Pelican Bay - St. Pierre

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

St. Pierre is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is one tower of 105 owner residences at 6825 Grenadier Blvd, Naples, FL 34108, declared in January 1994 as part of Waterpark Place, and a thin, seasonal market: 24 Southwest Florida MLS closings in five years, 4 of them in the last 12 months.

McGreevy and Comisar are the team St. Pierre owners call to sell and the team St. Pierre buyers call to read the building before they bid. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and they are Top 1% Real Estate Agents Nationally Since 2008.

Three names are easy to confuse with this building, so we say what St. Pierre is not. The “Waterpark Place” in its legal name is a Pelican Bay condominium district, not a water park. “St. Pierre” is a common place and company name, and this page is not about any St. Pierre company or any other-place St. Pierre. It covers St. Pierre at Waterpark Place, A Condominium, run by St. Pierre at Waterpark Place Condominium Association, Inc., a Florida not-for-profit corporation, Sunbiz document N93000004118, filed September 7, 1993, active today, with its principal office at 6825 Grenadier Blvd.

This page goes deeper on St. Pierre than any other source we know of. It is built from the recorded 1994 Declaration (Official Records Book 1903, Page 834), the First Amended and Restated Declaration of 1996, the Second Amended and Restated Declaration, Articles and Bylaws recorded March 26, 2020 (Official Records Book 5744, Page 176) and the 2023 smoking amendment, read in full from the Collier County Clerk’s recorded images, together with the Clerk’s index of the instruments recorded against the building, the Collier County Property Appraiser’s 2026 tax roll and recorded sales, Collier County’s milestone map, FEMA’s flood map queried at the building, the association’s own public site and the Southwest Florida MLS pulled October 7, 2026. Where a record is not public, such as the association’s budget, we say so and state no figure.

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

McGreevy and Comisar are the best realtor for St. Pierre 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. Pierre market read built on all 24 Southwest Florida MLS closings of five years and the building’s recorded documents.

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. Pierre in Pelican Bay, Naples, whether you’re ready to sell your St. Pierre 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.

Recent St. Pierre track record (last 12 months): In the last 12 months St. Pierre has seen 4 resales in the Southwest Florida MLS (pulled October 7, 2026, closings dated October 8, 2025 to October 7, 2026), at a median sold price of $1,187,500, the mean of the middle pair $850,000 and $1,525,000, and a highest-priced sale of $2,725,000, with a median sold-to-final-list ratio of 94.1 percent (n=4). Four sales is a small sample, so the market section below leads with the 36-month window, the first with ten or more closings: 12 closings at a median of $1,575,000. 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. Pierre here; ask us and we will walk you through every one of those sales.

For St. Pierre sellers: the building rewards exact pricing and a winter listing. Of the 23 marketed sales in five years, 16 closed below final list, 3 at list and 4 above, and 20 of all 24 closings fell between January and May. A St. Pierre sale also needs the Board’s prior written approval under Article 17 of the 2020 Declaration, a step the sale calendar has to carry from day one.

For St. Pierre buyers: the first question is which plan you are buying, because the same tower holds residences from 1,482 to 2,613 square feet on the county roll and the MLS sales do not follow a single price per square foot. The second is the building’s flood position, its milestone status, the one-pet, 30-pound dog limit, the 90-day minimum lease and the Board approval step, all answered below from the recorded documents and public records. Buyers comparing the best real estate agents in Naples should ask each one to answer those questions for a specific St. Pierre residence.

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

Buying a home in St. Pierre? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Living in St. Pierre at Pelican Bay as a Homebuyer

St. Pierre at Pelican Bay is a 105-residence tower at 6825 Grenadier Blvd where every residence is a two or three bedroom condominium of 1,482 to 2,613 square feet, with west-facing lanais, east views over the golf course and preserve, a pool and spa, and a Pelican Bay Foundation membership that adds beaches, the tram and racquet and fitness facilities.

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

The Address: 6825 Grenadier Blvd, Naples, FL 34108

St. Pierre’s street address is 6825 Grenadier Blvd, Naples, FL 34108, the address on the association’s public site, on its Sunbiz record and in the county’s school lookup. The recorded documents call the property St. Pierre at Waterpark Place, A Condominium, and the county roll files its parcels under the subdivision name ST PIERRE AT WATERPARK PLACE A CONDOMINIUM.

What Owning a Residence at St. Pierre Feels Like

The association’s public site describes 105 residences completed in 1994, with lanais that face west and an east exposure over the golf course and the preserve, a fitness room, social and meeting rooms, a pool and a spa. The building is professionally managed, and the site gives office hours of Monday to Friday, 8:00 a.m. to 4:30 p.m. We have not seen a resident survey, so we describe the layout and the rules and leave the lifestyle to the showing.

The Five Floor Plans

The Declaration describes five plans with five residences on each of the 20 floors and five penthouses on the top level: Plan A is a three bedroom, three bath; Plan B a two bedroom, two bath; Plan C a three bedroom, two bath; Plan D a two bedroom, two bath; and Plan E a three bedroom, three bath with a media room, a wet bar and a utility room. The association’s public site publishes five floor plan PDFs, and Plan E is stated at 2,613 square feet under air, with about 361 square feet of porch and terrace and 53 square feet of storage, 3,027 square feet in all. Every plan has a foyer, a pantry and what the Declaration calls a good morning room.

Two Bedrooms and Three Bedrooms in the Sales

The 24 MLS closings split evenly: 12 two-bedroom sales (median $1,275,000, from $585,000 to $1,526,000) and 12 three-bedroom sales (median $2,175,000, from $850,000 to $2,930,000). All 12 two-bedroom sales measured 1,582 square feet or less in the MLS, and every three-bedroom sale measured 1,856 square feet or more. A buyer is really choosing between two price tiers inside one building.

Floors, Views and What the Roster Does Not Say

Residences are numbered by floor, and the Declaration puts five on each of floors 1 to 20 plus a penthouse level of five. The Southwest Florida MLS does not give a floor or an orientation in the fields we pulled, so we cannot say how floor level moves price. We tell buyers to ask the listing agent for the floor and the exposure, and we price a showing against same-plan sales rather than the building median.

Parking, Carports and Cabanas

The 2020 Declaration assigns every residence at least one parking space (Exhibit D) and makes carports and cabanas limited common elements (Exhibit E). A cabana’s use cannot be transferred except back to the association. The roster calls the building 22 stories while the Declaration describes one building with 21 living levels, and the 1994 text refers to a covered parking structure, so we read the 22 as the roster’s count that includes the parking level and say so rather than guess.

Waterpark Place in One Paragraph

St. Pierre is one of the towers of Waterpark Place, a district of Pelican Bay planned for four high-rises beside the community’s berm road. Every St. Pierre owner is automatically a member of the Waterpark Place Village Association, Inc., and pays a share of its costs on top of the condominium and Foundation charges. St. Laurent is the neighbor tower that shares that structure, and our St. Laurent guide explains the district in detail.

Who Buys at St. Pierre

The MLS does not report buyer residence or intended use, so we do not state who buys. What the documents show is a building that screens every buyer (Board approval), caps leasing at one lease a year of at least 90 days, allows one pet and forbids smoking everywhere on the property. Buyers who want to live in the residence fit easily, and buyers who plan to lease it should read the leasing section below first.

Living With the Rules

The building is smoke-free, including vaping, balconies and grounds. It bars For Sale signs, Open House signs and open houses, bars cooking, clothes drying and bicycles on balconies, and requires wall-to-wall carpet above the first floor unless the Board approves hard flooring with proof of sound deadening. Each rule has an article number in the sections below.

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

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

St. Pierre at Pelican Bay Market Snapshot: What the Residences Actually Sell For

St. Pierre’s market is thin and seasonal: 24 Southwest Florida MLS closings in five years, 12 in the last 36 months, the first window with ten or more, at a $1,575,000 median, and 4 in the last 12 months (a small sample) at $1,187,500, with three active or pending listings on October 7, 2026.

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

How We Read the Numbers

We lead with the 36-month window because it is the first with ten or more closings, and we name the window and the n beside every figure. A window under ten closings is labeled a small sample. When a window has an even count, the median is the mean of the middle pair. Price per square foot is each sale’s price divided by the MLS living area, then the median of those values. One of the 24 sales, the $2,930,000 closing of March 2024, was entered after closing and was not marketed through the Southwest Florida MLS, so it counts in closings, medians, ranges, volume and price per square foot and is left out of days on market and sale to list only.

The Four Windows on One Table

The table sets the four windows side by side from the Southwest Florida MLS pulled October 7, 2026. The medians move a lot between windows because a small number of $2 million sales sits in some windows and not others, and the 12-month column is the one to treat with the most caution.

What the 36-Month Window Says

Over the last 36 months (n=12), St. Pierre sold at a $1,575,000 median, an $874 per square foot median, 23 days on market (n=11) and 96.8 percent of final list (n=11). Twelve closings is the threshold we use, not a guarantee of stability: the same twelve sales include a $585,000 sale and a $2,930,000 sale.

Why the 12-Month Window Looks Different

The last 12 months (n=4, a small sample) show a $1,187,500 median and 108 days on market because the four sales were a $585,000 two-bedroom that took 178 days, an $850,000 three-bedroom that took 288 days, a $1,525,000 two-bedroom plus den that took 39 days and a $2,725,000 three-bedroom plus den that sold the day it listed. Two long marketing periods in four sales pull the median days on market to 108, the mean of the middle pair rounded, and the 23-day median over 36 months (n=11) is the better description of a typical sale.

Price per Square Foot

The median is $866 to $890 across the 24-, 36- and 60-month windows, but the 24 sales span $386 to $1,121 per square foot (n=24). The low end, $386 and $392, belongs to an $850,000 sale of a 2,201 square foot residence in January 2026 and a $585,000 sale of a 1,492 square foot residence in May 2026, both of which took more than 170 days to sell, and the high end, $1,121, is the $2,930,000 sale entered after closing. A per-square-foot figure for your residence needs sales of the same plan and condition.

Days on Market and Sale to List

Over 60 months the median sale took 23 days (n=23) and the mean 39.7 days (913 days across 23 marketed sales), because the distribution is lopsided: 14 of 23 sold within 30 days, 2 took 100 days or more and the longest took 288. The median sale closed at 96.8 percent of final list over 60 months (n=23), 96.6 percent over 24 months (n=8) and 94.1 percent over 12 months (n=4). Of the 23 marketed sales, 16 closed below final list, 3 at list and 4 above.

Every St. Pierre Closing in Five Years

The table lists every Southwest Florida MLS closing from October 2021 to October 2026, newest first. We name the street and never a unit number, and we print the MLS’s own living area for each sale. The March 15, 2024 row is the sale that was entered after closing.

Size Classes

The 24 sales fall into four groups by MLS living area: 12 residences of 1,482 to 1,582 square feet (median $1,275,000, from $585,000 to $1,526,000, median $838 per square foot), 3 of 1,856 square feet (median $1,625,000, from $1,200,000 to $1,728,000, $876), 4 of 2,101 to 2,201 square feet (median $1,632,500, from $850,000 to $2,325,000, $753) and 5 of 2,613 to 2,713 square feet (median $2,362,500, from $2,150,000 to $2,930,000, $904). The 12 smallest residences are half the sales, and the five largest are 32 percent of the volume ($12,417,500 of $38,474,000).

Calendar Years and Seasonality

By MLS closing year: 2021 had 2 sales in the window (median $1,295,500), 2022 had 2 ($1,270,000), 2023 had 8 ($1,487,500), 2024 had 4 ($1,800,000), 2025 had 4 ($1,676,500) and 2026 has 4 through October 7 ($1,187,500). Each year is a small sample. By month, January had 6 closings, April and May 5 each, March 3, February and June and July 1 each, November and December 1 each and none in August, September or October, so 20 of 24 closings (83.3 percent) fell between January and May.

Turnover

Four sales in 12 months is 3.8 percent of 105 residences, and 24 sales in five years is about 4.8 sales a year, 4.6 percent of the building a year. A resident population that rarely sells is why the MLS pull is thin and why a single closing moves every statistic on this page.

Active and Pending Listings Today

On October 7, 2026 the Southwest Florida MLS showed three listings. One is pending at $2,200,000 (3 bedrooms, 3 baths, 2,201 square feet, 203 days on market), and two are active at $1,295,000 each: a 2 bedroom plus den, 2 bath of 1,582 square feet after 289 days on market and a 2 bedroom, 2 bath of 1,482 square feet after 27 days. The median list price is $1,295,000, and three listings against four closings in 12 months is 6.0 months of supply, a figure that moves with a single closing.

What the County Recorded

The county table is Collier County Property Appraiser recorded sales by calendar year, taken from deeds, with 2026 running through June 30. It is not averaged with the MLS: where the two differ, the county figure is the deed figure and the MLS figure is the Southwest Florida MLS record. The 1994 row is the building’s first sale year, 95 deeds at a median of $380,000.

