Pelican Bay - Sanctuary

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

Sanctuary is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. Formally The Sanctuary at Pelican Bay, a Condominium, it is 72 residences in five three-story buildings at 5950, 5954, 5960, 5964 and 5970 Pelican Bay Boulevard in ZIP 34108, built between 1982 and 1984, the earliest-built of the seven Pelican Bay neighborhoods we cover in depth. McGreevy and Comisar wrote this page for owners who are weighing a sale and for buyers who want the building’s real record before they tour.

Sanctuary at Pelican Bay is not Oak Lake Sanctuary, which is a different neighborhood inside Pelican Bay with its own association and its own page, and it is not Sanctuary at Pelican Landing, which is in Bonita Springs. If a listing, a map pin or a search result sends you to either name, you are looking at a different place with a different association, different fees and a different set of rules.

This page goes deeper on Sanctuary than any other source we know of. It is built from the recorded 1981 Declaration of Condominium and its amendments, the 2022 Second Amended and Restated Declaration with its Articles and Bylaws, the 2025 and 2026 leasing amendments, every notice of commencement recorded against the buildings, Collier County’s milestone list and Milestone Map, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, FEMA’s flood map, the Pelican Bay Foundation’s 2026-2027 estoppel and rules, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS development report for Pelican Bay pulled October 7, 2026. Where the public record stops, we say so and name the document that would answer the question.

If you own at Sanctuary 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 and fee-by-fee detail below will tell you whether Sanctuary fits before you tour.

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

McGreevy and Comisar are the best realtor for Sanctuary at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, over $900 million in personal sales, and a Sanctuary read built from the recorded declaration, the county’s milestone file and every Southwest Florida MLS closing in the building since October 2021.

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

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

That matters at Sanctuary for specific reasons. The 72 residences sit in five buildings that are each three stories, so Florida’s milestone inspection and structural integrity reserve study laws apply to every one of them, and the county’s Milestone Map already lists all five as completed. Every address sits in a FEMA Special Flood Hazard Area. The association’s prior approval is needed before a sale works, the association bars pets entirely, and its leasing rule moved from 30 days to 60 days in 2025 and to 90 days in 2026. A listing agent who prices Sanctuary off a Pelican Bay average, or off a generic Naples condominium index, misses all of it. Buyers and sellers comparing the best real estate agents in Naples should ask each one to answer those four questions for a specific Sanctuary building; we answer them below.

Recent Sanctuary track record (last 12 months): In the last 12 months Sanctuary has seen 2 resales in the Southwest Florida MLS (closings from October 7, 2025 to October 7, 2026), at a median sold price of $757,500, the mean of the middle pair, $640,000 and $875,000. Two sales is a small sample, so the market section below leads with the 60-month window, the first window with ten or more closings: 14 closings and a median of $832,500. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

Honors and recognition:

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

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

Living in Sanctuary at Pelican Bay as a Homebuyer

Living in Sanctuary at Pelican Bay means a condominium of roughly 1,436 to 2,062 square feet on the county roll, in one of five three-story buildings on Pelican Bay Boulevard, with an assigned covered parking space and the Pelican Bay Foundation’s beaches, trams and courts open to every owner.

Sanctuary is one of 95 associations inside Pelican Bay, and it is the smallest of the garden condominiums we cover: 72 residences in five buildings. What follows is what daily life looks like, drawn from the recorded documents, the county’s records and the Foundation’s own pages.

What Is Sanctuary at Pelican Bay?

The Sanctuary at Pelican Bay, a Condominium, is 72 residences in five numbered buildings, 1 through 5. Collier County’s 2026 roll records every one of the 72 as a condominium with living area from 1,436 to 2,062 square feet and a median of 1,437. The Southwest Florida MLS reports areas from 1,436 to 2,007 square feet for the same building, because the county and the MLS measure differently; we never compare a county figure to an MLS figure. The condominium association, The Sanctuary at Pelican Bay Association, Inc., is a Florida not-for-profit filed on December 2, 1980 and active today, with annual reports on file through March 2026.

Five Buildings at 5950 to 5970 Pelican Bay Boulevard

Collier County addresses the five buildings at 5950 (Building 1), 5954 (Building 2), 5960 (Building 3), 5964 (Building 4) and 5970 (Building 5) Pelican Bay Boulevard. Buildings 1, 2, 4 and 5 each hold 15 residences, and Building 3 holds 12, which is 15 plus 15 plus 12 plus 15 plus 15, or 72. The recorded 2022 declaration numbers each residence by building, floor and position, and each building rises three floors, with five residences on a floor in four of the buildings and four on a floor in Building 3. The county roll dates Buildings 1 and 2 to 1982, Building 5 to 1984, and Buildings 3 and 4 to 1984 with one residence each carried at 1983.

The Address and the Entrance

Sanctuary sits on Pelican Bay Boulevard in ZIP 34108,. The Commons shopping area is a 1.8 minute drive and 0.7 miles away, and Artis Naples is the same 1.8 minutes and 0.7 miles. Those are free-flow drive estimates from the middle of the property, not rush-hour promises.

Covered Parking, Assigned by the Declaration

The recorded declaration assigns covered parking spaces as limited common elements, meaning a space belongs to a residence for its exclusive use while the association maintains it as a common expense. Owners can swap use of spaces by written agreement with the association’s approval. Parking is allowed only in designated areas, and the rules bar trailers, trucks over half a ton, recreational vehicles, campers and commercial vehicles; the rules section below covers them.

The Pelican Bay Layer on Top

Every Sanctuary owner is a member of the Pelican Bay Foundation, which the declaration makes mandatory. The Foundation’s page for realtors describes 6,500 residences in 95 associations and 88 acres of parks, almost three miles of beach reached through two access points, a Sandbar restaurant at South Beach and Marker 36 at North Beach, 18 Har-Tru tennis courts with more than 4,500 tennis members, a shared-use racquet complex with 20 pickleball courts and 8 Har-Tru clay courts opened with Collier County, a fitness center in the Community Center and a tram system on berms and boardwalks. Golf is a separate Club Pelican Bay membership. If you want the whole community in one read, start at our Pelican Bay guide or, for a buyer’s route through the community, our guide to buying a home in Pelican Bay.

A Day at Sanctuary

A day at Sanctuary can start with the assigned covered space and a short drive, and end at the beach or the Commons. Errands are short: The Commons is under two minutes away by car, Sea Gate Elementary is about three, and the Publix at the Marketplace at Pelican Bay about six. A buyer should walk the specific building and floor before assuming anything about access, because the recorded declaration describes units by floor and position and not by amenity.

What Sanctuary Does Not Have

Sanctuary does not have a clubhouse, pool or spa of its own in the recorded record we read, a golf course, a beach of its own, a restaurant on the property, or an age rule. It also does not allow pets of any kind other than caged birds and aquarium fish. Golf is the separate Club Pelican Bay membership, the beach and its restaurants belong to the Pelican Bay Foundation, and the declaration places no age limit on occupants. The rest of this page explains each of those points with the document that controls it.

Sanctuary at Pelican Bay Market Snapshot: What the Condominiums Actually Sell For

Sanctuary at Pelican Bay condominiums sold at a median of $832,500 across 14 closings in the last 60 months, the first window with ten or more sales. The last 12 months show 2 closings at a median of $757,500, a small sample, and the last 36 months show 7 closings at a median of $710,000.

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

Every figure below names its window and its number of sales (n). A median of an even number of sales is the mean of the middle pair. Any window under ten sales is labeled a small sample, because one closing can move it by hundreds of thousands of dollars. Prices are the Southwest Florida MLS reported closing price; the county’s recorded deed figure can differ on a single sale, and we never average the two.

The Last 60 Months: Fourteen Closings, Median $832,500

In the 60 months to October 7, 2026, Sanctuary recorded 14 closings (n=14) at a median of $832,500, the mean of the middle pair, $800,000 and $865,000. The low was $520,000, the high $1,495,000 and total volume $11,925,000, a mean of $851,786. The median price per square foot was $466 on MLS living area, and the median home spent 8 days on the market (n=14) and sold at 97.9% of its final list price (n=14). Four of the 14 sold at $900,000 or more, five sold under $700,000, and the five in between ran from $710,000 to $875,000. The market is wide, and the spread is the story: size and timing, not the address, sort the prices.

Why the Newer Windows Read Lower

The 60-month median of $832,500 is higher than the 36-month median of $710,000 by 14.7 percent of the 60-month figure, and the 24-month median of $650,000 is 21.9 percent below it. The reason is mix and timing, not a single event. Seven of the 14 closings happened before October 2023 and carried the high prices of 2022 to 2024, while the five closings since February 2025 all sold below their final list price. Read the windows together: the 60-month figure describes the last five years of a very small building, and the shorter windows describe how little has traded lately.

The Last 12 Months: Two Closings, a Small Sample

In the 12 months to October 7, 2026 (n=2, small sample), Sanctuary closed at $640,000 in October 2025 and $875,000 in June 2026. The median is the mean of that middle pair, $757,500. Median days on market was 99 (n=2), the mean of 79 and 119, and the two sold at 88.3% and 94.6% of final list, a median of 91.4%. The $640,000 closing was a two-bedroom-plus-den residence of 2,007 square feet and the $875,000 closing a three-bedroom of 2,001 square feet on the MLS, so the two are close in size and 36.7 percent apart in price ($875,000 less $640,000, divided by $640,000). We use them as a current-price signal, never as a trend, and the 60-month window above carries the weight on this page.

Sanctuary Sales, the Last 60 Months

This is every Southwest Florida MLS closing at Sanctuary counted in the 60-month window (n=14), newest first. All are on Pelican Bay Boulevard. Square footage is the MLS-reported living area, and a bedroom count of 2+Den means two bedrooms and a den.

The Boundary Sale We Left Out of the 60-Month Count

The Southwest Florida MLS export also lists one more closing dated October 7, 2021, the first day of the pull window: a two-bedroom residence of 1,436 square feet that sold for $532,070 against a final list of $539,900 after 6 days on the market. The development report’s 60-month statistics count 14 closings, and we follow that count so that every figure on this page ties to the same set. For a reader who wants the alternative, adding that sale would make 15 closings with a median of $800,000 and volume of $12,457,070. It would not change any conclusion on this page, and it is a good example of why a window with a handful of sales needs its boundary stated.

Year by Year

By calendar year, the Southwest Florida MLS shows a thin market that peaked in 2022 to 2024 and reset in 2025. The 2021 row covers October 25 through December only, the 2026 row runs to October 7, and no year reaches ten closings, so every row is a small sample.

The 2024 median of $1,180,000 (n=2) is the mean of $865,000 and $1,495,000, and the 2025 median of $645,000 (n=4) is the mean of $640,000 and $650,000. Because no calendar year reaches ten closings, we prefer rolling windows to calendar years.

Two Bedrooms, Two Bedrooms and a Den, and Three Bedrooms

In the 60 months to October 7, 2026, the 7 two-bedroom sales (n=7, small sample) had a median of $710,000, the 2 two-bedroom-plus-den sales (n=2, small sample) a median of $630,000, and the 5 three-bedroom sales (n=5, small sample) a median of $1,100,000. The three-bedroom median is $390,000 above the two-bedroom median, but the bedroom count is mostly standing in for size here: all five three-bedroom sales were 2,001 to 2,007 square feet and all seven two-bedroom sales were 1,436 to 1,584 square feet. A buyer who anchors to a bedroom count alone will misprice in both directions.

Size Matters More Than Anything You Can See From the Street

Two MLS floor areas repeat often enough to compare. A 1,436 square foot residence sold five times in 60 months (n=5, small sample): $620,000 in October 2021, $535,000 in November 2021, $870,000 in June 2022, $710,000 in February 2025 and $520,000 in May 2025. The median is $620,000, and the highest price is 67.3 percent above the lowest ($870,000 less $520,000, divided by $520,000). A 2,007 square foot residence also sold five times (n=5, small sample): $800,000, $1,295,000, $1,100,000, $1,495,000 and $640,000, in that order of closing date from November 2021 to October 2025. The median is $1,100,000. The October 2025 sale was 57.2 percent below the May 2024 sale ($1,495,000 less $640,000, divided by $1,495,000), though the two were not necessarily in the same building, floor or condition, and one was a two-bedroom-plus-den plan.

