Pelican Bay - San Marino

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

San Marino is a two-story garage-home condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. San Marino at Pelican Bay is 88 condominium residences in eight buildings on San Marino Drive, addressed 6820, 6825, 6830, 6835, 6850, 6855, 6860 and 6865 San Marino Dr, Naples, FL 34108, built in 1991. Every building is two stories, every residence has its own garage and driveway apron, and four floor plans, named Capri, Rialto, Sorrento and Le Grand, are stacked in pairs, so a first-floor residence sits under a second-floor residence. This page covers all 88 because the street, the buyers and the market are the same.

This page is about San Marino in Pelican Bay, Collier County, Florida, not San Marino, California and not the Republic of San Marino, which the association’s own website says the neighborhood was styled after. The recorded papers at the Collier County Clerk name the association several ways, among them “San Marino in Pelican Bay,” “San Marino on Pelican Bay” and, in one 1999 Board resolution, “San Marino Condominium Association.” The association is San Marino in Pelican Bay Condominium Association, Inc., Florida document number N36643, and its declaration is recorded at Official Records Book 1591, page 1258, so match any San Marino paper by those identifiers and not by the name alone.

This guide is built from the recorded declarations and amendments at the Collier County Clerk, Florida Division of Corporations filings, the association’s own public website and published rules, the Collier County Property Appraiser’s 2026 tax roll, Collier County’s flood, zoning, evacuation and milestone records, FEMA’s flood map, the Pelican Bay Foundation’s published budget, estoppel form and rules, Florida’s condominium statutes as they read in 2026, and a Southwest Florida MLS pull dated October 7, 2026. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.

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

Why McGreevy and Comisar Are the Best Realtor for San Marino at Pelican Bay

McGreevy and Comisar are the best realtor for San Marino at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, over $900 million in personal sales, and a San Marino read built from the recorded declaration, the association’s published rules and every MLS closing.

If you’re searching for the best realtor for San Marino in Pelican Bay, Naples, whether you’re ready to sell your San Marino 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% Real Estate Agents Nationally Since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at San Marino for a specific reason. One MLS name, SAN MARINO, covers four floor plans that do not trade alike. In the 60 months to October 7, 2026, the seven second-floor sales (plans Rialto and Le Grand) closed at a median of $1,295,000 and the six first-floor sales (plans Capri and Sorrento) at a median of $1,012,500, and every one of those medians sits on fewer than ten sales, so both are small samples. A listing agent who prices San Marino off a Pelican Bay average, or off the neighborhood’s blended median, will misprice a residence by hundreds of thousands of dollars. We price each residence against its own floor plan, its own floor and its own recorded documents.

Recent San Marino track record (last 36 months): In the 36 months from October 8, 2023 to October 7, 2026, the Southwest Florida MLS shows 10 San Marino closings (pulled October 7, 2026) at a median sold price of $1,187,500, from $500,000 to $1,390,000, for a total of $11,230,000. The median days on market was 27 days, counted on the 9 sales that were marketed through the MLS; one of the sales was entered after closing and was not marketed through the MLS. In the last 12 months the count was 4, a small sample. 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.

For San Marino sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At San Marino we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days to cancel after receiving it, and because every San Marino sale needs the Board’s approval of the buyer and a Pelican Bay Foundation estoppel. The association asks for its purchase application at least 30 days before closing, so we start that clock on day one.

For San Marino buyers: the first question at San Marino is which of the four floor plans you are buying, because the floor, the garage, the size and the price band differ. The second is the building’s flood designation: of the eight building addresses we checked, five sit in FEMA Zone AE, a Special Flood Hazard Area, and three sit in a shaded Zone X. The third is the rulebook, because San Marino has a 40-pound pet limit, one lease a year and Board approval of every sale. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific San Marino address; we do.

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 San Marino home? Get a free home valuation priced against the sales of your own floor plan, or call Jesse direct at (239) 898-6072.

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

Where Is San Marino at Pelican Bay? Addresses, Buildings and the Map

San Marino sits on San Marino Drive off Pelican Bay Boulevard in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. The eight residential buildings are addressed 6820, 6825, 6830, 6835, 6850, 6855, 6860 and 6865 San Marino Dr, and the association’s pool, clubhouse and fitness room carry the amenity address 6840 San Marino Drive in the association’s own published rules.

What Is the Street Address of San Marino at Pelican Bay?

The residential buildings are 6820, 6825, 6830, 6835, 6850, 6855, 6860 and 6865 San Marino Dr, Naples, FL 34108. The county’s 2026 roll lists exactly those eight addresses for the 88 parcels. The recorded declaration describes the land as Parcel “A” of Pelican Bay Unit 14, shown at Plat Book 16, pages 23 to 25, about 8.51 acres with frontage on Pelican Bay Boulevard. A buyer searching for 6820 San Marino Dr, 6865 San Marino Dr or any address between them is looking at this one condominium.

Which Address Is Which Building?

The association numbers its buildings 1 through 8, and the first digit of every unit number is the building number. We matched building numbers to street addresses from the unit numbers in the Collier County Public Schools address file and from the county roll’s unit count at each address, and we state the match as our reading.

The residence counts add to 88: 10 + 12 + 12 + 10 + 14 + 8 + 12 + 10. The plan mix adds to 18 Capri, 18 Rialto, 26 Sorrento and 26 Le Grand, which matches the county roll’s heated areas of 1,635, 2,040, 1,695 and 2,180 square feet at 18, 18, 26 and 26 parcels. In every building the count of Capri residences equals the count of Rialto residences and the count of Sorrento equals the count of Le Grand, which fits the pairing the association’s floor plans describe, a first-floor residence below a second-floor residence.

Is San Marino on a Golf Course, a Lake or the Gulf?

The association’s website places San Marino between the beach and an Arthur Hills designed golf course, with native mangroves as a backdrop, and describes a footpath across Pelican Bay Boulevard to the community’s three-mile berm. No recorded San Marino instrument we read promises any view, and San Marino is not on the Gulf. If a view matters, we walk the specific residence and the plat with you, because the building, the floor and the unit decide it.

How Far Is San Marino From Pebble Creek and Calais?

San Marino’s nearest rival condominium, Pebble Creek at Pelican Bay, sits on Pebble Creek Circle about 830 meters, a little over half a mile, from the middle of San Marino by the address-service coordinates we used. Calais at Pelican Bay, the next condominium north on Pelican Bay Boulevard, begins about 160 meters from the middle of San Marino, and Interlachen at Pelican Bay lies about 430 meters to the south. Buyers cross-shop all of them, and the comparison section below sets San Marino and Pebble Creek side by side.

Which Pelican Bay Sections Are Close to San Marino?

Collier County’s zoning layer places San Marino inside the Pelican Bay planned unit development, with commercial, multifamily and single-family districts within about 600 meters, and its land use layer shows a Mixed Use Activity Center within the same distance. The community-wide amenities run through the Pelican Bay Foundation, which owns the beach parks and the community center for all of Pelican Bay, and the Marketplace at Pelican Bay on Tamiami Trail North holds the nearest Publix.

Living in San Marino at Pelican Bay as a Homebuyer

Living in San Marino at Pelican Bay means a two- or three-bedroom condominium residence of 1,635 to 2,180 heated square feet on the county roll, in a two-story building with your own garage and driveway, where the association paints and roofs the exterior and the Pelican Bay Foundation runs the beach, the community center and the tram.

San Marino is one of the smaller condominium neighborhoods in Pelican Bay: 88 residences on the county’s 2026 roll, with a median heated area of 1,867.5 square feet. What follows is what daily life at San Marino looks like, drawn from the recorded documents, the county’s records, the association’s own website and the Foundation’s pages.

What Is San Marino at Pelican Bay?

San Marino at Pelican Bay is an 88-unit condominium declared on February 7, 1991 and built in 1991, with a pool, a clubhouse and a fitness room at the center of the community. The condominium is operated by San Marino in Pelican Bay Condominium Association, Inc., a Florida not-for-profit corporation filed on February 15, 1990 and active in the state’s records today.

Four Floor Plans in Two Pairs

A San Marino buyer is choosing among four plans, and the association publishes a floor plan sheet for each. Capri is a first-floor, two-bedroom, two-bath residence of 1,635 square feet. Rialto is a second-floor, two-bedroom-plus-den, two-bath residence of 2,040 square feet. Sorrento is a first-floor, two-bedroom-plus-den residence of 1,695 square feet. Le Grand is a second-floor, three-bedroom residence of 2,180 square feet with a two-car garage. The Southwest Florida MLS lists the den plans as three-bedroom residences, which is why a search for three bedrooms returns Rialto and Sorrento as well as Le Grand.

The First-Floor Residences

The 44 first-floor residences, 18 Capri and 26 Sorrento, have a courtyard within a gate at the entrance and sit under the upper residences. The association’s courtyard rules put the day-to-day care of that courtyard on the lower-unit owner, and its flooring rules require a moisture barrier under hard floors on the ground floor.

The Second-Floor Residences

The 44 second-floor residences, 18 Rialto and 26 Le Grand, are reached by an exterior stair and porch, have volume ceilings in the living room, dining room and primary bedroom on the Rialto sheet, and carry the association’s sound rules for hard flooring because a neighbor lives below.

Who Manages San Marino?

Florida’s corporation records show the association’s registered agent as a Naples property-management firm, Newell Property Management Services LLC, changed on April 2, 2025, and the association’s website names the same firm as its property manager. The association’s tenant and guest orientation says an on-site manager keeps weekday hours, and the website adds member-only pages for insurance information, alteration approvals, board meetings, financial status and clubhouse reservations.

What San Marino Does Not Have

San Marino has no private beach and no yard beyond the courtyard or porch that goes with a residence; the beach parks belong to the Pelican Bay Foundation. It is also not a place for a large dog or a third pet, since the association allows two pets of no more than 40 pounds each or one of no more than 70 pounds, and not a place for nightly rentals, which the declaration bars. Buyers who need any of those should look at Breakwater or at a single-family street instead.

San Marino at Pelican Bay Market Snapshot: What the Condos Actually Sell For

San Marino at Pelican Bay residences closed 10 times in the 36 months to October 7, 2026, at a median of $1,187,500 from $500,000 to $1,390,000 (Southwest Florida MLS, October 8, 2023 to October 7, 2026). Thirty-six months is the first window with ten or more San Marino closings; the 12-month window holds only 4, a small sample.

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

San Marino is a thin market: at most a handful of the 88 residences sell in a year, and the four floor plans trade at different prices, so a single median hides more than it shows. We lead with the first window that holds ten or more sales, name the window and the number of sales beside every figure, and then split by floor plan and by floor. One sale in the 36-month window, the $500,000 Capri, was entered after closing; it counts in every price, volume and price-per-square-foot figure below and is left out only of days on market and sale-to-list, where we state the smaller number.

The Last 36 Months at a Glance

The Southwest Florida MLS pull dated October 7, 2026 counts 10 San Marino closings in the 36 months from October 8, 2023, at a median of $1,187,500 (the mean of the 5th and 6th of 10 prices, $1,150,000 and $1,225,000), a low of $500,000, a high of $1,390,000 and total volume of $11,230,000. The mean price was $1,123,000. The median sold price per square foot was $590 on 10 sales, the median days on market 27 on 9 sales, and the median sale price was 94.3 percent of the final list price on 9 sales.

The days-on-market median describes a market that moves fast when it moves. Three of the 9 marketed sales had days on market of 0, 1 and 2, five took 25 to 36 days, and the slowest took 63. No marketed San Marino sale in three years took more than 63 days, and two of the nine closed at the full list price. The weakest sale-to-list ratio was 84.3 percent, a Rialto that closed at $1,075,000 against a final list of $1,275,000.

Every San Marino Closing in the Last 36 Months

Here is every closing in the 36 months to October 7, 2026, newest first, by month and floor plan, with no unit numbers or owner names. The floor plan is our reading of the unit’s plan letter in the MLS record. Living areas are the MLS’s, which run higher than the county roll’s for some residences, as the residences section explains.

