90 days or more, at 91, 95, 141 and 232 days. Seven of the 11 sold within 60 days, at a median 98.2 percent of final list.

How much below list price do Salerno condos sell?

The 60-month median sale-to-list ratio is 96.9 percent (n=11), which is $1,078,000 below $34,379,900 in aggregate final list prices. The seven sales that closed within 60 days reached a median 98.2 percent, and the four that took 90 days or more reached 94.0 percent.

What price should I list my Salerno condo at?

At the price the last closings of your size and den count support, adjusted for condition and view. The four slowest sales closed at 88.5 to 100.0 percent of final list, so an aspirational list price costs weeks and often dollars. We run the numbers with you before the list price is set.

Is there a best month to list a Salerno condo?

The file is too small to say. January and June each hold 3 of the 11 closings, but 11 sales over five years cannot establish a season. Whatever the month, have the Board approval package ready early.

What does it cost me to sell?

The main seller costs are Florida’s documentary stamp tax on the deed at $0.70 per $100, the estoppel certificate fees, any Board processing fee and the listing commission. The buyer customarily pays the owner’s title policy and the Foundation’s $15,000 resale capital assessment.

How much are the documentary stamps on a Salerno sale?

At the 60-month median of $2,900,000, the tax is 29,000 hundreds times $0.70, or $20,300. At the 60-month low of $2,225,000 it is $15,575, and at the 60-month high of $3,799,900 it is $26,599.30. The seller customarily pays in Collier County, and the contract controls.

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

The buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls both. We do not list the owner’s title policy as a seller cost.

How much is the estoppel certificate?

Section 718.116(8) caps the condominium’s fee at $250, plus $100 to expedite and $150 if delinquent amounts are owed, and under the Florida DBPR adjusted caps those are $299, $119 and $179. The Foundation’s estoppel is $250, plus $100 to expedite.

What documents do I need to give a buyer?

The statutory package: the Declaration, Articles, Bylaws and Rules, the most recent budget and annual financial statement, the frequently asked questions sheet, and the milestone and reserve study documents where they apply. The buyer’s seven-day cancellation window runs from receipt.

When must I give the buyer the flood disclosure?

At or before the time the sales contract is executed, under Section 689.302. Include it in the first contract package so the buyer’s cancellation and inspection periods run on a clear date.

How does the Board approval work for my buyer?

You give the Board 30 days’ written notice before closing with the contract and the buyer’s information, the Board decides within 20 days of a complete package, and an approval is stated in a recordable Certificate of Approval. Silence for 20 days is deemed approval.

Can the Board refuse my buyer?

Only for good cause, only by a majority of the entire Board, and only on the grounds Section 14.3(C) lists. A disapproval without good cause obliges the Board to name a cash purchaser at the same price within 30 days, or the original buyer is deemed approved.

What if I close without Board approval?

The transfer is void unless the Board later approves it in writing under Section 14.5, and a sale concluded without seeking approval is itself a listed ground for disapproval. Do not close on a date before the approval is in hand.

Can I hold an open house at Salerno?

The 2006 Rules, the latest recorded edition we found, prohibit open houses. Ask the manager for the current Rules before you plan showings, and schedule private showings with the concierge and manager in advance.

Will the Board ask about my hard floors?

If your residence has tile or wood in place of carpet, the Board’s prior written approval and a sound-absorbent underlayment were required by Section 11.3(D). Find your approval letter before listing, because a buyer’s attorney may ask for it.

Who pays my unpaid assessments at closing?

You do. The condominium’s lien follows the residence, and a buyer is jointly and severally liable with the seller for assessments due before transfer under Section 718.116, so the estoppel certificate shows the balance and it is paid from the proceeds at closing.

Can I sell if I am behind on assessments?

The sale can proceed, but the unpaid balance, interest and fees must be cleared at closing. Section 10 charges interest after 10 days and allows acceleration of the balance, and the Bylaws allow suspension of use rights after 90 days delinquent and over $1,000.

Can I sell to a trust or an entity?

Yes, with approval. Section 14.1 permits trust and entity ownership but conditions approval on designating one Primary Occupant, and only one change of Primary Occupant is approved in any 12-month period. Raise it with the manager at the start of the contract.

What if I inherited my Salerno residence?

An heir needs the Board’s approval to occupy under Section 14.2(B), but approval cannot be denied to a devisee or heir who was the owner’s lawful spouse or was related by blood, adoption, marriage or legal custody. The Board’s approval right does not reach the heir’s title.

What happens to a lease when I sell?

The lease continues subject to its terms, and the buyer is approved like any other buyer. A Salerno lease cannot exceed one year or carry an option to renew, so check the end date against the closing date and give the buyer the lease at the first showing.

