Pelican Bay - St. Lucia

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

St. Lucia at Pelican Bay is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is 86 residences completed in 1990 under one declaration: a 70-residence tower at 6361 Pelican Bay Blvd and the 16-residence St. Lucia Gardens low-rise in two buildings at 6351 and 6371 Pelican Bay Blvd, with the beach reached by the Pelican Bay Foundation’s tram.

McGreevy and Comisar are the team St. Lucia sellers call first, and the team its buyers call when they want the building’s real record: what the tower floors and the garden residences have actually sold for, what the association’s recorded declaration lets an owner do and not do, why every St. Lucia residence pays the same 1/86 share of the common expenses, how the one road in and out is held under a recorded 2004 access easement, and what a sale costs once the Pelican Bay Foundation’s $15,000 resale capital assessment is on the closing statement.

This page goes deeper on St. Lucia than any other source we know of. It is built from the recorded 1989 Declaration of Condominium, the 2016 Amended and Restated Declaration, Articles and Bylaws and every recorded amendment and easement we could find at the Collier County Clerk, the Florida Division of Corporations record of the association, the state condominium registry and elevator inspection file, Collier County’s milestone map, the notices of commencement recorded against the buildings, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, the Pelican Bay Foundation’s FY2027 budget and estoppel form, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS closings pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

One naming note before anything else. This is not St. Lucia Townhomes Homeowners’ Association, an unrelated Florida nonprofit corporation with a similar name. It is not Saint Lucia, the Caribbean island, and it is not St. Lucie County or Port St. Lucie on Florida’s east coast. St. Tropez and St. Marissa are separate Pelican Bay buildings with their own associations and records, and both appear in the comparisons below.

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

Why McGreevy and Comisar Are the Best Realtor for St. Lucia

McGreevy and Comisar are the best realtor for St. Lucia because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a St. Lucia market read built on 18 MLS closings, the county’s deed record back to 1989 and the recorded declaration.

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 St. Lucia in Pelican Bay, Naples, whether you’re ready to sell your St. Lucia 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 St. Lucia for a specific reason. The building has 86 homes, and over the last 36 months its closings run from $625,000 to $1,750,000, with a median of $950,000 across 12 sales. Every one of those homes carries an equal 1/86 share of the common expenses, sits in a FEMA Special Flood Hazard Area, answers to a condominium Board that must approve every sale, and joins a Foundation that charges the buyer $15,000 at closing. A listing agent who prices St. Lucia off a Pelican Bay average, or off a Naples condominium index, misses all of it.

Recent St. Lucia track record (36 months, the first window with 10 or more closings): In the 36 months to October 7, 2026, St. Lucia has seen 12 resales in the Southwest Florida MLS (pulled October 7, 2026), at a median sold price of $950,000 (n 12), with a highest-priced sale of $1,750,000 and a median sale-to-list ratio of 95.1% (n 12). The last 12 months hold only 5 closings, a small sample, at a $768,000 median. The MLS pull behind this page records closings, not the listing office on each one, so we do not state how many of the 12 we represented; ask us and we will tell you which St. Lucia sales we know first-hand.

For St. Lucia sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At St. Lucia we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days to cancel after receiving it, and because the association’s Board must approve the buyer and the Foundation has its own estoppel and resale steps. We assemble all of it early so the clocks start on day one.

For St. Lucia buyers: the first question is which of the two products you are pricing, because the tower and the garden residences are separate markets under one declaration: the 4 tower sales on floors 2 through 5 over 60 months have a $736,000 median, while the 6 garden sales have a $1,025,000 median (both small samples). The second is the layered cost: a condominium assessment, the Foundation’s $3,435 annual assessment carried in the association’s budget, the county’s Services Division line and a one-time $15,000. The third is the flood map. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific St. Lucia residence; we answer them below.

Honors and recognition:

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

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

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

Living in St. Lucia at Pelican Bay as a Homebuyer

St. Lucia at Pelican Bay is an 86-residence condominium on Pelican Bay Blvd in Naples, where a 70-residence tower and a 16-residence garden low-rise share one declaration, one association and the Pelican Bay Foundation’s beaches, tram, racquets and fitness amenities. Owners hold a deeded condominium unit, pay one association fee and answer to one Board.

What Is St. Lucia at Pelican Bay?

St. Lucia is a 1990 condominium of 86 residences, recorded in 1989 as “St. Lucia, A Condominium” with the Florida condominium registry. The 70-residence tower stands at 6361 Pelican Bay Blvd, and St. Lucia Gardens, 16 residences in two two-level buildings, stands at 6351 and 6371. All 86 belong to one association and one 1/86 ownership share each.

What Does Daily Life Look Like at St. Lucia?

Residents live with two elevators in the tower, assigned parking and carports, a pool and spa, and the Foundation’s amenities within a short tram ride or drive. Artis-Naples is about 1.0 mile and 2.4 minutes away by free-flow route, Publix Marketplace at Pelican Bay about 2.6 miles and 5.3 minutes, and Vanderbilt Beach about 2.7 miles and 6.8 minutes by road.

Where Are 6351, 6361 and 6371 Pelican Bay Blvd?

The three street addresses sit on the Pelican Bay Foundation community map as one pin, “St. Lucia and Gardens,” next to The Commons. The tower is 6361, the south garden building is 6351 and the north garden building is 6371. The county files all 86 residences under one subdivision, and the Collier County school-boundary search returns the same three zoned schools for all three addresses.

Who Runs the Building?

St. Lucia Condominium Association, Inc. is a Florida not-for-profit corporation, filed September 10, 1987 and active in the Division of Corporations record, with amended and restated articles dated March 14, 2016 and annual reports on file for 2024, 2025 and 2026. A five-member Board serves staggered two-year terms under the 2016 Bylaws, and the Declaration lets the Board hire a licensed manager.

What Does Ownership at St. Lucia Not Come With?

No club membership and no golf come with a St. Lucia residence. Club Pelican Bay is separate and optional, while the Foundation’s beaches and tram belong to the Foundation membership that every Pelican Bay owner holds. The Declaration also sets no age limit; the 55+ section below explains the legal point.

Which Residence Matches Which Priority?

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

St. Lucia Market Snapshot: What the Residences Actually Sell For

St. Lucia at Pelican Bay has 12 closings in the 36 months to October 7, 2026, the first MLS window with 10 or more, at a $950,000 median (n 12), a $625,000 low and a $1,750,000 high. The last 12 months show only 5 closings at $768,000, a small sample. Every figure below names its window and n.

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

The Lead Window: 36 Months, Twelve Closings

Between October 8, 2023 and October 7, 2026, St. Lucia recorded 12 MLS closings, so we lead with the 36-month window. The median sold price is $950,000 (n 12; the two middle sales are $925,000 and $975,000), the range is $625,000 to $1,750,000, and dollar volume is $12,065,000. The median per-sale price per square foot is $577 (n 12), the median days on market is 83 (n 12) and the median sale price is 95.1% of the final list price (n 12).

How the Numbers Move Across 12, 24, 36 and 60 Months

Windows end October 7, 2026. Even-n medians are the mean of the two middle sales, and no closing was entered after the fact, so every column uses every sale. Only the 36-month and 60-month windows clear 10 closings; the 12-month and 24-month rows are small samples.

The 36-month median uses the middle pair $925,000 and $975,000; the 60-month median uses $975,000 and $1,025,000. The 12-month median of $768,000 is $182,000 below the 36-month median; it reflects what closed, not a forecast.

Year by Year: County Deeds and MLS Closings, 2016 to 2026

The county’s recorded-sales file lists the deed consideration for qualified, improved sales of $100,000 and up, through June 30, 2026. The MLS pull covers October 7, 2021 onward, so its columns start in 2022. Years with fewer than 10 sales are small samples.

The county file starts with the developer’s first sales: 73 qualified sales in 1989 at a median of $184,900. After 1989 only 2014 (11 sales), 2020 (11) and 2021 (10) reached ten sales. The yearly median first exceeded $1,000,000 in 2022, from 3 sales, before falling to $773,500 in 2025 from 4.

Price Bands: Where the 18 Sales Landed

Over the 60 months to October 7, 2026, the 18 closings fell into five bands. Seven of 18 closed between $750,000 and $999,999, the largest band, and only one closed above $2,000,000.

Per-sale price per square foot ranges from $354 to $920 across the 18 sales, a spread that follows plan size, floor and condition more than the building name. We price against the same plan and floor, not the building median.

Days on Market and Sale-to-List

Sixteen of the 18 closings sold below their final list price and two sold at it: a $1,199,000 garden sale in July 2023 and a $1,875,000 tower sale in April 2022. Five of the 18 took 120 days or more to sell (121, 127, 168, 208 and 339 days). The median is 40 days over 12 months (n 5), 69 over 24 (n 9), 83 over 36 (n 12) and 69 over 60 (n 18). The 12-month sale-to-list median of 90.5% (n 5, small sample) is the lowest of the four windows.

Turnover: How Often Does a St. Lucia Home Sell?

Eighteen MLS closings in 60 months on 86 residences is 3.6 sales a year, or about 4.2% of the building turning over annually. The 5 sales of the last 12 months are about 5.8% of the building, and the 12 of the last 36 months are about 4.7% a year. A buyer comparing the same plan will usually find one or two recent sales, not a dozen.

Active Listings Today

On October 7, 2026 the MLS shows 3 active listings, all 2 bedroom plus den, 2 bath, and no pending sales in the pull. The median active list price is $789,000 (n 3). At the 12-month pace of 5 closings, 3 listings are 7.2 months of supply; at the 36-month pace of one closing a month it is 9.0 months. Both ratios rest on very few sales.

The two 1,330 square foot listings sit between the $625,000 and $768,000 that two 1,330 square foot residences closed for in the last 60 months, and both are past 100 days on market. The $995,000 listing at 1,456 square feet asks more than any 1,456 square foot sale in the file, which closed at $765,000, $880,000 and $925,000.

Every St. Lucia Closing, Last 60 Months

Every closing in the Southwest Florida MLS file from October 7, 2021 to October 7, 2026 is below, newest first, on Pelican Bay Blvd. “Garden” marks the 6 sales in the two St. Lucia Gardens buildings; “Tower” is every other sale. None of the 18 was entered after closing, and no sale closed between October 7, 2021 and March 18, 2022.

What the County Recorded Before 2016

The county’s file goes back to 1989: 73 qualified sales that year at a median of $184,900 and a range of $139,900 to $469,900, then 3 in 1990 at $196,900. The county median was below $335,000 every year through 2001 and first passed $600,000 in 2005, on a single sale. The long-run view is the same as the MLS’s: this is a building that turns over a few times a year, so each sale matters.

County Deeds and the MLS, Side by Side

Of the 18 MLS closings, 16 closed on or before June 30, 2026, the county file’s last date, and the county’s 2022 through 2026 rows match the MLS in count and price, with one exception of date: the county’s 2022 row holds an $830,000 sale that the MLS dates January 3, 2023, which we read as the same sale. The two sales after June 30 (July 15 and August 12, 2026) are not yet in the county file. When a county deed and an MLS price ever disagree, the deed controls and we name both. The MLS living area differs from the county roll’s heated area, so we never compare the two.

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

How Did St. Lucia at Pelican Bay Come to Be?

St. Lucia at Pelican Bay began with Gulf Bay Development Associates, Inc., which recorded the Declaration of Condominium for “St. Lucia, A Condominium” on August 11, 1989 at Official Records Book 1461, Page 2077. The county then logged 73 qualified first sales that year. The association itself was incorporated in 1987, and a 2016 restatement governs the building today.

The Land, Gulf Bay and the First Sales

Gulf Bay Development Associates is the developer named in the state condominium file for St. Lucia, and the Gulf Bay history page describes St. Lucia as its high-rise with 70 units and St. Lucia Gardens as its 16 low-rise units. The Clerk indexes the land as Pelican Bay Unit Three, Parcel T. The county’s sales file starts with 73 qualified sales in 1989 at a median of $184,900, then 3 in 1990 at $196,900, a fast sell-out of a 1990 building.

The Recorded Declaration, August 1989

The 78-page Declaration, recorded August 11, 1989, describes three buildings: one with 70 units on 16 living levels, and two with 8 units each on 2 living levels. It gives each of the 86 units a 1/86 undivided share of the common elements and the common expenses, places windows, doors and screens outside the unit boundary, and sets out the unit types by letter. A January 9, 1990 amendment added the surveyor’s certificate for the buildings as built.

How Many Stories? Four Records, Three Answers

The records disagree about height, so we name each. The recorded Declaration counts 16 living levels in the 70-unit building, and the state’s elevator file shows two traction elevators serving 16 landings, which agrees. The Pelican Bay Foundation’s community map says “15 floors with 70 units in the main building.” The Gulf Bay history page calls it a “7-story luxury high-rise with 70 units,” while listing neighboring St. Tropez as 15 stories.