The $500,000 Capri sale in January 2025 is the lowest price in the table and roughly half the next-lowest price, and because it was entered after closing it did not test the open market; it pulls the neighborhood’s blended median down and the first-floor median with it. The newest sale, the $1,390,000 Le Grand in September 2026, is the highest price of the last 36 months and closed at its full list price one day after listing.

Four Windows, One Market

Because a median can move on one sale, here are all four standard windows, each ending October 7, 2026.

The 12-month median is the mean of the 2nd and 3rd of four prices, $1,050,000 and $1,250,000, the 24-month median is the 5th of nine prices, the 36-month median is the mean of the 5th and 6th of ten, and the 60-month median is the 7th of thirteen. The medians sit in a narrow band from $1,150,000 to $1,200,000 in all four windows, which says the middle of the San Marino market has been steady even though the lows and highs moved. The 60-month high of $1,395,000 is a Rialto that closed in April 2022, the earliest sale in the file, and the 36-month high of $1,390,000 is a Le Grand that closed on September 28, 2026.

The Last 12 Months, a Small Sample

Four closings in 12 months is too few to read a trend, so we do not build a conclusion on them. They ran from $975,000 to $1,390,000 at a median of $1,150,000, at a median of $575 per square foot on 4 sales. Two were Capri residences, one was a Rialto and one was a Le Grand, and none was a Sorrento. All four were marketed through the MLS, with days on market of 0, 1, 27 and 63 and a median of 14, and a median sale-to-list ratio of 96.6 percent. Two of the four closed within 3 percent of their final list price, one of them at the full list price.

Floor Plan by Floor Plan

Splitting the 60 months of closings by floor plan shows why one blended number misleads. Every row is a small sample, because no plan reaches ten sales.

Sorrento and Le Grand together are 52 of the 88 residences, 59 percent, and produced 2 of the 13 closings, 15 percent, so the two largest groups of residences are the two least tested by sales. Capri and Rialto are 36 of the 88 residences, 41 percent, and produced 11 of the 13 closings, 85 percent. A Sorrento or Le Grand owner should not lean on neighborhood medians at all; the useful comparisons are the one prior sale of the same plan and the Rialto and Capri sales either side of it. The Rialto median of $1,272,500 is the mean of the 3rd and 4th of six prices, $1,250,000 and $1,295,000.

First Floor Against Second Floor

Grouping the same closings by floor, the seven second-floor sales (Rialto and Le Grand) closed at a median of $1,295,000 from $1,075,000 to $1,395,000 and $600 per square foot, and the six first-floor sales (Capri and Sorrento) at a median of $1,012,500 from $500,000 to $1,200,000 and $590 per square foot. The second-floor median is $282,500, or 27.9 percent, above the first-floor median, and most of that gap is size: the second-floor residences are larger, and the per-square-foot gap is only $10. Without the entered-after-closing sale, the first-floor median would be $1,050,000, which is still $245,000 below the second floor.

Price by Bedrooms and by Size

Over 60 months, by the MLS’s bedroom count, the 5 two-bedroom sales had a median of $975,000 and the 8 sales listed as three bedrooms (Rialto, Sorrento and Le Grand, including the one with a den) had a median of $1,272,500, the mean of $1,250,000 and $1,295,000. The three-bedroom median is $297,500, or 30.5 percent, above the two-bedroom median. By the MLS’s living area, the 5 sales under 1,900 square feet had a median of $975,000 at $583 per square foot, the 6 sales from 1,900 to 2,099 square feet had a median of $1,260,000 at $627, and the 2 sales of 2,200 square feet or more closed at $1,250,000 and $1,390,000 at a median of $553.

Closings by Calendar Year

MLS closings by calendar year, with the year’s floor-plan mix, show a market that has held between roughly one and five sales a year. Every calendar year holds fewer than ten sales, so each row is a small sample.

The yearly median fell from $1,200,000 in 2023 to $1,075,000 in 2025, a drop of 10.4 percent, and has since recovered to $1,250,000, 16.3 percent above 2025. With one to five sales a year, one or two sales move a year’s median by tens of thousands of dollars, which is why we read the 36- and 60-month windows ahead of any single year.

Repeat Sales: Did Any San Marino Residence Sell Twice?

We matched the 13 MLS closings by building and residence inside the 60-month window. No residence closed twice, so there is no repeat-sale pair to measure appreciation against. One residence, a Capri that closed in December 2025 at $975,000, is listed again on October 7, 2026 at $999,000, which is 2.5 percent above its purchase price after 55 days on the market. A San Marino valuation therefore has to rest on comparable sales, not on a residence’s own history.

Sold Above List: How Often, and When

Of the 12 sales marketed through the MLS in the 60 months, none closed above its final list price and 3 closed at it: $1,395,000 in April 2022, $1,295,000 in October 2023 and $1,390,000 in September 2026. In the last 36 months, 2 of 9 closed at list, and the median sale-to-list ratio was 94.3 percent. The pattern is that a San Marino buyer rarely pays more than the final ask, and the sale that sells at the full ask sells fast: all three at-list sales closed within 6 days of listing.

What the County Recorded: San Marino Sales Since 1991

The Collier County Property Appraiser’s recorded-sales file counts Department of Revenue qualified sales of improved parcels at $100,000 and over. Selected years, with the file running through June 30, 2026. Any year with fewer than ten sales is a small sample.

The county records deed consideration and the MLS records the reported closing price, so the two files differ on some sales. They agree on the 2022 low of $1,395,000, the 2023 pair and the 2024 sale, but the county’s 2022 file includes a $1,500,000 sale with no MLS closing behind it, and its 2025 high of $1,892,500 is $572,500 above the highest MLS closing of that year, a gap the file does not explain, so we use each file’s figure in its own table and draw nothing from that outlier. The county median rose from $199,900 in 1991 to $1,150,000 in the 2026 file, about 5.8 times in 35 years. The county file’s two qualified sales in 2026 through June 30, at $1,050,000 and $1,250,000, are the same two MLS closings of January and February, so the files agree there, although recording can lag a closing and the two files do not match one for one in other years.

Thinking of Selling or Buying at San Marino? Start With a Valuation or a Tour

Owners can get a free home valuation built from the San Marino sales that match their floor plan, and Jesse follows up directly at (239) 898-6072. Buyers can book a tour by calling Marc at (239) 287-5873 or read how we represent buyers.

Current Listings

On October 7, 2026 the MLS showed three San Marino listings: two active and one pending with a contingency.

The median of the two active list prices is $937,000. The pending Rialto is listed at $1,200,000 and went pending after one day on the market, which is $125,000 above the lowest Rialto sale in the 24-month window and 3.0 percent below that window’s Rialto median of $1,237,500 (4 sales, a small sample). The $875,000 Capri has been listed for 518 days, which is the clearest signal in the data that a Capri priced above where the market clears sits for more than a year.

Months of Supply

Two active listings against 4 closings in 12 months is 4 divided by 12, or 0.33 closings a month, so 2 divided by 0.33 is 6.0 months of supply (12-month window, 2 actives, October 7, 2026), with one more residence pending. That is exactly the usual six-month benchmark between a buyer’s and a seller’s market, though two listings and four sales are far too few to rely on for a trend.

Asking Prices Against Closed Prices

The two active Capri listings, $875,000 and $999,000, sit below the Capri 24-month median of $1,012,500 on 4 sales ($500,000, $975,000, $1,050,000 and $1,150,000, a small sample): the lower ask sits $137,500 below that median and the higher ask $13,500 below it. The median of the two asks, $937,000, is 18.5 percent below the neighborhood’s 12-month median closing of $1,150,000, but that comparison is not like for like, because both actives are the smallest plan and the closed median blends every plan. Compared plan to plan, today’s Capri asks are below where Capri has been closing, and the market has not yet shown a Capri closing above $1,150,000.

Our Read of the San Marino Market

Our read is that San Marino is a thin, steady market with two clear price bands. The middle sits between $1,150,000 and $1,200,000 in every window; the Rialto carries the volume and the price; a priced-right residence sells in under two months and the fastest sell in days; and the weakest Capri is the one that has sat for 518 days. Today’s asking prices sit at or below recent closings of the same plans, which tells a seller that pricing to the last comparable, not above it, is what has worked.

First-Hand: What We Check on Every San Marino Pricing

As Top 1% Real Estate Agents Nationally Since 2008, we tracked every San Marino closing in the Southwest Florida MLS from October 2021 to October 2026, 13 in all, and in the last 12 months we tracked all 4 against the floor plan and the recorded documents before this guide was written. Before we price a San Marino residence we sort the closings by floor plan, floor and size, remove any entered-after-closing sale from the days-on-market and sale-to-list figures, and read the association’s approval rules. A seller can ask for that work at no cost.

Selling at San Marino? Start with a free home valuation or call Jesse direct at (239) 898-6072.

Buying at San Marino? Call Marc at (239) 287-5873 or read how we represent buyers.

The Residences: Four Floor Plans in Eight Two-Story Buildings

The residences at San Marino at Pelican Bay range from 1,635 to 2,180 heated square feet on the county roll, with a median of 1,867.5, in eight two-story buildings, and each of the four floor plans has its own garage arrangement, price band and set of rules. The association publishes a floor plan sheet for each plan, and we use those sheets throughout.

Square Footage and Floor Plans

By the 2026 county roll, 88 residences span 1,635 to 2,180 heated square feet. The Southwest Florida MLS lists living areas from 1,635 to 2,577 square feet, and the association’s own sheets give each plan’s air-conditioned area, veranda, garage and entry court separately, with a total under roof. The three sources do not match, so we quote each by name. A buyer who needs an exact figure should rely on the recorded plat, an appraisal or a measured floor plan.

Each plan’s air-conditioned area equals the county roll’s heated area for the matching group of parcels: 1,635 square feet at 18 parcels, 2,040 at 18, 1,695 at 26 and 2,180 at 26. The MLS figures that look odd are explained by the sheets. A 1,800 square foot listing is the Capri’s 1,635 plus its 165 square foot veranda, a 2,205 square foot listing is the Rialto’s 2,040 plus 165, and a 1,940 square foot listing is the Sorrento’s 1,695 plus its 245 square feet of verandas. We state those matches as our reading. The one 2,577 square foot Le Grand sale matches no figure on its sheet, since 2,180 plus 245 is 2,425, so we do not explain it.

The Rialto, Room by Room

The association’s Rialto sheet gives room dimensions, which is rare for a 1991 condominium and useful for a buyer comparing furniture to rooms. The sheet lists a living room of 15’0" by 16’4“, a dining room of 15’4” by 12’2“, a primary bedroom of 13’8” by 19’4“, a second bedroom of 11’6” by 13’3“, a den of 10’0” by 11’11“, a kitchen of 9’10” by 11’3“, a breakfast area of 11’6” by 8’8“, a veranda of 18’8” by 9’4“, a laundry room of 9’3” by 6’7" and a garage of 10’0" by 19’4". The sheet marks volume ceilings in the living room, dining room and primary bedroom. The Capri, Sorrento and Le Grand sheets list areas, and we recorded room dimensions only from the Rialto sheet.

What Is a San Marino Unit? The Boundaries

The 2014 declaration treats each unit as including its garage, its screen-enclosed lanai or veranda and the interior stairway that serves it, and it provides that an upper unit includes the stair portion that sits within a lower unit. That boundary decides who maintains what, who insures what and where the association’s responsibility stops. Courtyards and lanais attached to one residence are limited common elements under a later amendment, and the owner cares for them day to day.