Can my buyer rent the residence after buying?

Yes, within Section 13: at least 90 days, no more than one year, no more than three leases a calendar year, Board approval and a natural person as tenant. The Foundation’s two-a-year cap is stricter and governs. Tell investor buyers early.

Will the milestone inspection affect my sale?

Collier County lists the cycle as completed with the next inspection in 2035, and buyers read the milestone summary and reserve study in the resale package. We say nothing about their content; ask the manager for the current copies so you are not surprised.

Will the new flood map affect my sale?

Possibly, in the future. The county’s August 19, 2026 release says the preliminary map has a 90-day appeal period and a target effective date of summer 2027. FEMA’s current map, effective February 8, 2024, puts the building point in Zone AE at 10 feet.

What should I know about the $15,000 capital assessment as a seller?

It is the buyer’s cost, and a buyer will factor it into an offer. It applies to deeds recorded on or after October 1, 2026, so the recording date, not the contract date, decides the amount. A gift, inheritance or trust transfer may qualify for an exemption with a $1,000 processing fee.

Should I close before or after October 1?

Deeds recorded before October 1, 2026 fell under the older $10,000 schedule. A deed recorded now falls under the $15,000 amount, which steps up 3.5 percent each October 1, to $15,525 on October 1, 2027.

Are the penthouses priced differently?

The Declaration gives a penthouse a larger share, 2.5 to 2.7 percent against 1.3 to 1.5 percent for a typical residence. The one active listing, at 5,285 square feet and $8,495,000 ($1,607 per square foot), is larger than any closing in the five-year file, so it is not a comparable for a typical residence.

How do you market a Salerno residence?

We price against the building’s own closings, assemble the document file a buyer’s lender, insurer and attorney ask for in week one, file the Board package at the start of the contract, and use the reach of Domain Realty Group, the #1 team in Southwest Florida since 2012.

What do I do with my keys and access during a sale?

Section 11.9 requires each owner to give the association a key to the residence. Give the buyer’s agent the concierge and manager contacts, and ask the manager how showings, deliveries and the buyer’s move are scheduled, because the 2006 Rules limit deliveries and moves to weekdays, 8 a.m. to 4:30 p.m.

How do I check what my buyer will find in the county records?

Look at the Collier County Clerk’s records for the recorded Declaration chain and the county’s milestone map for the building. We link both in the Sources section, and we walk owners through them before the first showing.

Do I need an elevation certificate?

It is not required by the Declaration, but an elevation certificate for your residence is the document insurers and lenders use, and a map point is not a substitute. If you have one, include it in the file for buyers.

What is the first step to sell my Salerno condo?

Request a free Salerno home valuation or call Jesse direct at (239) 898-6072. We will send the closings that match your size and den count, a net sheet at today’s prices and the Board approval timeline. Buying instead? Call Marc at (239) 287-5873.

Can I see how Salerno compares with Brighton, Carlysle or Biltmore before I list?

Yes. Salerno’s 12-month roster median of $2,900,000 compares with Carlysle’s $4,577,500, Biltmore’s $5,050,000 and Brighton’s $6,000,000, all small samples; the comparison section above has the table.

Sources and Authoritative References

Every Salerno at Bay Colony fact on this page comes from the association’s recorded documents or published page, a state, county or federal record, the Collier County Property Appraiser, 2026 tax roll and recorded-sales file through June 30, 2026, or the Southwest Florida MLS pulled October 7, 2026.

The primary sources are grouped below by who issued them, numbered continuously. The Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site, and the MLS is cited as Southwest Florida MLS.

The Association’s Community Page, Bay Colony Community Association

1. Bay Colony Community Association, The Salerno page
2. Bay Colony Community Association, About Us
3. Bay Colony Community Association, Beach Club
4. Bay Colony Community Association, Tennis Club

Recorded Instruments, Collier County Clerk of Courts, Official Records

5. Collier County Clerk, official records public access portal
6. Declaration of Condominium, Salerno at Bay Colony (recorded March 22, 2000, OR 2654, Page 880)
7. First Amendment to the Declaration (recorded April 20, 2000, OR 2666, Page 452)
8. Second Amendment to the Declaration (recorded April 24, 2000, OR 2667, Page 1664)
9. Certificate of Amendment (recorded May 3, 2001, OR 2817, Page 2647)
10. Certificate of Amendment with Amended House Rules, April 2006 edition (recorded July 14, 2006, OR 4071, Page 4034)
11. Amended and Restated Declaration, Articles and Bylaws (certificate recorded May 1, 2024, OR 6354, Page 3586)