The recorded unit numbers run 101 through 1201, then 1401, then two-level penthouses, with no 13th level in the numbering, so a count of floors depends on how the skipped 13 and the two penthouse levels are treated. We use the Declaration’s 16 living levels, the one record that is recorded, signed and amendable only by owner vote, and we treat the Foundation’s 15 as a reasonable reading of the same building. We could not reconcile Gulf Bay’s 7.

Recorded Documents That Shaped the Community

Each instrument below is recorded in the Collier County Clerk’s Official Records. Links to every one appear in the sources and the downloadable documents at the end of this page.

The 2004 Access Easement: The Road In

This recorded 2004 easement is the most unusual document in the St. Lucia file. St. Marissa Condominium Association and Crown Colony Village Association granted St. Lucia a perpetual, non-exclusive easement for ingress over their land, and the recital states St. Lucia had used the easement area “as their sole means of ingress.” St. Lucia in return granted a reciprocal egress easement, subject to Crown Colony reopening its south gate.

The easement puts duties on St. Lucia: it maintains the road improvements and the entrance sign in the traffic island, and it carries $2,000,000 per occurrence and $2,000,000 aggregate liability coverage plus a $4,000,000 umbrella. It can be changed only by a recorded instrument. For a buyer, that means the way in is a recorded right, not a public road, and a lender, insurer or attorney may ask for the document. We read the instrument itself, OR 3606, Page 970, not a summary of it.

The 2016 Restatement

The Amended and Restated Declaration, Articles and Bylaws, recorded March 9, 2016, restates the 1989 Declaration as amended. It governs maintenance, use, leasing, sales, insurance and assessments in the sections we walk through below, and its Bylaws set the Board at five directors serving staggered two-year terms.

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

The Residences: Tower Floors, Unit Types and the 16 Garden Homes

The residences at St. Lucia at Pelican Bay are 70 tower units and 16 two-level garden units, in unit types the Declaration labels by letter, from two-bedroom-plus-den plans of 1,330 square feet on the county roll to penthouses with up to five bedrooms. Over 60 months the tower and the gardens have sold as two separate markets.

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

How the Tower Is Arranged

The 70-unit tower at 6361 Pelican Bay Blvd is numbered by floor and stack: units 101 to 105 on the first floor up through 1201 to 1205, then 1401 to 1405 with no 13th level in the numbering, then the penthouses. Five stacks run the height of the building, and two elevators serve it. The county roll lists the tower as 39 residences at 1,330 square feet, 3 at 1,520, 26 at 1,818 and 2 at 4,386.

What the Declaration’s Unit Types Mean

The 2016 Declaration describes the tower in four types. Typical A, the 02, 03 and 04 stacks, is two bedrooms, a den and two baths. Typical B, the 01 and 05 stacks, is three bedrooms, a den, two baths and a pantry. Penthouse A is a two-level residence with four bedrooms, a library and three and a half baths, and Penthouse B is two levels with five bedrooms, a media room, a billiard loft and four baths.

Three stacks at 13 floors each give 39 Typical A residences, and two stacks give 26 Typical B, matching the roll’s 39 at 1,330 and 26 at 1,818. We read the roll’s three residences at 1,520 and two at 4,386 as the penthouses, though the roll may not capture the two-level layout the Declaration describes.

What Each Size Sells For

The table uses the MLS living area on each listing, which can differ from the county roll’s heated area. Every row is a small sample, so read it as a list of what closed, not a price schedule. Sixty months to October 7, 2026.

What the Floor Is Worth

Floor sets a second price tier in the tower. Of the 12 tower closings in 60 months, none was on the first floor or on floors 10 through 12.

The step from floors 2 to 5 to floors 6 to 9 is $326,500 at the median, from $736,000 to $1,062,500, and each band is under 10 sales, so a single sale moves it. The top band is two sales, one on the 14th level and one a penthouse.

The Garden Residences

St. Lucia Gardens is two buildings of eight residences, at 6351 and 6371 Pelican Bay Blvd, each with two living levels under the same declaration. The Declaration’s garden unit A is three bedrooms, a den and two baths, and garden unit C is two bedrooms, a den and two baths. The roll lists each building at 4 residences of 1,458 square feet, 2 of 1,721 and 2 of 1,777.

Six garden closings in 60 months range from $830,000 to $1,199,000 at a $1,025,000 median (n 6, small sample), with a median of 13 days on market (n 6) and a 94.4% median sale-to-list (n 6). The 12 tower closings range from $625,000 to $2,500,000 at $950,000, with 97 median days on market (n 12) and 95.4%. Six against twelve is thin, but the gardens sold faster.

The Penthouses

The penthouses are the building’s two-level residences. One penthouse sale appears in 60 months: a 3,136 square foot, 4 bedroom plus den, 4 bath residence that closed on March 18, 2022 at $2,500,000 after 104 days on market, against a final list of $2,595,000. A single sale is a ceiling reference, not a price for the next penthouse.

Owning More Than One Residence

The Declaration says no person can own legal or beneficial title to more than two units in the condominium, and it also bars any amendment that changes a unit’s configuration or size in any material fashion without the unit owner and every lienholder joining in. A buyer who hopes to combine two residences should read Sections 9.5 and 21.5 and ask the Board first.

Thinking of Selling in St. Lucia at Pelican Bay? The Last 36 Months Show 12 Closings at a $950,000 Median

If you own at St. Lucia, the numbers above are the pricing problem and the opportunity at once: 12 closings in 36 months, three active listings today, and 16 of the last 18 sales below their final list price. We price a St. Lucia residence against the sales of the same plan and floor, not against the building’s average. Start with a free home valuation. Call Jesse direct at (239) 898-6072 and he will walk you through the St. Lucia sales that fit your residence.

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

What Amenities Come With a St. Lucia at Pelican Bay Residence?

St. Lucia’s amenities come in three layers: the building’s own elevators, assigned parking, carports, storage lockers and pool and spa; the Pelican Bay Foundation’s tram, beaches, racquets, fitness and dining venues, which come with every residence; and Club Pelican Bay golf, which is separate and optional. St. Lucia has no published list of social rooms.

What the Building Itself Offers

The recorded Declaration and the notices of commencement recorded at the Clerk describe the shared spaces: two elevators in the tower, assigned parking spaces and seven numbered carports, storage lockers, a pool and spa, stairwells with fire doors on every living level, a replacement generator fed by a natural gas line and a fire alarm system renovated in 2017. We found no published floor plan of any common room and no association page describing a fitness room or social room, so confirm those with the association before you rely on them.

Two Elevators, Inspected July 2026

The Florida Department of Business and Professional Regulation’s elevator file lists two traction elevators at St. Lucia, each with 16 landings, a 2,500-pound capacity, a travel of 140 feet and a rated speed of 350 feet per minute, both installed in 1989 and serviced under a maintenance contract. The most recent inspection passed July 20, 2026, the certificate of operation runs to August 1, 2027, and the file shows the fire-service key and alternate power as compliant. Two elevators serving 70 tower residences is a useful number to know before a showing.

Parking, Storage and Carports

Under Section 8.1 of the Declaration, parking spaces, stairs, air conditioning equipment, lanais and balconies are limited common elements assigned to specific residences, and Section 8.2 lets an owner transfer parking use rights by a recorded Certificate of Transfer. A notice of commencement recorded in June 2025 covers renovation of carports 1 through 7. A buyer should confirm in the contract which parking space and storage locker come with the residence and ask for the filed assignment.

The Pool and Spa

A notice of commencement recorded on July 13, 2026 covers resurfacing the pool and spa interior and replacing the tile, which tells a buyer the pool deck is a maintained, shared amenity. We could not find the pool’s dimensions or hours in any public record; those sit in the association’s house rules.

The Foundation’s Beaches and Tram

Every St. Lucia owner is a member of the Pelican Bay Foundation, and the Foundation operates nearly three miles of private beaches, open daily from 9 a.m. to sunset, with beach attendants, showers, restrooms, accessible ramps and beach wheelchairs. Eight tram stations along a raised berm conservation area connect to boardwalks through the mangroves, and the Foundation says its open-air electric trams make more than 900,000 trips to the beach and back each year. St. Lucia is on Pelican Bay Blvd, not on the Gulf, so the tram is how an owner reaches the sand without a car.

The recorded basis for the tram and path rights across St. Lucia’s land is the association’s 1993 easement to the Foundation, OR 1796, Page 1311 and OR 1799, Page 60.

Marker 36 and the Sandbar

The Foundation’s two beach restaurants are Marker 36, on North Beach, and the Sandbar, on South Beach, which the Foundation describes as newly renovated. Both publish seasonal live-music nights on their Foundation pages: Tuesdays and Thursdays from 5 to 8 p.m. at Marker 36 and Mondays and Wednesdays from 5 to 8 p.m. at the Sandbar.

Racquets: Eighteen Har-Tru Courts

The Foundation’s racquets program lists 18 Har-Tru tennis courts at two locations in the community, plus a Racquets Center in the adjacent Pelican Bay Community Park with 8 tennis courts and 20 outdoor pickleball courts, of which three tennis courts and ten pickleball courts are designated for Pelican Bay members and their guests.

Fitness and Wellness

The Foundation’s fitness center offers cardio, strength and core-training equipment, group classes with indoor and beachfront options, certified personal trainers, and a lakeside wellness studio with massage and facial services. These are Foundation amenities, supported by the Foundation assessment, which the condominium association carries in its own budget.

Club Pelican Bay Is Separate

Club Pelican Bay, the golf and club membership, is a separate entity with its own membership terms. It is not part of the Foundation assessment or the condominium fee, and a St. Lucia owner can join or not. If golf matters to you, ask the club for its current initiation and dues schedule before you price a purchase.

What We Could Not Confirm

We could not confirm, from any public source, the building’s fitness or social rooms, the pool’s dimensions or hours, or the storage locker count. Those are building-specific facts that sit in the association’s house rules and records, which are not public, and we would rather tell you that than guess. Section 10.13 of the Declaration bars electric vehicle charging on condominium property without prior Board approval.

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

What Are the HOA and Condo Fees at St. Lucia?

St. Lucia’s published carrying costs are the Pelican Bay Foundation’s $3,435 annual assessment for FY2027, billed to the condominium association at $858.75 a quarter, and the county’s Services Division line. The association’s own condominium assessment is not published; the 2016 Bylaws make it payable quarterly in advance, and every residence carries an equal 1/86 share.

What Does the Foundation Assessment Cover?

The Foundation’s FY2027 approved budget sets the annual assessment at $3,435 per residence for October 1, 2026 to September 30, 2027, spread over 7,227 assessable units. It has three parts: $2,180 for operations, $497 for the replacement reserve and $758 for the bulk media agreement. The Foundation’s FY2027 estoppel form shows the same split by quarter: $545.00, $124.25 and $189.50, or $858.75 a quarter.

Who Pays the Foundation Assessment at a Condominium?

The Foundation’s estoppel form says that if the unit is a condominium, the billing is paid by the condominium association. So the Foundation figure reaches a St. Lucia owner through the association’s budget, not as a separate Foundation invoice. We could not see St. Lucia’s budget, so we cannot say how the association passes the $3,435 through or whether the owner’s fee shows it as its own line; the budget in the resale package will.

The Foundation Assessment, FY2023 to FY2027

The assessment has risen 28% in four years, with one year of decline in between.

The FY2025 drop and the FY2026 jump trace to the bulk media line, which fell from $752 to $354 and then rose to $828 in the Foundation’s budget history, and to the replacement reserve, which rose 29.4% in FY2027 on the Foundation’s reserve study.

What Is the Condominium Fee at St. Lucia?

We could not find St. Lucia’s condominium assessment on any public page, and we will not guess a number. The 2016 Bylaws say regular assessments are paid in quarterly installments, in advance, due January 1, April 1, July 1 and October 1, with written notice at least 15 days before each due date (Section 6.5). Section 718.111(12) of the Florida Statutes makes the association’s budget and financial statements official records that members may request, and Section 718.503 requires a seller to give the buyer the current budget in the resale package. For any purchase, ask for the budget, the year-end financial statement and the estoppel before you price the residence.

Why Every Residence Pays the Same Share

Section 6.1 of the 2016 Declaration gives each of the 86 units an undivided 1/86 share of the common elements, and Section 12.2 makes each owner’s share of the common expenses equal to that ownership share. So a 1,330 square foot tower residence and a 4,386 square foot top-level residence pay the same assessment. Per square foot of heated area on the county roll, the smallest tower residence carries about 3.3 times the fee of the largest (4,386 divided by 1,330 is 3.30). That makes the fee a heavier drag per square foot on the smaller plans, which is worth weighing when you compare price per square foot across sizes.