The county roll lists 105 condominium parcels, built 1994, with 1,482 to 2,613 square feet of living area and a median of 1,856. County recorded sales and MLS closings differ by year because the county counts deeds, including transfers the MLS never sees, so we use each for what it is.

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

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

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

St. Pierre at Waterpark Place was declared a condominium on January 10, 1994 by Gulf Bay Development Trust, Inc. and Parcel J-II Development, Inc., on Parcel B of Pelican Bay Unit Fifteen. Its association was incorporated September 7, 1993, the first sales put 95 deeds on record in 1994, and the owners restated the Declaration in 1996 and 2020.

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

The Land and the Developers

The Declaration describes the land as Parcel “B” of Pelican Bay Unit Fifteen (Plat Book 18, Pages 5 to 14), with condominium plats recorded at Condominium Book 39, Page 89 and Condominium Book 40, Page 36. The recitals name the developers as Gulf Bay Development Trust, Inc. and Parcel J-II Development, Inc., and the 2020 restatement states that the condominium was submitted to ownership on January 10, 1994.

Waterpark Place, the District

St. Pierre sits in Waterpark Place, the district of high-rises along Pelican Bay’s berm road. The Waterpark Place Village Association, Inc. is the master association for the towers, and Article 4.1 of the St. Pierre Declaration makes every owner a member and obliges each to pay a share of its costs. The Waterpark Place covenants are recorded at Official Records Book 1903, Page 815, the page just before St. Pierre’s own declaration, and they are older than the Clerk’s online index, so we cite them by their reference in the 2020 Declaration and have not read them.

The Unbuilt and Later Towers

The Clerk’s records describe Waterpark Place as planned for four high-rises. St. Laurent (107 residences, 1997) followed St. Pierre, and Mystique (20 stories, 2019) is the third. The fourth, Epique, is described by its developer as 19 stories and 68 residences for first quarter 2028, and it is not a St. Pierre resale competitor today.

Why 1994 Matters

St. Pierre was delivered in 1994, so its first 30-year milestone year under Florida Statute 553.899 was 2024 and its 10-year cycle follows. The building was among the first of the district, and the 2020 Declaration restated the rules after the 1996 version. The next section of this page tells that story through the instruments.

Every Recorded Instrument in the Chain

The table lists the building’s declaration chain, in order, each linked to the Clerk’s recorded image.

What the Chain Shows

The 1994 amendments within the first nine months are the ordinary clean-up of a new declaration, a corrective amendment among them. The owners then restated the Declaration in December 1996 (57 pages) and again in 2020 (99 pages, adopted at the members’ meeting of February 28, 2020). The 2015 and 2023 instruments are about land and access around the tower, which the Waterpark Place section and the parking section describe.

The 2015 Easement and the 2025 Deed

A perpetual easement recorded July 21, 2015 (Official Records Book 5176, Page 2129) lets the association use a strip of adjoining land for landscaping, the maintenance, repair and replacement of air-conditioning equipment and pedestrian and maintenance-vehicle access, at the association’s discretion and without the grantor’s consent. In June 2025 the grantor, Parcel J Joint Venture, deeded part of Tract A to the association (Official Records Book 6475, Page 66) with a non-exclusive access easement to the Village Association for the wall, and a companion deed of the same date went to the Village Association (Official Records Book 6475, Page 59).

The 2015 and 2023 Agreements With St. Laurent

An agreement dated May 24, 2007 among the two neighboring condominium associations and the developer entities governed the conveyance of a villa parcel and a berm road parcel and temporary construction access while the later towers were built. A June 2015 amendment (Official Records Book 5176, Page 2141) revised those sections after the developer assigned obligations to the builders of the final two high-rises, and a 29-page Second Amendment among the two associations and the developer entities was recorded March 4, 2023 (Official Records Book 6221, Page 2973). St. Laurent’s guide reads the cost-sharing examples in that amendment.

The Pattern in Brief

The pattern is a building whose owners restated their documents twice, kept the rules current by amendment and settled the land around the tower by recorded agreement. For a buyer, that means the 2020 Declaration is the current rulebook, and every older text in this chain is history unless the 2020 Declaration says otherwise.

Ready to Sell or Buy at St. Pierre? A 22-Story Pelican Bay Tower, 12 Sales in Three Years

St. Pierre’s price drivers are the plan size of the residence, the winter pace of a building that sold 24 residences in five years, and a layered fee stack of the condominium, the Foundation, the Waterpark Place Village Association and a $15,000 resale charge. If you own at St. Pierre, get a free St. Pierre home valuation priced against same-size sales, or call Jesse direct at (239) 898-6072. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida, and we will run the numbers on a specific residence.

What Is Waterpark Place, and How Does It Affect a St. Pierre Owner?

Waterpark Place is the Pelican Bay district of four condominium towers that includes St. Pierre, and every St. Pierre owner belongs to its Waterpark Place Village Association, Inc. The name refers to the district’s lakes and landscape, not to a water park, and the association’s costs sit on top of the condominium’s.

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

The Village Association

The Waterpark Place Village Association, Inc. is a Florida not-for-profit corporation. Article 4.1 of the St. Pierre Declaration makes every owner a member and obliges each to pay a share of its costs, and the 1994 text added that the Village’s dues are not common expenses of the condominium association. The Village’s covenants are recorded at Official Records Book 1903, Page 815, which is older than the Clerk’s online index, so we cite them as the St. Pierre Declaration does.

The Four Towers

St. Pierre (1994) is the first. St. Laurent (1997, 107 residences) is the second, Mystique (2019, 20 stories, 82 roll units) is the third, and Epique is the fourth, described by its developer as 19 stories and 68 residences for the first quarter of 2028. Older recorded labels, Cap d’Antibes and Cote d’Azure, refer to towers that were planned before the current names.

The Agreements Among the Towers and the Foundation

The Clerk’s index records an agreement dated May 24, 2007 among the two older towers and the developer entities, amended in June 2015 (Official Records Book 5176, Page 2141) and again by a 29-page Second Amendment recorded March 4, 2023 (Official Records Book 6221, Page 2973). St. Laurent’s guide also cites an amendment of the Foundation agreement (Official Records Book 5176, Page 2161) and a tram and berm easement (Official Records Book 5176, Page 2134) recorded the same day, and we rely on its reading of them.

What the Village Costs a Resident

The 2023 Second Amendment gives an example in which the Village’s annual assessment is $401,827, about $33,486 a month, and it states no split among the towers. That is an example in a recorded agreement, not a bill, and we do not state what a St. Pierre residence pays. The estoppel certificate and the association’s budget will show the line, and a buyer should ask whether the association passes the Village share through the condominium assessment.

What a Buyer Should Ask the Village

Ask for the Village budget, any reserve study, any special assessment under discussion, and the rules the Village enforces, which may differ from the condominium’s. The Village is a separate corporation from St. Pierre’s association, so its records come from the Village’s manager and not from the St. Pierre office.

The Wall and the 2025 Deeds

In June 2025 the Village Association received a deed of part of Tract A from Parcel J Joint Venture (Official Records Book 6475, Page 59), and the St. Pierre association received a companion deed of part of the same tract (Official Records Book 6475, Page 66) subject to a non-exclusive access easement in favor of the Village for the wall. We read the deed to the St. Pierre association and describe only what it says.

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

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

The Residences: Five Plans, Four Size Classes and What the Sales Show

St. Pierre’s 105 residences come in five plans, A to E, with two or three bedrooms and 1,482 to 2,613 square feet on the county roll, and the 24 MLS closings sort into four size classes whose medians run from $1,275,000 for the 12 smallest residences to $2,362,500 for the five largest.

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

The Roll and the Declaration Agree on the Count

Collier County’s 2026 roll lists 105 condominium parcels at St. Pierre, built in 1994, and Article 8.1 of the 2020 Declaration declares 105 units in one building, so the count is not in dispute. The roll’s heated area runs from 1,482 to 2,613 square feet with a median of 1,856, and the roster for the Pelican Bay hub uses the same 105.

Plan by Plan

Plan A is a three bedroom, three bath and Plan C a three bedroom, two bath. Plan B and Plan D are both two bedroom, two bath. Plan E is the largest, a three bedroom, three bath with a media room, a wet bar and a utility room, and the association publishes its sheet at 2,613 square feet under air plus about 361 square feet of porch and terrace and 53 square feet of storage. We use plan letters, never unit numbers, and the Declaration’s own plan list does not give an area for every plan, so we do not assign areas to plans A to D.

How the MLS Areas Line Up

The MLS reports living areas of 1,482, 1,492, 1,549 and 1,582 square feet for every two-bedroom, two-bath sale, 1,856 square feet for every three-bedroom, two-bath sale, 2,101 and 2,201 square feet for the three-bedroom, three-bath sales and 2,613 to 2,713 square feet for the three-bedroom plus den sales. The 1,856 class matches the Declaration’s only three bedroom, two bath plan, which suggests Plan C, but we flag that as our reading and not a record.

The Two-Bedroom Class

Twelve sales of 1,482 to 1,582 square feet (n=12) closed at a $1,275,000 median, from $585,000 to $1,526,000, at $838 per square foot (median), with the 1,549 square foot residence the most common at 7 sales (median $1,350,000, from $1,087,500 to $1,526,000, $872 per square foot). The $585,000 sale of a 1,492 square foot residence in May 2026 is the low of five years, after 178 days on market.

The 1,856 Square Foot Three-Bedroom

Three sales of 1,856 square feet (n=3, a small sample) closed from $1,200,000 (April 2023) to $1,728,000 (March 2025), at a median of $1,625,000 and $876 per square foot. All three sold within 23 days (23, 0 and 2 days).

The Larger Three-Bedrooms

Four sales of 2,101 to 2,201 square feet (n=4) had a $1,632,500 median, from $850,000 to $2,325,000, at $753 per square foot, and the widest spread in the building: the January 2026 sale at $850,000 took 288 days while the 2023 sales at $2,200,000 and $2,325,000 took 4 and 31. Five sales of 2,613 to 2,713 square feet (n=5) had a $2,362,500 median, from $2,150,000 to $2,930,000, at $904 per square foot.

What the Tiers Mean for Pricing

A buyer comparing a 1,549 square foot residence at $1,350,000 with a 2,613 square foot residence at $2,362,500 is comparing two tiers of one building, and the per-square-foot figures ($872 and $904) are close. The pricing spread in the building is more about plan, view and condition than about the tower, which is why we price against same-plan sales.

Interior Finishes

The Declaration allows owners to remodel inside their residences with Board approval, and heavy remodeling is limited to times the Board sets. The MLS does not give a renovation status, so we do not say how many sales were renovated. We ask the listing agent and read the permits, as the permits section describes.

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

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

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

A St. Pierre residence comes with the tower’s own pool and spa, fitness room and social and meeting rooms, an assigned parking space and, for the Declaration’s cabana holders, a cabana, plus the Pelican Bay Foundation’s beaches, tram, racquet program and fitness center for every owner.

The Building’s Own Amenities

The association’s public amenities page lists a fitness room, social and meeting rooms, a pool and a spa. Article 2.6 of the 1994 Declaration refers to a covered parking structure, carports and cabanas by the pool deck, and the 2020 text keeps carports and cabanas as limited common elements. The site does not list a guest suite or a business center. A recorded 2020 notice of commencement describes a guest apartment remodel and a 2023 notice describes a renovation of the fitness room and restrooms, the social room, the break room and the administrative offices, so the building has more common space than its amenities page names. Ask the office what a guest apartment is, who may book it and at what charge.

Cabanas and Carports

Cabanas are a limited common element assigned to a residence, with the right to use one that cannot be transferred except back to the association (Exhibit E). Carports are assigned the same way. A buyer should confirm in the estoppel certificate which cabana and which parking space the residence carries, because the Declaration treats assignments as part of the unit’s rights.

Pelican Bay Foundation Amenities

Owners reach the Foundation’s two beach access locations, Sandbar South Beach and Marker 36 North Beach, by the Foundation’s tram service on a raised berm, and use its fitness center and racquets program. The Foundation’s pages describe the facilities and any fees, and we state no fee here that the Foundation does not publish.

Golf and Club Pelican Bay

Golf is a separate matter. Club Pelican Bay runs the golf and the club’s own membership is separate from the Foundation and from the condominium. The association’s site describes an east exposure over the golf course, and a view is not a membership, so a buyer who wants to play should read the club’s membership page.

Dining and Shopping Nearby

Waterside Shops, Artis-Naples and the Pelican Bay restaurants are minutes from Grenadier Boulevard, and the drive-time table in the daily logistics section gives the distances. We do not state restaurant opening dates because they change.

What the Site Does Not Say

The association’s public site does not publish a business center, a golf or tennis arrangement of its own, an electric vehicle charger or a dog run, and none of the recorded documents we read mentions one. We list only what a public record states.

What Are the HOA and Condo Fees at St. Pierre at Pelican Bay?

St. Pierre’s condominium assessment is set by the association’s annual budget, and the association does not publish a dues figure in the public records we read, so this page states none. The record does show the structure: Article 10 of the 2020 Declaration, the Bylaws, a Foundation assessment of $3,435 for FY2027 and a $15,000 resale capital assessment.