Garages, Driveways and Parking

Every San Marino residence has a garage and a driveway apron in front of it. The declaration (Article 8.1.1) assigns each unit one uncovered driveway parking space, and the Le Grand, which the declaration calls a Type D unit, gets two. The association’s tenant and guest orientation tells residents to park in the garage or on the apron, not in the courtyard circles, and to use the designated guest spaces only for short stays. A 2017 amendment to Article 15.4 bars trucks, commercial vehicles, off-road vehicles, campers, motor homes, boats, trailers and inoperable vehicles from parking more than four hours, and bars them overnight unless they are fully enclosed in a building, with towing at the owner’s expense. The amendment defines “truck” to include pick-ups and cargo and step vans of any size, and it excludes passenger vans and sport utility vehicles carrying eight or fewer passengers. A buyer who drives a pick-up truck should read that clause before making an offer.

Electric Vehicle Charging

The association’s electric vehicle rule, last updated in September 2022, lets an owner use Level 1 charging without approval and requires an Architectural Change Request for a Level 2 charger. The charger must be installed inside the garage, the owner must have a licensed electrician run a load calculation against the unit’s 125 amp individual supply, and the installer must carry insurance. The rule refers to the garage apron as a limited common element.

Building Age and Year Built

Collier County’s roll gives 1991 as the year built for all 88 parcels. The declaration was recorded on February 7, 1991, and the Clerk’s index shows eight building-by-building amendments with surveyor’s certificates between March and October 1991. The county’s recorded-sales file shows 39 qualified sales in 1991 and 18 in 1992, which is 57 sales in the first two years. A residence that is more than three decades old is not unusual in Pelican Bay, and the maintenance and reserve questions below exist because of it.

Floors, Noise and the Hard-Flooring Rule

The association’s flooring rule, revised October 20, 2016 and citing Articles 15.2 and 10.5 of the declaration, is the most specific renovation rule at San Marino. In an upper residence, hard flooring is allowed only over a Board-approved sound-suppression material, and the Architectural Change Request must be approved before the old floor comes up. For a total renovation the rule names an Ecore 12 millimeter product with perimeter strips, not on the lanai, and for a partial job an elastomeric membrane that also waterproofs a concrete lanai floor. Where an upper owner does not install hard flooring over the approved material, rugs, pad or carpet must cover at least 75 percent of the horizontal surfaces including stairs, and washers, dryers, vacuums, dishwashers and disposals in an upper residence are confined to 8 a.m. to 8 p.m. Carpet over pad at least 7/16 inch thick needs no approval. In a lower residence, the rule requires a moisture barrier and crack suppression over the slab, a calcium chloride moisture test, and a vapor-mitigation coating if humidity requires it. The Board may inspect, and the remedies for a violation include removal or a waiver of liability. A buyer should ask whether the floors in a residence were approved.

Exterior and Interior Responsibility

Under Article 10 the association maintains and replaces exterior painting, roofing, parking facilities, the building walls, exterior porches and stairways, lanai railings and mesh screens, fire alarm systems and fire extinguishers, and dryer vents and their ductwork. The association also handles the exterior surface of the entrance and garage doors and, as the 2016 text reads, their replacement, with Section 10.2 assigning the cost of some of that work to the owner, so read Sections 10.1.1 and 10.2 before assuming who pays for a door. A 2018 amendment adds that the association replaces polybutylene potable water supply lines and their connections wherever they are located, but only items that need replacement during a leak repair or preventive maintenance, not a unit’s whole supply system. Owners maintain windows and sliding glass doors, hurricane shutters, plumbing and electrical fixtures inside the unit, appliances, floor coverings and, under a 2016 amendment, the air-conditioning condenser, air handler and ductwork. That split matters when a roof, a pipe or a window leaks.

Air-Conditioning Lines

A 2016 amendment, adopted by the members on December 14, 2015 and recorded May 24, 2016, addresses the refrigerant and condensate lines that Florida builders of the era routed through the concrete slab. Owners handle routine maintenance of the lines, and where a line in the slab cannot reasonably be replaced in place, new Section 10.1.4 has the Board choose the contractor and relocate it, with the association paying the labor and the owner paying the materials. The association also publishes a rule on the repair and replacement of these lines, which we did not read. A buyer should ask whether the air-conditioning lines of a specific residence have already been relocated.

Water Shut-Off, Supply Valves and Toilet Rings

The declaration requires owners to shut off the water for absences of 48 hours or more and lets the association inspect water valves. A 2017 amendment adds Section 10.9.1: the association may periodically enter units, after reasonable written notice, to inspect hot and cold water supply valves and toilet wax rings, the cost of the inspection is a common expense, and an owner whose valve or ring is aged or defective must replace it within the deadline in the notice or let the association do it and be charged, with a lien if unpaid. The association’s emergency preparedness sheet adds that each garage has a water shut-off valve.

Shutters and Windows

The shutter rule, adopted May 11, 1999 and amended in 2013 and 2016, prohibits shutters except to Board-approved plans, requires an Architectural Change Request, puts the cost, upkeep and insurance on the owner, and limits lanai roll-down shutters to the inside of the screen enclosure. The benchmark color is Rolsafe “Sand,” and fasteners must be stainless steel. The window rule requires an Architectural Change Request even for like-for-like windows, calls for single-hung aluminum windows in the same opening with the standard gray tint and colonial muntins, and requires six-panel raised entrance doors, with garage doors of 16 panels for a single-car garage and 32 for a two-car garage, painted “San Marino Green” by the association. An impact-glass sliding door requires a structural engineer’s report because of the lintel beam above it. Foundation approval may also be required. A buyer should ask for the approved shutter specification and the permit history of any replaced windows.

Common Elements, Courtyards and Grills

Lower-unit owners maintain the courtyards within their gates under the association’s courtyard rules and the corrected Article 8.1.3 of 2017, and the association can enter and correct neglected plantings at the owner’s expense. Upper-unit owners may keep container plants on porches and stairs. The grill rule, updated in March 2023, allows one pre-approved grill per unit, placed at least ten feet from any structure toward the roadway end of the driveway pad, with a cooking surface of no more than 20 by 20 inches, and requires the grill to be stored in the garage. Propane cylinders kept inside are limited to 2.7 pounds each, two per unit, in the garage. The association keeps its own gas grills at the clubhouse pool deck. That shapes how courtyards and driveways look and how a resident entertains.

How Did San Marino at Pelican Bay Come to Be?

San Marino at Pelican Bay began as a Declaration of Condominium recorded on February 7, 1991 (Official Records Book 1591, page 1258) by the developer, Parker-Naples Three, Inc., was built out through eight recorded amendments to October 1991, and has been restated in full three times, in 1994, 2002 and 2014. The history below follows the recorded instruments, in order.

1990: The Association Is Incorporated

Florida’s corporation records show San Marino in Pelican Bay Condominium Association, Inc., document number N36643, filed as a not-for-profit corporation on February 15, 1990, ahead of the first recorded declaration. The filing is active, its amended and restated articles were filed May 7, 2003 and July 31, 2014, and its most recent annual report was filed April 6, 2026.

1991: The Declaration and the Plat

On February 7, 1991 the developer recorded the Declaration of Condominium, 119 pages, Official Records Book 1591, page 1258, with its plat exhibit at Official Records Book 1591, page 1377, Condominium Book 36, page 1. The land is Parcel “A” of Pelican Bay Unit 14, shown at Plat Book 16, pages 23 to 25, about 8.51 acres.

1991: Eight Building Amendments

The buildings were brought into the condominium as they were completed. The Clerk’s index shows eight recorded amendments from March to October 1991, each described as an amendment to the declaration with a surveyor’s certificate, and four of them name their building:

• March 18, 1991, Book 1600, page 149
• April 8, 1991, Building 2, Book 1605, page 752
• May 9, 1991, Book 1614, page 1535
• May 24, 1991, Building 5, Book 1618, page 1873
• June 21, 1991, Book 1626, page 521
• July 24, 1991, Building 8, Book 1634, page 841
• August 23, 1991, Building 7, Book 1642, page 373
• October 3, 1991, Book 1652, page 589

We did not open those eight images, so we state only what the Clerk’s index says about them. The county roll’s single year-built figure, 1991, matches the sequence.

1994: The First Restatement

On April 4, 1994 the association recorded an Amended and Restated Declaration, Articles and Bylaws, 70 pages, Official Records Book 1931, page 1227. It is the first of three full restatements, and the later ones recite it by its book and page.

1998 and 1999: One Lease a Year and a Shutter Standard

A certificate recorded September 22, 1998 at Book 2464, page 408 records that the members approved amendments at a special meeting on September 15, 1998, among them a leasing limit of one lease per calendar year, down from three, with a 30-day minimum. On June 1, 1999 the association recorded a Board resolution adopting storm shutter specifications at Book 2552, page 3007, adopted May 11, 1999. The one-lease limit and the shutter standard are both still in force, in restated form.

2002: The Second Restatement

On April 9, 2002 the Clerk recorded a certificate of amendment at Book 3015, page 1160 and a 53-page Second Amended and Restated Declaration of Condominium at Book 3015, page 1164. The certificate’s first amendment concerns an owner’s liability for damage caused by negligence or a failure to maintain a unit.

2014: The Third Restatement

On August 6, 2014 the association recorded the Third Amended and Restated Declaration of Condominium, with Articles of Incorporation and Bylaws, 119 pages, at Book 5065, page 465. The declaration is 59 of those pages. It is the operative document, and we read the declaration in full from an image-to-text copy of the Clerk’s file and cite it by article throughout this page. The bylaws attached to that 2014 recording were the wrong version; the association recorded a corrective certificate with the correct Third Amended and Restated Bylaws, 32 pages, at Book 5317, page 996 on September 26, 2016.

2016 to 2019: Five Amendments

Five recorded certificates amend the 2014 declaration. The May 2016 certificate (Book 5276, page 1888) reassigns air-conditioning equipment and lines. The March 2017 corrective certificate (Book 5367, page 3927) restates the courtyard, parking, guest and entity-ownership articles. The April 2017 certificate (Book 5387, page 1403) restates parking and leasing and adds the water-valve inspection. The May 2018 certificate (Book 5515, page 2701) adds the polybutylene provision, the current pet rule and a one-third quorum for member meetings. The June 2019 certificate (Book 5645, page 3020) restates the leasing rule. We found no later declaration-level amendment in the Clerk’s index, but any recorded after our October 7, 2026 search would be a separate instrument that a buyer’s title search will show.

The Land Under San Marino

San Marino sits inside the Pelican Bay planned unit development. Collier County’s zoning layer lists the district as the Pelican Bay PUD and cites the ordinances that shaped it, among them Ordinance 93-63 and Ordinance 04-59 of September 21, 2004. The declaration also recites the General Protective Covenants for Pelican Bay dated May 7, 1979 (Official Records Book 825, page 1755) and a Parcel A, Unit 14 restrictions instrument (Official Records Book 1474, page 1878). The Foundation’s Pelican Bay planned unit development document is the controlling land-use record for the whole community.

What Amenities Come With a San Marino at Pelican Bay Condo?

The amenities at a San Marino at Pelican Bay condo start with the association’s own heated pool and spa, renovated clubhouse and fitness room, plus access to the Pelican Bay Foundation’s beach parks, community center, fitness center, tennis, pickleball and tram service, funded through the Foundation assessment every Pelican Bay owner pays.

What the Association Provides

The association’s website describes one of the largest pools in Pelican Bay, thermally heated to a constant 86 degrees, a hot-tub spa at 104 degrees, a newly renovated clubhouse for social events and a well-equipped exercise room. The association’s rules add an automated external defibrillator beside the fitness room, open Wi-Fi at the clubhouse and pool deck, and a Social Committee that holds parties from October through May. Article 17 of the declaration bars the owner of a leased unit from using the recreation and parking facilities during the lease, which means the pool belongs to the occupant who lives there.

The Pool and Spa Rules

The pool and spa rule, dated May 26, 2022, opens the pool and spa from dawn to dusk, caps the pool at 30 persons with a maximum depth of 6 feet 8 inches, and caps the spa at 8 persons at a depth of 3 feet 6 inches, at no more than 104 degrees and 15 minutes at a time. Glass, food and animals are not allowed on the pool deck, and the declaration bars pets from the pool area. The rule lists the pool address as 6840 San Marino Drive.