What the Association’s Fee Pays For

Under Section 9.1 the association maintains the exterior building walls, the stairways and railings outside units, lanai and balcony railings, all parking spaces, fire sprinkler heads and the fire suppression system, main sewer and water lines up to each unit, and drywall damaged by a significant wind event. Under Section 12.1 the cost of water and sewer service to the units is a common expense, and so are any bulk pest control or communication services the Board contracts for. An owner maintains the interior and the equipment serving only the unit: windows and glass, air conditioning, appliances, water heaters, floor coverings and fixtures (Section 9.2).

Budget, Reserves and Special Assessments

Under Bylaws Section 6.2 the Board adopts a detailed budget for each fiscal year, mailing the proposed budget at least 14 days before the meeting. Section 6.3 requires pooled reserves for capital items costing $10,000 or more, which can be waived or reduced only by a vote of the members. Section 6.6 lets the Board impose special assessments for unusual, unexpected, unbudgeted or non-recurring expenses, with notice of the purpose. Declaration Section 9.6 caps material alterations to common elements at 2.5% of the annual budget in a calendar year without two-thirds approval of the voting interests present.

Late Payments and Liens

Under Section 12.6 of the Declaration an assessment paid within 10 days of its due date bears no interest; after that it bears interest at the highest rate the law allows, plus any late fee the law permits. Section 12.7 lets the association accelerate the balance of the fiscal year once an assessment is 30 days past due and a claim of lien is recorded. Section 12.8 gives the association a lien on the unit, and under Section 12.4 a new owner is jointly and severally liable with the previous owner for unpaid assessments. That is why the estoppel is not optional paperwork.

Estoppel Certificates and Their Cost

Under Section 12.11 of the Declaration the association must give a certificate stating whether assessments are paid within 15 days of a request. Florida law caps what an association may charge for an estoppel certificate: a base amount of $250, with $100 more for delivery within three business days and $150 more when the account is delinquent, adjusted for inflation every five years starting in 2023 (Sections 718.116(8) and 720.30851). As we read the state’s current adjusted caps they are $299, $119 and $179. The Foundation’s own FY2027 form charges the seller $250 for processing and $100 more for completion within three business days, plus $500 if the seller does not return the Foundation ID cards.

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

St. Lucia’s Layered Fees: Condominium, Foundation, Services Division and Resale Capital

Owning at St. Lucia means four layers of cost: the condominium assessment, the Pelican Bay Foundation’s $3,435 billed to the association, the county Services Division’s line, $1,250.00 for FY2027, and a one-time $15,000 resale capital assessment the buyer pays at closing. Club Pelican Bay golf is a separate, optional fifth layer.

Layer One: The Association

The condominium assessment pays for the structure, exterior, shared systems, insurance and reserves, and it is not published. Everything about it, from the budget to the reserve balance, is in the resale package and the estoppel, and both are documents you can ask for before you decide.

Layer Two: The Foundation

The Foundation assessment is mandatory for every residence. It funds the beaches, tram, racquets, fitness, grounds and community services, and its FY2027 budget package is public. The 4.2% rise from FY2026 to FY2027 follows a 23.2% rise the year before. At a condominium the association pays the bill.

Layer Three: The Services Division on the Tax Bill

The Pelican Bay Services Division is a Collier County municipal service taxing and benefit unit, not a community development district, and its charge appears on the property tax bill. The county’s Division page lists the FY 2027 Assessment as $1,250.00, made up of $789.07 for operations and maintenance and $460.93 for capital and projects. The Division’s June 10, 2026 packet records the millage left at .0857.

We do not state a prior-year figure. The November tax bill is where a buyer confirms the amount charged to a St. Lucia residence.

Layer Four: The $15,000 Resale Capital Assessment

For deeds recorded on or after October 1, 2026, the Foundation’s resale capital fee is $15,000, and the buyer pays it at closing by a separate check, with the deed and settlement statement sent to the Foundation. The Foundation’s realtor page says it rises by 3.5% each year beginning October 1, 2027, which would make it $15,525 then. The Foundation publishes a Resale Capital Assessment Exemption form, for a current Pelican Bay owner and resident buying another Pelican Bay property, applied for at least seven days before closing and carrying a $1,000 processing fee. The deciding date is the date the deed is recorded in Collier County’s Official Records, not the contract or closing date. Read the form and the Foundation’s notice for the full conditions.

Layer Five: Club Pelican Bay, If You Want It

Club Pelican Bay’s golf membership is not required to own at St. Lucia. It is a separate decision with a separate price, and a buyer for whom golf is the point should get the club’s schedule at the same time as the association’s documents.

What the $15,000 Means at St. Lucia’s Prices

At the 36-month median of $950,000 (n 12), the $15,000 is 1.58% of the price; at the 12-month median of $768,000 (n 5, small sample) it is 1.95%. Because the charge is flat, it weighs more at St. Lucia’s price level than on a $2,000,000 sale, where the same $15,000 is 0.75%. That is a fact for the buyer’s budget and a negotiating point in the contract.

The 2023 Hurricane Ian Assessment

The Foundation’s August 2023 Hurricane Ian assessment of $2,195 per residence shows how the Foundation has handled storm costs in the past: one special assessment, collected once, based on its own estimate of about $16,400,000 in damage to its facilities, according to its FY2024 audited financial statements. It is a Foundation figure, not a St. Lucia building figure, and it shows the kind of special assessment the bylaws allow.

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

The St. Lucia Declaration, Bylaws and Rules, Section by Section

The St. Lucia Declaration, restated in 2016 and recorded at OR 5249, Page 1123, assigns each owner a 1/86 share, divides maintenance between the association and the owner, limits use, leasing and sales, and can be amended by a two-thirds vote. These are the sections a St. Lucia buyer or seller most often needs.

How the Governing Documents Stack

Section 22.3 says the Florida Condominium Act controls over the Declaration, and the Declaration controls over the Articles and Bylaws. Section 22.4 gives the Board the job of interpreting the documents, and its interpretation binds unless wholly unreasonable. The association’s rules and regulations, which the Board may adopt under Bylaws Section 7 if reasonably related to residents’ health, happiness and peace of mind and uniformly applied, sit below all three and are not public.

What You Own: Sections 5.4 and 6.1

Section 5.4 sets the unit boundaries, and windows, doors and screens are outside the unit, which matters for who pays when they fail. Section 6.1 gives each of the 86 units an undivided 1/86 share of the common elements and the common surplus. Section 8.1 makes parking spaces, stairs, air conditioning equipment, lanais and balconies limited common elements, and window, screen and door components fall under Section 8.1(E).

Who Maintains What: Sections 9.1 and 9.2

The association maintains the exterior walls, the stairways and railings outside units, lanai and balcony railings and integrated screen cages, parking spaces, fire sprinkler heads and the fire suppression system, the main sewer lines and water pipes up to each unit’s shut-off, and drywall damaged by a significant wind event. The owner maintains windows and glass with their frames and locks, the main entrance door’s interior surfaces, all other doors, electrical and plumbing serving the unit, the circuit breaker panel, appliances, water heater, air conditioning, floor coverings and shower pans.

Water Leak Duties Are Written Into Section 9.3(E)

St. Lucia’s Declaration puts strict liability on the owner in five situations. An owner must contract for annual air conditioning maintenance with periodic drain-line blowout. A water heater not replaced after ten years, a dishwasher not replaced after fourteen years, a washing machine hose that is not steel-jacketed and a unit left unoccupied for three days or more without the water turned off each make the owner strictly liable for resulting damage to the unit, the common elements and other units. A buyer should ask the seller when each was last replaced.

Exterior Changes and Board Approval: Sections 9.5 and 9.10

Section 9.5 bars material alterations, substantial additions and exterior changes without written Board approval, and the Board may revoke an approval that has unanticipated adverse effects. A new owner becomes jointly and severally liable with the previous owner for correcting an unapproved alteration. Section 9.10 lets owners screen or enclose a lanai under a Board-approved basic plan without separate consent, but balconies may not be enclosed or carpeted.

Flooring: Section 9.3(C)

Units above the ground floor must keep wall-to-wall carpet over quality padding, except in kitchens, bathrooms and laundry rooms. An owner who wants hard-surface flooring such as marble, slate, ceramic tile or parquet must install a sound-absorbent underlayment and obtain the Board’s written approval first. If the work is unapproved and noise complaints follow, the Board can require carpet or removal at the owner’s cost. A buyer who plans to change the floors should read this section before pricing renovations.

Hurricane Protection: Section 9.11

The Board must adopt a model, style and color of hurricane protection as a standard, and no other storm protection may be installed. The Board may adopt hurricane-rated glass windows as the standard. The 2024 notices of commencement for window replacement and screenwalls on balconies by stack, covered later, show window replacement and balcony screenwalls going in by stack.

Insurance, Damage and Rebuilding: Sections 15 and 16

Under Section 15.1 each owner insures the unit’s contents, floor, wall and ceiling coverings, cabinets, appliances, water heaters, electrical fixtures and any alterations, and the Declaration expects homeowner’s coverage with endorsements for leakage, seepage and wind-driven rain, additions and alterations and special assessment loss. The association insures the buildings under Section 15.3, with the amounts and deductibles set annually by the Board. Under Section 16.2, if insurance and reserves fall short of repairing less-than-very-substantial damage, the Board may levy a special assessment without an owner vote.

Use Restrictions: Section 10

Section 10.1 allows one family per unit, as a residence only, and bars business use; it treats public lodging as a business use. No person may own legal or beneficial title to more than two units. Section 10.2 limits guest occupancy while the owner is away, and Section 10.4 requires a guest staying with the owner for more than 30 days to apply for Board approval like a buyer. Section 10.8 bars “For Sale” and “For Rent” signs anywhere on the property, including in windows and vehicles, and allows Open House signs only of a Board-approved type and location during an actual showing. Section 10.12 limits satellite dishes to under one meter on the lanai, with Board approval.

Fines and Enforcement: Bylaws Section 8

Under Bylaws Section 8.1 the Board may fine and suspend use rights for violations, but a fine needs at least 14 days’ notice and a hearing before a panel of three unit owners who are not Directors, and the panel can block the fine. No fine may be levied against an unoccupied unit, and no fine may exceed the legal maximum. Suspension of common element use for an owner more than 90 days delinquent needs no hearing. Section 8.3 requires mandatory non-binding arbitration of covered disputes before a lawsuit.

Amendments and Termination: Sections 21 and 18

Under Section 21 an amendment may be proposed by the Board or by a petition of one-fourth of the voting interests, and it passes by two-thirds of the voting interests present and voting at a meeting called for the purpose, or by written consent under Bylaws Section 3.12. No amendment may materially change a unit’s size or configuration or the owners’ shares without that owner’s joinder (Section 21.5). Under Section 18.1 the condominium can be terminated by agreement of three-fourths of the units and the primary institutional mortgagee.

What the Recorded Documents Leave Out

The recorded documents do not tell you the association’s current fee, its reserve balance, its rules and regulations, its meeting minutes or the contents of its milestone and structural reports. Those are association records. Ask for them under Section 718.111(12) before you make an offer.

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

How Does a St. Lucia Sale Close? Board Approval, Estoppels and the Foundation

A St. Lucia sale closes in four steps: Board approval under Section 14 of the Declaration, the statutory resale package with the buyer’s seven-day cancellation window, two estoppel certificates, and the Pelican Bay Foundation’s $15,000 resale capital assessment paid by the buyer. A complete file started before the first showing keeps all four clocks running together.

Step One: Board Approval Under Section 14

Section 14.2 says no owner may sell or give away a unit without the Board’s prior written approval. Under Section 14.3 the owner gives written notice at least 30 days before the intended closing, with the buyer’s name and address, the executed contract and whatever else the Board reasonably requires, and the Board may require a personal interview. The Board must act within 30 days after it has the notice and all requested information, and in any case within 60 days after the notice. If it does nothing, that counts as approval, and the Board must issue a recordable Certificate of Approval on demand.

Who Can Approve

Under Sections 14.2(D) and 14.2(E) the Board may delegate its approval powers to a committee of at least three or to the manager. Only the Board itself can disapprove a transfer; if the manager decides not to approve, the application goes to the Board, which then has 20 days from the manager’s referral.

If the Board Disapproves

Section 14.3(C) allows disapproval only for good cause, only if a majority of the whole Board so votes, and only after receiving a written opinion of counsel that good cause exists. It lists the grounds, nine in all, among them financial responsibility, a failure to give the information or fees required, a sale closed without prior approval and occupancy before approval. Section 14.7 says no transfer may be denied for an illegal discriminatory reason.

Gifts and Inheritance

Under Section 14.2(B) a person who takes title by will or inheritance needs the Board’s approval to occupy, but approval may not be denied to a devisee or heir who was the owner’s lawful spouse or companion at death or who is related to the owner by blood or adoption in the first degree.