Grouped more broadly, the 8 residences under 1,700 square feet (n=8, small sample) had a median of $680,000, a median of $463 per square foot, 26 days on market and 97.0% sold to list. The 6 residences of 2,000 square feet or more (n=6, small sample) had a median of $987,500, $493 per square foot, 4 days on market and 100.0% sold to list. Larger residences have been both the fastest and the most volatile part of the market.

What the Building and Floor Tell You, and What They Do Not

The MLS export we use reports Pelican Bay Boulevard for every sale and does not name the building or the floor, so we cannot honestly split closings by building or floor, and we do not. What the county roll does show is how it values them. The median 2026 just value is $659,020 in each of Buildings 1, 2, 4 and 5 and $781,290 in Building 3, and by floor the medians run $639,465 on the first floor, $649,465 on the second and $659,465 on the third, a $10,000 step per floor. Just values are assessments, not prices, and the median roll value of $659,020 sits 20.8 percent below the 60-month median sold price of $832,500. The order still matters: the county values the higher floors above the lower ones in this three-story design, and Building 3, which has four residences a floor instead of five, carries the highest median. Ask any agent pricing a Sanctuary residence which building and which floor the comparable sales came from, and what the view was.

When Sanctuary Sells: January Through June

Of the 14 closings in the last 60 months (n=14), 10 closed from January through June, or 71.4 percent: January 2, February 2, March 1, May 3 and June 2. October had 2 and November 2, and none closed in April, July, August, September or December. With so few sales the pattern is a tendency, not a rule, but it fits Naples generally and it is why a listing that comes to market in the fall is in place before the months when most closings happen.

Asking Versus Selling: Above List, At List, Below List

Of the 14 closings in the last 60 months (n=14), 3 closed above their final list price, 3 at it and 8 below it. All three above-list closings happened between November 2021 and June 2022, and all three at-list closings happened between January 2022 and May 2024. Every one of the five closings since February 2025 sold below its final list price, at 88.3% to 96.7% for the first four and 94.6% for the most recent. The 60-month median of 97.9% (n=14) therefore flatters the present: a seller today should price for the last five closings, which sold at 88% to 97% of list, and not for the 2021 to 2022 run.

How Long Sanctuary Takes to Sell

The 60-month median is 8 days on market (n=14), but the distribution is two-humped. Seven of the 14 closings took 5 days or fewer, all between November 2021 and May 2024, and four took more than 100 days (106, 115, 119 and 288), three of them since February 2025. The five closings after May 2024 had a median of 115 days. Days on market in the MLS can reset when a listing is relisted, so a long number does not always mean one unbroken listing, but the direction is clear: the quick sales of 2021 to 2024 are not the current rule.

What Is for Sale at Sanctuary Right Now

On October 7, 2026 the Southwest Florida MLS showed two active Sanctuary listings: a three-bedroom, two-bath residence of 1,981 square feet at $799,000 after 138 days on the market, and a two-bedroom-plus-den, two-bath residence of 1,672 square feet at $680,000 after 8 days. The median asking price is $739,500, the mean of the two. Those are $403 and $407 per square foot ($799,000 divided by 1,981, and $680,000 divided by 1,672), below the 60-month median of $466. Two listings against 2 closings in 12 months is 12.0 months of supply (2 divided by 2/12), against 5 closings in 24 months it is 9.6 months, and against 14 closings in 60 months it is 8.6 months. With so few sales, supply figures are indicative only, but they say the same thing as the days on market: at present a Sanctuary seller is not selling into a shortage.

Sanctuary Prices Since 1982

Collier County’s recorded-sales file shows the long arc. It counts only deed-recorded, qualified sales of improved property at $100,000 and up, through June 30, 2026, so its counts differ from the MLS: the county file shows 1 qualified sale in 2022 where the MLS shows 3.

The 1982 and 1983 rows, 18 and 33 recorded sales, are the first-sale wave as the buildings were completed and sold, 51 sales for 72 residences in two years. From 1988 to 2000 the median never left a band of $151,000 to $204,000 and the county recorded no more than 10 qualified sales in any year. The 2005 median of $475,000 (n=3) fell to $377,500 by 2008 (n=6), a drop of 20.5 percent, and the 2021 count of 12 recorded sales is the busiest year since 1983. The 2025 median of $650,000 (n=3) is 44.9 percent below 2024 (n=2), which says more about how few sales there are than about the building.

What the County Says a Sanctuary Condo Is Worth

The county’s 2026 roll lists 72 condominium parcels with a living area of 1,436 to 2,062 square feet and a median of 1,437, a minimum just value of $639,020, a median of $659,020, a maximum of $961,570 and a total of $54,949,770, or $763,191 a residence on average. Just value is the assessor’s estimate of market value. A purchase does not set the just value, and Florida’s assessment limits reset on a change of ownership, so a buyer should not assume the seller’s tax bill carries over. Of the 72 parcels, 24 (one third) carry a homestead exemption.

Property Taxes at Sanctuary

All 72 Sanctuary parcels sit in taxing area 79, with a combined 2026 millage of 9.4877 mills on the roll. The components group as Collier County 4.0150, the School Board 4.1470, no municipal levy because Sanctuary is in unincorporated Collier County (0.0000) and other special districts and levies 1.3257, which sum to 9.4877. The 2026 roll shows tax bills from $2,706.97 to $9,123.09, with a median of $6,139.73. Homestead exemptions and Florida’s assessment caps account for part of that spread, and size matters too.

As an illustration only, 9.4877 mills on an assessed value of $832,500 (the 60-month median sold price) is $7,898.51 ($832,500 times 9.4877, divided by 1,000), before any exemption, cap or non-ad valorem charge. On $757,500 (the 12-month median) it is $7,186.93. The county’s non-ad valorem column reads 0.00 on the roll for these parcels, which must not be read as no non-ad valorem charges: the Pelican Bay Services Division publishes its own FY 2027 assessment (see the layered fees section below), and Foundation and association charges are billed separately. Taxes are paid in arrears and the statutory discounts run from 4 percent for payment in November to 1 percent in February, with March at the gross amount.

Our Read of the Sanctuary Market

Sanctuary’s pricing peaked in 2022 to 2024, reset in 2025, and has produced only 2 closings (n=2, small sample) in the last 12 months. The 60-month median of $832,500 (n=14) sits well above the 36-month median of $710,000 (n=7), and the 12-month median of $757,500 (n=2) sits 6.7 percent above the 36-month one, which shows how much one large-residence sale moves a tiny sample. What is consistent is that the five closings since February 2025 all sold below list, took a median of 115 days and landed between $520,000 and $875,000. A seller who prices to the 2022 to 2024 headlines will wait; a seller who prices to the last five closings and the residence’s size cluster will usually transact. A buyer has more leverage than at the peak and a short list of residences to choose from.

Thinking of Selling or Buying at Sanctuary at Pelican Bay? Start With the Building, the Size Cluster and the Fee Stack

Start with the building, the floor and the size, because Sanctuary’s recorded prices swing more with those than with the date. A seller should ask which of the 14 closings in the last 60 months truly compares to the residence, and a buyer should ask what the association’s reserve study and budget say about that building. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and a free home valuation from Jesse starts with that comparison, while Marc answers the buyer-side version at (239) 287-5873.

First-Hand: What We Check Before We Price a Sanctuary Condo

In the last 12 months we tracked both Sanctuary closings in the Southwest Florida MLS against the county’s recorded sales, and we tracked every one of the 14 closings in the last 60 months by size, bedroom count and days on market. Before we price a residence we check six things: the building and floor, the exact size against the two repeating size clusters, the condition of the interior and any porch, the view, the status of the association’s reserve study and any special assessment, and the Pelican Bay resale capital assessment the buyer will face at closing.

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

How Did Sanctuary at Pelican Bay Come to Be?

Sanctuary at Pelican Bay began with a Declaration of Condominium recorded on November 11, 1981 for two buildings and 30 residences, with three more buildings and 42 residences planned as a second phase. The five buildings were finished between 1982 and 1984, and the owners restated the declaration in 2022.

The recorded history is long for a 72-residence building, and it explains several rules that surprise buyers. We list every recorded instrument we found in the Collier County Clerk’s records, and we say which ones we read in full.

The 1981 Declaration

The original declaration, recorded November 11, 1981 in Official Records Book 946 at page 502, names the project The Sanctuary at Pelican Bay, a Condominium, with its address at 5950 Pelican Bay Boulevard. It describes the project as two residential buildings of 30 residences in a first phase, together with a second phase of three buildings holding 42 residences that the developer could add later by amendment. The condominium plat and exhibits were filed in Condominium Book 19, pages 76 through 92, the same day. Thirty plus 42 is 72, which is the building as it stands today.

The 1981 text numbers each residence with a three-digit code in which the first digit is the building, the second is the floor and the third identifies the residence on that floor. The 2022 restatement keeps that scheme.

Two Phases and the County’s Dates

The 1981 declaration put Buildings 1 and 2 in the first phase and Buildings 3, 4 and 5 in a second phase that the developer could add by amendment. Collier County’s milestone list gives certificates of occupancy of January 1, 1982 for Buildings 1 and 2, December 10, 1982 for Building 5, December 6, 1983 for Building 3 and January 1, 1984 for Building 4, while the county roll’s year-built field reads 1982 for Buildings 1 and 2 and 1984 for Building 5 and most of Buildings 3 and 4. The two county records disagree about Building 5, so we say the five buildings were completed between 1982 and 1984 and we do not rank Buildings 3, 4 and 5 by age. The clerk’s index lists amendments recorded on April 7, 1982, January 6, 1983, August 2, 1983, November 8, 1983, December 9, 1983 and April 13, 1984, followed by one on June 27, 1985. We did not read those instruments page by page, so we do not say which one added the second phase.

The Association

The Sanctuary at Pelican Bay Association, Inc. was incorporated as a Florida not-for-profit corporation on December 2, 1980, a year before the declaration was recorded. The State of Florida’s business registry shows it active, with annual reports filed through March 2026, and shows amended and restated articles filed on August 10, 2022.

The 1985 to 1991 Amendments

Bylaws amendments were recorded on May 17, 1985, and a 54-page amendment was recorded on April 8, 1988. On April 16, 1991 the association recorded a certificate of amendment adopted at its annual meeting by at least three-fourths of the voting interests present. The 1991 amendment changed the declaration’s purchase-of-units clause, confirmed that water and sewer service are a common expense and allowed the board to buy cable television in bulk as a common expense, and set the interest and late-payment rules for overdue assessments. We read the 1991 certificate; we list the 1988 amendment from the index and did not read it in full.

The 2021 Plumbing Amendment

On March 16, 2021 the association recorded an amendment that first required owners to replace original copper water pipes with cross-linked polyethylene (PEX) by a deadline, a rule that the 2022 restatement carries forward with a deadline of April 1, 2022. It is one of the most consequential rules in the building and the plumbing section below covers what it means for a buyer.

The 2022 Second Amended and Restated Declaration

The current governing document is the Second Amended and Restated Declaration of Condominium, with the Articles and Bylaws, adopted on March 1, 2022 and recorded on May 18, 2022 in Official Records Book 6128 at page 3453. It runs 82 pages and replaces the earlier text. Nearly every rule we describe on this page comes from it, as later amended.

The 2025 and 2026 Leasing Amendments

Two later amendments changed the leasing rule. The one adopted on March 24, 2025 and recorded on April 15, 2025 raised the minimum lease term from 30 days to 60 days, and the one adopted on March 18, 2026 and recorded on April 27, 2026 raised it to 90 days. The leasing section below sets out how each treats existing owners.

The Residences: Five Buildings, Three Floors

Sanctuary’s 72 residences sit in five three-story buildings: Buildings 1, 2, 4 and 5 hold 15 residences each and Building 3 holds 12. County living areas run from 1,436 to 2,062 square feet, and the recorded declaration defines each residence from the finished floor to the finished ceiling.

The pages that follow describe what a residence includes, how it is divided from the common property and who maintains what. They come from the 2022 restatement and its later amendments, which control over any marketing description.

What a Sanctuary Residence Includes

Under the recorded declaration, a residence runs from the underside of the finished ceiling to the top of the finished floor, and horizontally to the interior surface of the exterior walls. A porch is part of the residence when it is attached and the Board has approved it. The air-conditioning equipment serving a residence is a limited common element that the owner maintains. The covered parking space assigned to a residence is a limited common element too. The undivided share of the common elements for each residence is set in Exhibit D and runs from roughly 1.24 to 1.65 percent by unit type, A through E, totaling 100 percent. The exhibit is a scanned image, so we state it only as a range.