The Clubhouse

Owners and lessees can reserve the clubhouse for private, non-commercial functions through the calendar on the association’s website, with the Social Committee overseeing use. The Collier County Fire Marshal’s capacity is 38 people. Inside events may run from 8 a.m. to 11 p.m. and outdoor events from 8 a.m. to 9 p.m., and guests park in the designated guest spaces.

The Beach, North and South

The association’s website puts the North Beach Boardwalk entrance about a three-minute walk from the community by a footpath across Pelican Bay Boulevard, the tram about two minutes away and the beach about a ten-minute walk. The Foundation operates tram service to its two beach parks, Sandbar South Beach and Marker 36 North Beach, and publishes the facilities on its beaches page. The association’s orientation sheet says a Foundation identification card is needed for the beach, the tram, the beach restaurants, tennis and the Community Center. Foundation rules bar pets from any Foundation or Collier County beach, the trams and any boardwalk.

The Community Center, Fitness and Racquets

The Foundation’s overview sheet lists a 25,000 square foot community center, 18 tennis courts and 88 acres of parks. See the Foundation’s pages on the community center, fitness center and racquets program, and the Pelican Bay pickleball group’s FAQ page for court and play information.

Golf Next Door and Club Pelican Bay

The association’s website places San Marino between the beach and an Arthur Hills designed golf course. Golf is a separate decision from owning at San Marino and from the Foundation assessment. Club Pelican Bay publishes membership and golf information, and the Foundation’s dining page lists its restaurants.

What a Foundation Assessment Does Not Buy

The Foundation assessment is not a golf membership, and it funds Foundation operations, reserves and bulk media, not your building’s insurance, roof or exterior maintenance. Those are separate bills, described in the fee sections below.

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

Buying at San Marino? Call Marc at (239) 287-5873 or read how we represent buyers.

What Are the HOA and Condo Fees at San Marino at Pelican Bay?

Fees at San Marino at Pelican Bay come in layers: your condominium association assessment, paid quarterly under its own annual budget and combined with the Pelican Bay Foundation assessment of $3,435 a year for fiscal 2027; and the Pelican Bay Services Division levy of $1,250.00 for fiscal 2027 (the county’s published FY 2027 Assessment).

What Does the Pelican Bay Foundation Charge for 2027?

The Foundation’s fiscal 2027 estoppel form, covering October 1, 2026 to September 30, 2027, lists an annual assessment of $3,435, or $858.75 a quarter. That total is $2,180 for operations ($545 a quarter), $497 for reserves ($124.25) and $758 for bulk media ($189.50). The fiscal 2026 total was $3,295, so the increase is $140, or 4.2 percent. For a condominium unit the Foundation bills the condominium association, which is why San Marino’s buyer questions and answers sheet says the Foundation’s assessment is combined with the association’s and paid quarterly, and not as a separate owner bill.

What Is the Condominium Association Fee?

San Marino’s association sets its assessment in an annual budget adopted by the Board, and the association’s delinquency rule says assessments are due on the first day of each quarter. The Southwest Florida MLS data we hold for San Marino does not carry a condominium fee field, and the association’s financial pages are for members only, so we do not print a number. The association’s February 2023 buyer questions and answers gave a combined quarterly figure for that year; it is nearly four years old and we do not repeat it as a current number. Florida’s section 718.111(12) makes the budget an official record owners and prospective buyers can request. Ask the listing agent for the budget and the estoppel certificate before you write an offer.

What Does the Declaration Say About Reserves and Special Assessments?

Under the bylaws attached by the 2016 corrective certificate, the Board prepares the annual budget, which must include reserves under section 718.112(2)(f) of the Act, and the members can vote by a majority of the voting interests present to waive, reduce or increase reserve funding, a power that Florida’s later structural reserve laws limit for the items they cover, so the statute controls where it applies. The bylaws let the Board levy a special assessment of up to $1,000 per unit per calendar year without an owner vote; anything above that needs a majority of the voting interests present at a special meeting called for the purpose, on 14 days’ notice, and the money may be used only for the purpose in the notice. If a budget would raise assessments above 103.5 percent of the prior year’s, a written request from 10 percent of the voting interests within 21 days forces a special meeting to consider a substitute budget.

What Does the Pelican Bay Services Division Charge?

The Pelican Bay Services Division, a Collier County program with its own advisory board, lists its FY 2027 Assessment on its county page: $789.07 for operations and maintenance plus $460.93 for capital and projects, $1,250.00 in all. The amount charged to a residence appears on its tax bill, and the division’s page describes its services.

What Does the Budget Pay For?

The bylaws list the items a San Marino budget may include beyond maintenance: security, in-house communications, directors and officers insurance, transportation services, bulk cable, internet and related media services, and interior pest control, all declared common expenses. Article 10 of the declaration adds that bulk pest control inside units is provided at the owner’s request and is a common expense. A buyer comparing monthly costs across Pelican Bay buildings should ask what each building’s assessment includes, because the answer differs from building to building.

What Is the Resale Capital Assessment?

For deeds recorded on or after October 1, 2026, the Foundation charges a $15,000 resale capital assessment, paid by the buyer at closing; it was $10,000 before fiscal 2027, and the Foundation’s realtors page states a 3.5 percent annual escalator from October 1, 2027. An owner moving from one Pelican Bay residence to another can claim a one-time exemption on the Foundation’s resale capital exemption form, with a $1,000 processing fee.

What Do Estoppel Certificates Cost?

Florida’s section 718.116(8) states a condominium estoppel fee of $250, plus $100 if the buyer wants it in 3 business days and $150 more if the owner is delinquent; as we read the state’s current adjusted caps, they are $299, $119 and $179. A certificate is valid for 30 days, or 35 if delivered electronically. The Foundation’s separate estoppel is $250, plus $100 to expedite in 3 business days. Both are normally a seller cost.

What Does a San Marino Buyer Pay at Closing?

A buyer pays the Foundation’s $15,000 resale capital assessment, the association’s processing fee of $150 per applicant, recording fees for the deed, lender and inspection costs, and, by Collier County custom, the owner’s title insurance policy, though the contract controls. The association’s purchase application sets $150 per applicant, or per married couple or parent and dependent minor child. A buyer also reimburses the seller for prepaid property taxes and association dues in the prorations.

What Does a San Marino Seller Pay at Closing?

A seller pays Florida documentary stamps on the deed at $0.70 per $100 of price, the condominium and Foundation estoppel fees, any municipal lien search, and the listing and buyer-agent commissions the seller agrees to.

What Happens if an Owner Falls Behind?

The association’s financial delinquency rule, dated August 2019, charges interest at 18 percent a year, accruing daily from the 11th day after the due date, adds a late charge of $25 or 5 percent at day 30, and moves to lien and acceleration for accounts 60 days or more behind, with foreclosure requiring Board approval. Article 11 of the declaration adds that a lien foreclosure waits at least 30 days after the association gives notice, and a buyer should read the estoppel certificate closely for any balance.

Is There a Special Assessment Today?

We found no recorded notice of a current San Marino special assessment, but assessments are levied by notice to owners and are not recorded, so the absence of a record proves little. The association’s February 2023 buyer questions and answers disclosed a special assessment in November 2022 for recovery from Hurricane Ian, and said no litigation above $100,000 was pending as of that date. The way to know today is to ask for the minutes and the current budget in your document package.

Selling at San Marino? Get a free home valuation, read how we sell Pelican Bay homes, or call Jesse direct at (239) 898-6072.

Buying at San Marino? Call Marc at (239) 287-5873, see our Pelican Bay buyer page, or read how we represent buyers.

San Marino at Pelican Bay’s Layered Fees: Condominium, Foundation and Services Division

San Marino at Pelican Bay owners pay three separate bodies: the condominium association, the Pelican Bay Foundation, and the Pelican Bay Services Division, which each answer to different governing documents, budgets and boards, and a buyer should ask for all three budgets before an offer.

Layer One: The Condominium Association

San Marino in Pelican Bay Condominium Association, Inc., Florida filing N36643, maintains the building exteriors, roofs, parking facilities, porches, stairways and common elements, and carries the building insurance described in the declaration. Its Board has five directors under the bylaws, and a property-management firm runs the day-to-day work.

Layer Two: The Pelican Bay Foundation

The Foundation assessment is $3,435 for fiscal 2027, charged to every residence in Pelican Bay by billable unit. The Foundation’s budget package counts 6,474 billable units. The declaration (Article 24.13) records that Foundation membership is mandatory and automatic with ownership of a unit in Pelican Bay Unit Fourteen, and that the assessment is a continuing lien against the unit. The Foundation does not approve or reject a transfer; its estoppel form says approval, where required, comes from the condominium sub-association.

Layer Three: The Pelican Bay Services Division

The division is a Collier County program with its own advisory board. Its $1,250.00 FY 2027 Assessment appears on its county page, and the division publishes its agenda packets and monitoring reports there.

The Three-Bill Checklist

Ask for three things on any San Marino purchase: the condominium budget and estoppel; the Foundation estoppel, which states the current assessment and any unpaid resale capital; and the property tax bill showing the Services Division line.

No Separate Recreation Association

Some Pelican Bay neighborhoods share a lake, pool or private road through a separate recreation association. San Marino’s pool, spa, clubhouse and fitness room belong to the condominium association itself, and we found no separate recreation association in the documents we read. Confirm that with the association’s documents before you rely on it.

How the Layers Compare to Other Pelican Bay Condominiums

The Foundation and Services Division layers are the same for every Pelican Bay residence, so the differences between San Marino and its neighbors sit in the condominium layer. That is why a lower-priced building is not automatically a lower-cost building to own.

The San Marino Declaration, Bylaws and Rules, Article by Article

The 2014 San Marino Third Amended and Restated Declaration, 59 pages inside the 119-page recording at Book 5065, page 465, governs San Marino at Pelican Bay article by article: maintenance in Article 10, assessments in Article 11, use in Article 15, guests in Article 16, leasing in Article 17 and sales in Article 18, with five later certificates changing specific sections and the bylaws attached by a 2016 corrective certificate.

Voting and Ownership Shares

The condominium has 88 units, so each unit carries one vote of 88 and an undivided 1/88 share of the common elements and the common surplus. Under the bylaws the Board has five directors, all of whom must be members, with limited exceptions for spouses, and no more than one person may represent any one unit on the Board. A 2018 amendment lowered the quorum for member meetings to one-third of the voting interests, and the declaration is amended by two-thirds of the voting interests, as the 2018 and 2019 certificates recite.

Assessments, Default and Liens

Article 11 gives owners 10 days after the due date before late fees and interest begin, gives the association a lien on the unit, and lets the Board accelerate unpaid assessments as the law allows; a lien foreclosure waits until at least 30 days after the association gives notice. The bylaws make a member and the member’s grantee jointly and severally liable for assessments unpaid at a voluntary conveyance, which is why the estoppel certificate matters.

Use Restrictions, Article 15

Article 15.1 limits each unit to a single-family residence and caps permanent occupancy, meaning sleeping in the unit more than 30 nights a year, at two persons per bedroom. Section 15.5 bars “For Sale” and “For Rent” signs, so a San Marino listing is sold through photography, video, the MLS and scheduled showings. The vehicle rules in Article 15.4, as amended in 2017, are described in the residences section above.

Guests and Absences, Article 16

Article 16 lets up to eight people sleep overnight in a unit. Under the corrected Section 16.2 of March 2017, an owner or Primary Occupant may host overnight guests in the owner’s absence without restriction when the guests are related by blood, marriage, domestic partnership or adoption as parent, grandparent, child, grandchild or sibling, and may host unrelated guests up to two occupancies per calendar year. A buyer who plans to lend the residence to friends should read that clause.