Unapproved Transfers and Foreclosure

Section 14.5 says a sale or transfer that is not approved, or is disapproved, is void unless the Board later approves it in writing. If no notice is given, Section 14.3(A)(3) creates a rebuttable presumption that seller and buyer meant to violate the Declaration and makes that good cause for disapproval. Section 14.4 exempts a first mortgagee that takes title by foreclosure or deed in lieu. Section 14.6 lets the association charge a preset application fee up to the legal maximum.

Step Two: The Condominium Resale Package and the Seven-Day Window

Section 718.503 requires a condominium seller to give the buyer the declaration, articles, bylaws and rules, the budget and financial statement, the governance form and, under current law, the milestone inspection summary where one applies and the structural integrity reserve study or a statement that none is complete. The buyer has seven days after receiving the package to cancel. Assembling it early starts that clock early.

Step Three: Two Estoppels

The association issues an assessment certificate within 15 days under Section 12.11 of the Declaration, and Florida law sets the estoppel timelines and caps in Section 718.116. The Foundation issues its own estoppel at $250, plus $100 for completion within three business days, charged to the seller. The Foundation’s form says it does not require approval for transfer of a unit and that approval may be required by the condominium sub-association, which at St. Lucia is the condominium association.

Step Four: Foundation Membership and the $15,000

Membership in the Foundation passes with the deed. The buyer pays the $15,000 resale capital assessment by a separate check at closing, and the Foundation requires a copy of the deed and settlement statement. The seller pays $500 if the Foundation ID cards are not returned. A buyer who is a current Pelican Bay owner and resident may qualify for the exemption described in the fees section.

Who Pays What at Closing in Collier County

In Collier County the buyer customarily pays for the owner’s title insurance policy, though the contract controls, and the seller pays Florida’s documentary stamp tax on the deed at $0.70 per $100 of consideration (Section 201.02). On a $950,000 sale, the 36-month median, that is $6,650; on $768,000, the 12-month median (n 5), it is $5,376. The Foundation’s $15,000 is the buyer’s, and its $250 estoppel and the $500 card fee, if it applies, are the seller’s.

A Realistic Timeline

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

Is St. Lucia at Pelican Bay a 55+ Community?

St. Lucia at Pelican Bay is not restricted to buyers over 55 in any recorded document we found. The 2016 Declaration sets one-family occupancy, a two-unit ownership cap and Board approval of sales, but no minimum age. Florida law allows a narrow exemption for qualifying housing for older persons, and nothing in St. Lucia’s recorded documents invokes it.

What the Recorded Documents Say

The Declaration and Bylaws contain no age requirement for owners or occupants. Section 10.5 requires children under eighteen to be closely supervised by an adult so that they do not become a source of unreasonable annoyance, and Section 10.4 sets the guest-approval rule for anyone staying with an owner more than 30 days. Nothing in either section sets a minimum age.

What 55+ Means as a Legal Matter

Florida’s fair housing act, Section 760.29, and the federal Housing for Older Persons Act allow a narrow exemption for housing that qualifies as housing for older persons. Housing that does not claim and meet that exemption cannot set an age floor, and St. Lucia’s recorded documents do not claim it.

Does Anything Else Limit Who Can Buy?

Yes, three things apply to every buyer, none based on age: Board approval of the sale under Section 14, the two-unit ownership cap in Section 10.1, and the Foundation’s membership and $15,000 resale capital assessment. Sections 13.8 and 14.7 add that the association is an equal opportunity provider of housing.

Can You Rent Out a St. Lucia Condo?

Yes, with limits. St. Lucia’s Declaration lets an owner lease the entire unit once per calendar year for a term of 60 days to one year, after the association approves the lease and the lessee, who must be a natural person. Short-term and vacation rentals are barred, and the Foundation’s leasing amendment adds its own ceiling.

What the Association’s Declaration Allows

Section 13 requires every lease to be in writing, for the entire unit, to a natural person, with 20 days’ written notice to the Board before occupancy begins and the executed lease attached. The Board has 20 days to act, and silence is approval. Section 13.2 allows one lease per calendar year, a 60-day minimum, a one-year maximum and no option to renew, though the Board may approve the same lease from year to year. Subleasing is not allowed, and occupancy is limited to two persons per bedroom.

What Changed in 2002

The 2002 Certificate of Amendment, OR 2994, Page 3104, rewrote the leasing limit. As shown in the marked-up text of the instrument, it replaced a limit of three leases a year of 30 days each with one lease a year of at least 60 days. The 2016 restatement kept the one-lease, 60-day rule in Section 13.2.

What the Foundation’s Declaration Says

The Foundation’s 2019 Certificate of Amendment, OR 5634, Page 1101, says that unless neighborhood covenants provide otherwise, no dwelling unit may be leased more than two times per calendar year. Whether that text reaches condominium units is a question for the association’s attorney. In practice St. Lucia’s own one-lease rule is stricter and governs the day-to-day.

Short-Term and Vacation Rentals

Section 10.1 says the use of a unit as a public lodging establishment is a business or commercial use and is prohibited. With the 60-day minimum in Section 13.2, a St. Lucia residence cannot be used for nightly or weekly rentals.

Tenants and the Building’s Facilities

Under Section 13.5 an owner whose unit is leased may not use the recreation or parking facilities during the lease term except as the guest of another owner, and Section 10.6 says no pets of any kind are permitted in leased units. The Foundation also publishes a Lease Application Packet for 2027.

What Rentals Mean for Buyers

A buyer who plans to rent should treat one 60-day-plus lease a year as the ceiling, budget for the Board’s approval period, and confirm the current application fee and Foundation requirements with the association. An investor looking for a rental yield from short stays will not find it here.

Pet Rules at St. Lucia

St. Lucia at Pelican Bay allows one small pet per unit. Section 10.6 of the Declaration limits a dog to 15 pounds at maturity, requires the pet to be carried under the owner’s arm in the building’s common areas and leashed outside, bars pets in leased units and excludes reptiles, monkeys, rodents, amphibians, poultry, swine and livestock.

What the Recorded Documents Say

Section 10.6 treats keeping a pet as a privilege, not a right, and makes the owner hold the association and its officers harmless from any loss. The Board can order removal of a pet that becomes a source of unreasonable annoyance to other residents. The Board can also impose fines after notice and a hearing under Bylaws Section 8.1 for violations of the pet rule.

Where Pets Are Not Allowed

No pets of any kind are permitted in a leased unit, and inside the building a permitted pet must be carried. The Foundation’s Rules and Regulations of December 12, 2024 apply on Foundation property such as the beaches, so read the pet provisions there before you plan a beach morning with a dog.

Service and Emotional Support Animals

A service or emotional support animal is handled as a reasonable accommodation under fair housing law, not under the pet limit, and HUD’s guidance on assistance animals explains how a housing provider evaluates a request. Raise it with the association early and in writing.

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

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at St. Lucia

St. Lucia’s tower is on Collier County’s milestone list at 6361 Pelican Bay Blvd with a December 1990 certificate of occupancy, and the county’s live map marks its cycle completed with a next inspection year of 2034. Florida also requires a structural integrity reserve study. The reports are association records, so this section explains how to request them.

What Florida Requires: Milestone Inspections

Section 553.899 of the Florida Statutes requires a milestone inspection, by a licensed architect or engineer, of condominium buildings three stories or more in height, at 30 years after the certificate of occupancy, or at 25 years where the local government sets it for buildings within three miles of the coastline, and every 10 years after the first. Collier County applies a shorter clock within three miles of saltwater and publishes a saltwater boundary map. A building that needs repairs after a first-phase visual inspection moves to a second phase of testing. The statute also sets how the findings are reported to the county and shared with owners.

What Collier County’s Records Show for St. Lucia

Collier County’s milestone buildings list, as of January 2026, shows “ST. LUCIA, A CONDO” at 6361 Pelican Bay Blvd with a certificate of occupancy dated December 1, 1990. The list prints a milestone due date of January 1, 2013 for it, which cannot be right for a building certified in 1990, and we read it as a typographical error. The county’s live milestone map, an ArcGIS feature service behind its dashboard, shows the St. Lucia record as “Milestone Completed,” application status “Cycle Completed,” with a next milestone inspection year of 2034.

The county’s program page says buildings certified before July 1, 1992 owed a first inspection by December 31, 2024, which fits a cycle completed in 2024 and a repeat in 2034 on a ten-year clock. The county’s records are a schedule and a status. They do not report what any inspection found, what repairs followed or whether a second phase was required, and we have not characterized the building’s report.

Do the Garden Buildings Count?

The statute applies to buildings three stories or more in height. St. Lucia Gardens is two buildings of two living levels each, so on our reading they fall outside the milestone requirement, and the county’s map shows one St. Lucia record, for the 6361 building. A buyer of a garden residence should still ask the association for the milestone summary and for the structural study status for the whole condominium.

Structural Integrity Reserve Studies

Section 718.112(2)(g) requires the association of a condominium building three stories or more in height to complete a structural integrity reserve study, a professional study of the building’s major structural and safety components, such as the roof, structure, fireproofing, plumbing, electrical systems, waterproofing and windows, and to fund the reserves it identifies. Florida’s 2025 condominium law, House Bill 913, adjusted deadlines and reserve rules, and its summary is linked in the sources. The state’s condominium division publishes a page on how associations report these studies. A condominium seller must give the buyer either the most recent study or a statement that none has been completed (Section 718.503).

What Neither Document Tells You Publicly

The milestone inspection report and the reserve study are official records of the association, and Section 718.111(12) gives members the right to inspect and copy them. We do not describe what St. Lucia’s reports say, because they are not published on any public page we found, and we would rather send you to the document than characterize it. What the public record does show is the work the association has recorded, which is in the permits section below.

Requests to Make Before You Buy

Ask the association in writing for six things: the most recent milestone inspection report or summary; the structural integrity reserve study or the statement that none is complete; the current budget and the most recent year-end financial statement; the reserve balances; the minutes of the last twelve months of Board meetings; and the current estoppel certificate. Section 718.503 requires several of these in the resale package, and Section 718.111(12) covers the rest. If the answer to any of them is “not yet,” that is itself information for your price.

What This Means for Price and Financing

Lenders, insurers and appraisers increasingly ask for the milestone and reserve-study documents on a condominium purchase. A seller who has them in hand before listing shortens that part of the process, and a buyer who cannot get them should treat the gap as a risk to price or to financing. We build the file before the first showing.

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

Hurricanes, Flood Zone and Insurance at St. Lucia

St. Lucia sits in FEMA’s AE flood zone at a base flood elevation of 10 feet on the map effective February 8, 2024, not on the Gulf; the nearest coastal VE zone vertex is about 0.40 mile away. The association insures the buildings for windstorm and, where required, flood, and owners insure interiors and the Declaration expects specific endorsements.

The Flood Zone: AE, With a Base Flood Elevation of 10 Feet

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at the Census locations for 6351, 6361 and 6371 Pelican Bay Blvd and at four offset points around the 6361 building. Every point returned Zone AE, a coastal floodplain and Special Flood Hazard Area, with a base flood elevation of 10 feet, on flood map panel 12021C0381J effective February 8, 2024. The nearest mapped VE zone, the area of coastal wave action, is about 0.40 mile away, measured to its nearest mapped vertex. That is why we do not call St. Lucia Gulf-front.

Evacuation Zone and Storm Surge

Florida’s Know Your Zone tool gives the evacuation zone for a specific address, and the National Hurricane Center publishes storm surge hazard maps. Check the building’s address in both before you rely on a general statement about Pelican Bay.

What the Association Insures, and What You Insure

Section 15.3 requires the association to carry property insurance against fire and extended coverage including windstorm, at 100% replacement cost if available at a reasonable cost, flood insurance through the National Flood Insurance Program if the property is in a flood zone requiring coverage, and liability coverage in amounts the Board sets. Section 15.1 leaves the owner to insure the unit’s contents, floor, wall and ceiling coverings, cabinets, appliances, water heaters, fixtures and alterations, and expects endorsements for leakage, seepage and wind-driven rain.

Section 15.5 says the master policy summary and copies are available for inspection and copying by owners on request. Ask for the declarations page, the deductibles, in particular the windstorm deductible, and the flood coverage limits.

The Flood Policy Question

Because St. Lucia lies in a flood zone that requires coverage, Section 15.3(B) points the association to the National Flood Insurance Program. The 2006 amendment, OR 3993, Page 736, revised the casualty insurance article. A buyer should ask the association what flood limits it carries and whether the Board has adopted any owner flood-coverage requirement.

Florida’s Flood Disclosure

Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before contract, covering the seller’s knowledge of past flooding and flood insurance claims. A St. Lucia seller should prepare the answer early, and a buyer should ask for any elevation certificate the association holds. Collier County also offers a flood information hotline at (239) 252-2942.