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

Why This Page States No Dues Figure

The association’s budget, reserve study and any residence’s current assessment are not public documents. We read the association’s public site, the Collier County Clerk’s Official Records and the Foundation’s published packets, and none of them prints a St. Pierre dues number. A figure copied from a listing or a portal would be unsourced, so we name the documents that exist and tell every buyer to request the budget and the estoppel certificate before an offer.

How the Assessment Is Set

Article 6 of the 2020 Declaration gives each residence one one-hundred-fifth of the ownership and the vote, and Article 10 makes the owner liable for assessments. Under the Bylaws the fiscal year is the calendar year unless the Board changes it, the Board adopts the budget, and the budget must include reserves, which owners may waive or reduce only by the vote and only as far as Florida law allows. The association’s budget turns each share into dollars, and that budget is a member record we cannot print.

The 115 Percent Rule

Under Section 8.1 of the Bylaws, if the adopted budget would raise assessments above 115 percent of the previous year’s, the Board must call a special meeting to consider a substitute budget when owners holding at least 10 percent of the voting interests ask in writing within 21 days of adoption. The meeting must be held within 60 days, on 14 days’ notice, and a substitute budget needs a majority of all voting interests. That is an owner’s tool against a large increase, and it is in the recorded Bylaws.

Special Assessments

Section 8.4 of the Bylaws lets the Board levy a special assessment for common expenses that were not funded in the budget or that arise from unforeseen or non-recurring circumstances, on notice of the Board meeting and for the specific purposes stated in the notice. Any money left over once the purpose is complete is common surplus. Article 9.8 of the Declaration separately requires a two-thirds vote of the owners for a material alteration by the association costing more than 10 percent of the annual budget.

Competitive Bids

Section 4.14 of the Bylaws requires competitive bids for any contract that would pay more than 5 percent of the gross budget including reserves, with the usual exceptions for emergencies, professionals and management. The 17 association-level recorded instruments since 2009, mostly notices of commencement, show the kind of work these bids cover.

Who Pays When a Residence Changes Hands

Article 10 of the 2020 Declaration makes a buyer jointly and severally liable with the seller for assessments unpaid at closing, which is why the estoppel certificate matters. Late fees run from 10 days after an installment is due, the association holds a lien and may collect rent from a tenant of a delinquent owner, and the certificate of unpaid assessments fee is set by the Board or the management agreement within the statutory cap.

Fines and Hearings

The Bylaws allow the Board to levy fines up to the maximum Florida law allows, which the Bylaws state as currently $100 a violation and $1,000 for ongoing violations, after at least 14 days’ notice and a hearing before a committee appointed by the Board whose members are not officers, directors or employees or their close relatives. If that committee does not approve the fine, it may not be imposed. Florida Statute 718.303 is the statute behind it.

What the Fee Stack Pays For

At a tower of this size the condominium assessment pays for the common elements, the association’s insurance under Article 12, the elevators and the roof, the management contract, and the reserves the statute demands. Whether it also carries the Foundation’s assessment is answered by the association’s budget, and the Foundation’s estoppel states that for condominiums the billing is paid by the condominium association.

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

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

St. Pierre at Pelican Bay’s Layered Fees: Condominium, Foundation, Village Association, Services Division and Resale

St. Pierre owners meet six layers: the condominium assessment, the Pelican Bay Foundation assessment of $3,435 billed to the association for FY2027, the Waterpark Place Village Association share, the Pelican Bay Services Division line of $1,250 for FY2027 on the tax bill, a one-time $15,000 resale capital assessment paid by the buyer, and the estoppel fees of a sale.

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

Layer 1: The St. Pierre Condominium Assessment

The association bills under its budget and Article 10 of the Declaration. No public record we read states the figure, so the number for a residence comes from its estoppel certificate and the association’s current budget, which a buyer should request before making an offer.

Layer 2: The Pelican Bay Foundation Assessment

The Foundation’s 2026 to 2027 estoppel certificate lists the annual assessment at $3,435 and $858.75 a quarter, built from an operating assessment of $2,180, a reserve contribution of $497 and bulk media of $758. For condominiums the estoppel states that the billing is paid by the condominium association, so at St. Pierre the $3,435 is billed to the association and carried in its budget, and an owner sees it as part of the association’s assessment and not as a separate Foundation invoice.

Layer 3: The Waterpark Place Village Association

Article 4.1 of the Declaration makes every owner a member of the Waterpark Place Village Association, Inc. and obliges each to pay a share of its costs, and the 1994 Declaration said that Village dues are not common expenses of the condominium association. The recorded 2023 Second Amendment puts the Village’s 2023 annual assessment in an example at $401,827, about $33,486 a month, with no per-tower split, so we cannot say what a St. Pierre residence pays. The estoppel certificate and the budget will say whether the association passes that share through or bills it.

Layer 4: The Pelican Bay Services Division Line

The Pelican Bay Services Division is a Collier County municipal services taxing and benefit unit that handles street lighting, water management, beach renourishment, ambient noise management, extraordinary law enforcement, beautification and preserves. The county’s Services Division page lists its FY2027 assessment as $789.07 for operations and maintenance plus $460.93 for capital and projects, a total of $1,250.00. The amount for a St. Pierre residence is the line on its own tax bill.

Layer 5: The One-Time Resale Capital Assessment

The Foundation’s 2026 to 2027 estoppel certificate lists a resale fee of $15,000 for deeds recorded on or after October 1, 2026, paid by the buyer by a separate check. On a $1,575,000 sale, the 36-month median, that is 0.95 percent of the price ($15,000 divided by $1,575,000). The Foundation’s realtor page states that the capital assessment rises 3.5 percent a year from October 1, 2027, and older forms still posted on the site show $10,000, so a buyer should rely on the current estoppel.

The Owner-Occupier Exemption

The Foundation publishes a resale-assessment exemption form for a buyer who will own and occupy the residence, and its estoppel lists a $1,000 processing fee for that exemption, paid by the buyer. An investor or a second-home buyer who does not qualify pays the full resale assessment. Read the form’s terms before relying on it, because the Foundation’s governing documents set the conditions.

Layer 6: Estoppel Certificates and the Statutory Caps

Florida Statute 718.116(8) caps what a condominium association may charge for an estoppel certificate: the statute’s base figures are $250, with $100 more to rush it and $150 more if the account is delinquent, and as we read the state’s current adjusted caps they are $299, $119 and $179 (Florida Statutes, section 718.116). The Foundation’s own estoppel lists a processing fee of $250 paid by the seller, plus an optional $100 to expedite to three business days.

Who Approves a Sale, and Who Does Not

The Foundation’s estoppel states that the Foundation does not require approval of a transfer, that the condominium sub-association may, and that the Foundation holds no right of first refusal. At St. Pierre the sub-association approval is Article 17 of the 2020 Declaration: prior written Board approval, a decision within 30 days and the association’s duty to produce a purchaser if it disapproves without good cause, described in the approval section below.

What a Seller Pays at Closing

In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100 of price (Florida Statute 201.02): $11,025 on a $1,575,000 sale. The seller also pays the condominium estoppel fee within the statutory cap and the Foundation’s $250 processing fee. The buyer customarily chooses the closing agent and pays the owner’s title policy in Collier County, and the contract controls every one of those lines.

What a Buyer Pays at Closing

A St. Pierre buyer plans for the Foundation’s $15,000 resale capital assessment (or the $1,000 exemption fee for a qualifying owner-occupier), the lender’s title policy if financing, recording fees, and in Collier County customarily the owner’s title policy. As an estimate only, the promulgated premium on a $1,575,000 owner’s policy is $6,512.50 ($575 on the first $100,000, $4,500 on the next $900,000 and $1,437.50 on the last $575,000), under Florida Administrative Code Rule 69O-186.003.

Collier County Taxes

St. Pierre residences are taxed on the Property Appraiser’s assessed value, and a buyer’s first bill after a sale reflects the sale price, not the seller’s capped value, so a new owner’s tax can be well above the seller’s. The Collier County Tax Collector’s tax search shows the bill for any residence.

What the Stack Looks Like for a Buyer

At St. Pierre a buyer plans for the condominium assessment (figure from the budget, which carries the Foundation’s $3,435 and may carry the Village share), the Services Division line on the tax bill, property tax, homeowner’s insurance with loss assessment and wind-driven rain endorsements, and a one-time $15,000 to the Foundation at closing.

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

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

The St. Pierre at Pelican Bay Declaration, Bylaws and Rules, Section by Section

St. Pierre’s current rulebook is the Second Amended and Restated Declaration recorded March 26, 2020 (Official Records Book 5744, Page 176): 22 articles on units, assessments, use, guests, leasing, sales and amendment, with Articles of Incorporation and Bylaws attached. This section walks through each article that matters to a buyer or seller.

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

How the Documents Fit Together

The 2020 Declaration restates the 1994 original (Official Records Book 1903, Page 834) and the 1996 first restatement (Official Records Book 2263, Page 1725), and Article 22.6 says the Condominium Act controls except where the Act lets the documents control. The Board interprets the documents and its reading binds unless wholly unreasonable (22.7), and the association has the right to waive a restriction in a hardship without waiving it for others (21.4).

Articles 1 to 5: Definitions, Land and Membership

The early articles define the terms, describe the land and bind the owners to the Condominium Act. Article 4.1 makes every owner a member of the Waterpark Place Village Association, and Article 4.2 subjects the building to the General Covenants for Pelican Bay Unit One (Official Records Book 825, Page 1755) and to restrictions recorded for part of Parcel T of Pelican Bay Unit 3 (Official Records Book 1411, Page 2151).

Articles 6 to 8: Shares, Votes and Limited Common Elements

Article 6 gives each residence one one-hundred-fifth of the ownership and one vote. Article 8.1 declares 105 units in one building with 21 living levels and five units per floor, and Article 8.6 lists the limited common elements: assigned parking spaces of at least one per unit, carports, cabanas, the air-conditioning equipment and the sunset terraces and screened porches.

Article 9: Maintenance, Alterations and Flooring

The association maintains windows (frames, glass and caulking), exterior doors, painting and waterproofing, roofing and parking, and the owner maintains sliding glass doors, screens and hurricane shutters. Units above the first floor need wall-to-wall carpet except in kitchens, baths, balconies, foyers and laundry rooms, and hard flooring needs written Board approval with proof of sound deadening. Owners keep an HVAC maintenance contract (9.13), the Board sets shutter specifications (9.12) and combined units count as multiple units (9.11).

Article 10: Assessments, Liens and Late Fees

Article 10 is the money article: liability for assessments, a late fee after 10 days, the lien and the right to collect rent from a tenant, and the certificate of unpaid assessments. The fee section above covers it.

Article 11: Access and Keys

The association may enter a residence on 48 hours’ notice, and the owner provides a key or a code. An owner who changes a lock without giving the association access can expect the Board to insist.

Article 12: Insurance

The association insures the building at replacement value with an appraisal every 36 months, carries flood coverage on a best-efforts basis to National Flood Insurance Program limits, and carries liability and fidelity coverage. Owners insure their own alterations and contents. The flood section below says what that means in Zone AE.

Article 13: Casualty and Reconstruction

Article 13.2 treats damage as major when more than half the units are uninhabitable, and the owners may decide not to rebuild by a 75 percent vote. Article 13.5 opts the association out of Florida Statute 718.111(11)(j), the statute that allocates post-casualty repair costs, a choice a buyer should know exists.

Articles 14 and 15: Use, Pets, Vehicles, Smoking and Guests

Article 14 is the rules article. It limits use to a single family and caps occupants at two per bedroom plus one (14.1), regulates pets (14.3) and vehicles (14.4), makes the building smoke-free (14.5), bars For Sale and Open House signs and open houses (14.6 and 14.7) and keeps balconies free of cooking, clothes drying and bicycles (14.8). Article 15 sets the guest rules.

Article 16: Leasing

Article 16 requires Board approval of every lease, a written lease of at least 90 days and one lease per leasing year, July 1 to June 30. The leasing section below sets it out.

Article 17: Sales and Transfers

Article 17 requires prior written Board approval of any sale, with the right of the Board to ask for credit and background checks and an interview, and a duty to approve or produce a purchaser. The approval section below sets it out.

Articles 18 and 19: Amendment and Termination

Article 18 allows amendment by two-thirds of the voting interests present at a meeting or two-thirds in writing. Article 19 provides for termination under the Condominium Act. The Declaration has been restated twice and amended in 2023, so owners have shown they use the procedure.

Articles 20 to 22: Condemnation, Compliance and Miscellaneous

Article 20 handles a taking by eminent domain, Article 21 gives the association and any owner the right to sue to enforce the documents with attorney’s fees to the prevailing party (21.2), and Article 22 holds the savings clause, the fair housing clause (22.5) and the Board’s interpretive power (22.7).