Insurance and Casualty

The declaration has the association carry property insurance on the buildings, flood insurance up to the maximum available under the National Flood Insurance Program, liability coverage and a fidelity bond, and puts the owner’s alterations and contents on the owner’s policy. Under the casualty article (Article 14), if a loss leaves more than half the units uninhabitable, the buildings are rebuilt unless 75 percent of the voting interests agree in writing not to rebuild, and that decision comes within 180 days. We have not seen the policies.

Amending and Terminating the Declaration

Article 19 amends the declaration by a two-thirds vote of the voting interests. Article 20 terminates the condominium by 80 percent of the voting interests with no more than 10 percent rejecting, or by the statutory alternatives. Combining units is not allowed.

Architectural Change Requests

Any change visible from outside a unit or touching the structure needs an Architectural Change Request. The Board responds within 45 days for a major change and 20 days for a minor one, under Article 10.6 of the declaration. The renovation section below covers contractors, hours and seasons.

Fines and Hearings

Under the bylaws and section 718.303, the Board may fine and suspend use rights for violations, with a hearing before an independent committee of unit owners on at least 20 days’ notice, and a fine can run for each day of a continuing violation up to the statutory limit.

Disputes and Arbitration

Section 12.1 of the bylaws requires mandatory non-binding arbitration of disputes between the Board and members as defined in section 718.1255 before anyone files suit, for as long as the statute requires it. A member’s written inquiry to the Board by certified mail must be answered in writing within 30 days.

Conflicts, Interpretation and Mortgagee Rights

Article 24.6 says the Condominium Act controls over the documents except where the Act lets the documents regulate the subject. Article 24.7 makes the Board’s interpretation binding unless wholly unreasonable, and a written opinion of the association’s lawyer that the interpretation is not wholly unreasonable settles the question. Article 23 gives institutional mortgagees notice rights, including notice of an assessment delinquency of 60 days or more, and Article 24.5 bars any limit on sale, lease or occupancy based on a protected class under the fair housing laws.

Where the Association’s Records Live

The association’s website holds a member login for governing documents, insurance information, alteration approvals, board meetings and financial status. Florida’s section 718.111(12) makes the official records available to owners, and a seller must give a buyer the package described in section 718.503. We do not state what any member-only record contains, because we have not seen it.

Is San Marino at Pelican Bay a 55+ Community?

No, San Marino at Pelican Bay is not a 55-plus community. We found no age restriction in the 2014 declaration or in the five later certificates of amendment, and Article 24.5 of the declaration bars any limit on sale, lease or occupancy based on familial status. No recorded San Marino document we read limits ownership or occupancy by age.

Does the Foundation Set an Age Rule?

We found no age rule in the Foundation’s published Rules and Regulations. The Foundation’s rules govern conduct, facility use and leasing, which the later sections summarize.

Does a Buyer Need Board Approval?

Yes, approval is a separate question from age. Article 18 requires the Board to approve every sale, and the association’s purchase application says a buyer may not close until the Board approves.

How Does the Approval Process Run?

The association’s purchase application, dated March 2023, must be submitted at least 30 days before closing with a fee of $150 per applicant, or per married couple or per parent and dependent minor child, and it triggers a background and credit check. A pet addendum goes with it where the buyer has a pet. Article 18 gives the Board 30 days to decide and lets it interview the buyer. The association may charge a processing fee up to the legal maximum, and a buyer who is a trust, company or other entity must designate a Primary Occupant who signs a personal guarantee of assessments. Under the corrected Section 18.1.2, the association will approve no more than one change of Primary Occupant in a 12-month period. Fractional ownership and timeshares are prohibited.

What If the Board Says No?

If the Board disapproves a buyer without good cause and the seller demanded it in the notice, Article 18 requires the association to furnish an approved purchaser at the contract price or at a fair market value determined under the declaration. We do not predict a disapproval, because we found no San Marino record of one.

Can You Rent Out a San Marino at Pelican Bay Condo?

Yes, a San Marino at Pelican Bay owner can lease, but only once per calendar year, for 30 days to one year, with Board approval in advance, and the owner of a leased unit may not use the recreation or parking facilities during the lease; the Foundation separately caps leases at two a year, so San Marino’s one-lease limit is the stricter rule.

San Marino’s Leasing Rules

Section 17.2, as restated in 2017 and again in 2019, says no unit may be leased more often than once in any calendar year, with a minimum lease term of 30 days, and the first day of occupancy decides which year a lease belongs to. No lease may run more than one year, and no option to extend or renew is allowed, although the Board may approve the same lease from year to year. Subleasing and assignment of lease rights are barred, and so are leases of individual rooms, rent-sharing and any transient use, including a hostel, hotel, bed-and-breakfast, vacation rental or “Airbnb-like” arrangement. The 2019 amendment extends the limits to any non-ownership occupancy for which consideration is paid or received, including occupancy under a license. Vehicles of people occupying in violation may be towed.

The Approval Process

An owner gives the Board 30 days’ notice before occupancy, and the Board has 10 days to act; if the Board neither approves nor disapproves in that time, its failure to act is deemed approval and the lessee gets a written letter of approval on demand. The association’s lease application, dated August 2023, costs $150 per applicant, or $50 for a repeat tenant, is non-refundable, bars occupancy before approval, and is separate from the Foundation’s application. The 2014 text also lets the Board approve a second lease in a calendar year for compelling reasons.

Pets and Pools in a Leased Unit

No tenant or guest may keep a pet at San Marino, and Article 17 bars the owner of a leased unit from using the recreation and parking facilities during the lease. A buyer who plans to rent the residence should plan around both.

The Rules a Tenant Lives Under

The association’s tenant and guest orientation, dated March 2023, tells occupants that trash is collected Tuesday and Friday mornings and recycling Friday only, that recreational vehicles and personal trucks are not allowed, that tobacco and vaping are prohibited in common elements and on Foundation property, and that a Foundation identification card is needed for the beach, the tram, the beach restaurants, tennis and the Community Center.

The Foundation’s Leasing Layer

The Foundation requires a lease application at least 30 days before the lease period, a $500 processing fee, renter identification cards and the condominium association’s approval form, per its 2027 lease application packet. Its Rules and Regulations (section 3.6) issue at most two Renter Cards per residence.

One Cap, Two Documents

The Foundation’s 2019 leasing amendment, recorded May 28, 2019 at Book 5634, page 1101, reads: “Unless otherwise provided by Neighborhood Covenants, no single-family Dwelling Unit shall be leased more than two times per calendar year.” San Marino’s declaration allows one. The two numbers sit side by side, and the stricter one governs in practice. We do not give a legal reading of the “unless otherwise provided” clause. Read both documents, and treat the recorded documents, not this summary, as the rule.

Who Is Liable for a Tenant?

The declaration binds lessees and guests to the declaration and rules to the same extent as owners, and the owner remains responsible for assessments and for the tenant’s conduct.

Short-Term Rentals

With a 30-day minimum, a one-year maximum, one lease a year and an express ban on hotel-style and vacation-rental use, the declaration does not allow the nightly or weekly rentals that Florida condominium buyers sometimes expect. A buyer who needs a shorter rental should not rely on San Marino.

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

Buying at San Marino? Call Marc at (239) 287-5873 or read how we represent buyers.

Pet Rules at San Marino at Pelican Bay

San Marino at Pelican Bay allows owners two pets of no more than 40 pounds each or one pet of no more than 70 pounds, under Article 15.3 as amended in May 2018, and allows no pets of any kind for lessees or guests; the Pelican Bay Foundation separately bars pets from beaches, trams, boardwalks and indoor amenity areas.

San Marino’s Pet Rule

Section 15.3 permits commonly accepted household pets such as dogs and cats, no more than two weighing 40 pounds or less each, or one weighing 70 pounds or less. Animals must stay within the unit, may not be left unattended on a porch or lanai, and must be leashed outside the unit. Pets are not permitted in the pool area. The section bars hogs, pigs, swine, goats, chickens, rabbits, pigeons and other obnoxious animals, including fowl and reptiles. If an animal causes a nuisance in the Board’s sole discretion, the owner must permanently remove it within ten days of written notice.

The 45-Pound Text and the 40-Pound Rule

The 2014 declaration allowed two pets of up to 45 pounds each. The 2018 certificate of amendment struck 45 and wrote 40, and added the one-pet allowance of up to 70 pounds. The association’s Pet Addendum to its purchase application states the current rule. A buyer reading only the 2014 recording would be off by five pounds, which is why we read the amendments.

The Pet Addendum

A buyer with a pet submits the association’s Pet Addendum with the purchase application. It records the pet’s weight, with a veterinarian’s signature, and a photograph.

Pets in Leased Units

No lessee, guest or other person may keep or bring an animal onto the condominium property. A buyer who wants a rental investment should know that a tenant cannot bring a pet, which narrows the pool of renters.

The Foundation’s Pet Rules

Under section 3.G of the Foundation’s Rules and Regulations, pets must be vaccinated, never left alone and leashed on a leash of no more than six feet, with no retractable leashes on the berm. Pets are not allowed in dining, bar or kitchen areas, Community Center meeting rooms, activity rooms, the fitness center, the wellness studio, any Foundation or Collier County beach, the trams or any boardwalk.

Service and Emotional Support Animals

Assistance animals are handled under federal and state fair housing law and not under the pet rule. The Foundation handles service and emotional support animals through a reasonable-accommodation application, and federal fair housing guidance is on HUD’s assistance animals page.

Renovating at San Marino: Architectural Change Requests, Contractors and Seasons

Renovating a San Marino at Pelican Bay residence starts with an Architectural Change Request to the Board, which answers a major change in 45 days and a minor one in 20, then follows the association’s contractor rules: licensed and insured trades, working hours of 7:30 a.m. to 5 p.m. Monday through Friday, and extensive remodeling in the May-through-October window.

What Needs an Architectural Change Request?

Any change visible from outside the unit or touching the structure, and by the association’s rules, hard flooring, shutters, windows, entrance doors, garage doors, sliding glass doors, electric vehicle chargers and outdoor air-conditioning changes. The governing section is Article 10.6 of the declaration, and the Foundation may require its own review for exterior work.

The Contractor Rules

The association’s contractor rule, adopted March 9, 2016, requires the Architectural Change Request and county permits, licensed contractors carrying $1 million of liability insurance and workers’ compensation, and work from 7:30 a.m. to 5 p.m. Monday through Friday, with Saturday work only by a Director’s permission and none on Sundays, federal holidays or the day after Thanksgiving. Dumpsters are limited to 10 cubic yards and 48 hours with plywood under the rollers, and contractors announce themselves to the site manager.

The Renovation Season

The declaration says the Board will generally seek to avoid extensive renovation from November through April, and the contractor rule states the same season the other way, May through October inclusive. The two documents agree. A buyer who closes in winter and plans a kitchen should expect the work to wait.

Outdoor Air-Conditioning Units

The outdoor air-conditioning rule, effective April 16, 2020, limits the height of a replacement outdoor unit to 45 inches, and some units are marked on site for relocation when they are replaced, with the association bearing the landscape adjustment.

County Permits for Owner Work

Windows, sliding doors, shutters, water heaters and air conditioning need county permits, and the rules above add the association’s approval. Collier County’s CityView portal lists permits by address. A buyer should ask for the permit history of any replaced window, door, water heater or air-conditioning unit.

What a Seller Should Gather

A seller should assemble the approved Architectural Change Request for every hard floor, shutter, window and charger, the matching county permits, and any contractor insurance certificates, before the first showing, because a buyer’s lender, insurer and inspector ask for them in week one.

Florida Condo Law and San Marino at Pelican Bay: Milestone Inspections, Reserves and Your Document Package

Florida’s post-2022 condominium laws change what a San Marino at Pelican Bay buyer should ask for, but the milestone-inspection and structural integrity reserve rules are written for buildings of three stories or more, and San Marino’s eight buildings are two stories, so as we read sections 553.899 and 718.112(2)(g) they do not reach these buildings; confirm that with the association.