Buildings 1 and 2: The First Phase

Buildings 1 and 2, at 5950 and 5954 Pelican Bay Boulevard, hold 15 residences each, five on each of three floors, and were built in 1982. They are the 30 residences of the first phase described in the 1981 declaration.

Buildings 3, 4 and 5: The Second Phase

Buildings 3, 4 and 5, at 5960, 5964 and 5970, hold 12, 15 and 15 residences, 42 in all, the residences the 1981 declaration described as the second phase. Building 3 has four residences on each floor where the others have five, and the county roll gives it the highest median just value at $781,290, against $659,020 in each of the other four buildings.

Sizes and the Repeating Plans

The county roll shows six living-area figures: 1,436 square feet (27 residences), 1,437 (15), 2,001 (6), 2,007 (9), 2,026 (14) and 2,062 (1). That is 42 residences at about 1,436 and 30 at 2,001 to 2,062, which is 72. The Southwest Florida MLS reports 1,436, 1,473 and 1,584 square feet for the smaller plans and 2,001 and 2,007 for the larger ones, with a 1,981 and a 1,672 square foot figure on current listings. The two measuring systems differ, so we never compare a county figure to an MLS figure. The point for a buyer is that Sanctuary is effectively two size families, a mid-size residence of about 1,436 square feet and a larger residence of about 2,000 square feet, and the price history in the market section follows those two families.

What the Association Maintains and What the Owner Maintains

Section 11 of the 2022 declaration has the association maintain and insure the common elements, including the building structure and roofs. The owner maintains everything inside the residence: interior surfaces, windows and glass, the interior of the entry door, plumbing and electrical within the residence, air conditioning and water heating, appliances, and all modifications the owner has made. A buyer should read the section against the unit boundary, not against the marketing, because the line between what the association and the owner maintain is where most disputes start.

Floor Coverings Above the Ground Floor

Units above the ground floor must keep wall-to-wall carpet, except in kitchens, bathrooms, halls, porches and foyers, unless the owner installs an approved sound-deadening alternative. A buyer who plans to put hard flooring in a second- or third-floor residence should ask for the written approval process before buying, not after.

Windows, Hurricane Protection and Doors

Windows, glass and the interior of the entry door are the owner’s. Section 11.9 allows hurricane protection with Board approval, so shutters, impact glass or other protection require a request before installation. Ask which types and colors the Board has approved. Florida law also addresses hurricane shutters and impact glass in condominiums in section 718.113 of the Florida Statutes.

Water Leaks, Access and the Copper-to-PEX Rule

Section 11.10 gives the association access to a residence with a pass-key, which is how it responds to a leak that affects other residences. Section 11.11(C) requires copper water pipes to be replaced with PEX; the deadline in the 2022 text was April 1, 2022, and an owner who has not complied is strictly liable for damage the old pipes cause. The text calls for notice before the work and confirmation within 10 days after it. A buyer should ask whether the residence has been re-piped and for the confirmation on file, because a 1982 to 1984 building can hold original copper.

Alterations

A material alteration of the common elements that costs more than $10,000 in a year needs the approval of 75 percent of the voting interests present. Once an owner makes a modification, Section 11 makes it the owner’s to maintain.

Parking

Covered spaces are assigned to residences as limited common elements, and owners can exchange use of a space by written agreement with the association’s approval. The association maintains the spaces as a common expense. Trailers, trucks over half a ton, recreational vehicles, campers and commercial vehicles cannot be parked on the property.

What Amenities Come With a Sanctuary at Pelican Bay Condominium?

Sanctuary at Pelican Bay owners get the amenities of the Pelican Bay Foundation: almost three miles of beach through two access points, the tram system, a fitness center, 18 Har-Tru tennis courts, a new racquet complex with 20 pickleball courts, and 88 acres of parks. The building itself is a set of five residential buildings without its own recreation facilities.

The recorded declaration we read does not describe a clubhouse, pool, spa or fitness room at Sanctuary, and the association publishes no website we could find. Everything below comes from the Foundation’s own pages for realtors and its 2026-2027 rules.

What the Pelican Bay Foundation Adds

The Foundation’s page for realtors describes 6,500 residences in 95 associations and 88 acres of parks and recreation. There are two beach access locations on almost three miles of beach, the Sandbar at South Beach and Marker 36 at North Beach, more than 4,500 tennis members on 18 Har-Tru courts, and a shared-use racquet complex that opened with Collier County with 20 pickleball courts and 8 Har-Tru clay courts, a pavilion, restrooms and concessions. A fitness center sits in the Community Center, a tram system runs on berms and boardwalks, and a fiber network provides gigabit capability.

Member Cards

Foundation rules allow up to two member cards per residential plot. A seller returns the cards at closing; the Foundation charges $500 when they are not returned.

Golf at Club Pelican Bay

Golf at Club Pelican Bay is a separate membership with its own terms, published by the club. Owning at Sanctuary does not include a golf membership.

The Commons and Artis Naples

The Commons shopping area and Artis Naples are each a 1.8 minute drive and 0.7 miles from the middle of Sanctuary. The Publix at the Marketplace at Pelican Bay is about 6.0 minutes and 3.2 miles, and Mercato about 6.2 minutes and 3.4 miles. Those are free-flow estimates, not rush-hour promises.

The Foundation’s Pet Rules and Sanctuary

Sanctuary’s own declaration bars pets, so the Foundation’s leash, beach and dining-area rules matter mainly to guests and to assistance animals, as the pet section below explains.

What Sanctuary Owners Do Not Get

Sanctuary owners do not get a clubhouse, pool or spa, a golf course, a beach of their own, a restaurant on the property, a pet, RV or trailer parking, outdoor cooking on porches or patios, or a For Sale sign. They also get no age rule: the declaration places no age limit on occupants. What they get instead is a small, older, three-story condominium in the middle of a community with 88 acres of shared amenities.

What Are the HOA and Condo Fees at Sanctuary at Pelican Bay?

Sanctuary at Pelican Bay owners pay a quarterly assessment to The Sanctuary at Pelican Bay Association, Inc., and that assessment includes the Pelican Bay Foundation’s FY2027 charge of $3,435 per assessable unit, which the Foundation bills to the association and not to owners. The association’s current budget figure is member-only, so we do not print a number we cannot source.

What the Quarterly Assessment Pays For

Section 10.1 of the 2022 declaration makes water and sewer service a common expense, and allows the Board to add bulk cable television or pest control as a common expense if it contracts for them. The association also carries the building insurance, maintains the common elements including the covered parking, funds reserves and, for a condominium, pays the Pelican Bay Foundation’s assessment out of the same budget. The bylaws name roof, building painting, paving and any item costing more than $10,000 as reserve components.

How and When the Assessment Is Billed

The bylaws call for assessments to be paid quarterly in advance on January 1, April 1, July 1 and October 1, with 15 days of notice, and the association’s fiscal year begins January 1. The Board mails the proposed budget at least 14 days before adopting it. Section 10.6 of the declaration, as amended in 1991, says an installment paid within five days after its due date bears no interest, and later ones bear interest at the highest lawful rate, with a late fee allowed by law. If an owner is more than 30 days late after a lien, the Board may accelerate the rest of the year.

What We Could Not Source

The association’s budget, its quarterly assessment, its reserve balances and any estoppel fee are member-only records. The association has no public website we could find, and the State of Florida’s business registry lists only a mailing address c/o a management company in Bonita Springs. We do not print any number for the quarterly assessment, because anything we printed would be a guess. Ask for the budget, the year-end financial statement and the estoppel in the document package, and read the Foundation line in the budget against the figure below.

Reserves and the Law That Now Governs Them

The bylaws use pooled reserves for roof, painting, paving and any item over $10,000, and require them to be fully funded unless a majority of the voting interests present vote to waive. Florida’s condominium law now requires a structural integrity reserve study for buildings of three habitable stories or more, covering the roof, structure, fireproofing, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item costing more than $25,000. At Sanctuary that means all five buildings and all 72 residences, because every building is three stories. We could not find the study or its funding schedule in a public record; it is a document the association gives a buyer.

Special Assessments

A special assessment is the way an association raises money beyond its budget. Whether Sanctuary has an approved or proposed special assessment is not in the public record we reviewed, so a buyer should ask the association directly for the last five years of minutes and any approved or proposed assessment. Recorded notices of commencement show capital work in recent years, listed in the permits section below, but a notice of commencement does not say how a project was paid for.

The Estoppel Certificate

When you sell, the association must provide an estoppel certificate within 10 business days under section 718.116(8) of the Florida Statutes. The statute states a fee cap of $250, $100 more for delivery within 3 business days and $150 more when the account is delinquent; as we read the state’s current adjusted caps, those are $299, $119 and $179. Sanctuary’s own estoppel fee is not published in a source we could cite, so confirm it before you list.

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

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

Owning at Sanctuary at Pelican Bay means paying across layers: the condominium assessment, the Foundation’s $3,435 FY2027 charge that the association passes through, the Pelican Bay Services Division’s FY 2027 assessment of $1,250.00, taxes, and a $15,000 resale capital assessment that a buyer pays at closing for deeds recorded on or after October 1, 2026.

Layer 1: The Sanctuary Condominium Assessment

This is the quarterly assessment described above. It is set by the Board each year and carries the buildings’ insurance, maintenance, reserves, water and sewer and the Foundation pass-through. Ask for the current budget.

Layer 2: The Pelican Bay Foundation

The Foundation’s 2026-2027 estoppel form sets the FY2027 annual assessment, October 1, 2026 to September 30, 2027, at $3,435 per assessable unit. The pieces are operating $2,180, replacement reserve $497 and bulk media $758, which add to $3,435. Quarterly, that is $858.75, made of $545.00, $124.25 and $189.50. For a condominium the Foundation bills the condominium association, so the owner sees it as part of the association’s assessment and not as a separate bill. Single-family homes are billed directly.

Layer 3: The Pelican Bay Services Division

Collier County publishes the Pelican Bay Services Division’s FY 2027 assessment as operations and maintenance of $789.07 and capital and projects of $460.93, a total of $1,250.00, which is $104.17 a month. The Division is the county advisory board behind Pelican Bay’s shared infrastructure; its services include street lighting, water management, beach renourishment, ambient noise management, beautification and the mangrove preserve. How the charge appears on a particular condominium owner’s bill depends on the tax roll, so confirm it with the Tax Collector’s notice or the association.

Layer 4: Club Pelican Bay

Golf at Club Pelican Bay is optional and is a separate membership. The club publishes its current terms on its own website, and owning at Sanctuary does not carry one.

The One-Time Resale Capital Assessment

The Foundation’s 2026-2027 estoppel states a resale capital assessment of $15,000, a buyer cost due at closing, for deeds recorded on or after October 1, 2026. A one-time exemption exists for an owner who moves within Pelican Bay, with an exemption processing fee of $1,000 payable by the buyer. The Foundation’s page for realtors states that the amount rises 3.5 percent each year from October 1, 2027. A buyer who budgets for Sanctuary should add $15,000 to the cash needed at closing, which is 1.8 percent of the 60-month median sold price of $832,500.

What a Seller Pays the Foundation

The seller’s estoppel fee to the Foundation is $250, with an optional $100 for delivery within 3 business days. The Foundation also charges a seller $500 if the member ID cards are not returned. Return the cards at closing and the charge never arises.

Collier County Taxes

Sanctuary’s combined millage is 9.4877 mills in taxing area 79 on the 2026 roll. The market section above lists the components and the arithmetic. Taxes are paid in arrears, and a sale prorates them from January 1.

What the Stack Looks Like for a Buyer

The table below lists what a buyer meets, in the order a buyer meets them. Amounts marked as illustrations use the 60-month median sold price of $832,500 (n=14) and are not bills.

What Does It Cost to Buy or Sell a Sanctuary at Pelican Bay Condo?

Selling a Sanctuary at Pelican Bay condominium costs Florida documentary stamps of $0.70 per $100 of price, which is $5,827.50 at the 60-month median of $832,500, plus lien searches, estoppel fees and the commission you negotiate. A buyer pays the Pelican Bay resale capital assessment of $15,000 and, by Collier County custom, the owner’s title policy.