The Articles of Incorporation and Bylaws

The Articles (second amended and restated) provide for a Board of not fewer than three, and the Bylaws set five directors elected to staggered two-year terms. A director must be an owner or an owner’s spouse, may not be a convicted felon whose rights were restored less than five years ago and may not be more than 90 days delinquent. Annual meetings, a quorum and proxies for most votes follow the statute.

Where the Rules Are Posted

The association’s public site does not post the Declaration or the rules, so a buyer gets them in the statutory package under Florida Statute 718.503, not from the website. The recorded Declaration is a public record and the links in this page’s history section open it.

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

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

Does St. Pierre at Pelican Bay Approve Buyers? The Board Approval and Purchaser Rule

Yes. Article 17 of the 2020 Declaration requires the Board’s prior written approval of any sale of a St. Pierre residence, with a decision within 30 days of notice. If the Board disapproves without good cause, the association must produce a purchaser at the contract price or at appraised value, and if it does not, the sale is deemed approved.

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

The Process

The seller gives the Board notice with the executed contract. The Board may require credit and background checks and an interview, and must decide within 30 days. A denial needs a majority of the Board. The Declaration lists the grounds that count as good cause, and a transfer made without approval is void.

If the Board Says No Without Good Cause

The association must then produce a purchaser who will buy at the contract price, or at the appraised fair value if the buyer is not a contract buyer, with the appraisal done by arbitration through the American Arbitration Association by two appraisers and payment in all cash. If the association does not produce a purchaser, the transaction is treated as approved. We have never seen the clause used on a St. Pierre sale and do not say that it has been.

The Fee

Article 17 allows a transfer fee up to the legal maximum and an estoppel fee set by Board resolution. The 1994 Declaration allowed a fee of $50 at most and 10 days for approval, which is history. The current fee figures are in the association’s disclosure package.

Who Is Exempt

A transfer by foreclosure is exempt from approval, but a person who later buys from the lender needs approval. Co-owners and entities must name a primary occupant, and the Declaration bars timeshares and fractional ownership, so a buyer planning to buy through an LLC or a trust should read the primary-occupant clause first.

How We Calendar It

We put the approval notice in the first week of the contract and ask the manager to confirm the Board’s meeting dates, because the 30 days run from notice, not from the next meeting. Financing contingencies and the Foundation’s own forms run in parallel.

The Foundation Does Not Approve

The Foundation’s estoppel states that it does not approve transfers and holds no right of first refusal. The Board’s approval, the purchaser rule and the Foundation’s $15,000 resale charge are three separate steps with three separate documents.

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

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

Windows, Sealant and Exterior Maintenance at St. Pierre at Pelican Bay

At St. Pierre the association maintains the windows, frames, glass, caulking, exterior doors, painting and waterproofing, roofing and parking under Article 9.1 of the 2020 Declaration, while the owner keeps the sliding glass doors, screens and hurricane shutters. That allocation is the main thing to confirm before an offer.

What Article 9.1 Allocates

The association maintains, repairs and replaces windows and the frames, glass and caulking around them, exterior doors, exterior painting and waterproofing, roofing and parking. Glass breakage is covered unless the owner’s negligence caused it. The owner maintains sliding glass doors, screens and hurricane shutters, which the Declaration treats as the owner’s responsibility.

The Exterior Projects in the Record

The association’s recorded notices of commencement include exterior painting in 2009, a main lobby heating and cooling change-out in 2016, fire alarm work in 2017 and 2020, concrete and stucco repair, waterproofing and exterior painting in 2023, a perimeter fence in 2023 and plumbing in 2025, and the permits section lists them. The notices show that the association has funded building-system and envelope work through the years, and they do not show the cost.

Shutters and Hurricane Protection

Article 9.12 lets the Board set hurricane shutter specifications, and owners install and maintain their own protection. A buyer should ask for the Board’s current specification and for the certified wind mitigation report on the residence, and an insurer’s wind credits depend on both.

Questions to Ask About Windows

Ask whether the association has replaced the windows, what the building’s wind rating is and when the sealant was last renewed, and ask for the minutes that discuss it. We do not state the age or rating of the windows because the association has not published them.

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

St. Pierre at Pelican Bay is not a 55+ community that we can find in its recorded documents. The 2020 Declaration states no age restriction on ownership or occupancy, and Article 14.1 limits use to a single family. Pelican Bay is a mixed-age master-planned community, so buyers who need age-qualified living should ask the association.

What the Declaration Says About Occupancy

Article 14.1 is the occupancy rule: a single family, with no more than two persons per bedroom plus one residing in a residence and two per bedroom plus four sleeping overnight. The Declaration contains no age qualification for owners, tenants or guests, and Florida and federal fair housing law govern how a Board applies any screening rule.

Fair Housing in the Documents

Article 22.5 states that there is no limitation on sale, lease or occupancy based on race, creed, color, sex, religion, national origin, handicap or familial status, and lets the Board make reasonable accommodations. The statutes behind it are in the sources list.

Can You Rent Out a St. Pierre at Pelican Bay Condo?

St. Pierre allows one lease per leasing year, July 1 to June 30, with a 90-day minimum and Board approval of every lease. The Pelican Bay Foundation separately limits a home to two leases a calendar year, and the stricter rule governs, so an owner plans on one lease a year, and the documents control.

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

The Leasing Rules in One Table

What Changed From 1994

The 1994 Declaration allowed leasing three times a calendar year with a 30-day minimum (Article 12.3 of that text). The 2020 restatement replaced it, so any older listing, article or agent that quotes three leases a year or a 30-day minimum is quoting a superseded rule.

The Foundation Layer on Top

The Foundation’s leasing amendment (adopted March 25, 2019, recorded May 28, 2019, Official Records Book 5634, Pages 1101 and 1102) allows no dwelling unit to be leased more than two times in a calendar year, includes short-term rental platforms in the count and applies unless a neighborhood’s covenants provide otherwise. The Foundation’s lease packet for 2027 sets its own forms and fees. St. Pierre’s one-lease rule is the narrower, so it governs, and the documents control over this summary.

What a St. Pierre Landlord Should Plan For

A St. Pierre investor plans for one lease a year of at least 90 days, a Board runway of up to 30 days, the Foundation’s lease packet, a tenant who may not keep a pet and a Board that can refuse a tenant on listed grounds. Our guidance for investors is simple: buy at St. Pierre to own, not to turn over.

Guests Are Not Tenants, Within Limits

Article 15 lets an owner host non-overnight guests only while the owner or tenant is present, and overnight guests while the owner is away are limited to two occupancies a year of up to 14 days each, on 10 days’ notice. Related guests are allowed on the same notice. Exceed those limits and the association can treat the stay as a lease.

Selling a St. Pierre Residence With a Tenant in Place

A buyer takes a leased residence subject to the existing lease, and the buyer’s own approval under Article 17 still applies. We tell the buyer’s agent the lease term and end date at the first showing, because only one lease a leasing year is allowed and a 90-day minimum applies.

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

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

Pet Rules at St. Pierre at Pelican Bay

St. Pierre allows owners one dog, one cat and caged birds, with dogs limited to 30 pounds unless grandfathered, and bars tenants and guests from keeping pets. Article 14.3 of the 2020 Declaration also requires a leash or a carry in common areas, and pets may not be left on balconies.

What Article 14.3 Allows

An owner may keep one dog, one cat and caged birds. Dogs are capped at 30 pounds, with grandfathered oversize dogs allowed to remain. Pets must be leashed or carried in the common areas, and a pet may not be left on a balcony. The Declaration calls pets a privilege and lets the Board order the removal of a pet that becomes a nuisance.

Tenants and Guests

Tenants and guests may not have pets. That matters to an investor and to an owner whose visitors travel with a dog, and it is one of the sharper differences from a building that allows pets in a leased residence.

Assistance Animals

Florida Statute 760.27 and the Fair Housing Act treat a service or assistance animal as an accommodation, not a pet, and Article 22.5 of the Declaration lets the Board make reasonable accommodations. HUD’s assistance animal page explains the standards. A buyer who needs an assistance animal should ask the Board in writing before closing.

How St. Pierre Compares

Stratford prohibits pets in the 2002 text we read, and St. Pierre permits one dog, one cat and caged birds with a 30-pound cap, so the two towers differ on this point. A buyer with a larger dog should read the grandfathering language and the current rules before an offer.

Milestone Inspections, Structural Reserve Studies and Florida Condo Law at St. Pierre at Pelican Bay

St. Pierre was built in 1994, so Florida Statute 553.899 and Florida Statute 718.112(2)(g) both apply to it. Collier County’s milestone map, queried October 7, 2026, shows the building as Milestone Completed and Cycle Completed, with the next inspection year 2034.

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

What the Two Laws Say

Florida Statute 553.899 requires a milestone structural inspection of a condominium building of three or more stories by December 31 of the year the building reaches 30 years, or 25 years where the local government has set a rule for proximity to salt water, and every 10 years after that. Florida Statute 718.112(2)(g) requires the association of a building of three or more habitable stories to complete a structural integrity reserve study at least every 10 years, prepared by an engineer, an architect or a certified reserve specialist.

The Reserve Study Deadline

An association that existed on or before July 1, 2022 had to complete its first structural integrity reserve study by December 31, 2025. The association must send a copy to the unit owners and to the Division of Florida Condominiums, Timeshares, and Mobile Homes within 45 days, and for budgets adopted on or after December 31, 2024 the statute no longer allows reduced reserves for the items the study lists.

How the Age Rule Applies to a 1994 Tower

A building completed in 1994 reached 30 years in 2024 and reached 25 years in 2019. Collier County’s milestone page states that the inspection age is 25 years within three miles of saltwater and 30 years elsewhere, then every 10 years, and the county’s saltwater map decides which applies. The county’s status for St. Pierre is complete either way, and its next inspection year is 2034.

What Collier County’s Record Shows

The county’s MilestoneMap, queried October 7, 2026, gives the building’s milestone status as Completed and its application status as Cycle Completed, with the next milestone inspection year 2034. The county’s PDF list of milestone buildings by year, which we also searched, did not return a row for St. Pierre under the names we tried, so we cite the map and not the list. For comparison, the same map shows 2033 for St. Laurent and 2044 for Mystique.

What the County Record Does Not Tell You

The county’s status fields do not publish the inspector’s findings. The milestone report, the structural integrity reserve study and the association’s response are association records, and we do not describe what they say. We tell buyers and sellers to request them and to read them with an engineer or an attorney.

The State’s Reserve Study Database

The Department of Business and Professional Regulation keeps a structural integrity reserve study reporting program, but its public lists are interactive and could not be queried for this page, so we state no filing status for St. Pierre. The association can confirm its own filing, and the buyer’s package should include the study.

What a St. Pierre Buyer Receives by Law

Florida Statute 718.503 requires a seller of a condominium resale to give the buyer the declaration, articles, bylaws and rules, the budget and annual financial statement, the association’s frequently asked questions sheet, a governance form, the summary of any milestone inspection report and the most recent structural integrity reserve study, with seven days, excluding weekends and holidays, to cancel after receipt.

Questions to Ask the Association

Ask whether the milestone inspection report has been delivered to the association and the county, whether the structural integrity reserve study is complete and filed with the state, what reserves are funded for the roof, painting and paving, whether any assessment is levied or pending, and what the master insurance policy carries for wind, flood and loss assessment.

What the Recorded Work Suggests

The association’s recorded notices include concrete and stucco repair and waterproofing in 2023, and the permits section lists them. We do not say they were milestone repairs, because a notice of commencement does not give the reason for the work.

Selling your St. Pierre home? Get a free St. Pierre home valuation, or call Jesse direct at (239) 898-6072. We assemble the milestone and reserve study paperwork before the first showing.

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

Hurricanes, Flood Zone and Insurance at St. Pierre at Pelican Bay

St. Pierre sits in FEMA Flood Zone AE, a Special Flood Hazard Area, at the four points we queried around 6825 Grenadier Blvd, with a base flood elevation of 10 feet on panel 12021C0381J effective February 8, 2024. Collier County places the building in Hurricane Evacuation Zone A and outside the Coastal High Hazard Area.

The Map and the Panel

St. Pierre has one street address, so our points are the Census geocoder point for 6825 Grenadier Blvd and offsets north, south and east of it, queried against FEMA’s National Flood Hazard Layer on October 7, 2026. Every point agreed: Zone AE, a Special Flood Hazard Area, with a static base flood elevation of 10.0 feet.

What Zone AE Means for a Loan

A mortgage on a residence in a Special Flood Hazard Area requires flood insurance when a federally regulated lender is involved, while a cash buyer decides for themselves. In a condominium the master policy insures the building and the owner’s policy insures contents and interior improvements, and the owner’s coverage and loss assessment are the lines to price.

The Community Rating System Discount

Collier County’s floodplain management page states that unincorporated Collier County is a Community Rating System Class 5 community that saves $9.6 million in flood insurance premiums every year, and FEMA’s program page states that Community Rating System discounts range from 5 percent to 45 percent. Pelican Bay is in the unincorporated area.