Do the Milestone Inspection Rules Apply to San Marino?

Section 553.899 requires a milestone inspection when a building reaches 30 years, counted to December 31 of the year it reaches that age, or 25 years where the local government finds the building within three miles of saltwater, and it applies to condominium buildings of three stories or more. San Marino’s buildings are two-story garage homes recorded in 1991 and 1992, so they would pass 30 years in 2021 and 2022. We found no Collier County milestone listing for San Marino, which is consistent with the three-story threshold. A buyer who sees a different answer in the seller’s package should treat the package as the more specific document.

Do the Structural Integrity Reserve Rules Apply?

Section 718.112(2)(g) requires a structural integrity reserve study and funded reserves for condominium buildings of three stories or more. We read San Marino as outside that rule for the same reason. San Marino’s ordinary reserves are still set in the annual budget under section 718.112(2)(f), and a buyer should ask how the roofs, paint and paving are funded, because those are the large items in a two-story building.

What Should a Buyer Ask For?

Ask for the current budget, the reserve schedule, the last three years of Board minutes, the insurance summary, any pending or threatened litigation, and the estoppel certificate. Section 718.111(12) makes the official records available to owners, and a prospective buyer can request the same items through the seller. We do not state what any member-only record contains, because we have not seen it.

The Seven-Day Cancellation Right

Section 718.503 gives a buyer of a resale condominium unit seven days, excluding weekends and holidays, to cancel after signing or after receiving the required documents, whichever is later, and the contract should say so in its cover language. Read the clause, and use the seven days to read the package.

Flood Disclosure Timing

Section 689.302 requires a seller to give a buyer the flood disclosure at or before the time the sales contract is executed, and a buyer who did not receive it may have a right to cancel. We do not give legal advice, so ask your attorney how the statute applies to your contract. The next section covers the flood data.

Hurricanes, Flood Zones and Insurance at San Marino at Pelican Bay

Flood risk at San Marino at Pelican Bay depends on the address: on the FEMA map in effect since February 8, 2024 (panel 12021C0381J), five of the eight building addresses sit in Zone AE and three sit in shaded Zone X, and all eight are in Hurricane Evacuation Zone A.

Which San Marino Buildings Are in a Flood Zone?

Our address-level check of the FEMA flood map service shows Zone AE with a base flood elevation of 9 feet at 6835 San Marino Dr, and Zone AE with a base flood elevation of 10 feet at 6850, 6855, 6860 and 6865. The addresses 6820, 6825 and 6830 fall in shaded Zone X. Flood zones attach to the building and the parcel, so an elevation certificate for the specific residence is the right document, and a lender will order a determination.

What Is Collier County’s Preliminary Flood Map?

Collier County announced on August 19, 2026 that FEMA has issued a preliminary Flood Insurance Rate Map, with a 90-day appeal and comment period and a target effective date in summer 2027. We have not looked up San Marino on that preliminary map and we do not claim a new zone for any address. A preliminary map is not in effect, so today’s zone is the one in the table above, and the county’s release explains how to check an address.

Does San Marino Carry Flood Insurance?

The declaration has the association carry flood insurance on the buildings up to the maximum available under the National Flood Insurance Program, while the owner’s contents, improvements and loss assessment coverage belong on the owner’s policy. We have not seen the association’s policies. Ask for the declarations pages and the deductibles, because the deductible for a named windstorm is often a percentage of insured value.

What Does Evacuation Zone A Mean?

Zone A is the first zone Collier County orders out for a storm surge threat. A resident should know the zone, the nearest shelter and the county’s alert system before the season starts, all of which the county’s emergency management pages state.

What Did Hurricane Ian Do Here?

The association’s February 2023 buyer questions and answers disclosed a special assessment in November 2022 for recovery from Hurricane Ian. We do not know the total, and we do not print a number we cannot source.

What About Wind and Shutters?

A 1999 recorded resolution set the association’s hurricane shutter standards, and the 2014 declaration keeps shutter changes under the Architectural Change Request process. A buyer should confirm the shutter or impact-window status of the specific residence and ask for the county permit for any replacement.

Schools Zoned for San Marino at Pelican Bay

San Marino at Pelican Bay addresses zone to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High in the Collier County Public Schools district, which the state graded A for 2025-26; we confirmed the zoning for all eight building addresses from the district’s address lookup, and attendance zones can be redrawn, so verify before you rely on one.

Elementary School

Sea Gate Elementary is at 650 Seagate Dr, Naples 34103. The district’s address lookup assigned it to all eight San Marino building addresses.

Middle School

Pine Ridge Middle is at 1515 Pine Ridge Rd, Naples 34109.

High School

Barron Collier High is at 5600 Cougar Dr, Naples 34109.

Do the Zones Change?

The district’s lookup showed no rezoning flag for any of the eight addresses on the day we checked. We did not confirm each school’s letter grade this month because the state’s site blocked our check, so use the Florida Department of Education school grades page for the current grade.

Private Schools

Pelican Bay buyers often weigh private schools in Naples. We do not rank them, and families should tour and ask about admissions timing before a purchase.

County Permits and Recorded Work at San Marino at Pelican Bay

San Marino at Pelican Bay has a public paper trail: Collier County permits by address, notices of commencement recorded by the Clerk of Courts, and 22 recorded San Marino association instruments, and a buyer or seller can use all of them to see what work has been done on a residence before closing.

How Do You Look Up Permits?

Collier County’s CityView portal lists permits by address. Search each address and read the permit type, status and finalization date.

What Are Notices of Commencement?

A notice of commencement is a recorded notice that a contractor has started a project over a threshold cost, and the Clerk’s public records search lists them by property name. Our search of the Clerk’s index shows six recorded notices of commencement under the San Marino names, including one recorded August 7, 2026. We did not open them, and the notice names the work only in general terms.

What Should a Buyer Do With the Results?

Compare permits to what you see: a replaced air-conditioning unit, window or water heater should show a finalized permit. Ask the seller for any open permit.

What Is Being Built Near San Marino at Pelican Bay?

San Marino at Pelican Bay sits inside the Pelican Bay Planned Unit Development, a master-planned area with a recorded land-use plan, and a buyer worried about construction nearby should check the county’s zoning and future land use maps, which show what the land around the property is approved for.

Zoning and Future Land Use

Collier County’s zoning and future land use maps are the controlling public records. We did not find an active change-of-zoning petition adjacent to San Marino when we searched, and a petition filed after our search would not appear here.

Is There a Community Development District?

We found no community development district for San Marino or for Pelican Bay, and the Pelican Bay Services Division is the county program that levies the line on the tax bill.

Near Neighbors

Calais lies about 160 meters away and Interlachen about 430 meters, both condominium communities, as our address-service measurements show, so nearby work most often means renovation in neighboring buildings.

Getting Around Pelican Bay From San Marino

A San Marino at Pelican Bay owner shops at the Marketplace at Pelican Bay, where Publix store 1337 sits at 8833 Tamiami Trail North, and reaches the Pelican Bay beach through the Foundation’s trams and boardwalks, which makes the community’s daily routine largely walkable or tram-ready.

Where Is the Nearest Publix?

The Marketplace at Pelican Bay Publix is at 8833 Tamiami Trl N, Naples 34108, per Publix’s store page.

How Do You Get to the Beach?

A Foundation identification card gives access to the beach, the tram and the beach restaurants, per the association’s tenant and guest orientation. Pets are not allowed on the beach or trams.

Which Roads Serve San Marino?

San Marino Dr is a Pelican Bay residential street. Tamiami Trail North is the main commercial road at the community’s edge.

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

Buying at San Marino? Call Marc at (239) 287-5873 or read how we represent buyers.

How San Marino at Pelican Bay Compares With Other Pelican Bay Condominiums

San Marino at Pelican Bay’s 12-month median of $1,150,000 on four closings sits between the lower-priced garden buildings such as Avalon and Laurel Oaks and the higher-priced Crescent and Breakwater, but a sample of four is small, so the table below shows each building’s closings beside its median and you should read the counts before the prices.

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

The Benchmark Table

How to Read the Table

A building’s median reflects its mix of floor plans, floors and condition as much as its name. San Marino’s four closings in the last 12 months were all two-story garage homes between $975,000 and $1,390,000, so its median sits in the top half of the table, while Avalon and Laurel Oaks carry medians near $600,000 on different buildings and units. Five of the eight rows are small samples, which is why we also show the longer windows for San Marino above.

What Sets San Marino Apart in the Table?

San Marino is the smallest group in this table at 88 units, and its buildings are two-story garage homes, which is why a buyer comparing it to a mid-rise should compare the product and not only the price.

Where to Go Next

Read the neighborhood guides for Calais, 160 meters away, and Pebble Creek, the closest comparison by price, or see what your own residence would bring with a Pelican Bay home valuation.

San Marino vs Pebble Creek: Which Pelican Bay Condominium Fits You?

San Marino at Pelican Bay and Pebble Creek sold at nearly the same median over 36 months, $1,187,500 on 10 closings at San Marino against $1,212,500 on 28 closings at Pebble Creek, but San Marino sold at $590 a square foot against Pebble Creek’s $801, because San Marino’s two-story garage homes are larger and Pebble Creek’s price range runs higher.

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

The Numbers Side by Side

Why the Square-Foot Gap Is So Wide

San Marino’s four floor plans run 1,635 to 2,180 square feet of heated area, while Pebble Creek’s residences run 1,327 to 2,490 with a median of 1,526. The difference in price per square foot is $211, or 26 percent, with San Marino lower. Part of the gap is the low end of San Marino’s range at $500,000, which pulls its $/sq ft down in the window, and part is the Pebble Creek mix.

Which One Fits a Buyer Who Wants a Garage?

San Marino. Every San Marino residence has an attached garage, per our plan review, while Pebble Creek is a different product. Ask a Pebble Creek listing agent about parking before you assume.

Which One Fits a Buyer Who Wants Less Overall Spend?

On the data above the two are close in median, but Pebble Creek’s range reaches $1,775,000 and San Marino’s tops out at $1,390,000, so a buyer with a ceiling near $1,000,000 will find more San Marino choices on the low end and fewer on the high end. Active asking prices today run from $875,000 to $999,000 at San Marino and $1,095,000 to $1,199,999 at Pebble Creek.

Which One Sold Faster?

San Marino, over both windows we measured: 14 days against 63 over 12 months and 27 days against 38 over 36 months. Both are small samples at 12 months, and a faster sale at San Marino also reflects a small count.

Which One Is Bigger?

Pebble Creek has three times the units, so it has more sales, more listings to choose from and more variation among its residences. San Marino has 88 units in eight buildings.

Which Should You Tour First?

Tour both on the same day, since the buildings are about 830 meters apart. Call Marc at (239) 287-5873 to schedule, or read how we represent buyers.

Pros and Cons of Buying at San Marino at Pelican Bay

San Marino at Pelican Bay’s strengths are its private garages, two-story scale, mix of four floor plans and Pelican Bay amenities, and its drawbacks are a small resale pool, a one-lease-a-year leasing limit, a pet limit and a Pelican Bay resale capital assessment of $15,000 that the buyer pays.

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

The Case for San Marino

Five points are verifiable in the documents: the garage that comes with every residence, the courtyard and lanai setting, the 88-unit scale, the eight two-story buildings, and the Pelican Bay amenities that the Foundation card unlocks. The market side is mixed: ten closings in 36 months at a $1,187,500 median.

The Case Against

The leasing rule allows one lease a year with a 30-day minimum, no pets are allowed for tenants, there is a mandatory Board approval of every buyer, a $15,000 resale capital assessment is a buyer cost for deeds recorded on or after October 1, 2026, and five of eight building addresses sit in a FEMA Zone AE flood area. Add the thin market: four closings in the last 12 months means a seller may wait and a buyer may not find the floor plan they want.