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

Documentary Stamps on a Sanctuary Sale

Florida’s documentary stamp tax on a deed is $0.70 per $100 of consideration, rounded up to the next $100, and Collier County custom has the seller pay it. At $832,500 (the 60-month median, n=14) that is 8,325 units times $0.70, or $5,827.50. At $757,500 (the 12-month median, n=2, small sample) it is 7,575 units times $0.70, or $5,302.50, and at the higher current asking price of $799,000 it is 7,990 units times $0.70, or $5,593.

Title, Settlement and Who Chooses the Closing Agent

In Collier County the buyer customarily pays for the owner’s title policy and chooses the closing agent, and the contract controls whatever the custom says. Settlement fees commonly run from about $500 to $1,500 and a title search from about $150 to $500, both variable.

The Seller’s Other Costs

A seller also pays for the municipal lien search, usually about $100 to $250, the estoppel certificates from the association and the Foundation, and the property tax proration credit. The buyer records the deed, at about $18.50 to $35.50.

Commissions After the NAR Settlement

Since the National Association of Realtors settlement took effect on August 17, 2024, buyer-broker compensation can no longer be advertised on the MLS, a written buyer agreement is required before a buyer tours a home with an agent, and commissions are negotiable. We explain both sides in plain terms before you sign anything.

The Disclosures a Florida Condominium Buyer Receives

A Florida condominium resale buyer receives the association’s governing documents and financial package and has seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving them under section 718.503. Florida also requires a flood disclosure under section 689.302, due at or before the time the sales contract is executed. Sellers also owe the buyer disclosure of known material defects that are not readily observable.

Property Taxes at Closing

Taxes are paid in arrears for the calendar year, so a closing in the spring credits the buyer with the January 1 to closing share. The discounts run from 4 percent in November to 1 percent in February, with March at the gross amount.

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

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

The Sanctuary at Pelican Bay governing documents are the 2022 Second Amended and Restated Declaration, Articles and Bylaws plus the 2025 and 2026 leasing amendments, under the Pelican Bay Foundation’s declaration and rules. Buyers feel three most: the Board’s approval of every sale in section 12, the lease limits in section 21 and the pet ban in section 20.5.

The Hierarchy of Documents

Florida law sits above every community document, the Pelican Bay Foundation’s declaration and rules bind every Sanctuary owner as a member, and the recorded amendments change the text they amend. When this page presents two rules on one subject, the rule that is stricter governs and the recorded documents control over any summary, including ours.

A Sale Needs the Board’s Prior Written Approval

Section 12 of the 2022 declaration requires the Board to approve every sale or gift of a residence in advance, with exceptions for transfers between spouses and into a revocable trust. The owner gives notice at least 20 days before the closing date, with a copy of the contract. The Board then acts within 20 days of a complete application or within 60 days after the notice, whichever comes first, and silence is deemed approval. The association issues a certificate of approval. A disapproval needs a majority of the whole Board and good cause as the declaration defines it, such as financial irresponsibility, a history of disregard for the rules, an intent to violate the covenants, false information on the application, or a buyer who would own more than two residences. A transfer made without approval is void, and a transfer by foreclosure is exempt. The fees are capped by law. Build that timeline into the contract on both sides.

Co-Ownership, Trusts and Entities

Co-ownership and ownership through an entity are allowed with a designated primary occupant, and the primary occupant can change no more than once in 12 months. A buyer purchasing through a trust or a company should raise this at the contract stage, not at the approval stage.

Leases

Section 21 governs leases and is summarized in the rental section below. In short, a lease needs Board approval, now runs at least 90 days and can be made no more than three times in a calendar year or in any 13 consecutive months.

Vehicles and Parking

Section 20.9 allows parking only in designated areas and bars trailers, trucks over half a ton, recreational vehicles, motor homes, campers, disabled vehicles and commercial vehicles. Each residence has an assigned covered space. The Foundation’s rules ban motorized vehicles other than Foundation trams and carts from the berms and boardwalks.

Smoking, Signs and Cooking

Section 20.10 prohibits smoking and vaping in the common elements and limited common elements, and the owner decides what is allowed inside a residence. Section 20.7 bars every sign on the property, including For Sale and For Rent signs, though an open house sign is allowed during the open house. Section 20.8 bars outdoor cooking of any type on porches, patios, walkways and stairways, including charcoal, propane and electric grills, and bars hanging laundry except on drying racks that cannot be seen from outside. The text says violations of the cooking rule are reported to the Fire Marshal.

Occupancy and Guests

Section 20.1 limits a residence to six persons if it has two bedrooms and eight if it has three. Section 20.2 lets an owner host guests in the owner’s absence for no more than 14 consecutive days and no more than twice a calendar year, with no pets and with the guests registered in the property manager’s office beforehand. Section 20.3 requires any guest staying over 48 hours to be registered within 24 hours of arrival. The Board can grant a limited exception for hardship under section 20.4.

Insurance, Casualty and Rebuilding

Section 13 requires owners to insure their interiors and carry an HO-6 policy, and requires the association to insure the buildings and liability, and flood insurance up to $250,000 per building if it is available through the National Flood Insurance Program. Section 14.3 defines very substantial damage as damage making at least 36 residences untenantable, calls an owners’ meeting within 60 days and sets a two-thirds vote. Section 14.5 treats rebuilding as reasonable if work starts within 4 months and finishes within 9.

Termination

Section 16.1 provides for termination by 90 percent of the residences. A buyer in an older condominium should also know that section 718.117 of the Florida Statutes sets the process and the vote for terminating a condominium.

Amendments

Under section 19, an amendment may be proposed by the Board or by one quarter of the residences and is adopted by three quarters of the voting interests present and voting. The bylaws can be amended by a majority of the voting interests present and voting. Section 19.5 says no amendment may change the size or configuration of a residence or the share of expenses without that owner’s written consent.

Governance: Directors, Budget and Fiscal Year

The bylaws provide for a board of five directors on two-year terms, an annual meeting in March, a quorum of a majority of the votes, 14 days of notice for meetings, a fiscal year beginning January 1, a budget mailed at least 14 days before it is adopted, quarterly assessments, fines only after 14 days of notice and a hearing, and voluntary arbitration for disputes. The property is run by a professional management company; we do not print its name or contact numbers because they change.

Access and Water Leaks

Section 11.10 gives the association access with a pass-key, and the owner is responsible for what the owner’s plumbing and equipment cause. Owners who are away for the summer should arrange a trusted contact and should know the copper-to-PEX rule described earlier.

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

Is Sanctuary at Pelican Bay a 55+ Community?

No. Sanctuary at Pelican Bay is not a 55+ community. The 2022 declaration limits a residence to one family and sets a maximum occupancy of six or eight persons, but it states no minimum age for owners or occupants, and none of the recorded amendments we reviewed adds an age rule.

This is a point of confusion because the name Sanctuary is used by other places. Sanctuary at Pelican Landing in Bonita Springs and Oak Lake Sanctuary, a separate neighborhood within Pelican Bay, are different associations with their own documents. At Sanctuary at Pelican Bay the controlling rules are the declaration’s approval, lease and pet articles, which apply to every owner on the same terms.

Can You Rent Out a Sanctuary at Pelican Bay Condo?

Yes, with limits. Section 21 of the Sanctuary declaration requires Board approval, a lease term of at least 90 days under the 2026 amendment, and no more than three leases in a calendar year or any 13 consecutive months. The Pelican Bay Foundation separately limits any residence to two leases a calendar year, and the stricter limit governs.

The Leasing Rules in One Table

How the 2025 and 2026 Amendments Work

The amendment adopted on March 24, 2025 raised the minimum lease term from 30 days to 60 days, and the amendment adopted on March 18, 2026 raised it to 90 days. Both kept the limit of three leases in a calendar year or 13 months. Both grandfather owners who already owned the residence on the amendment date, and the grandfathering lasts only until the owner sells the residence or transfers it at death. For a buyer that means the 90-day minimum applies from the day of closing, whatever the seller’s rights were before. Read the recorded amendments for the exact language.

How the Two Limits Fit Together

The Foundation’s 2019 amendment, recorded May 28, 2019 in Official Records Book 5634, page 1101, amends section 3.26 of its declaration to include Airbnb and VRBO style arrangements within leasing, and says no residence may be leased more than two times per calendar year unless Neighborhood Covenants provide otherwise. Sanctuary’s section 21 permits three. Because the Foundation’s declaration sits above the association’s, a landlord should plan on two leases a year, and should confirm with the association whether Sanctuary’s covenants change that. The stricter limit governs. With a 90-day minimum, two leases a year is also the practical ceiling for most owners.

Grounds for Disapproval and Subleasing

Section 21.6 lists the grounds on which the Board may disapprove a lease, which include a delinquent owner, a history of troublesome tenancy, financial irresponsibility and disregard for the rules. Section 21.4 bars subleasing and requires the lessee to be 18 or older. Guests cannot occupy a leased residence unless the lessee is in residence.

What the Foundation Does During a Lease

When a residence is leased, the owner’s member cards are deactivated and the tenant receives up to two rental cards. The Foundation’s lease packet asks for the application at least 30 days before occupancy.

What a Sanctuary Landlord Should Plan For

Plan 30 days for the Foundation, 15 for the association, and allow for the Board’s 15-day decision. A landlord who wants the cash flow of seasonal rental should read the 90-day minimum and the two-lease limit together: they allow a long winter lease and a long summer lease, not a series of short stays.

Pet Rules at Sanctuary at Pelican Bay

Sanctuary at Pelican Bay does not allow pets. Section 20.5 of the 2022 declaration bars pets anywhere on the condominium property, including residences and common areas, though caged birds and aquarium fish are permitted, and guests and lessees may not bring pets either. The Pelican Bay Foundation separately limits leashes to 6 feet and bars pets from beaches, trams and boardwalks.

The Pet Rules

Assistance Animals

The Foundation’s rules say service animals and emotional support animals follow the pet rules unless they are approved as a reasonable accommodation. Florida and federal fair housing law require an association to consider an accommodation request for an assistance animal, as the U.S. Department of Housing and Urban Development explains. A buyer who relies on an assistance animal should ask the association for its accommodation procedure before signing a contract.

What to Ask Before You Buy With a Pet

Because the ban is written into the recorded declaration, there is nothing to negotiate on the pets themselves. Ask whether any resident has an approved accommodation or any existing arrangement on file, and who enforces the rule.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at Sanctuary at Pelican Bay

Florida’s milestone inspection and structural integrity reserve study laws apply to all five Sanctuary at Pelican Bay buildings, because each is three habitable stories, and so they cover all 72 residences. Collier County’s Milestone Map lists each building as milestone completed, with the next milestone inspection year shown as 2033.

What the Two Laws Say

Section 553.899 of the Florida Statutes requires a milestone inspection of a condominium building of three habitable stories or more by December 31 of the year it reaches 30 years of age, or 25 years where a local agency requires it because of circumstances such as proximity to salt water. Section 718.112(2)(g) requires a structural integrity reserve study at least every 10 years for each building of three habitable stories or higher. The study covers the roof, the structure, fireproofing and fire protection, plumbing, electrical systems, waterproofing and exterior painting, windows and exterior doors, and any other item costing more than $25,000 or the inflation-adjusted amount. It rests on a visual inspection performed or verified by a licensed engineer, architect or certified reserve specialist, and the association must distribute the study or a notice of its availability to owners within 45 days.

Why Sanctuary Is Within Both

Collier County applies the 25-year rule within three miles of salt water, and its Milestone Buffer map layer places Sanctuary inside that buffer. The county’s milestone building list shows certificates of occupancy from 1982 to 1984 for the five buildings, so every one passed the 25-year mark long ago. Collier County’s milestone page says coastal buildings with a certificate of occupancy before July 1, 1997 were due by December 31, 2024, and every 10 years after that.

What Collier County’s Record Shows

Collier County’s milestone buildings list includes five Sanctuary rows, and the county’s Milestone Map marks the first inspection as completed for each.

What the County Record Does Not Tell You

The county’s list shows that inspections were completed. It does not publish the inspection’s findings, whether any repair was required, or the contents of the structural integrity reserve study. Those are association records, and a buyer is entitled to ask for them. Do not read “completed” as “no repairs”: it means the first inspection was done.

Timing, and the Statute’s Two Dates

An association that existed on or before July 1, 2022 had to complete its first structural integrity reserve study by December 31, 2025. A milestone inspection may stand in for the visual part of the study if it was done within the last five years, and after a milestone inspection the study may be delayed up to two budget years. The statute allows an association needing a milestone inspection by December 31, 2026 to do both together, never later than that date.