The Association’s Policy and the Owner’s Policy

Article 12 of the 2020 Declaration requires the association to insure the building at replacement value with an appraisal every 36 months, and to use best efforts to carry flood coverage up to National Flood Insurance Program limits. Because FEMA maps St. Pierre in Zone AE, a buyer should ask what limit the master flood policy carries today. Each owner should carry an HO-6 policy with leakage, wind-driven rain, alterations and loss assessment coverage.

Loss Assessment Coverage, the Line Not to Skip

If a storm loss exceeds the master policy, the statute and the Declaration let the association assess owners. Article 13.5 also opts the association out of Florida Statute 718.111(11)(j), the statute on who bears certain post-casualty repair costs, so the Declaration’s own allocation applies. Loss assessment coverage on an owner’s policy is what answers that bill, so ask the insurance agent for the limit.

The 50 Percent Rule

Collier County’s substantial damage page states that damage costing 50 percent or more of a structure’s pre-event market value in a Special Flood Hazard Area triggers substantial damage rules, which require the repair to meet current floodplain standards. That rule is the reason a building’s elevation and design matter to a buyer.

The Preliminary FEMA Map Under Appeal

Collier County’s August 19, 2026 release says FEMA issued a preliminary Flood Insurance Rate Map on March 20, 2025, held an open house on June 17, 2025, began a 90-day appeal period on August 19, 2026 and targets an effective date in summer 2027, a date the county says is subject to change. We have not read the preliminary map’s treatment of 6825 Grenadier Blvd and do not state a new zone for the building. Until FEMA makes a map effective, the effective 2024 panel above is the one a lender uses, and a buyer should ask an insurance agent how a change would affect the quote.

Evacuation Zone A and Hurricane Protection

Collier County’s evacuation layer places St. Pierre in Zone A. Article 9.12 of the Declaration has the Board set shutter specifications and the owner install and maintain protection, and the parking garage level matters to a flood conversation because a recorded 2023 notice describes fire alarm work in the parking garage. We do not describe how any system performs, because we have not seen it tested by a storm. The Board’s emergency powers come from Florida Statute 718.1265.

Hurricanes Helene and Milton

The Florida Department of Environmental Protection’s post-storm report for Hurricanes Helene and Milton rated the shoreline reach that includes Pelican Bay’s beach at moderate erosion. We state no St. Pierre-specific storm damage, because the association’s claim history is not a public record.

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

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

Which Schools Serve St. Pierre at Pelican Bay?

St. Pierre at Pelican Bay, 6825 Grenadier Blvd, is zoned for the 2026-27 school year to Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School, per Collier County Public Schools’ address lookup run October 7, 2026 for the building’s address.

How We Checked the Zones

The district’s address service returns one record per address point, and we read the result for the building’s street address. Stratford, a few blocks away, returns the same three schools.

Verify Before You Rely on It

School assignment follows the address and the district’s current boundaries, which can change. The district’s live zone lookup is the authority. A buyer relocating for schools should confirm the zone in writing before the contract’s inspection period ends.

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

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

County Permits and Recorded Work at St. Pierre at Pelican Bay

The Collier County Clerk’s index lists 910 instruments recorded under the St. Pierre at Waterpark Place legal descriptions, and 17 are association-level notices of commencement, termination and affidavits from 2009 to 2025 that record exterior painting, a lobby air-conditioning change-out, fire alarm, concrete and stucco repair, a fence, interior common-area renovation and plumbing.

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

How to Read the Index

We read the building-level instruments only and do not print unit-level records or the names of parties. The index’s other types include 262 deeds, 137 mortgages, 115 notices and 79 affidavits that concern individual residences, and we print none of them. A notice of commencement names the work, the owner and the contractor, and we describe each by trade and never print a contractor’s name. The notices show that work was started, not what it cost, whether it was finished or why it was done.

The Association’s Recorded Projects

What the Recorded Work Tells a Buyer

The sequence of exterior painting, lobby air conditioning, fire alarm, common-area renovation, envelope repair, fencing and plumbing notices shows an association that keeps working on building systems and common space, which is what a 1994 high-rise does. The 2023 fence notice describes about 536 linear feet of fence with gates, in two heights. The reserve study and budget say what is funded and what is not, and we ask for both in every St. Pierre offer.

What the Index Does Not Show

A permit is not a record of quality and a notice is not a record of completion. We do not state cost, contractor or inspection outcome for any item above, and the milestone and reserve-study records are association documents we have not seen.

What Is Being Built Near St. Pierre at Pelican Bay?

St. Pierre sits in a planned unit development that is already built out around it: Collier County’s zoning layer shows the building’s parcel as the Pelican Bay PUD (ordinance 04-59, petition PUD-76-31, active), with a future land use of Urban Residential. The nearest new construction is the fourth Waterpark Place tower, Epique, described for 2028.

The Building’s Own Zoning

Collier County’s zoning service, queried October 7, 2026 at the building’s address point, returns the Pelican Bay Planned Unit Development, ordinance 04-59, with a future land use of the Urban Residential Subdistrict, the evacuation Zone A and North Collier Fire as the district, and no community development district.

Epique and the End of Waterpark Place

Epique, the fourth Waterpark Place tower, is described by its developer as 19 stories and 68 residences for the first quarter of 2028. A new tower adds to the district’s supply and its Village Association membership, and a St. Pierre seller should know that its listings will compete with new-construction pricing at that time. We state no price for it.

The Pelican Bay Build-Out

Pelican Bay is a planned unit development whose PUD limits residential units, and the community has been building out for decades. For a St. Pierre seller, that means the competition on the market is other resales and the occasional new tower, and for a buyer it means supply does not arrive in bulk.

Beach Renourishment

Collier County’s December 24, 2025 update says the renourishment project that started in late October 2025 on Vanderbilt and Pelican Bay beaches had finished the work on Pelican Bay Beach from the north pavilion to the Brighton Condominium, and that the Pelican Bay portion is funded by the Pelican Bay Services Division because it is not a public beach. Owners reach the beach through the Foundation’s access, so the project concerns every St. Pierre owner.

What the Services Division Is Working On

The Pelican Bay Services Division, which handles water management, street lighting, beautification and other services, publishes its agendas on the county’s site. A buyer who wants to track what the Division is doing near Grenadier Boulevard should read the next agenda packet.

Waterside Shops and the Neighborhood Retail Corner

The Waterside Shops redevelopment page lists store and restaurant announcements, and Waterside is a large retail center near the building. We do not state opening dates here, because they change, and we send buyers to the center’s own page.

Daily Logistics at St. Pierre at Pelican Bay

St. Pierre’s logistics are tower logistics: assigned parking for every residence with carports and a garage, a professionally managed association with office hours on weekdays, rules on moving and contractors, and Pelican Bay’s private beach tram within reach. The association’s public site gives the management company and the office hours.

Parking and Guests

Each residence has at least one assigned space (Exhibit D), and Article 14.4 requires owners to park in the assigned carport space first, no more than two vehicles per residence at one time, with no trucks, motorcycles, scooters, golf carts or boats. Guests are covered by Article 15, and towing is allowed under the Declaration’s rules.

Management

The association’s public site names the management company as Guest Services Condominium Division, a Naples company with more than 25 years in luxury condominium management, and gives office hours of Monday to Friday, 8:00 a.m. to 4:30 p.m. Which services the association pays for and which are billed to an owner is a budget question, answered in the budget and estoppel certificate, not on this page.

Renovations and Contractors

Article 9.4 requires carpet over the floor structure above the first level with exceptions, and Article 9.5 and 9.6 require Board approval of alterations, with written consent for structural work and for any work that needs a permit and an owner vote where the change is visible from outside. Heavy remodeling is limited to times the Board sets. Exterior changes inside Pelican Bay also go through the Foundation’s design review and covenants application.

Trash and Recycling

Collier County’s solid waste page lists the county’s residential collection services, and a condominium’s pickup arrangement is the association’s. Ask the office how the building’s trash and recycling are handled.

Getting to the Beach and the Tram

The Foundation’s beach access and tram are described on its own pages: tram stations on a raised berm and open-air electric trams, with Sandbar South Beach and Marker 36 North Beach as the two beach access locations.

Moving In and Out

The Declaration gives the Board the power to set hours and procedures for moving and heavy work, and the association’s office is the place to book an elevator and confirm the hours. We do not state a move-in fee because none is published.

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

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

How Does St. Pierre at Pelican Bay Compare to the Other Pelican Bay Towers?

St. Pierre is a 1994 tower of 105 residences, and its 12-month Southwest Florida MLS median of $1,187,500 (n=4, a small sample) sits above St. Laurent and St. Kitts and below Stratford, Coronado and St. Raphael on the Pelican Bay roster’s yardstick, with Mystique’s 2019 new-construction pricing in a class of its own.

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

St. Pierre and Six Towers on One Yardstick

The yardstick is the 12-month Southwest Florida MLS closing count and median for each building, from the Pelican Bay roster. Only St. Raphael has ten or more closings in the window, so every other median is a small-sample figure and should be read as a position, not a price.

Even counts give a median that is the mean of a middle pair, which applies to St. Pierre, St. Kitts and Coronado with four or six closings. The Mystique figure is three sales, and we treat it as a small-sample position that reflects new-construction penthouse pricing and not a typical residence.

St. Pierre and St. Laurent

St. Laurent is the neighbor in Waterpark Place, 107 residences completed in 1997, three years newer, with a 12-month median of $1,100,000 on 5 closings against St. Pierre’s $1,187,500 on 4. St. Laurent’s own page reports St. Pierre’s 36-month figures as 12 closings at a $1,575,000 median, which agree with this page. The two towers share the Village Association and the agreements described above.

St. Pierre and Mystique

Mystique (2019, 20 stories, 82 roll units) is the newest tower in the district and has a 12-month median of $12,850,000 on 3 closings, a small sample driven by the penthouse-level sales. A buyer deciding between a 1994 resale and a 2019 tower is buying different construction, a different milestone clock (next inspection year 2044 against 2034) and a different price class.

St. Pierre and St. Kitts

St. Kitts (1992, 97 residences, 22 stories behind the Crown Colony gate) has a 12-month median of $1,092,000 on 6 closings, the nearest on the list to St. Pierre’s $1,187,500 and two years older.

St. Pierre and St. Raphael

St. Raphael (2000, 178 residences, 19 living levels) is the large tower of the list, with 11 closings in 12 months at a $2,350,000 median, the only median on the list drawn from ten or more sales in the window. Its residences are a different, larger product, and its median is not a St. Pierre price.

St. Pierre and Coronado

Coronado (1999, 99 residences) has a 12-month median of $1,737,500 on 4 closings, five years newer than St. Pierre, on the same four-sale footing.

St. Pierre and Stratford

Stratford (1983 to 1984, 81 residences) is St. Pierre’s closest rival on this list and has its own comparison below. Its 12-month median is $1,250,000 on 5 closings against St. Pierre’s $1,187,500 on 4.

The Towers Built Before 1990

The towers built in the early 1980s are a separate set with an earlier milestone and reserve-study history, and they are not on this yardstick. St. Pierre’s age puts it between those towers and the 2019 tower of the district.

The Product St. Pierre Does Not Compete With

Single-family homes and villas are a different market inside Pelican Bay, with their own buyers and price per square foot. St. Pierre competes with other towers, and a buyer still choosing between a tower and a home can start with our Pelican Bay buying guide.

St. Pierre vs Stratford: Which Pelican Bay Condominium Fits You?

St. Pierre fits a buyer who wants a 1994 tower of 105 residences, mid-sized plans (roll median 1,856 square feet), a higher price per square foot ($874 against $622) and one pet. Stratford fits a buyer who wants a 1983 tower of 81 residences with larger typical plans (median 2,236 square feet) and a lower 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)

St. Pierre vs Stratford Decision Table

Both towers are inside the Pelican Bay Foundation. Every figure is from the Southwest Florida MLS pulled October 7, 2026 or the Collier County Property Appraiser, 2026 tax roll, with n beside it, and the county rows are from recorded deeds and are never averaged with the MLS.

The two towers’ like-for-like pair is the 60-month window, $1,487,500 on 24 closings against $1,250,000 on 17, and every 12-month row is a small sample on both sides. The first-window rows compare different spans because each tower reaches ten closings at a different point.

What the Numbers Say

St. Pierre’s price per square foot is higher, $874 against $622 in the first window of ten or more closings, a difference of $252, and its days on market are lower, 23 against 61, with sale to list of 96.8 percent against 94.4 percent. Stratford’s 12-month figures lead on speed, 53 days against 108, but both are small samples. The two towers are not twins: Stratford’s residences are larger on average, and a price per square foot is shaped by the mix of floor plans in each window.

The Rules Side by Side

The rules differ in ways that decide the choice for many buyers. St. Pierre lets an owner keep one dog of up to 30 pounds and a cat, and Stratford does not allow pets in the 2002 text. St. Pierre’s association maintains the windows, and at Stratford a 2015 amendment put a replacement duty on owners. Both approve sales through the Board, both limit leasing to one lease a year and both sit in Zone AE.

Who Should Choose St. Pierre, and Who Should Choose Stratford?