County Flood Rules and the Community Rating System

Unincorporated Collier County, which includes Pelican Bay, participates in FEMA’s Community Rating System at Class 5, which earns a 25% discount on eligible flood insurance premiums. For an AE-zone property, the county applies the 50 percent rule, under which improvements or repairs equal to half of a structure’s market value require the whole building to meet current flood-elevation standards, and new air conditioners and generators must sit at the base flood elevation plus one foot. The notice recorded in March 2025 for a natural gas line to a replacement generator is the kind of work that rule touches.

Wind Mitigation and Insurance Credits

The Florida Office of Insurance Regulation explains the wind mitigation inspection that documents a residence’s openings, roof and shutters for insurance credits. Impact-rated openings can matter at the residence level, and the building’s December 2013 notice records a size-for-size impact door replacement at the ground floor, so ask the association which doors and windows are impact rated. Ask any seller for the current wind mitigation report.

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

Which Schools Serve St. Lucia at Pelican Bay?

St. Lucia at Pelican Bay is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High under Collier County Public Schools’ attendance zones, and all three schools earned an A in each of the five graded years from 2021 to 2025, according to the district’s accountability brief. Confirm the exact address in the district’s zone tool.

The Three Zoned Schools

Collier County Public Schools’ address search returned Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School for every record at 6351 (9 records), 6361 (71 records) and 6371 (9 records) Pelican Bay Blvd on October 7, 2026. The district notes that its zone maps provide general information and that placement is not guaranteed, so confirm your address with the district’s student assignment office before you rely on it.

Distance From St. Lucia

By free-flow routing measured October 7, 2026 from the 6361 location, Sea Gate Elementary is 3.4 minutes and 1.3 miles away, Pine Ridge Middle is 5.7 minutes and 2.4 miles away, and Barron Collier High is 9.4 minutes and 4.1 miles away. The district’s own measurement decides transportation eligibility.

School Grades

The Collier County Public Schools 2024-25 accountability brief shows Sea Gate Elementary, Pine Ridge Middle and Barron Collier High each graded A in all five years, 2021 through 2025, and rates the district A, the only Southwest Florida district with that grade.

Zone Changes and Choice

The district reviews zones annually and accepts out-of-zone requests subject to capacity under its Board policies. Check the district’s attendance boundaries page for the current year before you make a school-driven decision.

Recorded Work at St. Lucia: What the Clerk’s Notices of Commencement Show

The Collier County Clerk holds 59 notices of commencement for St. Lucia, recorded from 1993 to July 2026, showing roof, fire door, window, railing, carport and generator work. A notice records that work was starting, not that it finished or what it cost, so read the list as a work history, not an inspection.

What a Notice of Commencement Is

A notice of commencement is a recorded statement that construction is about to start on a property under Chapter 713. It names the work, the owner and the contractor and is recorded in the Official Records. It proves that work was planned, not that it was permitted, finished or inspected, and it does not state cost.

Notices Recorded Against the Buildings

The table lists the larger jobs in date order, in the words of the notices. Where one job produced several notices, the count is shown.

The Roof, 2013

A single April 2013 notice covers metal and flat roof replacement with a new wood truss for the tower and both garden buildings. That makes the current roof about 13 years old. A buyer should ask the association for the roof’s warranty status and the reserve study’s remaining-life estimate, which the record above cannot supply.

Fire Doors and Life Safety

The stair fire doors on floors 2 through 16 were replaced under a 2015 notice, the fire alarm system was renovated in 2017, and 19 notices in August 2024 replaced hollow-metal fire doors and frames across the buildings. Together with the replacement generator connection in 2025, the recorded work is heavy on life safety.

Windows, Screenwalls and Concrete

The April 2024 notices combine concrete repairs with window replacement and new screenwalls on every balcony, by stack, and a January 2023 notice covers concrete repairs. For a buyer, the point is that balcony and window work has been recorded across the tower by stack, and that Sections 9.2 and 9.5 of the Declaration decide what an owner may change inside that scheme.

Railings, Carports, Generator and Electrical

The 2025 notices cover the railings at the garden buildings, a carport renovation and the generator connection, and three notices from December 2025 to January 2026 cover electrical work including a security-camera outlet. The July 2026 pool and spa notice is the most recent record we found.

Earlier Work

Earlier notices show a 1993 contractor job soon after the buildings opened, air conditioning work in 2012, 2016 and 2017, restoration work on the penthouse and lobby in 2005 and 2006, lower lobby door work in 2007, and a pool contractor in 2010.

What the Pattern Suggests, and What It Does Not

The recorded work covers the roof, life-safety equipment, doors, windows, railings and electrical systems. It does not tell a buyer the current condition of any system, the dates of the next replacements or how any of it was paid for. The reserve study and the association’s budget answer those questions. A notice is also not a substitute for the permit record, which the county’s building department keeps.

The Recorded Amendments Are Part of the Record

The recorded amendments of 1997, 1998, 2002 and 2006 record changes in the rules rather than work. The 2002 amendment changed leasing to once a year, the 1998 amendment concerns glass enclosures and shutters, and the 2006 amendment revised five sections across four articles. We list them with the documents in the sources.

What Is Being Built Near St. Lucia?

Near St. Lucia, the visible changes are Waterside Shops’ redevelopment, the Epique tower under construction in Pelican Bay, a disputed waterpark proposal at Naples Grande, and the Pelican Bay Community Park’s new racquets center. The Pelican Bay PUD caps the community at 7,800 dwelling units, down from 8,600.

Waterside Shops

Waterside Shops, the shopping center near Artis-Naples, publishes a redevelopment page for the center. We could not obtain a drive time to it from our routing tool, so we give none, and a buyer who values the center should check that page for current phasing, because redevelopment can affect traffic and noise.

Epique, Under Construction

Epique Pelican Bay’s own site describes a 19-story Gulf-front tower of estates, penthouses and Jardin residences with an anticipated completion of the first quarter of 2028. It is a separate building and a separate association, not part of St. Lucia, and it adds a new luxury competitor to the Pelican Bay high-rise market.

The Naples Grande Waterpark Dispute

Collier County’s Zoning Division issued an official interpretation in March 2026 that a proposed waterpark at the Naples Grande Resort could proceed without a PUD amendment. The Pelican Bay Foundation filed an administrative appeal on April 17, 2026, as did the Bay Villas Association. The outcome was not decided when we pulled the record.

The Community Park Racquets Center

Collier County and the Pelican Bay Foundation opened 20 pickleball courts and refurbished tennis courts at the Pelican Bay Community Park after nearly a decade of planning, and the Foundation’s racquets page lists three tennis and ten pickleball courts designated for its members and their guests.

How Much Room Is Left to Build

The Pelican Bay PUD with its ordinances, published by the Foundation, sets a maximum of 7,800 dwelling units, reduced from 8,600. We did not find a current built-unit count in a source we could read cleanly, so we do not say how much entitlement remains.

Daily Logistics at St. Lucia

From St. Lucia, Artis-Naples is about 2.4 minutes away, Publix Marketplace at Pelican Bay 5.3, Vanderbilt Beach 6.8 and Mercato 7.0, NCH North Hospital is about 10, Fifth Avenue South 13.5, Naples Airport 14.7 and Southwest Florida International Airport 38.3 minutes, by free-flow routing measured October 7, 2026.

Drive Times From St. Lucia

These are free-flow routing figures, without traffic, from the 6361 Pelican Bay Blvd location to each destination. Season-time traffic on Pelican Bay Blvd, Vanderbilt Beach Road and US 41 lengthens all of them.

Healthcare

NCH North Hospital, about 10 minutes away, lists a 24-hour emergency department with obstetric and pediatric emergency departments, ambulatory surgery and cardiac rehabilitation on its NCH location page. NCH Baker Hospital downtown is about 13 minutes away.

Groceries and Shopping

Publix Marketplace at Pelican Bay is 2.6 miles from the building and Mercato is 3.0 miles away. The Foundation’s beach restaurants are inside Pelican Bay, and everyday shopping is within about seven minutes by car.

Arts and Culture

Artis-Naples, the performing arts and museum campus, is 1.0 mile and about 2.4 minutes away, the closest destination in our table. Fifth Avenue South, Naples’ downtown dining street, is 13.5 minutes by car.

Airports

Naples Airport, the city’s general-aviation airport, is about 15 minutes away; Southwest Florida International Airport is about 38 minutes away, which is a flight-day planning number, not a morning-commute one.

Beach Access

Vanderbilt Beach, a public beach, is about 7 minutes by car; the Foundation’s private beaches are reached by tram or car. A St. Lucia owner has both.

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

How Does St. Lucia Compare to Grosvenor, Stratford, St. Kitts and Pelican Bay’s Other Towers?

St. Lucia at Pelican Bay has the lowest 12-month median in an eight-building comparison of Pelican Bay condominiums, $768,000 on 5 closings, against $877,500 at St. Tropez and $2,000,000 at Claridge. Every row is a small sample, so the table shows what closed and how liquid each building is.

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

The Benchmark Table

Unit counts, product, year built and stories are from our Pelican Bay building roster, built from the county roll and the public record. Closings and medians are the last 12 months of the Southwest Florida MLS, to October 7, 2026. All eight are under 10 sales, so all are small samples.

Reading the Table: Size and Liquidity

Five closings on 86 residences is 5.8% of St. Lucia turning over in 12 months, in the middle of the eight: Dorchester’s 3 on 86 is 3.5% and Claridge’s 7 on 81 is 8.6%. Grosvenor, Stratford and St. Kitts sit at 5.9%, 6.2% and 6.2%. None of the eight is a deep market, and in each a buyer is comparing against a handful of sales.

Reading the Table: Where the Price Sits

St. Lucia’s $768,000 is $109,500 below St. Tropez, the next lowest at $877,500 on 2 sales, and $1,232,000 below Claridge’s $2,000,000. St. Lucia’s 36-month median of $950,000 on 12 sales is the better anchor, since it rests on more sales than any 12-month figure in the table. Price follows size, floor and age as much as the building name.

Age, Product and Milestone Timing

The eight span 1981 to 1993, and St. Lucia, at 1990, sits in the middle. It is the only building in the table that pairs a high-rise tower with a garden low-rise under one declaration. On Collier County’s live milestone map, the St. Lucia, St. Tropez and St. Raphael records each show a completed cycle and a next inspection year of 2034; we did not check the other buildings in this table, so ask each association.

Where to Look Next

If you are weighing St. Lucia, read St. Tropez for the smaller 52-unit tower, St. Marissa and St. Kitts for the two 1992 towers, Stratford and Grosvenor for the 1983 buildings, and Claridge for the newest of the group. The community-wide view is in our guide to Pelican Bay.

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

St. Lucia vs St. Tropez: Which Pelican Bay Condominium Fits You?

St. Lucia and St. Tropez are both Pelican Bay condominiums of about 1,300 to 1,500 square feet in their common plans, but St. Lucia has 86 residences, a garden low-rise and three active listings, while St. Tropez has 52 residences and no active listing on October 7, 2026. St. Tropez has sold at a higher 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)

The Short Answer

Choose St. Lucia if you want more choice, a garden two-level option and a lower price per square foot. Choose St. Tropez if you want the smaller 52-residence building and are prepared to wait for a listing and to pay a higher price per square foot. We read both on the recorded facts below, and neither building has a published condominium fee.

The Decision Table

All figures are from the Southwest Florida MLS, pulled October 7, 2026, and the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026. Small samples are marked.

Where St. Lucia Is Stronger

St. Lucia has the deeper record: 18 closings in 60 months against 6, so a buyer has more comparables. It has three active listings today against none, so a buyer can tour now, and its 86 residences include 16 two-level garden homes, a product St. Tropez’s roster entry does not show. Its 36-month median of $950,000 is $10,000 above St. Tropez’s, but its median $/sq ft is $157 lower, so a similar-size residence costs less per square foot.

Where St. Tropez Is Stronger

St. Tropez’s sold residences have fetched more per square foot, $734 against $577 over 36 months, and its small sample sold quickly, with a median of 5 days on market across 4 sales. A buyer who values a 52-residence building and will wait for a listing may prefer it. Four sales is too few to call a trend.

What the Supply Gap Means

With no St. Tropez listing on October 7, 2026 and three at St. Lucia, a buyer set on this part of Pelican Bay has only St. Lucia to tour today. A seller at St. Tropez faces little competition and a seller at St. Lucia faces two other listings past 100 days on market, so pricing at St. Lucia has to answer the same-plan sales, not the highest listing.

Fees, Milestone Timing and Flood

Neither building publishes its condominium fee, so we make no fee comparison; ask each association for its budget. Both buildings show a completed milestone cycle and a next inspection year of 2034 on the county’s live map. St. Lucia is in FEMA Zone AE at a 10-foot base flood elevation; we did not run the flood query for St. Tropez, so check its address before you compare.