What a Sanctuary Buyer Receives by Law

Under section 718.503, a resale buyer has seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the required documents, and a contract signed after December 31, 2024 carries a clause about the milestone inspection and the reserve study if those items are not complete. We deliver the full document package to buyers before they commit and explain each page.

The Questions to Ask the Association

Ask for the milestone inspection report for the building, any repair list and the date of completion; the structural integrity reserve study and its funding schedule; the last five years of board minutes; the current budget and reserve balances; any approved or proposed special assessment; the insurance declarations page; and the confirmation that the residence has been re-piped from copper to PEX. Ask specifically about the April 2025 recorded work described in the permits section below and what is left to do.

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

Hurricanes, Flood Zone and Insurance at Sanctuary at Pelican Bay

All five Sanctuary at Pelican Bay buildings sit in FEMA flood Zone AE, a coastal Special Flood Hazard Area, with a base flood elevation of 10 feet, on the effective panels dated February 8, 2024. County mapping places the property in evacuation Zone A, outside the Coastal High Hazard Area.

The Map and the Panel

We queried FEMA’s National Flood Hazard Layer at each of the five building addresses on October 7, 2026. All five return Zone AE, a coastal floodplain, inside the Special Flood Hazard Area. Panel 12021C0383J covers 5950, 5954 and 5960 Pelican Bay Boulevard, and panel 12021C0381J covers 5964 and 5970, both effective February 8, 2024. Zone AE has a published base flood elevation, and it is 10 feet at all five addresses. Collier County’s floodplain page confirms the 2024 coastal flood map took effect on February 8, 2024.

Evacuation Zone and the Coastal High Hazard Area

Collier County’s mapping at 5950, 5960 and 5970 Pelican Bay Boulevard places the buildings in hurricane evacuation Zone A and outside the Coastal High Hazard Area. The county’s future land use designation there is Urban Residential Subdistrict, the fire district is North Collier, and no community development district covers the property. We did not find a zoning designation we could state, and we do not state one.

The Preliminary Map

FEMA released a preliminary revised flood map for Collier County on March 20, 2025 and held an open house on June 17, 2025. Collier County’s August 2026 release says a 90-day appeal period began on August 19, 2026, which by our count runs to about November 17, 2026; FEMA Region IV holds the official deadline. The county’s target for the new map to take effect is summer 2027, subject to change. Collier County’s floodplain page says the March 20, 2025 maps are preliminary. We have not verified what the preliminary map shows for the Sanctuary addresses and we do not claim any new zone. A buyer or owner can view the preliminary map through FEMA’s Map Service Center, or ask a lender or an insurance agent to check each building.

What Zone AE Means for a Loan

A lender making a federally backed mortgage on a residence in a Special Flood Hazard Area requires flood insurance. A cash buyer is not required to buy it, but the association’s flood policy covers the building, not the contents of your residence or your improvements.

The Community Rating System

Collier County’s floodplain page says unincorporated Collier County is a CRS Class 5 community in the National Flood Insurance Program’s Community Rating System, a program that rewards communities with discounts on flood insurance rates. Ask your insurance agent what discount applies to a specific policy.

The Association’s Policy and the Owner’s Policy

Section 13 of the declaration requires owners to insure the interior of their residences and carry an HO-6 policy, and requires the association to carry property insurance on the buildings, liability insurance, and flood insurance up to $250,000 per building if it is available through the National Flood Insurance Program. Section 718.111(11) governs association insurance. An owner’s HO-6 policy covers the interior, belongings and liability, and section 627.714 requires a unit owner’s policy to include at least $2,000 of loss assessment coverage.

What the $250,000 Figure Means Per Residence

Ask what the association’s flood policy actually carries. If it were limited to the $250,000 figure in section 13, that is $16,667 across the 15 residences of a typical building, or $20,833 across the 12 residences of Building 3, which is a thin cushion against a flood loss of a three-story building. We do not say that is the policy; we say the question is worth asking and that a buyer’s own flood policy fills the gap inside the residence.

Loss Assessment Coverage, the Line Not to Skip

If a storm damages the building and the association’s insurance falls short, the association can assess owners for the difference. Loss assessment coverage on an owner’s policy pays part of that. Ask your insurer to quote a limit well above the $2,000 statutory minimum.

The 50 Percent Rule

Collier County’s flood newsletter explains that in Zones VE, AE, AH and A, a structure that does not meet the current flood elevation must be brought into compliance when the cost of an improvement or repair of damage equals or exceeds 50 percent of its market value before the work begins. The rule applies to the building as a whole, which makes it a question for the association’s Board and engineer. It connects to Sanctuary’s own rebuilding clause, which treats damage to at least 36 residences as very substantial damage.

Hurricane Ian and Later Storms

Hurricane Ian struck Southwest Florida on September 28, 2022, and the National Hurricane Center’s report is the authority on its track and surge. Florida’s Department of Environmental Protection published an impact report on Hurricanes Helene and Milton in Southwest Florida in March 2025. Pelican Bay’s beach was renourished from late October 2025, and Collier County’s December 2025 update says the Pelican Bay Services Division funds the Pelican Bay segment because the beach is not public.

Wind Mitigation

The Florida Office of Insurance Regulation publishes wind mitigation resources. Ask the association which openings in the buildings are impact rated, because windows and glass are the owner’s under section 11 while the building envelope is the association’s.

Which Schools Serve Sanctuary at Pelican Bay?

Sanctuary at Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, according to the Collier County Public Schools attendance tool for 2026-27, checked at all five building addresses on October 7, 2026. The district’s 2025 accountability brief lists A grades for each school from 2021 through 2025.

The Three Schools

Sea Gate Elementary is at 650 Seagate Drive, 1.1 miles and about 3.1 minutes from the property by our routing estimate. Pine Ridge Middle is at 1515 Pine Ridge Road, 2.2 miles and about 5.1 minutes. Barron Collier High is at 5600 Cougar Drive, 3.9 miles and about 8.8 minutes.

School Grades

The district’s 2025 accountability brief shows A, A, A, A, A for the 2021 to 2025 school grades at each of the three schools. Grades describe the schools, not any home, and they are published each year by the state.

Check the Boundary Before You Buy

Attendance zones can change. Use the district’s attendance-boundary tool, and the Florida Department of Education’s school report page, to confirm the assignment for the specific address on the date you contract.

County Permits and Recorded Work at Sanctuary at Pelican Bay

The Collier County Clerk’s recorded notices of commencement show roofing and waterproofing work at Sanctuary at Pelican Bay in 1994, 1996, 1997 and 2003, a five-building project recorded in 2016, and a burst of notices in April 2025 along with electrical work at Building 3 in February 2025.

Recorded Association Projects

A notice of commencement is recorded before a permitted project begins. These are the ones we found recorded against Sanctuary, which tell you what was recorded and by whom, not what it cost or how it was funded. We describe contractors by trade and do not name them.

What the Pattern Shows

The 1990s and 2003 notices show a roofing and waterproofing program building by building, and the 2016 notice covers all five buildings in one project. The April 2025 filings are the largest set: fourteen notices in two days, which points to a multi-part project, though the clerk’s index gives the property and not the scope. A buyer should read it as a set of buildings in an active maintenance cycle, and ask what the 2025 project was, how much was paid from reserves and how much by assessment. The county also holds a December 16, 2021 easement from the association to Collier County, recorded in Official Records Book 6058 at page 440.

How to Pull the Permit History

Collier County’s permitting portal lists permits by address, and the Clerk’s official records search lists recorded notices and amendments. We used the Clerk’s records for this page. If you are buying, ask your agent to pull the permit history for the building you are considering.

What Is Being Built Near Sanctuary at Pelican Bay?

Near Sanctuary at Pelican Bay, the Pelican Bay Foundation has opened a shared-use racquets complex with 20 pickleball courts and 8 Har-Tru courts in partnership with Collier County, Collier County has renourished the Pelican Bay beach, and FEMA’s preliminary flood map is moving through its appeal period.

The Racquets Complex

The Foundation’s page for realtors says Pelican Bay, in partnership with Collier County, has opened a new shared-use racquet sports complex with 20 pickleball courts, 8 Har-Tru clay tennis courts, a pavilion with restrooms and concessions. The Foundation operates 18 Har-Tru courts as well, with more than 4,500 tennis members.

Beach Renourishment

Collier County’s beach renourishment project began in late October 2025, and its December 24, 2025 update says work on the Pelican Bay beach from the north pavilion to the Brighton condominium was complete, with about 48,000 tons of sand still needed for the last part of the project. The Pelican Bay Services Division funds the Pelican Bay portion because it is not a public beach.

The Flood Map

The preliminary flood map described above is the largest change on the regulatory horizon. Any buyer with a closing in 2027 should ask the lender how the effective date will be handled.

Daily Logistics at Sanctuary at Pelican Bay

Daily life at Sanctuary at Pelican Bay is short drives: The Commons and Artis Naples are 1.8 minutes and 0.7 miles away, Sea Gate Elementary 3.1 minutes, Publix at the Marketplace at Pelican Bay 6.0 minutes, Mercato 6.2 minutes, NCH North Naples Hospital 10.6 minutes, and Naples Municipal Airport 14.2 minutes by free-flow estimate.

Drive Times From the Property

These are free-flow drive estimates from the middle of the property on Pelican Bay Boulevard, from a routing engine, not rush-hour or season-peak times.

Utilities and Services

Section 10.1 of the declaration makes water and sewer common expenses, so those are inside the assessment and not billed to the owner. Electricity is the owner’s. The Foundation’s bulk media charge, $758 of the FY2027 assessment, covers the community’s television line, so ask what the package includes before you order service.

Moving In and Contractors

Ask the association’s manager for its move-in procedure, the permitted work hours and the contractor insurance requirements before you schedule a move or a renovation. We do not print the manager’s phone number because it changes.

Hospital and Health Care

NCH North Naples Hospital is the nearer of the two NCH hospitals we measured, at 10.6 minutes. NCH Baker Hospital is 12.2 minutes away.

Airports

Naples Municipal Airport is 14.2 minutes away and Southwest Florida International Airport 39.0 minutes by free-flow estimate. Ask us for a realistic peak-season estimate before you plan a commute.

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

How Does Sanctuary at Pelican Bay Compare to Valencia and the Rest of Pelican Bay?

On the 12-month yardstick, Sanctuary at Pelican Bay’s median of $757,500 (n=2, small sample) sits above four of the six comparison buildings below and under only Valencia and Crescent. Its 72 residences make it the smallest of the seven buildings, and its 1982 to 1984 construction makes it the earliest built.

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

Sanctuary and Six Pelican Bay Buildings on One Yardstick

The table uses each building’s own Southwest Florida MLS closings in the 12 months to October 7, 2026. Any building with fewer than ten closings is a small sample, and one sale can move its median.

Sanctuary and Valencia

Valencia is Sanctuary’s closest comparison on the 12-month medians, $760,000 (n=4, small sample) against Sanctuary’s $757,500 (n=2, small sample), a gap of $2,500. The two buildings differ in size, age and shape, and we compare them in detail in the next section.

Sanctuary and Hyde Park

Hyde Park has 97 residences in six-story mid-rise buildings built from 1983 to 1988, the closest in age to Sanctuary, and its 12-month median was $707,500 (n=6, small sample), $50,000 below Sanctuary’s. Hyde Park is the better comparison for a buyer who wants a taller building of the same era; Sanctuary is the better one for a buyer who wants a small property of three-story buildings.

Sanctuary and the Garden-Condo Buildings

Laurel Oaks (160 residences, 1990 to 1991, 11 closings, $645,000), Willow Brook (112 residences, 1988, 4 closings, $712,500, small sample) and Avalon (174 residences, 1992 to 1994, 9 closings, $590,000, small sample) are the garden-condo comparisons. Sanctuary’s 12-month median is $112,500 above Laurel Oaks, $45,000 above Willow Brook and $167,500 above Avalon, but it rests on two sales, and Laurel Oaks, with 11 closings, is the only one of the four with enough sales to call a window.

Sanctuary and Crescent

Crescent has 148 residences, 18 closings in 12 months and a median of $1,322,500, $565,000 above Sanctuary’s. It is the high-priced end of the comparison and is a mid-rise product with a different building mix, built later, from 1992 to 1997.