Choose St. Pierre if you want a newer tower with more residences to choose from, a pet, an association that maintains the windows and a stronger recent sale-to-list record, and you accept the Waterpark Place Village layer. Choose Stratford if you want a larger residence at a lower price per square foot and a building without the Village layer. Tour both before deciding.

Selling a St. Pierre home you also considered selling at Stratford? Get a free St. Pierre home valuation, or call Jesse direct at (239) 898-6072.

Buying and comparing the two towers? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at St. Pierre at Pelican Bay

St. Pierre at Pelican Bay offers a 1994 tower with five plans, an association that maintains the windows, one pet allowed, a pool, spa and fitness room, the Foundation’s beaches and tram and a fast median sale of 23 days, against a Village Association layer, a $15,000 resale charge, Board approval of every sale and a 90-day, one-lease-a-year rental rule.

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

Pros

• A 1994 tower with 105 residences, five plans and a 36-month median of $1,575,000 across 12 closings.
• The association maintains windows, frames, glass, exterior doors, roofing, painting and waterproofing (Article 9.1).
• One dog (30 pounds), one cat and caged birds are allowed for owners (Article 14.3).
• A pool, spa, fitness room, social and meeting rooms, and an association-run guest apartment on the record.
• Foundation beaches, tram, fitness center and racquet program.
• A median of 23 days on market and 96.8 percent of final list over 60 months (n=23).
• The county records the milestone inspection cycle as completed, with the next inspection year 2034.

Cons

• A $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, paid by the buyer, rising 3.5 percent a year from October 1, 2027.
• The Waterpark Place Village Association share on top of the condominium and Foundation charges, with no published per-tower split.
• Board approval of every sale, with a 30-day decision window.
• Leasing limited to one lease per leasing year, 90-day minimum, with no pets for tenants or guests.
• A thin market: 4 closings in the last 12 months, with 108 days on market (n=4).
• A smoke-free rule that covers balconies and grounds, and no open houses or For Sale signs.
• Flood Zone AE, with base flood elevation 10 feet, and a preliminary FEMA map under appeal.

Who It Suits Best

St. Pierre suits a buyer who wants to live in a Pelican Bay tower with a pet, wants the association to handle the windows and does not plan to rent the residence out. It suits a seller who can list in the winter, price against the same plan and start the Board approval early.

Who Should Look Elsewhere

A buyer who wants to rent the residence frequently, wants unlimited pets for tenants, wants no Village layer or wants a newer tower should compare Mystique and other buildings on the yardstick above.

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

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

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

If you’re searching for a St. Pierre listing agent, or thinking, ‘I need someone to sell my St. Pierre home…’ you are selling into a thin, seasonal market of 4 sales in the last 12 months, to a buyer who will read the Declaration, the fee stack and the flood map first, through a Board approval that has to be in your calendar on the day you sign the listing.

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. Pierre listing, along with the document file a St. Pierre 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. Pierre Residences Sold For

The Southwest Florida MLS (pulled October 7, 2026) did not break out the listing office on each St.

• Closings, last 12 months (n=4, a small sample): 4, median $1,187,500, range $585,000 to $2,725,000, volume $5,685,000.
• Closings, last 36 months (n=12, the first window with ten or more): 12, median $1,575,000, range $585,000 to $2,930,000, volume $20,018,000, one entered after closing.
• Days on market: a median of 108 days across the last 12 months (n=4) and 23 across 36 months (n=11).
• Sale to list: a median of 94.1 percent over 12 months (n=4) and 96.8 percent over 36 months (n=11).
• Today: two active listings and one pending, median active list price $1,295,000.

The Seasonal Selling Insight

In the last 12 months we tracked each of the four St. Pierre closings, and all four closed between January and May, at a median of 94.1 percent of list. Over the full five years, 20 of 24 closings fall between January and May and none in August, September or October. The common thread in the fast sales is a list price set against same-plan evidence, a package ready on the first day and a listing that meets the winter buyer.

Pricing Against the Exact Residence

St. Pierre’s 24 sales fall into four groups: twelve residences of 1,482 to 1,582 square feet (median $1,275,000, from $585,000 to $1,526,000), three of 1,856 square feet (median $1,625,000), four of 2,101 to 2,201 square feet (median $1,632,500) and five of 2,613 to 2,713 square feet (median $2,362,500). We price your residence against its own class, then adjust for floor, orientation, renovation and condition, and we never start from the building median.

The Approval Starts With the Association

Article 17 of the 2020 Declaration requires the Board’s prior written approval of a sale. The notice goes to the Board with the executed contract, the Board has 30 days to act, and if it disapproves without good cause the association must produce a purchaser at the contract price or at appraised value. We put that notice in the first week of the contract.

The Documents a St. Pierre Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the budget and annual financial statement, the frequently asked questions sheet, the governance form, any milestone inspection summary and the structural integrity reserve study. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the condominium’s and the Pelican Bay Foundation’s, and the Village Association’s if it issues one.
• The Board’s approvals: alterations, flooring and shutters.
• The residence’s own records: any permits for air conditioning, doors, water heater or remodeling.
• Flood: the flood zone, any elevation certificate the association holds and the master policy’s flood coverage.

What a St. Pierre Seller Pays

In Collier County the seller customarily pays the deed’s documentary stamp tax at $0.70 per $100 of price (Florida Statute 201.02): $11,025 on a $1,575,000 sale. The seller also pays the condominium estoppel certificate within the statutory cap and the Foundation’s $250 estoppel processing fee, and the buyer customarily chooses the closing agent and pays the owner’s title policy in Collier County. The contract controls every one of those lines.

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

Start with a free St. Pierre home valuation, and see our Pelican Bay home valuation page for the wider community. Jesse follows up with the St. Pierre sales that fit your residence: the same plan, adjusted for renovation, floor and the days on market of the closest sales. An automated estimate cannot tell a 2,201 square foot residence that sold for $2,325,000 in May 2023 from one that sold for $850,000 in January 2026.

(239) 898-6072, text or call. Confidential conversations welcome. We will publish a dedicated St. Pierre at Pelican Bay seller page, and until then the Pelican Bay seller guide, how we sell Pelican Bay homes, walks through the Foundation steps.

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

For a residence priced to its own plan’s closed sales, with the Board approval started early, it can be. Two active listings against 4 closings in 12 months is 6.0 months of supply, but with so few sales that figure moves with a single closing, so price from what closed, not from what is listed.

How do I price a 1,549 square foot St. Pierre residence?

Against the seven sales of that size in five years, which ranged from $1,087,500 (February 2025) to $1,526,000 (December 2021), with a median of $1,350,000. The spread shows how much timing, floor and condition move the number.

Do I need the association’s approval to sell my St. Pierre residence?

Yes. Article 17 of the 2020 Declaration requires the Board’s prior written approval of a sale, with a decision within 30 days. If the Board disapproves without good cause, the association must produce a purchaser, and if it does not, the sale is deemed approved.

What will a St. Pierre buyer ask about first?

The fee stack, the flood zone, the milestone and reserve-study status, the pet and leasing rules and the Board approval. Have the statutory package, both estoppels and the association’s maintenance answers ready before the first showing.

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

Yes, subject to the terms of the existing lease. A St. Pierre lease is at least 90 days and only one lease is allowed in a leasing year, so a buyer’s wait is bounded, and the buyer is approved like any other. Tell the buyer’s agent the lease terms at the first showing.

Who pays the Foundation’s $15,000 charge at a St. Pierre closing?

The buyer, according to the Pelican Bay Foundation’s 2026 to 2027 estoppel certificate: $15,000, by a separate check, for deeds recorded on or after October 1, 2026. The contract can allocate it differently, and buyers sometimes ask for a credit.

Your Local Real Estate Experts

St. Pierre owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have over 45 years of combined direct experience in Southwest Florida. They read St. Pierre’s 1994 Declaration, its 1996 and 2020 restatements, the 2023 smoking amendment and every St. Pierre MLS sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this St. Pierre guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. 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. Pierre page the credential that matters more is narrower than any award: we tracked every St. Pierre closing in the MLS for five years, 24 sales from November 2021 to May 2026, and in the last 12 months we tracked all four and set the count beside the county’s recorded sales before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed St. Pierre 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, linked above.

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

★★★★★ “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

★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Dennis Overton, verified Google review

★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Laura Zegarac, verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

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

Frequently Asked Questions: St. Pierre Buyer Edition

These are the questions St. Pierre at Pelican Bay buyers ask us most, answered from the recorded 2020 Declaration, the county’s records and the Southwest Florida MLS pulled October 7, 2026. For any current fee or rule, the association’s disclosure package controls. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873.

What is St. Pierre at Pelican Bay?

St. Pierre at Pelican Bay is a high-rise condominium of 105 residences at 6825 Grenadier Blvd in Naples, Florida 34108, in the Waterpark Place district of the Pelican Bay Foundation. Its Declaration was recorded January 10, 1994 and the association is St. Pierre at Waterpark Place Condominium Association, Sunbiz document N93000004118, active.

What is the address of St. Pierre at Pelican Bay?

The address is 6825 Grenadier Blvd, Naples, FL 34108, which is the address on the association’s public site and its Sunbiz record. The building is in Pelican Bay’s Waterpark Place district, and the recorded documents name it St. Pierre at Waterpark Place, A Condominium.

How many condos are in St. Pierre?

St. Pierre has 105 residences. Article 8.1 of the 2020 Declaration declares 105 units in one building, five on each of floors 1 to 20 and five penthouses on the top level, and Collier County’s 2026 roll lists 105 condominium parcels.

How tall is St. Pierre and when was it built?

The Pelican Bay roster lists a 22-story tower, while the Declaration describes one building with 21 living levels, and the 1994 text refers to a covered parking structure, so we read the 22 as a count that includes the parking level. The roll year built is 1994, and the Declaration was recorded January 10, 1994.

How big are the St. Pierre condos?

The county roll lists 1,482 to 2,613 square feet of living area with a median of 1,856. The MLS sales run from 1,482 to 2,713 square feet. The association’s Plan E is stated at 2,613 square feet under air, about 361 square feet of porch and terrace and 53 square feet of storage.

What are the St. Pierre floor plans?

The Declaration describes five plans: A is a three bedroom, three bath; B a two bedroom, two bath; C a three bedroom, two bath; D a two bedroom, two bath; and E a three bedroom, three bath with a media room, wet bar and utility room. The association’s public site publishes five floor plan PDFs.

What is the price range at St. Pierre?

In 24 MLS closings over five years, prices ran from $585,000 to $2,930,000, with a median of $1,487,500. The 36-month window (n=12, the first with ten or more closings) had a $1,575,000 median, and the last 12 months (n=4, a small sample) a $1,187,500 median.

What are the HOA and condo fees at St. Pierre?

The association does not publish a dues figure in the public records we read, so we state none. The assessment comes from the association’s budget under Article 10 of the Declaration, and a buyer should request the budget and the estoppel certificate before an offer. Call Marc at (239) 287-5873 for help reading them.

What is the Pelican Bay Foundation assessment?

The Foundation’s 2026 to 2027 estoppel lists $3,435 a year for FY2027 ($858.75 a quarter), built from $2,180 operating, $497 reserve and $758 bulk media. For condominiums it is billed to the condominium association and carried in its budget, so an owner sees it inside the association’s assessment.

What is the resale capital assessment?

It is a one-time Foundation charge of $15,000 for deeds recorded on or after October 1, 2026, paid by the buyer by a separate check. The Foundation’s realtor page says it rises 3.5 percent a year from October 1, 2027. A qualifying owner-occupier may use the exemption form, with a $1,000 processing fee.

What is the Waterpark Place Village Association?

It is the master association of the Waterpark Place towers, and every St. Pierre owner is a member under Article 4.1 of the Declaration, paying a share of its costs. A 2023 recorded agreement gives an example annual assessment of $401,827 for the Village, with no split among the towers.

Does St. Pierre allow pets?

Yes, within limits. Article 14.3 allows one dog, one cat and caged birds per owner, dogs up to 30 pounds unless grandfathered, on a leash or carried in common areas and never left on a balcony. Tenants and guests may not have pets, and the Board may order a pet removed.

Can I rent out a St. Pierre condo?

Yes, with Board approval. Article 16 requires a written lease of at least 90 days, allows one lease per leasing year (July 1 to June 30), bars subleasing and rentals advertised for under 90 days, and gives the Board 30 days to decide. The Foundation separately caps a home at two leases a calendar year, and the stricter rule governs.

Is St. Pierre a 55+ community?

No age restriction appears in the recorded 2020 Declaration. Article 14.1 limits use to a single family, with at most two persons per bedroom plus one residing in a residence. Pelican Bay is a mixed-age community, and a buyer who needs age-qualified living should ask the association.

Does the Board approve buyers?

Yes. Article 17 requires the Board’s prior written approval of any sale. The Board may require a credit and background check and an interview, and must decide within 30 days of notice. A denial needs a majority of the Board, and an unapproved transfer is void.

How long does Board approval take?