Who San Marino Suits

A buyer who wants a garage and a quiet two-story building in Pelican Bay, plans to live in the residence, and values the Foundation’s beach and tram access.

Who Should Look Elsewhere

An investor who needs short-term or multiple leases a year, a buyer with a large dog, or a buyer who needs a ground-floor entry in a mid-rise should look at other Pelican Bay condominiums. Our Pelican Bay buyer page lists the options.

The Honest Summary

San Marino at Pelican Bay is a small, well-documented, garage-home condominium whose prices are close to Pebble Creek’s but whose sales are fewer, and the right way to buy it is to read the declaration, the budget and the flood data for the specific building. Return to the Pelican Bay guide for the full community picture.

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

If you’re searching for a San Marino listing agent, or thinking, ‘I need someone to sell my San Marino home…’ you are selling into 4 closings in the last 12 months, a buyer who reads the declaration and the fee layers before touring, and a closing that needs Board approval. McGreevy and Comisar sell San Marino on its recorded facts.

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

San Marino is a condominium where floor plan, floor and paperwork decide the price. 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 San Marino listing along with the document file a San Marino 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 San Marino Homes Sold For

In the last 12 months San Marino has seen 4 resales in the Southwest Florida MLS (pulled October 7, 2026), a small sample.

• Closings, last 12 months (MLS): 4 (small sample), median $1,150,000, from $975,000 to $1,390,000.
• Dollar volume, last 12 months: $4,665,000.
• Days on market, last 12 months: a median of 14 days on 4 sales.
• Sale-to-list, last 12 months: a median of 96.6 percent of the final list price on 4 sales.
• Widened window, last 24 months (MLS): 9 closings, median $1,150,000, range $500,000 to $1,390,000, total $9,935,000.
• Widened window, last 60 months (MLS): 13 closings, median $1,200,000, range $500,000 to $1,395,000, total $14,625,000.
• Today: 2 active listings on October 7, 2026, at $999,000 and $875,000, plus one pending at $1,200,000.

Selling Into a Market of 4 Sales a Year

With 4 San Marino closings in 12 months and two active listings, a buyer compares your residence with a handful of others and with the last few recorded sales. The sales split by floor plan and floor, so McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Rialto against the Rialto sales, a Capri against the Capri sales and a second-floor residence against the second-floor sales. Our goal is to list at a price that wins the first 30 days, because the 518-day listing in the data is what the alternative looks like.

The Documents a San Marino Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the year-end financial statement and budget, and the governance form. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the condominium’s and the Pelican Bay Foundation’s.
• The Board approval: the Board’s written approval of the sale under Article 18 of the declaration, and the Architectural Change Request approvals for hard floors, shutters and windows.
• The residence’s own permits: windows, sliding doors, shutters, water heater and air conditioning.
• Flood and insurance: the flood zone on the map, wind mitigation information and the master policy’s coverage.

Board Approval, Estoppels and the Signs Rule

Every San Marino sale needs the Board’s approval under Article 18 of the declaration, and the association’s purchase application is due at least 30 days before closing. Section 15.5 bars “For Sale” signs, so a San Marino listing is sold through photography, video, the MLS and scheduled showings.

Seller Conversion Module: A San Marino-Specific Seller Page

A dedicated seller page for this building, titled sell my home in San Marino at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by floor plan and floor, the document file before the first showing, and the approval timeline built into the contract.

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

Start with a free home valuation. It takes about a minute, and Jesse follows up with the San Marino sales that fit your residence: the same floor plan, the same floor, adjusted for condition. An automated estimate cannot tell a 1,635 square foot Capri from a 2,180 square foot Le Grand; over 60 months the Capri sales have a median of $975,000 and the Rialto sales $1,272,500, both on small samples. We price to the difference.

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

Is now a good time to sell a San Marino condo?

For a residence priced to its floor plan’s recent sales, it can be. Two active listings against 4 closings in 12 months is 6.0 months of supply, so buyers have some room to negotiate and a well-priced residence stands out.

How do I price a Rialto at San Marino?

Against the Rialto sales. Over the last 60 months the 6 Rialto closings had a median of $1,272,500, a small sample, and the second floor sold at a higher median than the first floor. Condition and floor move the number.

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

Yes. Article 18 of the 2014 declaration requires the Board’s approval of every sale. Give the association the contract and application as early as the contract allows.

What will a San Marino buyer ask about first?

The fee layers, the leasing and pet rules and the flood zone of the building. Have the statutory package, the estoppels and the Foundation’s current schedule ready before the first showing.

Can I sell my San Marino residence with a tenant in it?

Yes, subject to the lease and to the declaration’s lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.

Who pays the resale capital assessment when I sell?

The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.

Your Local Real Estate Experts

San Marino owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read San Marino’s recorded declaration, the county’s records and every San Marino closing in the MLS before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this San Marino 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 Naples condominium market that San Marino 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 San Marino page the credential that matters more is narrower than any award: we tracked every San Marino closing in the Southwest Florida MLS back to October 2021, 13 in all, and in the last 12 months we tracked all 4 San Marino closings by floor plan before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed San Marino 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.

★★★★★ “Marc Comisar did an excellent job working with a very difficult client (me) selling our condo in a tough condo market. He went above and beyond.” Derek Dixon, verified Google review

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

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, 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 San Marino home? Get a free home valuation, or call Jesse direct at (239) 898-6072.

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around San Marino, see our Pelican Bay guide, our guide to Pebble Creek, our guide to Calais and our Naples guide.

Frequently Asked Questions: San Marino Buyer Edition

These are the questions buyers ask most about San Marino at Pelican Bay, the 88-unit condominium of eight two-story garage-home buildings on San Marino Drive in Naples, answered from the recorded declaration and amendments, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.

What is San Marino at Pelican Bay?

San Marino at Pelican Bay is an 88-unit condominium of eight two-story garage-home buildings on San Marino Drive inside Pelican Bay, declared in 1991 in unincorporated Collier County, Florida.

Where is San Marino at Pelican Bay, and what are the addresses?

On San Marino Drive inside Pelican Bay, at 6820, 6825, 6830, 6835, 6850, 6855, 6860 and 6865 San Marino Dr, Naples, FL 34108.

Is San Marino a mid-rise?

No. The buildings are two stories, and each residence has an attached garage, so it is a garage-home condominium and not a mid-rise.

How many floor plans are there?

Four: the Capri at 1,635 square feet, the Rialto at 2,040, the Sorrento at 1,695 and the Le Grand at 2,180, according to the county’s heated-area records. There are 18 Capris, 18 Rialtos, 26 Sorrentos and 26 Le Grands.

What is the median price at San Marino?

Over the last 36 months the median was $1,187,500 on 10 closings, from $500,000 to $1,390,000, per the Southwest Florida MLS pulled October 7, 2026.

How many San Marino condos sold in the last 12 months?

Four, a small sample, at a median of $1,150,000 and a range of $975,000 to $1,390,000.

What is the price per square foot?

Over 36 months the median was $590 a square foot, and over 12 months it was $575, both from heated area in the county roll.

How fast do San Marino condos sell?

Over 36 months the median was 27 days on market on 9 sales, and over 12 months it was 14 days on 4 sales, a small sample. One sale was entered after closing and is left out of days on market.

Do San Marino condos sell below list?

Slightly. The median was 94.3 percent of the final list price over 36 months on 9 sales, and 96.6 percent over 12 months on 4 sales.

How many San Marino condos are for sale now?

On October 7, 2026 there were two active listings at $999,000 and $875,000, and one pending at $1,200,000.

How much inventory is that?

Two active listings against 4 closings in 12 months is 6.0 months of supply, from a small base.

What is the HOA fee at San Marino?

The condominium association’s fee is set in an annual budget and is not printed on the public records we read, so ask the listing agent for the budget. The Foundation’s fiscal 2027 assessment, billed through the association, is $3,435 a year.

What is the Pelican Bay Foundation assessment?

$3,435 for fiscal 2027, or $858.75 a quarter, up from $3,295 in fiscal 2026.

What is the Pelican Bay Services Division charge?

$1,250.00 for fiscal 2027 ($789.07 operations and maintenance plus $460.93 capital and projects), per the county’s division page.

What is the resale capital assessment?

$15,000 for deeds recorded on or after October 1, 2026, paid by the buyer at closing, with a 3.5 percent annual escalator from October 1, 2027 stated on the Foundation’s realtors page.

Can San Marino levy a special assessment?

Under the bylaws the Board can levy up to $1,000 per unit per calendar year without an owner vote; larger special assessments need a member vote.

Is San Marino a 55+ community?

No. We found no age restriction in the declaration or its amendments.

Does a buyer need Board approval?

Yes. Article 18 requires Board approval of a sale, and the purchase application is due at least 30 days before closing with a $150 fee per applicant.

Can I rent my San Marino condo?

Yes, once per calendar year, for 30 days to one year, with Board approval in advance. Short-term and vacation rentals are barred.

Can I rent it short term?

No. The leasing rules bar occupancy under 30 days and any hotel-style or vacation-rental use.

What are the pet rules?

Two pets of no more than 40 pounds each, or one of no more than 70 pounds, for owners. Tenants and guests may not keep pets.

What flood zone is San Marino in?

It depends on the address: Zone AE at 6835, 6850, 6855, 6860 and 6865, and shaded Zone X at 6820, 6825 and 6830, on the map effective February 8, 2024.

What is the preliminary FEMA map for Collier County?

Collier County announced on August 19, 2026 that FEMA issued a preliminary Flood Insurance Rate Map with a 90-day appeal period and a target effective date in summer 2027. We do not claim a new zone for any San Marino address.

When must the seller give me the flood disclosure?

Under section 689.302, at or before the time the sales contract is executed.

What is the hurricane evacuation zone?

Zone A, per Collier County’s evacuation zone lookup.

Do milestone inspections apply to San Marino?

As we read section 553.899, it covers buildings of three stories or more, and San Marino’s buildings are two stories. We found no Collier County milestone listing for San Marino.

Is there a structural integrity reserve study?

The statute that requires one covers buildings of three stories or more, so as we read it San Marino is outside it. Ask the association how it funds roofs, paint and paving.

How long is the cancellation period?

Seven days, excluding weekends and holidays, under section 718.503 for a resale condominium.

Which schools serve San Marino?

Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, per the district’s address lookup, which showed no rezoning flag.

Where is the nearest Publix?

The Marketplace at Pelican Bay Publix at 8833 Tamiami Trail North.

Do I get beach access?

A Foundation identification card gives access to the beach, tram, beach restaurants, tennis and the Community Center.

Who is responsible for the air conditioning?

The owner handles the condenser, air handler and ductwork; under the 2016 amendment the association pays labor for lines in the slab and the owner pays materials.

Can I renovate right away?

You need an Architectural Change Request first, and the Board answers a major change in 45 days and a minor one in 20. The declaration says the Board seeks to avoid extensive renovation from November through April.

Who pays the title insurance?

By Collier County custom the buyer pays for the owner’s policy, though the contract controls.

What do documentary stamps cost?

$0.70 per $100 of the price, normally a seller cost, which is $8,050 on a $1,150,000 sale.

Can I bring a trust or company as the buyer?

Yes, but the entity must designate a Primary Occupant, who signs a personal guarantee of assessments, and the association approves no more than one change of Primary Occupant in 12 months.

How do I start?

Call Marc at (239) 287-5873 or read how we represent buyers.

Frequently Asked Questions: San Marino Seller Edition

These are the questions San Marino owners ask most before they sell, the 88-unit condominium of two-story garage homes on San Marino Drive in Naples, answered from the recorded declaration, the Foundation’s published documents, Collier County’s records and the Southwest Florida MLS pull of October 7, 2026.

How much is my San Marino condo worth?