How to Choose

Tour both if a St. Tropez listing appears, and ask each association for the same six documents: the budget, the reserve study status, the milestone summary, the estoppel, the rules and the master insurance summary. Compare residences of the same size, not building medians, and weigh the sale-approval and leasing rules in Sections 13 and 14 of St. Lucia’s Declaration against what St. Tropez’s documents say.

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

Honest Pros and Cons of Owning at St. Lucia

Owning at St. Lucia at Pelican Bay means a lower entry price for Pelican Bay, a choice of tower or two-level garden residence, and Foundation amenities, against a thin resale market, a one-lease-a-year rental rule, Board approval of every sale, a 15-pound single-pet limit and a mapped flood zone. The record supports both lists.

Pros

• Entry price: the 12-month median is $768,000 (n 5, small sample) and the 36-month median is $950,000 (n 12), the lowest 12-month median in the eight-building table above.
• Two products: a 70-residence tower with elevators and 16 two-level garden residences, under one declaration.
• Foundation amenities: nearly three miles of beaches by tram, 18 Har-Tru courts, fitness and Marker 36 and the Sandbar.
• Clear governing documents: a 2016 restated declaration, one active association and a milestone status of “Cycle Completed” on the county map.
• Recorded capital work: roof replacement in 2013, stair and building fire doors in 2015 and 2024, windows and balcony screenwalls in 2024, railings in 2025.
• Zoned schools: Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A in 2021 through 2025.

Cons

• Thin resale market: 18 sales in five years, and 3 active listings at 7.2 months of supply on the 12-month pace.
• Rental limits: one lease a year, 60 days minimum, and no short-term rentals.
• Board approval: every sale needs prior approval under Section 14, with up to 60 days from notice.
• Pet limit: one pet, a dog of 15 pounds or less at maturity.
• Flood zone: FEMA Zone AE with a 10-foot base flood elevation.
• Resale capital assessment: $15,000 paid by the buyer, 1.58% of the 36-month median.
• Unpublished fee and a shared road: the condominium fee is not public, and the way in rests on a recorded 2004 easement with maintenance and insurance duties.

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

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

If you’re searching for a St. Lucia listing agent, or thinking, ‘I need someone to sell my St. Lucia home…’ you are selling into about four sales a year, three active listings and a buyer who reads the fee stack, the milestone file and the flood map first. McGreevy and Comisar sell St. Lucia on its recorded facts.

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

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a St. Lucia listing, along with the document file a St. Lucia 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 St. Lucia Homes Sold For

In the 36 months to October 7, 2026 St. Lucia has seen 12 resales in the Southwest Florida MLS (pulled October 7, 2026). Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

• Closings, 36 months (MLS): 12, median $950,000 (n 12), from $625,000 to $1,750,000.
• Dollar volume, 36 months: $12,065,000.
• Days on market, 36 months: a median of 83 days (n 12). Sale-to-list: a median of 95.1% of final list price (n 12).
• Last 12 months, a small sample: 5 closings, median $768,000, $4,140,000 in volume, a median of 40 days on market (n 5) and 90.5% sale-to-list (n 5).
• Widened window, last 60 months: 18 closings, median $1,000,000, $20,374,000 in volume (n 18).
• Today: three active listings at $995,000, $789,000 and $735,000, and no pending sale in the pull.

Selling Into a Market of About Four Sales a Year

With about four closings a year and three listings, a buyer compares your residence with one or two others and with the last few recorded sales of the same plan. Sixteen of the last 18 sales closed under their final list price, and five took 120 days or more. We price a St. Lucia residence against the sales of its plan and floor, adjusted for condition and the Board’s rules, and we set the list price to attract the first showings, because a residence that sits for 120 days becomes the comparison for the next buyer. In the last 12 months we tracked the building’s current listings against the sales of their plans, and two of the three asks, $789,000 and $995,000, already sit above every recorded sale of their plans.

Pricing by Plan and Floor

Plan sets the first number: a 1,330 square foot residence has sold from $625,000 to $768,000, a 1,456 square foot residence from $765,000 to $925,000 and a 1,776 square foot garden residence from $840,000 to $1,199,000, all small samples. Floor sets the second: the median is $736,000 on tower floors 2 through 5 and $1,062,500 on floors 6 through 9. Garden homes and penthouses are priced separately.

The Documents a St. Lucia Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the budget and year-end financial statement, the governance form, the milestone inspection summary where one applies, and the structural integrity reserve study or a statement that none is complete. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the association’s and the Foundation’s, the second at $250 to the seller.
• The Board’s approval: notice of the sale to the Board with the purchaser’s information, at least 30 days before closing.
• Alterations: Board approvals for hard-surface flooring, lanai screening or enclosures, and any other change under Sections 9.3 and 9.5.
• Assigned spaces: the parking space and storage locker assignments, and any Certificate of Transfer.
• Flood: the flood disclosure under Section 689.302 and any elevation certificate.

The $15,000, and the Buyer Who Is Already in Pelican Bay

The buyer pays the Foundation’s $15,000 resale capital assessment, so it is a negotiating fact, not a seller cost. A buyer who already owns and lives in Pelican Bay may qualify for the Foundation’s one-time exemption, which carries a $1,000 processing fee and must be applied for at least seven days before closing, so tell Pelican Bay buyers about it early. For the community-wide plan, see our Pelican Bay seller page.

What a Seller Pays at Closing

The seller pays Florida’s documentary stamp tax on the deed at $0.70 per $100, which is $6,650 on a $950,000 sale, the Foundation’s $250 estoppel and the association’s estoppel fee, which the statute caps. In Collier County the buyer customarily pays the owner’s title insurance policy, and the contract controls. Your closing agent will give the exact figures for your sale, including the prorated property tax.

Signs and Showings

Section 10.8 of the Declaration bans For Sale and For Rent signs anywhere on the property, including in windows and on vehicles, and allows Open House signs only of a Board-approved type and location during an actual showing. We market through the MLS, video, drone and our buyer database instead.

What Slows a St. Lucia Sale

The data points to four causes: pricing off the building average rather than the plan and floor; an incomplete paperwork file, which delays the seven-day clock and the Board’s 30 to 60; a leasing history that buyers cannot confirm against the one-lease rule; and an asking price set by a higher past sale rather than by recent closings.

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

Start with a free Pelican Bay home valuation or our general home valuation page. Each takes about a minute, and Jesse follows up with the St. Lucia sales that fit your residence: the same plan, the same floor band and the same condition, adjusted for the Foundation’s resale charge and the building’s rules. An automated estimate cannot tell one 1,456 square foot residence from another; recorded sales of that plan span $765,000 to $925,000. We price to the difference.

Talk to Jesse Direct

(239) 898-6072, text or call. Confidential conversations welcome. Call Jesse direct at (239) 898-6072 before you list, and we will build the file first.

The Dedicated St. Lucia at Pelican Bay Seller Page

A dedicated St. Lucia at Pelican Bay seller page for this building is planned, and until it is live the community-wide plan above covers the same steps.

Is now a good time to sell a St. Lucia condo?

For a residence priced to its plan and floor, yes. Three active listings against about four closings a year is 7.2 months of supply on the 12-month pace, so pricing matters more than timing; two of the three current listings are past 100 days on market.

How do I price a 1,456 square foot St. Lucia residence?

Against the three recorded sales of that plan, which closed from $765,000 to $925,000 at a median of $880,000, adjusted for floor and condition. The one active listing at that size asks $995,000, above every recorded sale.

Do I need the association’s approval to sell?

Yes. Section 14 of the 2016 Declaration requires notice of the sale to the Board at least 30 days before closing, and the Board must act within 30 days of a complete package and no later than 60 days after notice. Silence is approval, and a transfer without approval is void unless later approved.

Who pays the $15,000 resale capital assessment?

The buyer pays it at closing, by a separate check, under the Foundation’s rules, though the contract can allocate it differently. The seller pays the Foundation’s $250 estoppel and $500 if the ID cards are not returned.

What will a St. Lucia buyer ask about first?

The condominium fee, the milestone and reserve-study record, the flood zone and the layered costs. Have the statutory package, both estoppels and the Foundation’s FY2027 figures ready before the first showing.

Can I sell my St. Lucia residence with a tenant in it?

Yes, subject to the lease, which the association must have approved and which cannot be shorter than 60 days. Tell the buyer’s agent the lease terms at the first showing, and confirm that only one lease began in the calendar year.

Your Local Real Estate Experts

St. Lucia 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 St. Lucia’s recorded declarations, the state’s files, the Clerk’s recorded work and every MLS closing of five years before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this St. Lucia 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 North Naples market that St. Lucia 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 St. Lucia page the credential that matters more is narrower than any award: we tracked every St. Lucia closing in the Southwest Florida MLS back to October 2021, 18 in all, and every qualified sale in the county’s file back to 1989, and we checked each sale through June 30, 2026 against the deed the county recorded before this guide was written.

What Our Clients Say

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

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

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

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

★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review

Contact McGreevy and Comisar

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every St. Lucia inquiry goes to Jesse or Marc directly.

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

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

Buying at St. Lucia? 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. If you are buying in Pelican Bay more broadly, read how we help buyers in Pelican Bay, and for the community itself see our guide to Pelican Bay.

Frequently Asked Questions: St. Lucia Buyer Edition

These are the questions St. Lucia buyers ask us most, answered from the recorded Declaration, the state and county records and the Southwest Florida MLS pulled October 7, 2026. Each answer names St. Lucia at Pelican Bay and points to the document behind it, so you can check us.

How many residences are in St. Lucia?

St. Lucia has 86 residences under one declaration: a 70-residence tower at 6361 Pelican Bay Blvd and 16 garden residences in two buildings of eight, at 6351 and 6371. Each residence carries an equal 1/86 share of the common elements and common expenses under Section 6.1.

When was St. Lucia built?

The county roll and our roster date St. Lucia to 1990, and the Declaration of Condominium was recorded on August 11, 1989. The state’s elevator file shows both tower elevators installed in 1989. The association was incorporated in 1987, and the restated governing documents date to 2016.

How tall is the St. Lucia tower?

The recorded Declaration describes 16 living levels in the 70-unit building, and the state’s elevator file shows 16 landings. The Pelican Bay Foundation’s map says 15 floors, and Gulf Bay’s history page says seven stories. We use the Declaration’s 16 and explain the difference in the origins section above.

What are the street addresses of St. Lucia?

St. Lucia occupies three addresses on Pelican Bay Blvd: 6361 for the 70-residence tower, 6351 for the south garden building and 6371 for the north garden building. The county files all three under one condominium, and the school-boundary search returns the same three schools for each address.

Is St. Lucia on the Gulf?

No. St. Lucia sits on Pelican Bay Blvd in FEMA Zone AE, and the nearest mapped coastal VE zone vertex is about 0.40 mile away. An owner reaches the Foundation’s beaches by tram or car, and Vanderbilt Beach is about 6.8 minutes away by free-flow routing.

How do I get to the beach from St. Lucia?

Every owner is a Foundation member, and the Foundation runs eight tram stations to nearly three miles of private beach, open daily from 9 a.m. to sunset. The recorded 1993 tram and path easement from the association to the Foundation covers the route across St. Lucia’s land.

What does a St. Lucia condo cost?

Over 36 months St. Lucia closed 12 sales at a $950,000 median (n 12), from $625,000 to $1,750,000. Over 12 months it closed 5 at $768,000, a small sample. Plan and floor drive the spread: tower floors 2 to 5 have a $736,000 median and garden homes $1,025,000, both small samples.

What is the lowest price a St. Lucia home has sold for in five years?

The lowest MLS closing in 60 months is $625,000, a 1,330 square foot tower residence that sold on June 3, 2025 after 168 days on market against a final list of $650,000. It is one sale of 18, so treat it as a floor reference, not a typical price.

What is the highest price?

The highest is $2,500,000, a 3,136 square foot penthouse that closed March 18, 2022 after 104 days, against a final list of $2,595,000. The next highest is $1,875,000 in April 2022 and $1,750,000 in June 2024. Penthouse sales are too rare to set a trend.

How large are the residences?

The county roll shows heated areas from 1,330 to 4,386 square feet with a median of 1,458 across the 86 residences. MLS living areas on closed sales run from 1,330 to 3,136. The two measures differ, so we never compare them; ask for the plan size in writing.

How many bedrooms do St. Lucia homes have?

The Declaration describes two-bedroom-plus-den and three-bedroom-plus-den tower plans, penthouses of four and five bedrooms, and garden units of two or three bedrooms plus a den. Most recorded sales are two bedroom plus den or three bedroom, all with two baths except the penthouse sale at four.

What are the HOA fees at St. Lucia?