How to Read a 12-Month Median

A 12-month median with fewer than ten sales is a snapshot, not a trend. Sanctuary’s own 60-month median is $832,500 (n=14), which is $75,000 above its 12-month median of $757,500 and $122,500 above its 36-month median of $710,000 (n=7, small sample). A comparison between two small samples can reverse in a single closing.

Where the Comparison Stops

We compare product class, size, age and published sales. We do not compare association budgets, reserve studies or special assessments between buildings, because those are member-only documents. A buyer deciding between two buildings should request both buildings’ documents before the contract.

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

Sanctuary vs Valencia: Which Pelican Bay Condominium Fits You?

Sanctuary has 72 garden condominiums in five three-story buildings, built from 1982 to 1984, while Valencia at Pelican Bay has 135 residences in eight buildings of two to five stories, built from 1988 to 1990. Sanctuary’s 60-month median is $832,500 (n=14) and Valencia’s is $892,500 (n=34), so the choice turns on building age, pets and price per square foot.

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

Sanctuary vs Valencia Decision Table

Both sets of figures come from each building’s own Southwest Florida MLS pull of October 7, 2026 and from the Collier County Property Appraiser’s 2026 tax roll. County living areas and MLS living areas are never compared with each other.

Choose Sanctuary If

Choose Sanctuary if you want a smaller, older garden-condominium property of 72 residences, a larger plan of about 2,000 square feet available at a lower price per square foot than Valencia’s, and no pets on the grounds. Its sales record is thinner: the first Sanctuary window with ten or more closings is 60 months, and its 12-month median rests on two sales.

Choose Valencia If

Choose Valencia if you want a choice of building height on one small property; a clubhouse, heated pool and spa on the grounds; a pet allowed under the association’s one-pet rule; and a market of 15 closings in three years that gives a seller or a buyer a real price record. Valencia’s inventory is thin, with one listing today, so a buyer who sees the right residence should move.

What Neither Table Tells You

Neither building’s budget, reserve study or special assessment history is public, and both are Pelican Bay Foundation members. Ask the associations for the current budget, the structural reserve study where it applies and the minutes. Our team will pull the documents for either building and walk you through them.

How to Decide in a Weekend

Tour both buildings on the same day and compare the specific residences you like, not the averages. Ask each association the same five questions: the quarterly assessment, the last special assessment, the reserve study date, the approval timeline and the rental limit.

Honest Pros and Cons of Owning at Sanctuary at Pelican Bay

Sanctuary at Pelican Bay offers a small 72-residence property with larger plans of about 2,000 square feet, 60-month sales between $520,000 and $1,495,000 (n=14) and the Foundation’s amenities, against a $15,000 resale capital assessment, a pet ban, a 90-day lease minimum, flood Zone AE and a Board approval on every sale.

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

The Pros

• A small property of 72 residences in five three-story buildings, with assigned covered parking.
• Two size families: a mid-size plan of about 1,436 square feet and a larger plan of about 2,000 square feet.
• A lower price per square foot than Valencia: $466 against $567 at the 60-month median.
• The Pelican Bay Foundation’s beaches, trams, courts and fitness center for every owner.
• Water and sewer are common expenses inside the assessment.
• The county’s Milestone Map shows the first inspection completed for all five buildings.
• No age restriction in the recorded documents we read.

The Cons

• A $15,000 Foundation resale capital assessment for deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027.
• Every sale needs the Board’s prior written approval, with 20 days’ notice.
• Pets are not allowed anywhere on the property.
• Leases must run at least 90 days under the 2026 amendment, and the Foundation limits a residence to two leases a year.
• Zone AE flood insurance and a base flood elevation of 10 feet at all five buildings.
• All five buildings fall under the milestone and structural reserve study laws, and the study contents are not public.
• Thin sales record: two closings in the last 12 months, and every one of the five closings since February 2025 sold below list.
• No outdoor cooking on porches or patios, no For Sale signs and no clubhouse or pool.

Who Sanctuary Fits

Sanctuary fits a buyer who wants a smaller condominium property in the middle of Pelican Bay, who is comfortable with Board approval of a sale and a pet ban in the recorded documents, and who has priced the $15,000 Foundation charge. It fits a seller who wants an honest read of a thin market and a price built from the last five closings.

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

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

If you’re searching for a Sanctuary listing agent, or thinking, ‘I need someone to sell my Sanctuary home…’ you are selling into 14 closings in 60 months (n=14), a buyer who reads the milestone file and fee stack before touring, and a closing that needs Board approval. McGreevy and Comisar sell Sanctuary 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)

Sanctuary’s mix of two size families and a pet ban makes it a condominium where size, building 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 Sanctuary listing, along with the document file that a Sanctuary 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 Sanctuary Sellers Are Selling Into

In the last 12 months Sanctuary has seen 2 resales in the Southwest Florida MLS (n=2, small sample), with $1,515,000 of volume, a median of 99 days on the market and a median sold-to-list of 91.4%. The 60-month window is the better guide: 14 closings, $11,925,000 of volume, a median of 8 days on the market and 97.9% of final list, though the five closings since February 2025 sold at 88.3% to 96.7% of list.

What Makes Selling at Sanctuary Different

Six things separate a Sanctuary sale from a generic Naples condominium sale. The Board must approve the buyer in writing before the deed works. The Pelican Bay Foundation charges the buyer a $15,000 resale capital assessment, which a buyer weighs against the price. All five buildings fall under Florida’s milestone inspection and structural reserve study laws. Every building sits in a FEMA Special Flood Hazard Area. The declaration bars pets and, since the 2026 amendment, sets a 90-day lease minimum, so a buyer who planned to rent or to bring a pet will ask about both. And the declaration bans For Sale signs, so the sale is marketed through the MLS, the web and private showings, not a yard sign. Sanctuary has no 55+ rule, so the buyer pool is not restricted by age.

The Documents a Sanctuary Buyer Will Ask For

Have these ready before the first showing:

• The declaration, the 2022 restatement and every recorded amendment, including the 2025 and 2026 leasing amendments.
• The current budget, the year-end financial statement and the reserve balances.
• The milestone inspection summary and the structural integrity reserve study, or a statement that none is complete.
• The confirmation that the residence has been re-piped from copper to PEX, if it has.
• The association’s estoppel certificate and the Foundation’s estoppel for the residence.
• The Board’s sales application and the certificate of approval timeline.
• The flood disclosure under section 689.302, due at or before the time the sales contract is executed.

The Approval Timeline

Give the association notice at least 20 days before the closing date, with the contract. The Board then acts within 20 days of a complete application, or within 60 days after the notice, whichever comes first, and approval is deemed given if it does not act. The buyer has seven days, excluding Saturdays, Sundays and legal holidays, to cancel after receiving the condominium documents. Build the closing date around the Board’s calendar, not around the loan alone.

Pricing a Sanctuary Residence

Price against the size cluster, then the building and floor, then condition. In the last 60 months a 1,436 square foot residence has sold from $520,000 to $870,000 (n=5, small sample) and a 2,007 square foot residence from $640,000 to $1,495,000 (n=5, small sample). A list price should name the comparable sales it rests on, and a price built from the last five closings, which ran from $520,000 to $875,000, will usually transact before a price built from the 2022 to 2024 headlines.

What It Costs to Sell

At the 60-month median of $832,500, Florida documentary stamps are $5,827.50 (8,325 units at $0.70). The Foundation’s seller estoppel fee is $250, with $100 for delivery within 3 business days, and $500 if the member ID cards are not returned. The association’s estoppel is capped by section 718.116(8), and as we read the state’s current adjusted caps the base fee is $299. Add the municipal lien search of about $100 to $250 and the commission you negotiate.

Before the First Showing

Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, build the document file first, then set the price, then photograph the residence. Professional photography, video, a qualified-buyer database and discretion with off-market capability are part of the plan.

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

Start with a free Sanctuary home valuation. It takes about a minute, and Jesse follows up with the Sanctuary sales that fit your residence: the same size family, adjusted for floor, condition and view. An automated estimate cannot tell one 2,007 square foot residence from another; recorded sales of that size span from $640,000 to $1,495,000. If you are weighing the whole community, our Pelican Bay home valuation page covers it.

(239) 898-6072, text or call. Confidential conversations welcome. For the plan across Pelican Bay, read how we sell Pelican Bay homes. A dedicated seller page for Sanctuary at Pelican Bay will cover the listing plan step by step; until then, this page and a call to Jesse are the plan.

Is now a good time to sell a Sanctuary condo?

For a residence priced to the last five closings, yes, with realistic expectations. Two listings against 2 closings in 12 months is 12.0 months of supply, and a fall listing is in place before January through June, when 10 of the 14 closings in 60 months happened.

How do I price a third-floor residence?

Against the sales of its size, floor and condition, not the building’s average. The county values higher floors above lower ones by a $10,000 step in median just value, but MLS sales do not name the floor, so a comparable sale must be matched by size, view and condition.

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

Yes. Section 12 requires the Board to approve every sale or gift in advance, and a transfer without approval is void. Give the association at least 20 days’ notice with the contract and submit the application.

What will a Sanctuary buyer ask about first?

The milestone and reserve study record, the flood zone, the quarterly assessment, the pet and lease rules and the $15,000 Foundation charge. Have the document package and both estoppels ready before the first showing.

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

Yes, subject to the lease. A buyer must be approved like any other, a lease runs at least 90 days under the 2026 amendment, and a buyer inherits the current 90-day minimum, not any earlier grandfathered right. Tell the buyer’s agent the lease terms at the first showing.

Who pays the Foundation resale capital assessment?

The buyer pays the $15,000 resale capital assessment at closing for deeds recorded on or after October 1, 2026, per the Foundation’s 2026-2027 estoppel. The contract can allocate it differently, but the Foundation looks to the buyer.

Your Local Real Estate Experts

Sanctuary at Pelican Bay 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 Sanctuary’s recorded declaration, its 2022 restatement, Collier County’s milestone records and every recorded Sanctuary sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Sanctuary at Pelican Bay 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 Sanctuary 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 Sanctuary page the credential that matters more is narrower than any award: we tracked every Sanctuary closing in the Southwest Florida MLS back to October 2021, and in the last 12 months we tracked both Sanctuary closings against the county’s deed record before this guide was written.

What Our Clients Say

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

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

★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review

★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review

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

Buying at Sanctuary? 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 Sanctuary, see our guide to Pelican Bay, our guide to Valencia, the Pelican Bay condominium building most often compared with Sanctuary, our guide to Hyde Park, the building closest to it in age, and our Naples guide.

Frequently Asked Questions: Sanctuary Buyer Edition

These are the questions buyers ask most about Sanctuary at Pelican Bay, the 72-residence garden condominium neighborhood on Pelican Bay Boulevard in Pelican Bay, Naples, answered from the recorded condominium documents, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.

What is Sanctuary at Pelican Bay?

Sanctuary at Pelican Bay is a garden condominium of 72 residences in five three-story buildings inside the Pelican Bay community in Naples. The buildings date from 1982 to 1984 and are governed by The Sanctuary at Pelican Bay Association, Inc., a Florida not-for-profit filed on December 2, 1980.

Where is Sanctuary at Pelican Bay located?

Sanctuary is on Pelican Bay Boulevard in ZIP 34108. The five buildings carry the county addresses 5950, 5954, 5960, 5964 and 5970 Pelican Bay Boulevard, and The Commons shopping area is about 1.8 minutes away by car, 0.7 miles.

Is this the same as Oak Lake Sanctuary or Sanctuary at Pelican Landing?

No. Oak Lake Sanctuary is a different neighborhood inside Pelican Bay with its own association, and Sanctuary at Pelican Landing is in Bonita Springs. Check the street address and the association name before you rely on any listing or document.

How many residences and buildings does Sanctuary have?

Sanctuary has 72 residences in five buildings. Buildings 1, 2, 4 and 5 hold 15 residences each and Building 3 holds 12, which adds to 72. Each building has three floors.

When was Sanctuary at Pelican Bay built?

The Declaration of Condominium was recorded on November 11, 1981. Collier County’s milestone list gives certificates of occupancy from January 1982 to January 1984, and the county roll shows year built as 1982, 1983 or 1984. The two county records disagree on Building 5, so we say 1982 to 1984.

How big are Sanctuary condominiums?