Pelican Bay Foundation

12. Pelican Bay Foundation
13. Pelican Bay Foundation, information for realtors
14. Pelican Bay Foundation, estoppel certificate form, fiscal year 2026-2027
15. Pelican Bay Foundation, Realtor Community Overview
16. Pelican Bay Foundation, Rules and Regulations (December 12, 2024)
17. Pelican Bay Foundation, Second Amended and Restated Declaration
18. Pelican Bay Foundation, Declaration amendment on leasing (May 28, 2019)
19. Pelican Bay Foundation, Amended and Restated Bylaws
20. Pelican Bay Foundation, FY2027 Approved Budget Package
21. Pelican Bay Foundation, Lease Application Packet 2027

State of Florida Agencies

22. Florida Division of Corporations, Salerno at Bay Colony Condominium Association, Inc., document N98000001585
23. Florida Division of Corporations, Sunbiz
24. Florida Department of Business and Professional Regulation, condominiums, timeshares and mobile homes
25. Florida Department of Business and Professional Regulation, condominium documents
26. Florida Department of Business and Professional Regulation, SIRS reporting
27. Florida Department of Business and Professional Regulation, condominium information and resources
28. Florida Real Estate Commission, Department of Business and Professional Regulation
29. Florida Division of Emergency Management, Know Your Zone
30. Florida Department of Environmental Protection, coastal construction control line program
31. Florida Department of Environmental Protection, beaches, inlets and ports
32. Florida Department of Revenue, documentary stamp tax
33. Florida Office of Insurance Regulation, homeowners insurance
34. Florida Senate, Florida Statutes
35. Florida Senate bill summary, CS/CS/HB 913 (2025), condominium and cooperative associations

Florida Statutes, 2026, Florida Senate

36. Section 553.899, mandatory structural inspections for condominium and cooperative buildings
37. Section 718.103, condominium definitions
38. Section 718.104, creation of condominiums
39. Section 718.110, amendment of the declaration
40. Section 718.111, the association, including official records and insurance
41. Section 718.112, bylaws, including the structural integrity reserve study
42. Section 718.113, maintenance and improvements
43. Section 718.115, common expenses and common surplus
44. Section 718.116, assessments and estoppel certificates
45. Section 718.117, termination of condominium
46. Section 718.303, obligations of owners and fines
47. Section 718.503, disclosure prior to sale
48. Section 689.302, flood disclosure to a purchaser
49. Section 689.261, property tax disclosure summary
50. Section 201.02, tax on deeds and other instruments relating to real property
51. Section 161.053, coastal construction and excavation
52. Section 197.3632, non-ad valorem assessments
53. Section 760.29, Florida Fair Housing Act, discrimination in the sale or rental of housing
54. Section 718.1255, alternative dispute resolution
55. Section 720.303, homeowners’ association powers and official records

Collier County Government

56. Collier County, Milestone Inspections
57. Collier County, milestone buildings by year and reference number (January 2026)
58. Collier County, three-mile saltwater boundary map for milestone inspections
59. Collier County Milestone Map feature service, milestone buildings layer
60. Collier County site address points feature service
61. Collier County Growth Management public permitting portal
62. Collier County, Floodplain Management
63. Collier County, Pelican Bay Services Division
64. Collier County news release, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
65. Collier County, Vanderbilt Beach Road Widening Project construction starting (July 2026)
66. Collier County Clerk of the Circuit Court and Comptroller, official records

Collier County Public Schools

67. Collier County Public Schools
68. Collier County Public Schools, attendance boundaries
69. Collier County Public Schools, 2026-2027 student start and dismissal times
70. Collier County Public Schools, school zone tool
71. Collier County Public Schools, address lookup service queried for Bay Colony addresses
72. Collier County Public Schools, 2024-2025 school and district grades
73. Sea Gate Elementary School
74. Pine Ridge Middle School
75. Barron Collier High School

Federal Agencies and Open Mapping Data

76. FEMA Flood Map Service Center
77. FEMA National Flood Hazard Layer, map service
78. FEMA, base flood elevation glossary entry
79. FEMA, flood zones
80. FloodSmart, National Flood Insurance Program
81. FloodSmart, flood insurance cost
82. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian (AL092022)
83. National Hurricane Center, hurricane preparedness
84. U.S. Department of Housing and Urban Development, Fair Housing Act overview
85. U.S. Census Bureau geocoder
86. OpenStreetMap Nominatim geocoder
87. Open Source Routing Machine, route service

Downloadable Documents

The Salerno documents below are official public records and published association documents, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open at the Collier County Clerk, statutes open at the Florida Senate, and county records open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

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