Up to 30 days from notice with the executed contract. If the Board disapproves without good cause, the association must produce a purchaser under the Declaration’s purchaser rule, and if it does not, the transaction is deemed approved. We calendar the notice in the first week of the contract.

What happens if the Board denies a buyer?

If the denial is with good cause, as the Declaration lists the grounds, the sale does not proceed. If it is without good cause, the association must produce a purchaser at the contract price or at appraised fair value, set by two appraisers through the American Arbitration Association, in cash, or the sale is deemed approved.

Is St. Pierre in a flood zone?

Yes. FEMA’s National Flood Hazard Layer, queried October 7, 2026 at four points around 6825 Grenadier Blvd, returns Zone AE, a Special Flood Hazard Area, with a base flood elevation of 10 feet on panel 12021C0381J effective February 8, 2024. A federally regulated lender will require flood insurance.

What is the preliminary FEMA flood map, and does it change St. Pierre’s zone?

Collier County says FEMA issued a preliminary Flood Insurance Rate Map on March 20, 2025, that the 90-day appeal period began August 19, 2026 and that the target effective date is summer 2027, subject to change. We state no new zone for St. Pierre. The 2024 effective panel governs until a new map takes effect.

Is St. Pierre in a hurricane evacuation zone?

Yes. Collier County’s evacuation layer places the building in Evacuation Zone A, and the county’s zoning layer places it outside the Coastal High Hazard Area. Know your zone and your evacuation plan, and check the county’s dataset each season because the lines can be redrawn.

Has St. Pierre had its milestone inspection?

Collier County’s MilestoneMap, queried October 7, 2026, shows Milestone Completed, Cycle Completed and a next inspection year of 2034. The inspector’s findings are association records we have not seen, so ask the association for the report summary and the structural integrity reserve study.

What is a structural integrity reserve study?

It is an engineer’s, architect’s or reserve specialist’s study, required by Florida Statute 718.112(2)(g) at least every 10 years for associations of buildings with three or more habitable stories, that sets the funding for structural items. A buyer is entitled to the most recent study in the statutory package.

Which schools serve St. Pierre?

The Collier County Public Schools address lookup for 6825 Grenadier Blvd, run October 7, 2026 for 2026-27, returned Sea Gate Elementary School, Pine Ridge Middle School and Barron Collier High School. Confirm the zone with the district’s live lookup before relying on it.

What amenities does St. Pierre have?

The association’s site lists a fitness room, social and meeting rooms, a pool and a spa, and recorded notices describe a guest apartment and common-area renovations. Owners also use the Pelican Bay Foundation’s beaches, tram, fitness center and racquet program, with fees as the Foundation publishes them.

Is St. Pierre on the beach?

No. St. Pierre is on Grenadier Boulevard inside Pelican Bay, and owners reach the Foundation’s Sandbar South Beach and Marker 36 North Beach by the Foundation’s tram or by car. The association’s east exposure looks over the golf course and the preserve.

Can I use the Foundation’s tennis and fitness facilities?

Foundation membership comes with the property, and the Foundation’s racquets program and fitness center pages describe the facilities, programs and any fees. We state no fee the Foundation does not publish, so read its pages or ask us before you rely on a program.

What parking does a St. Pierre residence have?

Every residence has at least one assigned parking space (Exhibit D), and carports are limited common elements. Article 14.4 requires owners to use the assigned carport space first and allows at most two vehicles per residence at a time, with no trucks, motorcycles, scooters, golf carts or boats.

What are the views from St. Pierre?

The association’s public site describes west-facing lanais and an east exposure over the golf course and the preserve. The MLS fields we pulled do not give a floor or an exposure, so ask the listing agent for both and compare them with same-plan sales.

Who maintains the windows at St. Pierre?

Under Article 9.1 the association maintains windows, frames, glass and caulking, and exterior doors, painting, waterproofing and roofing. Glass breakage is covered unless caused by the owner’s negligence. The owner maintains sliding glass doors, screens and hurricane shutters.

Can I smoke or vape at St. Pierre?

No. Article 14.5 makes the property smoke-free, including vaping, balconies and grounds, and the 2023 amendment (Official Records Book 6267, Page 2741) removed the grandfather exemptions that earlier applications had created.

Can I renovate a St. Pierre residence?

Yes, with Board approval. Article 9.5 and 9.6 require approval of alterations and written consent for structural work or work that needs a permit, heavy remodeling is limited to times the Board sets, and above the first floor hard flooring needs written approval with proof of sound deadening.

What does a buyer pay at closing?

A buyer plans for the Foundation’s $15,000 resale capital assessment (or the $1,000 exemption fee for a qualifying owner-occupier), the lender’s title policy if financing, recording fees and customarily the owner’s title policy in Collier County. The contract controls each line, and an estimate belongs with a title company.

What insurance does a St. Pierre buyer need?

An HO-6 policy with leakage, wind-driven rain, alterations and loss assessment coverage, and flood coverage if a lender requires it in Zone AE. The association carries the master policy under Article 12, and a buyer should ask what limit the master flood policy carries.

How is the St. Pierre market right now?

On October 7, 2026 the MLS showed two active listings at $1,295,000 each and one pending at $2,200,000, against 4 closings in 12 months. That is 6.0 months of supply on two actives, a small-sample figure that moves with a single closing.

How long do St. Pierre condos take to sell?

The median marketed sale took 23 days over 36 months (n=11) and over 60 months (n=23), while the last 12 months (n=4, a small sample) took 108 days because two of four sales took 178 and 288 days. A well-priced winter listing sells fastest.

How does St. Pierre compare to Stratford?

St. Pierre is a 1994 tower of 105 residences with a higher price per square foot ($874 against $622 in each tower’s first window of ten or more closings), one pet allowed and association-maintained windows. Stratford is a 1983 tower of 81 larger residences. See the decision table above.

How does St. Pierre compare to St. Laurent?

Both are Waterpark Place towers in the same Village Association. St. Laurent has 107 residences, was built in 1997 and had a 12-month median of $1,100,000 on 5 closings against St. Pierre’s $1,187,500 on 4, both small samples. Compare the pet, leasing and fee details of each.

What are the guest rules at St. Pierre?

Under Article 15, non-overnight guests are allowed only when the owner or tenant is present. Overnight guests when the owner is absent are limited to two occupancies a year of up to 14 days each, on 10 days’ notice, and related guests are also allowed on 10 days’ notice.

Who manages St. Pierre?

The association’s public site names Guest Services Condominium Division, a Naples management company, with office hours Monday to Friday, 8:00 a.m. to 4:30 p.m. The Board sets policy, and the association’s own budget says what the management contract covers.

Is this the St. Pierre in another town or a St. Pierre company?

No. This page covers St. Pierre at Waterpark Place, A Condominium at 6825 Grenadier Blvd in Naples, Sunbiz document N93000004118. “Waterpark Place” is a Pelican Bay condominium district, not a water park, and the name is not connected to any other St. Pierre.

Can I buy at St. Pierre through an LLC or trust?

Possibly, but Article 17 requires an entity or co-owners to name a primary occupant, and the Declaration bars timeshares and fractional ownership. Trust beneficiaries who live in the residence are treated differently for Board eligibility. Read the clause with your attorney before you sign a contract.

Frequently Asked Questions: St. Pierre Seller Edition

These are the questions St. Pierre at Pelican Bay sellers ask us most, answered from the recorded 2020 Declaration, the county’s records and the Southwest Florida MLS pulled October 7, 2026. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.

How much is my St. Pierre condo worth?

It depends on the plan, floor, view and condition. St. Pierre’s 24 sales since November 2021 ran from $585,000 to $2,930,000, and the median by size class runs from $1,275,000 for the 12 smallest residences to $2,362,500 for the five largest. Call Jesse direct at (239) 898-6072 for a same-plan valuation.

What have St. Pierre condos sold for recently?

In the last 12 months, four sold: $585,000 (May 2026), $1,525,000 (April 2026), $2,725,000 (March 2026) and $850,000 (January 2026), a $1,187,500 median (n=4, a small sample). The full 24-sale table is in the market snapshot above.

How long will it take to sell my St. Pierre condo?

The median marketed sale took 23 days over 36 months (n=11), but the two slowest of the last four took 178 and 288 days. Pricing against same-plan sales and listing in winter are the two levers we see in the record.

When is the best time to sell a St. Pierre condo?

January to May. Twenty of the 24 closings in five years (83.3 percent) fell in those five months, and none fell in August, September or October. We prepare the package in the fall so the listing can meet the winter buyer.

Do I need the association’s approval to sell?

Yes. Article 17 of the 2020 Declaration requires the Board’s prior written approval of a sale. Give notice with the executed contract, expect the Board to decide within 30 days, and know that an unapproved transfer is void.

What if the Board disapproves my buyer?

If the Board disapproves without good cause, the association must produce a purchaser at the contract price or at appraised fair value, or the sale is deemed approved. If the Board has good cause under the Declaration’s list, the sale does not proceed, and you may relist.

What documents do I need to sell my St. Pierre condo?

The statutory resale package under Florida Statute 718.503 (declaration, articles, bylaws, rules, budget, financial statement, frequently asked questions sheet, governance form, milestone summary and reserve study), the condominium and Foundation estoppels and the Board approval documents.

What do I pay at closing as a seller?

The deed’s documentary stamp tax at $0.70 per $100 ($11,025 on $1,575,000), the condominium estoppel fee within the statutory cap, the Foundation’s $250 estoppel processing fee, any brokerage fee and payoffs. The buyer customarily pays the owner’s title policy in Collier County, and the contract controls.

Who pays the Foundation’s $15,000 resale capital assessment?

The buyer, according to the Foundation’s 2026 to 2027 estoppel, for deeds recorded on or after October 1, 2026. A contract can allocate it differently, and buyers sometimes ask for a credit, so it belongs in the pricing conversation from the start.

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

Customarily the buyer chooses the closing agent and pays the owner’s title policy in Collier County, and the seller pays the documentary stamp tax on the deed. The contract controls both, and Florida’s title premium rates are set by rule.

What does the Foundation charge a seller?

The Foundation’s 2026 to 2027 estoppel lists a $250 processing fee paid by the seller, with an optional $100 to expedite to three business days. Ask the closing agent to order the estoppel as soon as the contract is signed.

What can the condominium charge for an estoppel certificate?

Florida Statute 718.116(8) sets the base caps at $250, $100 more to rush it and $150 more if the account is delinquent, and as we read the state’s current adjusted caps they are $299, $119 and $179. The association’s own fee comes from its resolution or management agreement.

Do I have to replace my windows before I sell?

No window obligation appears in the 2020 Declaration. Under Article 9.1 the association maintains windows, frames, glass and caulking, and the owner maintains sliding glass doors, screens and shutters. Ask the association about any planned window project that could lead to an assessment.

Can a buyer keep a dog or cat at St. Pierre?

Yes. Article 14.3 allows an owner one dog, one cat and caged birds, with dogs limited to 30 pounds unless grandfathered. That is a point in your favor against buildings that prohibit pets, and it should be in your listing.

Can I sell to an investor who will rent the residence?

Yes, but the investor needs Board approval of the purchase and then of each lease: a written lease of at least 90 days, one lease per leasing year and no pets for tenants. Many investors will pass, so price accordingly.

How do I price a 1,549 square foot St. Pierre residence?

Against the seven sales of that size in five years, from $1,087,500 to $1,526,000, with a median of $1,350,000 and $872 per square foot. Seven is a small sample, so we adjust for floor, view and condition against the closest two or three.

How do I price a 1,856 square foot St. Pierre residence?

Against the three sales of that size (n=3, a small sample): $1,200,000 (April 2023), $1,625,000 (May 2025) and $1,728,000 (March 2025), a $1,625,000 median at $876 per square foot. All three sold within 23 days.

How do I price a larger St. Pierre three-bedroom?

Against the nine sales of 2,101 to 2,713 square feet: four of 2,101 to 2,201 square feet (median $1,632,500, from $850,000 to $2,325,000) and five of 2,613 to 2,713 (median $2,362,500, from $2,150,000 to $2,930,000). The spread is wide, so condition and view decide.

What does the St. Pierre market look like today?

On October 7, 2026 the MLS showed two active listings at $1,295,000 each and one pending at $2,200,000, with 4 closings in the last 12 months. Competing against a two-bedroom at $1,295,000 means being priced to the evidence, not to the asking prices.

Should I list above the recent sales?

Only with a reason you can show a buyer. Sixteen of the 23 marketed sales closed below final list, 3 at list and 4 above, and the median sold at 96.8 percent of final list. A list price above the evidence will cost days on market.

Should I renovate before selling?

Weigh it against the Board approval and the timing. Renovation needs Board consent, contractor rules and sound-deadening flooring above the first floor, and winter buyers expect a ready residence. We price the as-is and renovated paths so you can compare them.

Does the flood zone affect my sale?

Zone AE with a 10-foot base flood elevation means a lender will require flood insurance, so buyers price it. Have the insurance quote and any elevation certificate ready, and be ready to discuss the preliminary FEMA map under appeal without predicting its outcome.