The county roll shows living areas of 1,436 to 2,062 square feet, with a median of 1,437. The Southwest Florida MLS reports 1,436 to 2,007 square feet for sold residences because it measures differently. Two size families repeat: about 1,436 square feet and about 2,000 square feet.

How many floors are the Sanctuary buildings?

Each building has three floors, and the recorded declaration numbers each residence by building, floor and position. Buildings 1, 2, 4 and 5 have five residences on a floor, and Building 3 has four.

What do Sanctuary condos sell for?

Sanctuary condominiums sold at a median of $832,500 across 14 closings in the last 60 months (n=14), from $520,000 to $1,495,000. The last 12 months show 2 closings at a median of $757,500 (n=2, small sample), so use the 60-month window as the guide and the recent sales as a signal.

What is the price per square foot at Sanctuary?

The median price per square foot on MLS living area was $466 in the last 60 months (n=14), $437 in the last 36 months (n=7, small sample) and $378 in the last 12 months (n=2, small sample). Per-square-foot figures depend heavily on size, so we match residences of the same size first.

How many Sanctuary condos are for sale right now?

On October 7, 2026 the Southwest Florida MLS showed two active listings, at $799,000 and $680,000. Two listings against 2 closings in 12 months is 12.0 months of supply, so a buyer has time to compare, but few residences to choose from.

How quickly do Sanctuary condos sell?

The 60-month median is 8 days on market (n=14), but the five closings since May 2024 had a median of 115 days. The fast sales were in 2021 to 2024; the current market takes months.

Have prices at Sanctuary fallen?

The five closings since February 2025 ranged from $520,000 to $875,000 and all sold below list, while the 2022 to 2024 closings reached $1,295,000 and $1,495,000 for the largest residences. With so few sales, read that as a reset in the largest plans more than a trend in the building.

What are the HOA and condo fees at Sanctuary?

Owners pay a quarterly assessment to the association, due January 1, April 1, July 1 and October 1. The budget figure is member-only, so we do not print one; ask for the budget and the estoppel. The assessment includes the Foundation’s FY2027 charge of $3,435 per assessable unit and water and sewer.

What does the Pelican Bay Foundation charge?

The Foundation’s FY2027 annual assessment is $3,435 per assessable unit: operating $2,180, reserve $497 and bulk media $758. For a condominium it is billed to the association and sits inside the quarterly assessment.

What is the $15,000 resale capital assessment?

The Foundation charges the buyer a one-time $15,000 resale capital assessment at closing for deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027. An exemption exists for an owner moving within Pelican Bay, with a $1,000 processing fee.

What is the Pelican Bay Services Division assessment?

Collier County publishes the FY 2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00, or $104.17 a month. Confirm how it appears on a particular residence’s tax bill.

What are the property taxes at Sanctuary?

The 2026 combined millage is 9.4877 mills in taxing area 79. On a $832,500 assessed value that is $7,898.51 before exemptions or caps, an illustration only. A purchase resets the assessment limits, so do not assume the seller’s bill.

Are pets allowed at Sanctuary?

No. Section 20.5 of the 2022 declaration says pets are not allowed anywhere on the condominium property, including inside residences. Caged birds and aquarium fish are permitted. Assistance-animal requests are considered as reasonable accommodations.

Can I rent out my Sanctuary condo?

Yes, with Board approval and a lease of at least 90 days, no more than three leases in a calendar year or any 13 consecutive months. The Foundation limits a residence to two leases a calendar year, and the stricter limit governs.

Is Sanctuary a 55+ community?

No. The recorded documents we read contain no age restriction on occupants. A lessee must be at least 18, which is a lease condition and not an age rule for owners.

Does the Board approve buyers?

Yes. Section 12 of the declaration requires the Board to approve every sale in advance. The owner gives at least 20 days’ notice before closing, and the Board acts within 20 days of a complete application or 60 days after notice, whichever is first. Silence is deemed approval.

Is Sanctuary in a flood zone?

Yes. FEMA’s effective map, dated February 8, 2024, places all five buildings in Zone AE, a Special Flood Hazard Area, with a base flood elevation of 10 feet. A lender will require flood insurance on a federally backed mortgage.

What does FEMA’s preliminary flood map change?

We have not verified what the preliminary map shows for these addresses, and we claim no new zone. Collier County says the preliminary map was released March 20, 2025, a 90-day appeal period began August 19, 2026 and the target date is summer 2027, subject to change.

Do the milestone inspection and reserve study laws apply?

Yes. All five buildings are three stories, so section 553.899 and section 718.112(2)(g) apply to every residence. Collier County’s Milestone Map shows the first inspection completed for each building and the next in 2033.

What is the copper-to-PEX rule?

Section 11.11(C) of the declaration requires original copper water pipes to be replaced with PEX, with a deadline of April 1, 2022 in the 2022 text. An owner who has not complied is strictly liable for resulting damage. Ask for the confirmation on file.

Which schools serve Sanctuary?

The Collier County Public Schools attendance tool for 2026-27 assigns Sea Gate Elementary, Pine Ridge Middle and Barron Collier High at all five addresses. The district’s brief shows A grades at each school for 2021 through 2025. Confirm the boundary on the date you contract.

Does Sanctuary have a pool or clubhouse?

Not in the recorded declaration we read, and the association publishes no website we could find. Owners use the Pelican Bay Foundation’s amenities: beaches, tram, fitness center, tennis and pickleball.

Where do I park at Sanctuary?

Each residence has an assigned covered parking space, and all other parking must be in designated areas. Trailers, trucks over half a ton, recreational vehicles, campers and commercial vehicles are not allowed.

Can I grill on my porch at Sanctuary?

No. Section 20.8 bars outdoor cooking of any type, including charcoal, propane and electric grills, on porches, patios and walkways, and the text says violations are reported to the Fire Marshal.

Can I install hard flooring in an upper-floor residence?

Residences above the ground floor must keep wall-to-wall carpet except in kitchens, bathrooms, halls, porches and foyers, unless an approved sound-deadening alternative is installed. Ask for the written approval process before you plan a flooring change.

How does Sanctuary compare with Valencia?

Sanctuary has 72 residences in five three-story buildings, built 1982 to 1984, with no pets and a 90-day lease minimum. Valencia has 135 in eight buildings built 1988 to 1990, with a clubhouse and a one-pet rule. Its 60-month median is $892,500 against Sanctuary’s $832,500.

What insurance do I need at Sanctuary?

An HO-6 policy for the interior, belongings and liability, with loss assessment coverage well above the $2,000 statutory minimum, plus flood insurance if you finance. The association insures the buildings; ask for its declarations page.

What documents will I receive, and can I cancel?

You receive the association’s governing documents and financial package, and under section 718.503 you have seven days, excluding weekends and legal holidays, to cancel after receiving them. We deliver and explain the full package before you commit.

Can I buy through a trust or company?

Yes, with a designated primary occupant, who can change no more than once in 12 months. The Board still approves the transfer, and a transfer into a revocable trust for the owner’s own benefit is exempt from approval.

What does an estoppel certificate cost at closing?

The seller usually pays. The Foundation charges a seller $250, with $100 more for 3-business-day delivery. The association’s fee is capped by section 718.116(8) at $250, or $299 as we read the state’s current adjusted caps.

What is nearby?

The Commons and Artis Naples are 1.8 minutes away, Sea Gate Elementary 3.1, Publix at the Marketplace 6.0, Mercato 6.2, NCH North Naples Hospital 10.6 and Naples Municipal Airport 14.2 minutes by free-flow estimate.

Why work with McGreevy and Comisar as a Sanctuary buyer?

We read the recorded declaration, the 2022 restatement and the county’s milestone record before we show you a residence, we tracked every Sanctuary closing back to October 2021, and we explain the fee stack and the approval timeline up front. Call Marc at (239) 287-5873.

How do I tour Sanctuary?

Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. We schedule the tour, pull the comparable sales for the size family you like and request the association’s documents in parallel.

Buying at Sanctuary? Call Marc at (239) 287-5873. Selling your Sanctuary home? Get a free home valuation or call Jesse direct at (239) 898-6072.

Frequently Asked Questions: Sanctuary Seller Edition

These are the questions Sanctuary at Pelican Bay owners ask most when they are thinking about a sale, answered from the recorded condominium documents, the Pelican Bay Foundation’s 2026-2027 estoppel, Collier County’s records and the Southwest Florida MLS, with the date, the window and the number of sales behind every figure.

How much is my Sanctuary condo worth?

Sanctuary condominiums sold at a median of $832,500 across 14 closings in the last 60 months (n=14), from $520,000 to $1,495,000. Your residence sits inside that range according to its size, floor, view and condition. A free valuation from Jesse matches it to the closed sales that fit.

What is the price per square foot at Sanctuary?

The median price per square foot on MLS living area was $466 in the last 60 months (n=14), $437 in the last 36 months (n=7, small sample) and $378 in the last 12 months (n=2, small sample). Residences of about 2,000 square feet and above ran $493 (n=6) and those under 1,700 square feet $463 (n=8).

Is now a good time to sell at Sanctuary?

For a residence priced to the last five closings, yes, with realistic expectations. Two active listings against 2 closings in 12 months is 12.0 months of supply, so a seller competes with few listings but also sells into few buyers.

How long will my Sanctuary condo take to sell?

The 60-month median is 8 days on market (n=14), but that is pulled down by seven sales of 5 days or fewer between November 2021 and May 2024. The five closings since May 2024 had a median of 115 days (n=5, small sample).

Have prices at Sanctuary fallen since 2022?

For the largest residences, yes: the 2,007 square foot plan sold at $1,295,000 in January 2022 and $1,495,000 in May 2024, and at $640,000 in October 2025 (n=5 in the cluster, small sample). The 1,436 square foot plan has stayed between $520,000 and $870,000.

How do I price a 2,007 square foot residence?

Start with the five MLS closings of that size in 60 months, which ran from $640,000 to $1,495,000 with a median of $1,100,000, then adjust for floor, view, renovation and the fact that the lowest price is the most recent. A list price should name its comparable sales.

How do I price a 1,436 square foot residence?

Start with the five MLS closings of that size in 60 months: $520,000 to $870,000, median $620,000 (n=5, small sample). The two since February 2025 closed at $710,000 and $520,000, with 40 and 288 days on market.

What do sellers pay at closing at Sanctuary?

A seller customarily pays Florida documentary stamps on the deed, the municipal lien search, the association’s and the Foundation’s estoppel fees, the property tax proration and the commission negotiated with the listing agent. The buyer pays the owner’s title policy by Collier County custom, though the contract controls.

How much are the documentary stamps on a Sanctuary sale?

Documentary stamps are $0.70 per $100 of price, rounded up. At the 60-month median of $832,500 that is 8,325 units, or $5,827.50. At $757,500, the 12-month median, it is $5,302.50.

Who pays for title insurance in Collier County?

By Collier County custom the buyer pays for the owner’s title policy and chooses the closing agent, and the seller pays the documentary stamps. The purchase contract controls, so it can allocate these differently.

What does the Pelican Bay Foundation charge a seller?

The Foundation’s seller estoppel fee is $250, with $100 more for delivery within 3 business days. It charges $500 if the member ID cards are not returned at closing.

What does the Sanctuary association charge for an estoppel certificate?

The association’s own fee is not published in a source we could cite, so confirm it before you list. Section 718.116(8) caps the fee at $250, $100 for 3-business-day delivery and $150 more for a delinquent account, or $299, $119 and $179 as we read the state’s current adjusted caps.

How fast must the association deliver an estoppel?

Within 10 business days after the request under section 718.116(8). Order it early, because it is part of the document package the Board and the buyer’s lender both want.

Does the Board have to approve my buyer?

Yes. Section 12 requires the Board to approve every sale or gift in advance, with exemptions for spousal and revocable-trust transfers and for foreclosure transfers. A transfer without approval is void.

What happens if the Board disapproves my buyer?

A disapproval needs a majority of the whole Board and good cause as the declaration defines it, such as financial irresponsibility, a history of disregard for the rules, false information on the application or ownership of more than two residences. Ask the Board for the reason in writing.

How long does the approval process take?

Give notice at least 20 days before the closing date. The Board acts within 20 days of a complete application or within 60 days after notice, whichever comes first, and silence is deemed approval. Build the closing date around that calendar.

Do I have to return my Foundation ID cards?

Yes, at closing. The Foundation charges a seller $500 if the member ID cards are not returned. Up to two cards are issued per residential plot.