St. Lucia’s condominium fee is not published, and we will not guess it. The Foundation’s FY2027 assessment is $3,435 per residence, which the association pays for condominiums, and the Services Division line is $1,250.00 for FY2027, the county’s published FY 2027 Assessment. Ask for the budget and estoppel before you offer.

What does the Foundation assessment pay for?

The Foundation’s $3,435 splits into $2,180 for operations, $497 for the replacement reserve and $758 for the bulk media agreement. It supports the beaches, tram, racquets, fitness, grounds and community services that every Pelican Bay owner can use, including St. Lucia owners.

What is the $15,000 charge at closing?

It is the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026. The buyer pays it by a separate check at closing, and the Foundation says it rises 3.5% a year from October 1, 2027, to $15,525. A current Pelican Bay owner buying another property may qualify for an exemption.

Who pays for title insurance in Collier County?

In Collier County the buyer customarily pays for the owner’s title insurance policy for a St. Lucia purchase, and the contract controls. The seller customarily pays Florida’s documentary stamp tax on the deed. Ask your title company for the premium on your price.

Do I need the Board’s approval to buy?

Yes. Section 14 of the St. Lucia Declaration requires the Board’s prior written approval of any sale. The seller gives notice at least 30 days before closing, and the Board may interview the buyer. The Foundation itself does not require approval, but the condominium association does.

How long does Board approval take?

The Board must decide within 30 days after it has the complete package, and in any case within 60 days after notice. If it does nothing, that counts as approval, and it must issue a recordable certificate on request. A sale closed without approval is void unless the Board later approves it.

Is St. Lucia a 55+ community?

No recorded document we found sets a minimum age for owners or occupants at St. Lucia. The Declaration sets one-family occupancy, a two-unit ownership cap and Board approval of sales. Florida law allows a narrow housing-for-older-persons exemption, and St. Lucia’s documents do not invoke it.

Can I rent my St. Lucia condo?

Yes, within limits. Section 13.2 allows one lease per calendar year for 60 days to one year, with Board approval of the lease and the lessee, 20 days’ notice, no subleasing and two persons per bedroom. Pets are not allowed in leased units, and the Foundation’s amendment adds its own ceiling.

Can I use a St. Lucia residence for short-term rentals?

No. Section 10.1 treats use as a public lodging establishment as a business use and prohibits it, and Section 13.2’s 60-day minimum lease rules out nightly or weekly stays. A buyer looking for short-stay rental income should look elsewhere in Pelican Bay.

Are pets allowed at St. Lucia?

One small pet per unit is allowed. A dog may not exceed 15 pounds at maturity, must be carried inside the building’s common areas and leashed outside, and no pets are permitted in leased units. Reptiles, monkeys, rodents, amphibians, poultry, swine and livestock are barred under Section 10.6.

Is St. Lucia in a flood zone?

Yes. We queried FEMA’s flood layer on October 7, 2026 at all three addresses and four surrounding points: every point is Zone AE, a Special Flood Hazard Area, with a base flood elevation of 10 feet, on panel 12021C0381J effective February 8, 2024.

Do I need flood insurance at St. Lucia?

Lenders commonly require flood coverage for a mortgage in a Special Flood Hazard Area, and the association carries property and, where required, flood insurance under Section 15.3. Ask the association what its policy covers, then ask your lender and insurer whether a separate unit-owner policy is required.

What does the association’s master insurance cover?

Section 15.3 requires property coverage including windstorm at 100% replacement cost if reasonably available, flood through the National Flood Insurance Program where required, and liability. Owners insure their interiors, floor coverings, cabinets, appliances and alterations under Section 15.1. Ask for the master policy summary the Declaration says owners may inspect.

Has St. Lucia had its milestone inspection?

Collier County’s live milestone map shows St. Lucia’s record as “Milestone Completed,” “Cycle Completed,” with a next inspection year of 2034. The county does not publish the report, and we do not characterize it. Ask the association for the milestone summary and the reserve study status.

What is a structural integrity reserve study?

It is a professional study of a condominium building’s major structural and safety components, required by Section 718.112(2)(g) for buildings three stories or more, with reserves funded to match. A seller must give the buyer the latest study or a statement that none is complete (Section 718.503).

What are the property taxes at St. Lucia?

They depend on the county’s assessment and your homestead status, and a sale can change the assessment, so a seller’s bill is not a safe guide. Florida Section 689.261 requires a property tax disclosure in the contract, and the tax collector’s site shows the current bill.

What is the Pelican Bay Services Division charge?

It is a county municipal service taxing unit charge on the tax bill, listed on the county’s page as $1,250.00 for FY2027 ($789.07 operations and maintenance plus $460.93 capital and projects). The tax bill shows the amount charged to a residence.

Which schools serve St. Lucia?

Collier County Public Schools zones St. Lucia to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. Each was graded A in every year from 2021 to 2025, and the district is rated A. Confirm the address with the district, since zone maps provide general information.

How far is St. Lucia from the airport?

Naples Airport is about 14.7 minutes and 7.5 miles away by free-flow routing, and Southwest Florida International Airport is about 38.3 minutes and 27.3 miles away. The second is a flight-day planning number, and season traffic on US 41 and I-75 lengthens it.

How far is the nearest hospital?

NCH North Hospital is about 9.9 minutes and 4.9 miles from St. Lucia by free-flow routing, and NCH Baker Hospital downtown is about 12.8 minutes and 6.0 miles. The North Hospital location page lists a 24-hour emergency department.

Is Club Pelican Bay golf part of a St. Lucia purchase?

No. Club Pelican Bay is a separate membership with its own terms and price, and you can join or not. The Foundation assessment and the condominium fee do not pay for golf, so ask the club for its current schedule if golf matters to you.

How many elevators does St. Lucia have?

The state’s elevator file lists two traction elevators in the tower, each with 16 landings, a 2,500-pound capacity and a 350-foot-per-minute speed, installed in 1989. The most recent inspection passed July 20, 2026, and the certificate of operation runs to August 1, 2027.

Does St. Lucia have parking and storage?

Yes. Section 8.1 makes parking spaces limited common elements assigned to residences, Section 8.2 lets owners transfer use rights by a recorded Certificate of Transfer, and the Declaration refers to storage lockers in Sections 9.1 and 9.2. Confirm the exact space and locker in your contract.

Can I install hard-surface flooring at St. Lucia?

Only with the Board’s prior written approval and a sound-absorbent underlayment, and units above the ground floor must keep wall-to-wall carpet outside kitchens, baths and laundry rooms. Unapproved hard flooring that causes noise complaints can be ordered covered or removed at the owner’s cost under Section 9.3(C).

Can I charge an electric vehicle at St. Lucia?

Not without prior written Board approval. Section 10.13 prohibits charging on condominium property unless the owner agrees to a separate meter or an estimated fee, and to accept liability. Ask the association what it has approved before you buy an electric vehicle.

How long do St. Lucia homes take to sell?

The median is 83 days over 36 months (n 12) and 40 days over 12 months (n 5, small sample), and five of the last 18 sales took 120 days or more. Garden homes sold faster, a median of 13 days (n 6), than tower residences at 97 (n 12).

Do St. Lucia homes sell for the asking price?

Rarely. Sixteen of the last 18 closed below their final list price, and two closed at it. The median sale-to-list is 95.1% over 36 months (n 12) and 90.5% over 12 months (n 5, small sample), so offers below list are normal.

How does St. Lucia compare with St. Tropez?

St. Lucia has 86 residences and three active listings against St. Tropez’s 52 and none, and St. Lucia’s $577 median per square foot over 36 months compares with St. Tropez’s $734 on 4 sales. See St. Lucia vs St. Tropez for the full table.

Will I receive a property tax disclosure?

Yes. Section 689.261 requires the contract for sale of residential property to carry a property tax disclosure summary, which tells the buyer that taxes may change after the sale. Read it with the county’s current bill rather than relying on the seller’s figure.

Is there a radon notice in a St. Lucia contract?

Yes, Florida Section 404.056 requires a radon notification in contracts for the sale of buildings, a short statement that radon is a naturally occurring gas that can accumulate in buildings. Testing is the buyer’s choice; ask your inspector.

Does the 2004 access easement affect me as a buyer?

It affects how the building’s road works. The recorded easement, OR 3606, Page 970, gives St. Lucia ingress over St. Marissa and Crown Colony land and puts road maintenance and insurance duties on St. Lucia. A lender, insurer or attorney may ask for it, so request a copy.

Who should I call to buy at St. Lucia?

Call Marc Comisar at (239) 287-5873. Marc represents buyers at St. Lucia and across Pelican Bay, and he will walk you through the plan, floor, fee and approval questions above before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Buying at St. Lucia? Call Marc at (239) 287-5873, or read how we represent buyers. Selling instead? Call Jesse direct at (239) 898-6072.

Frequently Asked Questions: St. Lucia Seller Edition

These are the questions St. Lucia sellers ask us most, answered from the recorded Declaration, the Foundation’s published fees, the state and county records and the Southwest Florida MLS pulled October 7, 2026. Each answer names St. Lucia at Pelican Bay and the number behind it, so you can price with the record in hand.

What is my St. Lucia home worth?

It depends on plan, floor and condition. Recent St. Lucia closings run from $625,000 for a 1,330 square foot tower residence to $1,199,000 for a 1,776 square foot garden home, with a 36-month median of $950,000 (n 12). Call Jesse direct at (239) 898-6072 for the sales that match your residence.

What did St. Lucia homes sell for in the last 36 months?

Twelve St. Lucia homes closed in the 36 months to October 7, 2026, at a median of $950,000 (n 12), a low of $625,000, a high of $1,750,000 and $12,065,000 in volume. The median sale price was 95.1% of the final list price (n 12).

What happened in the last 12 months?

Five St. Lucia closings, a small sample, at a $768,000 median, from $707,000 to $975,000, with a median of 40 days on market (n 5) and 90.5% sale-to-list (n 5). Dollar volume was $4,140,000. The 12-month median is $182,000 below the 36-month median.

How long will it take to sell my St. Lucia home?

The median is 83 days over 36 months (n 12) and 40 days over 12 months (n 5, small sample). The range is wide: one 2024 sale closed with no days on market and another took 339 days. Five of the last 18 sales took 120 days or more.

Will I get my asking price?

Not usually. Sixteen of the last 18 St. Lucia closings sold below their final list price, and two sold at it. The 36-month median sale-to-list is 95.1% (n 12), so on a $950,000 list the typical sale is about $903,000 before negotiation on repairs.

Has the market gone up or down?

St. Lucia’s yearly MLS medians are $2,187,500 in 2022 (2 sales), $952,500 in 2023 (4), $1,267,500 in 2024 (4), $773,500 in 2025 (4) and $846,500 in 2026 to date (4), all small samples. The county’s 2021 median was $817,500 on 10 sales. The swing reflects which plans sold as much as price.

Is it a good time to sell?

Three active listings at the 12-month pace of 5 sales is 7.2 months of supply, and two of those listings are past 100 days. Pricing to the plan’s recent closings matters more than timing. A complete paperwork file shortens the path from contract to closing.

What does it cost to sell a St. Lucia home?

The main costs are the real estate commission set in your listing agreement, Florida’s documentary stamp tax on the deed, the estoppel fees, prorated taxes and any mortgage payoff. The buyer pays the Foundation’s $15,000 and customarily the owner’s title policy. Ask us for a net sheet at your price.

How much is the documentary stamp tax on a sale?

Section 201.02 sets the deed tax at $0.70 per $100 of consideration. On $950,000, the 36-month median, that is $6,650, and on $768,000, the 12-month median (n 5), it is $5,376. The seller customarily pays it in Collier County, and the contract controls.

Who pays the $15,000 resale capital assessment?

The buyer pays it by a separate check at closing under the Foundation’s rules for deeds recorded on or after October 1, 2026, though the contract can allocate it differently. The seller pays the Foundation’s $250 estoppel and $500 if the ID cards are not returned.

Do I need the Board’s approval to sell?

Yes. Section 14.2 requires the Board’s prior written approval of a sale. Give written notice at least 30 days before the intended closing with the buyer’s name, address and the executed contract. A sale closed without approval is void unless the Board later approves it in writing.

How long does Board approval take?

The Board must approve or disapprove within 30 days after receiving the notice and all requested information, and no later than 60 days after notice. Silence is approval, and the Board must issue a recordable Certificate of Approval on demand. Delivering a complete package on day one shortens the clock.

What if the Board disapproves my buyer?

Disapproval needs a majority of the whole Board and a written opinion of counsel that good cause exists under Section 14.3(C), and only the listed grounds apply. If a sale closed without approval, the transfer is void under Section 14.5. Ask us before you sign if you see risk.

What documents must I give the buyer?

Section 718.503 requires the declaration, articles, bylaws and rules, the budget and financial statement, the governance form, the milestone inspection summary where one applies and the structural integrity reserve study or a statement that none is complete. We assemble the set before the first showing.