It depends on floor plan, floor, size and condition. Over 36 months the median was $1,187,500 across 10 closings, and over 60 months the Capri median was $975,000 on 5 sales and the Rialto median $1,272,500 on 6, all small samples.

What did San Marino condos sell for in the last 12 months?

Four sold, a small sample, at a median of $1,150,000 and a range of $975,000 to $1,390,000, with $4,665,000 in volume.

Do first-floor or second-floor residences sell for more?

Over 60 months the second floor had a median of $1,295,000 on 7 sales and the first floor $1,012,500 on 6, so floor matters, though both are small samples.

How long will it take to sell?

Over 36 months the median was 27 days on market on 9 sales, and over 12 months 14 days on 4 sales. One active listing has been on the market 518 days, which is what an overpriced list looks like.

How close to list price do sales close?

The median was 94.3 percent over 36 months on 9 sales and 96.6 percent over 12 months on 4 sales.

How many competing listings are there?

Two active at $999,000 and $875,000 and one pending at $1,200,000 on October 7, 2026.

Is it a good time to sell?

For a well-priced residence it can be. With 6.0 months of supply on a small base, buyers have room to negotiate and a priced-right residence stands out.

Do I need Board approval to sell?

Yes. Article 18 requires the Board to approve the buyer, and the application is due at least 30 days before closing.

How long does the Board take?

The declaration gives the Board 30 days to decide after it receives the notice and information, and the association asks for the application at least 30 days before closing.

What does the buyer’s application cost?

$150 per applicant, or per married couple or parent and dependent minor child, per the association’s purchase application, plus a background and credit check.

What if the Board disapproves my buyer?

Article 18 lets the seller demand that the association furnish an approved purchaser at the contract price or at a fair market value determined under the declaration. We found no San Marino record of a disapproval.

What documents must I give the buyer?

The declaration, articles, bylaws and rules, the budget and year-end financial statement, the governance form and the estoppel certificates. The buyer’s seven-day cancellation period under section 718.503 starts when they receive them.

What does the condominium estoppel cost?

Statute sets $250, plus $100 for a 3-business-day rush and $150 more if the owner is delinquent; as we read the state’s current adjusted caps they are $299, $119 and $179.

What does the Foundation estoppel cost?

$250, plus $100 to expedite in 3 business days.

How long is an estoppel valid?

30 days, or 35 if delivered electronically.

What are documentary stamps on my sale?

$0.70 per $100 of price: $6,825 at $975,000, $8,050 at $1,150,000 and $9,730 at $1,390,000.

Who pays for the owner’s title policy?

By Collier County custom the buyer, though the contract controls.

Who pays the $15,000 resale capital assessment?

The buyer, at closing, for deeds recorded on or after October 1, 2026, unless the contract says otherwise.

Are commissions fixed?

No. They are negotiated and set in the listing agreement.

Can I put a For Sale sign out?

No. Section 15.5 bars them, so we sell San Marino through photography, video, the MLS and scheduled showings.

Can I sell with a tenant in the residence?

Yes, subject to the lease and the declaration’s lease rules, and the buyer must be approved like any other.

Does my flood zone affect my sale?

It can. Five of the eight building addresses are in Zone AE, and a buyer’s lender and insurer will ask for the elevation certificate and the flood coverage.

Do I have to disclose flood history?

Section 689.302 requires the flood disclosure at or before the time the sales contract is executed. Ask your attorney how it applies to your contract.

How will the preliminary FEMA map affect my sale?

It is not in effect. Collier County’s preliminary map has a 90-day appeal period and a target effective date in summer 2027, and we do not claim a new zone for any address.

Do I need permits for my windows and air conditioning?

Yes, windows, sliding doors, shutters, water heaters and air conditioning need county permits, and a buyer will ask for them.

What approvals do my renovations need on file?

An approved Architectural Change Request for every hard floor, shutter, window and charger, plus the matching county permits.

Is there a current special assessment?

We found no recorded notice, but assessments are not recorded. The association’s estoppel and minutes are the source.

What if I owe the association?

Delinquent accounts accrue 18 percent interest and late charges and can move to lien and acceleration, so clear the balance before listing.

Should I renovate before I sell?

Only with an approved Architectural Change Request, within the association’s contractor rules, and keep in mind the declaration’s preference to avoid extensive work from November through April.

Can a trust or company sell?

Yes, but the buyer’s entity needs a Primary Occupant who guarantees assessments, which a buyer’s agent should know up front.

What do San Marino buyers ask about first?

The fee layers, the leasing and pet rules, and the flood zone of the building.

Why list with McGreevy and Comisar?

We are Top 1% Real Estate Agents Nationally Since 2008, we price a San Marino residence against its own floor plan and floor, and we bring the document file a buyer’s lender asks for in week one.

How do I get started?

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

Sources and Authoritative References

Every San Marino fact on this page comes from a recorded instrument, a state, county or federal record, the San Marino association’s own published pages and rules, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.

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

Recorded San Marino Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, San Marino in Pelican Bay, 119 pages, OR 1591, Page 1258 (February 7, 1991)
2. Condominium plat exhibit, OR 1591, Page 1377, Condominium Book 36, Page 1 (February 7, 1991)
3. Amendment to declaration with surveyor’s certificate, OR 1600, Page 149 (March 18, 1991)
4. Amendment to declaration with surveyor’s certificate, Building 2, OR 1605, Page 752 (April 8, 1991)
5. Amendment to declaration with surveyor’s certificate, OR 1614, Page 1535 (May 9, 1991)
6. Amendment to declaration with surveyor’s certificate, Building 5, OR 1618, Page 1873 (May 24, 1991)
7. Amendment to declaration with surveyor’s certificate, OR 1626, Page 521 (June 21, 1991)
8. Amendment to declaration with surveyor’s certificate, Building 8, OR 1634, Page 841 (July 24, 1991)
9. Amendment to declaration with surveyor’s certificate, Building 7, OR 1642, Page 373 (August 23, 1991)
10. Amendment to declaration with surveyor’s certificate, OR 1652, Page 589 (October 3, 1991)
11. Amended and Restated Declaration, Articles and Bylaws, 70 pages, OR 1931, Page 1227 (April 4, 1994)
12. Certificate of amendment adopted September 15, 1998, OR 2464, Page 408 (September 22, 1998)
13. Board resolution on storm shutter specifications, OR 2552, Page 3007 (June 1, 1999)
14. Certificate of amendment, OR 3015, Page 1160 (April 9, 2002)
15. Second Amended and Restated Declaration of Condominium, 53 pages, OR 3015, Page 1164 (April 9, 2002)
16. Third Amended and Restated Declaration, Articles and Bylaws, 119 pages, OR 5065, Page 465 (August 6, 2014)
17. Certificate of amendment on air conditioning lines and exterior maintenance, OR 5276, Page 1888 (May 24, 2016)
18. Corrective certificate attaching the Third Amended and Restated Bylaws, 32 pages, OR 5317, Page 996 (September 26, 2016)
19. Corrective certificate of amendment on courtyards, parking, guests and entity ownership, OR 5367, Page 3927 (March 2, 2017)
20. Certificate of amendment on parking, leasing and water supply valves, OR 5387, Page 1403 (April 26, 2017)
21. Certificate of amendment on polybutylene lines, pets and quorum, OR 5515, Page 2701 (May 31, 2018)
22. Certificate of amendment restating the leasing rule, OR 5645, Page 3020 (June 26, 2019)

San Marino Association Public Website and Published Rules

23. San Marino in Pelican Bay association website, home page
24. San Marino association website, About Us
25. San Marino association website, Rules and Guidelines index
26. San Marino association website, Purchasing a Unit
27. San Marino association website, floor plans
28. Floor plan, Unit A Capri
29. Floor plan, Unit B Rialto
30. Floor plan, Unit C Sorrento
31. Floor plan, Unit D Le Grand
32. Purchase Application (March 2023)
33. Pet Addendum to the sale and purchase application
34. Buyer questions and answers (February 2023)
35. Lease application (August 2023)
36. Tenant and guest orientation (March 2023)
37. Emergency preparedness (March 2023)
38. Rules for installation of flooring (revised October 20, 2016)
39. Rules for hurricane shutters
40. Rules for windows, doors and sliding glass doors
41. Electric vehicle charger rule (September 2022)
42. Rules for personal grills
43. Rules for contractors and construction
44. Rules for courtyard maintenance and landscape decor
45. Outdoor air conditioning unit rule (2021)
46. Rules for financial delinquency
47. Rules for use of the pool and spa (May 26, 2022)
48. Rules for use of the clubhouse

Pelican Bay Foundation Published Documents

49. Declaration amendment on leasing, OR 5634, Page 1101 (May 28, 2019)
50. Rules and Regulations (December 12, 2024)
51. Lease Application Packet, fiscal 2027
52. Fiscal 2027 estoppel form
53. Fiscal 2027 Approved Budget Package
54. Resale capital exemption form
55. Pelican Bay planned unit development document with ordinances
56. Realtors page, resale capital assessment schedule
57. Tram service
58. Our beaches
59. Sandbar South Beach
60. Marker 36 North Beach
61. Community center
62. Fitness center
63. Dining
64. Racquets program
65. Pickleball FAQ
66. Design review and covenants application
67. Club Pelican Bay golf
68. Club Pelican Bay membership

Collier County and State of Florida Records

69. Collier County Milestone Map, MilestoneMap FeatureServer layer 2
70. Collier County zoning layer
71. Collier County planned unit development layer
72. Collier County future land use layer
73. Collier County hurricane evacuation zone layer
74. Collier County fire district layer
75. Collier County milestone saltwater buffer layer
76. Collier County three-mile saltwater boundary map
77. Collier County milestone buildings by year
78. Collier County CityView permit locator
79. Collier County Vanderbilt Beach Road widening handout
80. Pelican Bay Services Division, Collier County
81. Pelican Bay Services Division 2025 Clam Bay monitoring report
82. Pelican Bay Services Division agenda packet (October 8, 2025)
83. Collier County condominium flood coverage fact sheet
84. Collier County news release, proposed Flood Insurance Rate Map (August 19, 2026)
85. Collier County Floodplain Management
86. Collier County Tax Collector tax search
87. Collier County Tax Collector beach parking sticker
88. Collier County Public Schools attendance zone map
89. Collier County Public Schools live zone lookup
90. Collier County Public Schools attendance boundaries
91. Collier County Public Schools school and district grades
92. Sea Gate Elementary School
93. Pine Ridge Middle School
94. Barron Collier High School
95. Florida Department of Education school grades
96. Florida Division of Corporations, entity search
97. Florida Statutes 2026, section 553.899, milestone inspections
98. Florida Statutes 2026, section 689.302, flood disclosure
99. Florida Statutes 2026, section 718.111, official records
100. Florida Statutes 2026, section 718.112, bylaws and reserves
101. Florida Statutes 2026, section 718.116, assessments and estoppel
102. Florida Statutes 2026, section 718.1255, dispute arbitration
103. Florida Statutes 2026, section 718.303, fines and suspensions
104. Florida Statutes 2026, section 718.503, disclosures to buyers
105. Florida Division of Emergency Management, Know Your Zone
106. Florida Office of Insurance Regulation, wind mitigation resources
107. Florida Department of Revenue, homestead and exemptions
108. Florida Department of Business and Professional Regulation, licensee search

Federal Records

109. FEMA National Flood Hazard Layer
110. FEMA Map Service Center
111. FEMA preliminary flood hazard data
112. FEMA flood insurance
113. National Hurricane Center, Hurricane Ian tropical cyclone report
114. U.S. Census Bureau geocoder
115. HUD, assistance animals

Healthcare, Shopping and Local News

116. NCH North Collier emergency services
117. NCH 2025 community health needs assessment
118. Publix at Marketplace at Pelican Bay, 8833 Tamiami Trail North

Downloadable Documents

The San Marino documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s official records viewer; association rules open on the San Marino association’s own site; Foundation documents open at the Pelican Bay Foundation; county records open at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

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