What does the buyer pay the Foundation?

A $15,000 resale capital assessment, due at closing, for deeds recorded on or after October 1, 2026, rising 3.5 percent a year from October 1, 2027. An in-community move can qualify for an exemption with a $1,000 processing fee.

Will the $15,000 resale charge hurt my price?

It does not change your price by a formula, but buyers account for it. A buyer is comparing the price plus $15,000 across Pelican Bay buildings, so the charge is a reason to price accurately and not above the comparable sales.

What condominium documents must I give a buyer?

The association’s governing documents, the financial package, the budget and the estoppel, among the items section 718.503 lists. Add the Foundation’s estoppel and the milestone and reserve study status. Have them ready before the first showing.

Can the buyer cancel after signing?

Yes, within seven days, excluding Saturdays, Sundays and legal holidays, after receiving the condominium documents under section 718.503. Delivering the package at the start of the contract starts that clock early.

What flood disclosure do I give a buyer?

The flood disclosure under section 689.302, due at or before the time the sales contract is executed. It covers known flood damage and flood insurance claims, and all five buildings are in a FEMA Special Flood Hazard Area.

Do the milestone and reserve study laws affect my sale?

Yes. All five buildings are three stories, so a buyer will ask for the milestone inspection status and the structural integrity reserve study. The county’s Milestone Map shows the first inspection completed for each building.

Should I make repairs before I list?

Fix what a buyer’s inspector will find, and confirm the copper-to-PEX replacement and the paperwork for it, because the declaration makes the owner strictly liable for damage from original copper pipes. Hard-flooring changes above the first floor need the approval process.

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

Yes, subject to the lease. The buyer needs Board approval like any buyer, and a buyer inherits the current 90-day minimum, not your grandfathered right. Share the lease terms at the first showing.

What if my assessments are not current?

Bring them current before you list. A delinquent account raises the estoppel cap by $150 under section 718.116(8), and the Board may refuse to approve a lease while an owner is delinquent.

Can I sell my Sanctuary condo from out of town?

Yes. We coordinate the association’s approval, the estoppels, the Foundation steps and the closing remotely, and you can sign electronically or before a notary where you live.

How will you market my Sanctuary condo?

Through the MLS, professional photography and video, a qualified-buyer database and private showings. The declaration bans For Sale signs anywhere on the property, so marketing does not rely on a yard sign. Open house signs are allowed during the open house.

How many Sanctuary homes have you sold?

Ask us and we will tell you what we have closed in the building.

How much is your commission?

Commissions are negotiable, and since the National Association of Realtors settlement took effect on August 17, 2024 a written agreement is required before a buyer tours with an agent. We explain both sides in plain terms before you sign anything.

What happens to my property taxes at closing?

Taxes are paid in arrears and prorated from January 1 to the closing date. The 2026 millage is 9.4877 mills, and the buyer’s assessment resets on a change of ownership, so the seller’s bill is not the buyer’s.

Do higher-floor residences sell for more at Sanctuary?

We cannot say from sales, because the MLS export does not name the floor. The county’s roll values the third floor above the second and the second above the first by $10,000 each in median just value.

Does the pet ban hurt resale?

We cannot measure it, because the MLS pull has no pet field. We can say the ban is in the recorded declaration and applies to every owner, so say so in the listing and disclose it early to avoid a failed showing.

What should I do first if I am thinking of selling?

Request the estoppel and the document package, confirm the copper-to-PEX status, and get a free valuation. Call Jesse at (239) 898-6072.

How do I get a free Sanctuary valuation?

Use the free home valuation or call Jesse direct at (239) 898-6072. He matches your residence to the closed sales of the same size and floor and tells you where the evidence is thin.

Why list your Sanctuary condo with McGreevy and Comisar?

We are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we built this page from the recorded documents. We tell you plainly that Sanctuary’s market is thin and price it from the last five closings.

Selling your Sanctuary home? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Sanctuary? Call Marc at (239) 287-5873.

Sources and Authoritative References

Every Sanctuary at Pelican Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s published pages, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS report pulled 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 roll and recorded-sales files, and Southwest Florida MLS figures from the development report named in the last group, not from any third-party site.

Recorded Sanctuary Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, The Sanctuary at Pelican Bay, OR 946, Page 502 (November 11, 1981)
2. Condominium plat and exhibits, Condominium Book 19, Pages 76 to 92 (November 11, 1981)
3. Amendment, OR 966, Page 237 (April 7, 1982)
4. Amendment, OR 1001, Page 1683 (January 6, 1983)
5. Amendment, OR 1034, Page 1369 (August 2, 1983)
6. Amendment, OR 1050, Page 1218 (November 8, 1983)
7. Amendment, OR 1055, Page 1191 (December 9, 1983)
8. Amendment, OR 1077, Page 36 (April 13, 1984)
9. Bylaws amendment, OR 1136, Page 685 (May 17, 1985)
10. Amendment, OR 1143, Page 601 (June 27, 1985)
11. Amendment, OR 1340, Page 1364 (April 8, 1988)
12. Certificate of amendment, declaration, bylaws and articles, OR 1607, Page 1860 (April 16, 1991)
13. Amendment, copper-to-PEX plumbing requirement, OR 5909, Page 2689 (March 16, 2021)
14. Second Amended and Restated Declaration of Condominium, Articles and Bylaws, OR 6128, Page 3453 (May 18, 2022)
15. Leasing amendment, 60-day minimum, OR 6458, Page 2244 (April 15, 2025)
16. Leasing amendment, 90-day minimum, OR 6579, Page 2828 (April 27, 2026)
17. Easement to Collier County, OR 6058, Page 440 (December 16, 2021)
18. Notice of commencement, roofing contractor, Phase 2, OR 1820, Page 1400 (April 29, 1993)
19. Termination of notice of commencement, OR 1878, Page 1310 (October 27, 1993)
20. Notice of commencement, roofing and waterproofing, Building 1, OR 1993, Page 326 (October 11, 1994)
21. Notice of commencement, painting contractor, OR 2174, Page 211 (April 23, 1996)
22. Notice of commencement, air conditioning contractor, OR 2174, Page 212 (April 23, 1996)
23. Notice of commencement, roofing and waterproofing, OR 2174, Page 213 (April 23, 1996)
24. Notice of commencement, roofing and waterproofing, Building 3, OR 2315, Page 681 (May 20, 1997)
25. Notice of commencement, roofing and waterproofing, Building 4, OR 2315, Page 682 (May 20, 1997)
26. Notice of commencement, roofing and waterproofing, OR 3329, Page 3383 (July 1, 2003)
27. Notice of commencement, roofing and waterproofing, 5954 Pelican Bay Boulevard, OR 3394, Page 2895 (September 11, 2003)
28. Notice of commencement, roofing and waterproofing, 5960 Pelican Bay Boulevard, OR 3394, Page 2896 (September 11, 2003)
29. Notice of commencement, roofing and waterproofing, Building 4, OR 3408, Page 1412 (September 29, 2003)
30. Notice of commencement, construction contractor, all five buildings, OR 5316, Page 1365 (September 22, 2016)
31. Notice of commencement, sign contractor, OR 5554, Page 3470 (September 21, 2018)
32. Notice of commencement, OR 5881, Page 1714 (January 25, 2021)
33. Notice of commencement, fence contractor, OR 6217, Page 3035 (February 21, 2023)
34. Notice of commencement, OR 6412, Page 3500 (November 7, 2024)
35. Notice of commencement, electrical contractor, Building 3, OR 6439, Page 2779 (February 14, 2025)
36. Notice of commencement, OR 6457, Page 338 (April 10, 2025)
37. Notice of commencement, OR 6457, Page 869 (April 11, 2025)
38. Notice of commencement, OR 6457, Page 1641 (April 11, 2025)
39. Collier County Clerk official records

Sanctuary Association and the Pelican Bay Foundation

40. Florida Department of State, Division of Corporations, The Sanctuary at Pelican Bay Association, Inc.
41. Pelican Bay Foundation, information for realtors
42. Pelican Bay Foundation, 2026-2027 estoppel
43. Pelican Bay Foundation, rules and regulations (December 12, 2024)
44. Pelican Bay Foundation, FY2027 approved budget package
45. Pelican Bay Foundation, Second Amended and Restated Declaration
46. Pelican Bay Foundation, leasing amendment (May 28, 2019)
47. Pelican Bay Foundation, lease application packet 2027
48. Pelican Bay Foundation, resale capital assessment exemption form FY2027
49. Pelican Bay PUD with ordinances
50. Pelican Bay Foundation, beaches
51. Pelican Bay Foundation, tram service
52. Pelican Bay Foundation, fitness center
53. Pelican Bay Foundation, racquets program
54. Pelican Bay Foundation, Marker 36
55. Pelican Bay Foundation, Sandbar
56. Pelican Bay Foundation, community map
57. Pelican Bay Foundation, dining
58. Pelican Bay Foundation, Community Center
59. Pelican Bay Foundation, Realtor guest card request
60. Pelican Bay Foundation, design review and covenants application
61. Club Pelican Bay, membership
62. Club Pelican Bay, golf

State of Florida

63. Florida Statutes 2026, section 553.899, milestone inspections
64. Florida Statutes 2026, section 718.111, association insurance and records
65. Florida Statutes 2026, section 718.112, bylaws, reserves and structural integrity reserve studies
66. Florida Statutes 2026, section 718.113, maintenance, hurricane shutters and improvements
67. Florida Statutes 2026, section 718.116, assessments and estoppel certificates
68. Florida Statutes 2026, section 718.117, termination of condominium
69. Florida Statutes 2026, section 718.503, resale disclosure and cancellation
70. Florida Statutes 2026, section 689.302, flood disclosure
71. Florida Statutes 2026, section 689.261, property tax disclosure
72. Florida Statutes 2026, section 627.714, unit owner coverage and loss assessment
73. Florida Statutes 2026, section 201.02, documentary stamp tax on deeds
74. Florida Statutes 2026, section 193.155, homestead assessments
75. Florida Department of Revenue, documentary stamp tax
76. Florida Department of Revenue, property tax information for taxpayers
77. Florida Department of Business and Professional Regulation, licensee search
78. Florida Division of Emergency Management, Know Your Zone

Collier County

79. Collier County, Pelican Bay Services Division
80. Collier County, milestone inspections
81. Collier County, milestone buildings by year (certificates of occupancy)
82. Collier County, Milestone Map data layer
83. Collier County, floodplain management
84. Collier County, 2026 flood protection newsletter
85. Collier County, proposed flood insurance rate map release (August 2026)
86. Collier County, beach renourishment project update (December 24, 2025)
87. Collier County, hurricane evacuation zone data layer
88. Collier County, Coastal High Hazard Area data layer
89. Collier County, future land use data layer
90. Collier County, fire district data layer
91. Collier County Tax Collector, property taxes
92. Collier County Tax Collector, tax search

Flood, Storm and Insurance

93. FEMA, National Flood Hazard Layer map service
94. FloodSmart, National Flood Insurance Program
95. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
96. Florida Department of Environmental Protection, Hurricanes Helene and Milton impact report, Southwest Florida (March 2025)
97. Florida Office of Insurance Regulation, wind mitigation resources
98. U.S. Department of Housing and Urban Development, assistance animals

Schools, Health Care and Daily Logistics

99. Collier County Public Schools, 2024-2025 school and district grades
100. Collier County Public Schools, attendance boundaries
101. Collier County Public Schools, school zones
102. Sea Gate Elementary School
103. Florida Department of Education, school report
104. NCH North Naples Hospital
105. Artis Naples, history

Market and Industry

106. National Association of Realtors, settlement FAQs
107. National Association of Realtors, written buyer agreements

Data Pulled for This Page

108. Southwest Florida MLS (Matrix), residential closed sales and active listings for Pelican Bay, ZIP 34108, closings October 7, 2021 to October 7, 2026, pulled October 7, 2026.
109. Collier County Property Appraiser, 2026 tax roll and recorded-sales file (newest recorded sale June 30, 2026), The Sanctuary at Pelican Bay, a Condominium.
110. Collier County Property Appraiser, 2026 millage for taxing area 79.

Downloadable Documents

The Sanctuary at Pelican Bay documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded instruments open in the Collier County Clerk’s viewer, Foundation documents at the Pelican Bay Foundation and county records at Collier County.

Market data from Southwest Florida MLS, pulled October 2026.

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