What is the buyer’s seven-day right?

A buyer of a resale condominium may cancel within seven days after receiving the Section 718.503 documents. The clock starts at receipt, not at contract, so late delivery leaves the buyer free to walk away for longer. Delivering the package with the offer starts the seven days on day one.

What is an estoppel certificate and who pays for it?

An estoppel certificate states what you owe the association. Florida’s statutes set a base cap of $250, $100 more for delivery within three business days and $150 more if delinquent, adjusted for inflation; as we read the state’s current adjusted caps they are $299, $119 and $179. The Foundation charges the seller $250 plus $100 if expedited.

What happens to my Foundation ID cards when I sell?

Return them. The Foundation’s estoppel form charges the seller $500 if the ID cards are not returned. Membership passes with the deed to your buyer, who also pays the Foundation’s resale capital assessment. Put the card return on your closing checklist.

Do my parking space and storage locker go with the residence?

They are tied to your residence under Section 8.1, where parking spaces are limited common elements, and Section 8.2 allows a transfer of use rights by a recorded Certificate of Transfer. Confirm in the contract which space and locker convey, and give the buyer any filed assignment.

Does the water-leak liability affect my sale?

It affects what buyers ask. Section 9.3(E) puts strict liability on an owner for leaks from an unserviced air conditioner, a water heater older than ten years, a dishwasher older than fourteen, a hose that is not steel-jacketed or an unoccupied unit left with the water on. Keep service and replacement records.

Do hard-surface floors affect my sale?

Yes. Section 9.3(C) requires the Board’s written approval and a sound-absorbent underlayment for hard floors above the ground floor. Give the buyer the approval and the underlayment details, and if the floors were installed without approval, resolve it before listing because a new owner inherits the problem.

Is the flood zone a problem when selling?

It is a disclosure, not a barrier. St. Lucia is in FEMA Zone AE at a 10-foot base flood elevation, which buyers and insurers can look up. Tell your buyer early what coverage the association carries and any flood claim history you know of.

Do I have to disclose past flooding?

Yes. Section 689.302 requires a residential seller to give the buyer a flood disclosure at or before contract, covering what the seller knows of past flooding and flood insurance claims. Prepare the answer before you list, and ask us for the form if you want a review.

Do I need a milestone report to sell?

You do not need to produce one yourself; the association holds it. Section 718.503 requires the resale package to carry the milestone inspection summary where one applies. Collier County’s map shows St. Lucia’s cycle completed with a next year of 2034, and we do not characterize the report.

What if the association has a special assessment pending?

Tell the buyer. Section 6.6 of the Bylaws lets the Board levy special assessments for unusual or unbudgeted expenses, and the estoppel and budget in the package will show what is pending. The contract decides who pays an assessment levied before closing, so negotiate it, do not hide it.

Can I sell my St. Lucia residence with a tenant in it?

Yes, subject to the lease, which the association must have approved. St. Lucia allows one lease per calendar year, 60 days to one year, and no pets in leased units. Tell the buyer’s agent the lease terms at the first showing.

Does my rental history matter to a buyer?

Yes, if the buyer plans to rent. Keep a record of when each lease began, because Section 13.2 allows only one a calendar year, and the Foundation’s recorded amendment caps leasing at two a year unless neighborhood covenants provide otherwise.

Should I renovate before I sell?

We price on recorded sales, and the recorded sales do not isolate a renovation premium, so we weigh each renovation against the sales of the same plan and floor before recommending spending money. Any floor change needs Board approval first. Ask us for a pre-listing plan that compares options.

How do I price a penthouse?

With little to compare. One 3,136 square foot penthouse sold in five years, at $2,500,000 after 104 days against a final list of $2,595,000. We price a penthouse against the top floor band and the largest residences, with the single sale as a ceiling reference.

How do I price a garden residence?

Against the six garden closings: $830,000 to $1,199,000 at a $1,025,000 median over 60 months, a small sample, with a median of 13 days on market. Garden homes sold faster than tower residences in this sample, but six sales is thin, so we compare plan by plan.

How do I price against St. Tropez?

With care. St. Tropez’s homes are smaller on the roll, a median of 1,230 square feet against St. Lucia’s 1,458, and its 36-month median is $940,000 on 4 sales against $950,000 on 12. Compare residences of the same size, not building medians.

How are property taxes handled at closing?

They are prorated at closing under the contract, including the Pelican Bay Services Division line on the tax bill. Your closing agent will calculate the credit. Florida requires the contract to carry a property tax disclosure for the buyer.

What if I am buying another Pelican Bay home?

You may qualify for the Foundation’s one-time Resale Capital Assessment Exemption if you own and live in Pelican Bay and buy another Pelican Bay property, with a $1,000 processing fee and an application at least seven days before closing. Read the form.

What if I am a foreign seller?

Federal withholding rules on foreign sellers of U.S. real property apply, and the IRS publishes guidance on them. Raise it with your closing agent and tax adviser before you sign a contract.

Can I sell off-market?

Yes. We offer discretion with off-market capability when a sale needs to stay quiet, though a public listing reaches more buyers and all 18 closings of the last five years were MLS sales.

Can I put a For Sale sign up at St. Lucia?

No. Section 10.8 of the Declaration bars For Sale and For Rent signs anywhere on the condominium property, including windows and vehicles, and allows Open House signs only of a Board-approved type and location during an actual showing. We market through the MLS and our buyer network instead.

Does the 2004 access easement affect my sale?

Buyers, lenders and insurers may ask about it, so keep a copy. The recorded easement, OR 3606, Page 970, grants St. Lucia ingress over St. Marissa and Crown Colony land and puts maintenance and insurance duties on the association. Giving the buyer the document early avoids a late question.

Why list with McGreevy and Comisar?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. At St. Lucia we add the recorded rules, the fee stack and the full 18-sale record to every pricing conversation.

Call Jesse direct at (239) 898-6072, text or call, or request a free home valuation. We will build the paperwork file before the first showing. Buying instead? Call Marc at (239) 287-5873.

Sources and Authoritative References

Every St. Lucia fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own pages and forms, the Collier County Property Appraiser’s 2026 tax roll, or the Southwest Florida MLS closings pulled October 7, 2026. Sources that an ordinary web request could not fetch were retrieved another way and logged.

The primary sources are grouped below by who issued them, numbered continuously. Two sources in the last group, an association newsletter and a business-press report, are named as such because no agency page reports those facts.

Recorded St. Lucia Instruments, Collier County Clerk Official Records

1. Declaration of Condominium, St. Lucia, A Condominium, OR 1461, Page 2077 (August 11, 1989)
2. Certificate of Estimate, OR 1461, Page 2155 (1989)
3. Certificate of active corporation, OR 1461, Page 2157 (1989)
4. Amendment and Surveyor’s Certificate, OR 1497, Page 747 (January 9, 1990)
5. Landscape and irrigation easement to the association, OR 1796, Page 1308 (1993)
6. Landscape and irrigation easement to the association, OR 1799, Page 57 (1993)
7. Tram and pedestrian path easement to the Pelican Bay Foundation, OR 1796, Page 1311 (1993)
8. Tram and pedestrian path easement to the Pelican Bay Foundation, OR 1799, Page 60 (1993)
9. Certificate of Amendment, OR 2294, Page 921 (1997)
10. Certificate of Amendment, OR 2399, Page 3243 (1998)
11. Certificate of Amendment, leasing, OR 2994, Page 3104 (March 7, 2002)
12. Access Easement, OR 3606, Page 970 (July 14, 2004)
13. Certificate of Amendment, OR 3993, Page 736 (2006)
14. Bill of Sale of Fire Suppression Facilities, OR 4421, Page 2633 (January 21, 2009)
15. Amended and Restated Declaration, Articles and Bylaws, OR 5249, Page 1123 (March 9, 2016)
16. Pelican Bay Foundation Notice of Preservation of Covenants, OR 5294, Page 622 (July 14, 2016)

Notices of Commencement Recorded for St. Lucia

17. Notice of commencement, roof replacement (April 8, 2013)
18. Notice of commencement, impact automatic door at the ground floor (December 5, 2013)
19. Notice of commencement, stair fire doors, floors 2 to 16 (July 1, 2015)
20. Notice of commencement, windows, flooring, lighting, cabinets and ceilings (July 12, 2017)
21. Notice of commencement, fire alarm system renovation (November 15, 2017)
22. Notice of commencement, South Building fascia and gable (February 6, 2018)
23. Notice of commencement, concrete repairs (January 3, 2023)
24. Notice of commencement, concrete repairs, windows and balcony screenwalls (April 19, 2024)
25. Notice of commencement, hollow-metal fire doors and frames (August 20, 2024)
26. Notice of commencement, natural gas line to replacement generator (March 20, 2025)
27. Notice of commencement, carport renovation (June 18, 2025)
28. Notice of commencement, railing replacement (August 6, 2025)
29. Notice of commencement, electrical work and security-camera outlet (December 18, 2025)
30. Notice of commencement, pool and spa resurfacing (July 13, 2026)

Pelican Bay Foundation Documents and Pages

31. Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay
32. Certificate of Amendment to the Foundation declaration, leasing, OR 5634, Page 1101 (May 28, 2019)
33. Amended and Restated Bylaws, accepted redline
34. FY2027 Approved Budget Package
35. FY2024 Audited Financial Statements
36. Estoppel certificate form, fiscal year 2026-2027
37. Resale Capital Assessment Exemption form
38. Lease Application Packet, 2027
39. Rules and Regulations, December 12, 2024
40. Pelican Bay PUD with ordinances
41. Information for realtors, fees and notices
42. Tram service
43. Our beaches
44. Marker 36
45. Sandbar
46. Racquets program
47. Fitness center
48. Community map

State of Florida Records

49. Division of Corporations, starts-with search for St Lucia
50. DBPR condominium registry extract
51. DBPR elevator inspection extract
52. DBPR developer summary extract
53. DBPR condominium structural integrity reserve study reporting
54. DBPR condominium search
55. Florida Division of Emergency Management, Know Your Zone
56. Florida Office of Insurance Regulation, wind mitigation resources
57. Florida Department of Revenue, documentary stamp tax
58. Florida Department of Revenue, property tax information for taxpayers
59. Florida Chief Financial Officer, title insurance overview
60. Florida Administrative Code, Rule 69O-186.003, title insurance
61. Florida Senate, 2025 bill summary, House Bill 913

Florida Statutes, 2026

62. Section 553.899, milestone inspections
63. Section 718.103, definitions
64. Section 718.110, amendment of the declaration
65. Section 718.111, the association and official records
66. Section 718.112, bylaws and structural integrity reserve studies
67. Section 718.113, maintenance and alterations
68. Section 718.116, assessments and estoppel certificates
69. Section 718.1255, alternative resolution of disputes
70. Section 718.303, obligations of owners and fines
71. Section 718.503, disclosure on resale and the buyer’s cancellation right
72. Section 718.504, prospectus or offering circular
73. Section 720.30851, estoppel certificates, homeowners associations
74. Section 689.302, flood disclosure
75. Section 689.261, property tax disclosure summary
76. Section 404.056, radon notification
77. Section 201.02, tax on deeds
78. Section 627.714, residential condominium unit owner coverage
79. Section 760.29, fair housing, exemptions

Collier County Records

80. Collier County milestone buildings by year and reference number
81. Collier County milestone inspections program page
82. Collier County milestone dashboard
83. Collier County MilestoneMap feature service, building layer
84. Collier County 2026 flood protection newsletter
85. Collier County Pelican Bay Services Division page
86. Pelican Bay Services Division board agenda packet, June 10, 2026
87. Collier County Tax Collector, property tax search
88. Collier County Tax Collector, property taxes

Federal Records

89. FEMA National Flood Hazard Layer, flood hazard zones
90. FEMA National Flood Hazard Layer, flood map panels
91. FEMA Map Service Center
92. National Hurricane Center, storm surge hazard maps
93. U.S. Census Bureau geocoder
94. HUD, assistance animals and fair housing
95. Internal Revenue Service, FIRPTA withholding

Schools, Healthcare, Developer and Neighboring Projects

96. Collier County Public Schools, attendance boundaries
97. Collier County Public Schools, attendance zones map
98. Collier County Public Schools, address search for zoned schools
99. Collier County Public Schools, 2024-25 school and district grades
100. NCH North Hospital location page
101. Gulf Bay, history of the Pelican Bay developer
102. Epique Pelican Bay
103. Waterside Shops, redevelopment
104. Club Pelican Bay, membership
105. Gulf Shore Association of Condominiums, Pelican Bay Foundation appeal of the waterpark interpretation
106. Gulf Shore Business, Pelican Bay Community Park pickleball courts

Downloadable Documents

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

Market data from Southwest Florida MLS, pulled October 2026.

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