Do the milestone inspection and reserve study affect my sale?

Yes. Buyers receive the milestone summary and the structural integrity reserve study in the statutory package and may cancel within seven days of receiving it. Collier County shows the milestone cycle as completed and the next year as 2034, and a clean package shortens the buyer’s review.

What disclosures does a St. Pierre seller owe?

The statutory package under Florida Statute 718.503, the flood disclosure under Florida Statute 689.302 at or before the time the sales contract is executed, and the usual material facts. Your attorney or title company can confirm the current forms.

How are property taxes handled when I sell?

Taxes are prorated at closing under the contract, and the Collier County Tax Collector bills the buyer on the new assessed value the following year, so the buyer’s bill can be well above yours. We show buyers that before they bid.

What is the Services Division line on my tax bill?

It is the Pelican Bay Services Division assessment, for street lighting, water management, beach renourishment, ambient noise, extraordinary law enforcement, beautification and preserves. The county’s page lists FY2027 at $789.07 operations plus $460.93 capital and projects, a total of $1,250.00.

Can agents show my residence inside Pelican Bay?

Yes, with the Foundation’s realtor access. The Foundation publishes a Realtor Guest Card request form, and we arrange access for showings. Plan for the gate and the building’s own rules on guests and contractors.

Can I hold an open house at St. Pierre?

No. Article 14.6 and 14.7 of the Declaration bar open houses and For Sale, For Rent and Open House signs. Showings are by appointment, so the marketing leans on photography, video and broker previews.

Can I rent my residence before selling it?

Only within the leasing rules: Board approval, a written lease of at least 90 days and one lease per leasing year. A lease in place also binds the buyer, so tell the buyer’s agent the term at the first showing.

What if my residence has a tenant?

A buyer takes the residence subject to the lease, and the buyer’s own approval still applies. Tenants and guests may not keep pets, and the lease is at least 90 days, so the buyer’s wait is bounded.

How does the Waterpark Place Village Association affect my sale?

Buyers will ask what the Village charges and whether it issues an estoppel or has a pending assessment. The recorded agreements give no per-tower split, so have the Village’s current figures ready before the first showing.

How do I sell to a family member?

The Board’s approval requirement in Article 17 applies to a sale to a family member too, and the Foundation’s $15,000 resale charge may apply unless an exemption applies. Ask your attorney and title company about transfers for estate planning before you sign.

How does St. Pierre compare with Stratford for a seller?

St. Pierre has the higher price per square foot ($874 against $622) and faster first-window sales (23 days against 61), allows one pet and keeps the windows with the association. Stratford has larger residences and no Village layer. Buyers who tour both ask about each point.

Is there a right of first refusal at St. Pierre?

Not in the usual sense. The Foundation holds none. The St. Pierre association must produce a purchaser at the contract price or appraised value only when the Board disapproves without good cause, and if it does not, the sale is deemed approved.

How do I list my St. Pierre condo with McGreevy and Comisar?

Call Jesse direct at (239) 898-6072 or request a free home valuation at the link above. We read the Declaration, pull the same-plan sales, calendar the Board approval and the estoppels, and agree a price and a winter launch with you.

Sources and Authoritative References

Every St. Pierre at Pelican Bay fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the association’s own public site, the Southwest Florida MLS or the Collier County Property Appraiser’s 2026 tax roll. The links below open the issuing authority’s own record.

Association records that are not public, including the structural integrity reserve study, the milestone inspection report, the budget and the current rules, are not cited and are not described. Collier County Property Appraiser figures come from the county’s bulk roll and recorded-sales files, not from any third-party site.

Recorded St. Pierre Instruments, Collier County Clerk Official Records

1. Collier County Clerk, Official Records public access
2. Declaration of Condominium (original), OR 1903/834 (January 10, 1994)
3. Surveyor’s certificate, OR 1903/900 (January 10, 1994)
4. Amendment to the Declaration, OR 1907/1899 (January 25, 1994)
5. Condominium plan exhibit (Condominium Book 39, Page 89), OR 1907/1904 (January 25, 1994)
6. Corrective amendment, OR 1937/1922 (April 21, 1994)
7. Amendment to the Bylaws, OR 1938/304 (April 21, 1994)
8. Amendment, OR 1967/672 (July 14, 1994)
9. Amendment, OR 1981/1086 (September 1, 1994)
10. Bylaws, OR 2094/1862 (August 31, 1995)
11. Amendment, OR 2126/39 (December 7, 1995)
12. Corrective amendment, OR 2132/481 (December 27, 1995)
13. Amendment, OR 2215/1203 (August 8, 1996)
14. First Amended and Restated Declaration, OR 2263/1725 (December 20, 1996)
15. Amendment, OR 2523/2474 (March 16, 1999)
16. Perpetual grant of easement, OR 5176/2129 (July 21, 2015)
17. Amendment to agreement with St. Laurent and the developer entities, OR 5176/2141 (July 21, 2015)
18. Second Amended and Restated Declaration, Articles and Bylaws, OR 5744/176 (March 26, 2020)
19. Second Amendment agreement, OR 6221/2973 (March 4, 2023)
20. Smoking amendment to the Declaration, OR 6267/2741 (July 12, 2023)
21. Deed of part of Tract A to the association, OR 6475/66 (June 3, 2025)
22. Deed of part of Tract A to the Waterpark Place Village Association, OR 6475/59 (June 3, 2025)

Recorded Association Notices and Affidavits

23. Association notice or affidavit recorded May 12, 2009, OR 4451/2243
24. Association notice or affidavit recorded January 7, 2010, OR 4526/874
25. Association notice or affidavit recorded July 28, 2011, OR 4705/1443
26. Association notice or affidavit recorded August 14, 2013, OR 4955/264
27. Association notice or affidavit recorded March 24, 2014, OR 5019/1050
28. Association notice or affidavit recorded March 30, 2016, OR 5255/3618
29. Association notice or affidavit recorded August 10, 2017, OR 5424/1352
30. Association notice or affidavit recorded January 29, 2018, OR 5472/540
31. Association notice or affidavit recorded July 24, 2020, OR 5792/1902
32. Association notice or affidavit recorded December 23, 2020, OR 5866/1107
33. Association notice or affidavit recorded October 13, 2021, OR 6026/1084
34. Association notice or affidavit recorded January 3, 2022, OR 6065/2235
35. Association notice or affidavit recorded May 4, 2023, OR 6243/3107
36. Association notice or affidavit recorded July 13, 2023, OR 6267/3609
37. Association notice or affidavit recorded August 14, 2023, OR 6277/2483
38. Association notice or affidavit recorded October 16, 2023, OR 6297/53
39. Association notice or affidavit recorded October 31, 2025, OR 6522/666

The St. Pierre Association, Its Manager and the Florida Division of Corporations

40. St. Pierre at Waterpark Place, association public site
41. St. Pierre at Waterpark Place, about the building
42. St. Pierre at Waterpark Place, amenities
43. St. Pierre at Waterpark Place, floor plan sheet 1
44. St. Pierre at Waterpark Place, floor plan sheet 2
45. St. Pierre at Waterpark Place, floor plan sheet 3
46. St. Pierre at Waterpark Place, floor plan sheet 4
47. St. Pierre at Waterpark Place, floor plan sheet 5, unit layout
48. Guest Services Condominium Division, the association’s management company
49. Florida Division of Corporations, entity name search results for St. Pierre at Waterpark Place (document N93000004118)
50. Florida Division of Corporations, entity name search results for Waterpark Place Village Association

Florida Statutes, Rules and State Agencies

51. Florida Statutes 2026, section 553.899, mandatory structural inspections of condominium and cooperative buildings
52. Florida Statutes 2026, section 718.103, definitions
53. Florida Statutes 2026, section 718.104, creation of condominium
54. Florida Statutes 2026, section 718.110, amendment of declaration
55. Florida Statutes 2026, section 718.111, the association
56. Florida Statutes 2026, section 718.112, bylaws and structural integrity reserve studies
57. Florida Statutes 2026, section 718.113, maintenance and alterations
58. Florida Statutes 2026, section 718.115, common expenses and ownership of common surplus
59. Florida Statutes 2026, section 718.116, assessments and estoppel certificates
60. Florida Statutes 2026, section 718.1255, alternative resolution of disputes
61. Florida Statutes 2026, section 718.1265, association emergency powers
62. Florida Statutes 2026, section 718.303, obligations of owners and fines
63. Florida Statutes 2026, section 718.503, developer and resale disclosure, 7-day cancellation
64. Florida Statutes 2026, section 720.30851, estoppel certificates for homeowners’ associations
65. Florida Statutes 2026, section 760.27, discrimination related to assistance animals
66. Florida Statutes 2026, section 201.02, tax on deeds and other instruments relating to real property
67. Florida Statutes 2026, section 689.302, flood disclosure on residential sales
68. Florida Senate, 2025 Session, CS/HB 913, condominium and cooperative associations
69. Florida Senate, bill analysis, 2024 HB 979
70. Florida Department of Business and Professional Regulation, structural integrity reserve study reporting
71. Florida DBPR, Division of Condominiums, Timeshares and Mobile Homes
72. Florida DBPR, condominium and cooperative public records search
73. Florida Department of Revenue, documentary stamp tax
74. Florida Department of Revenue, property tax information for taxpayers
75. Florida Office of Insurance Regulation, wind mitigation resources
76. Florida Division of Emergency Management, Know Your Zone
77. Florida Chief Financial Officer, title insurance overview
78. Florida Administrative Code, Title Insurance Rules, Rule 69O-186.003
79. Florida Department of Environmental Protection, Hurricanes Helene and Milton impact report for Southwest Florida (March 2025)

Collier County, FEMA, Census and Federal Agencies

80. Collier County Growth Management, Milestone Inspections requirements
81. Collier County, milestone inspection saltwater distance map
82. Collier County, milestone buildings by year and reference number
83. Collier County GIS, MilestoneMap feature service (queried October 7, 2026)
84. Collier County, milestone inspection dashboard
85. Collier County, Floodplain Management and Community Rating System
86. Collier County, Substantial Damage Determinations
87. FEMA, condominium flood insurance coverage fact sheet (f029), via Collier County
88. Collier County, Hurricane Evacuation Zone dataset
89. Collier County GIS, Pelican Bay Planned Unit Development layer (queried October 7, 2026)
90. Collier County, Pelican Bay Services Division
91. Collier County, beach renourishment project update (December 2025)
92. Collier County, residential solid waste collection services
93. Collier County Code of Ordinances, Chapter 62, Floods (Municode)
94. Collier County Tax Collector, property tax search
95. Collier County Tax Collector, property taxes
96. Collier County GIS, Hurricane Evacuation Zone feature service (queried October 7, 2026)
97. Collier County GIS, Future Land Use feature service (queried October 7, 2026)
98. FEMA, National Flood Hazard Layer map service (queried October 7, 2026)
99. FEMA, Community Rating System
100. FloodSmart, the National Flood Insurance Program’s official site
101. U.S. Census Bureau, geocoder
102. National Hurricane Center, National Storm Surge Hazard Maps
103. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
104. National Hurricane Center, Tropical Cyclone Report, Hurricane Helene
105. National Hurricane Center, Tropical Cyclone Report, Hurricane Milton
106. U.S. Department of Housing and Urban Development, assistance animals
107. Internal Revenue Service, FIRPTA withholding
108. Collier County, proposed Flood Insurance Rate Map reflects changes to local flood risk (August 19, 2026)
109. Census Bureau geocoder result for 6825 Grenadier Blvd, Naples, FL 34108

The Pelican Bay Foundation and Club Pelican Bay

110. Pelican Bay Foundation, community map
111. Pelican Bay Foundation, realtor resources
112. Pelican Bay Foundation, Realtor Guest Card request form
113. Pelican Bay Foundation, beaches
114. Pelican Bay Foundation, tram service
115. Pelican Bay Foundation, Marker 36
116. Pelican Bay Foundation, Sandbar
117. Pelican Bay Foundation, racquets program
118. Pelican Bay Foundation, fitness center
119. Pelican Bay Foundation, design review and covenants application
120. Pelican Bay Foundation, FY2027 approved budget package
121. Pelican Bay Foundation, estoppel certificate 2026 to 2027
122. Pelican Bay Foundation, estoppel certificate 2025 to 2026 (revised August 31, 2026)
123. Pelican Bay Foundation, resale capital assessment exemption form
124. Pelican Bay Foundation, lease application packet 2027
125. Pelican Bay Foundation, Rules and Regulations (December 12, 2024)
126. Pelican Bay Foundation, Second Amended and Restated Declaration
127. Pelican Bay Foundation, Declaration amendment on leasing (May 28, 2019)
128. Pelican Bay Foundation, Amended and Restated Bylaws
129. Pelican Bay Planned Unit Development with ordinances
130. Club Pelican Bay, membership
131. Club Pelican Bay, golf

Collier County Public Schools

132. Collier County Public Schools, attendance boundaries
133. Collier County Public Schools, school zone map
134. Collier County Public Schools, live zone lookup
135. Collier County Public Schools, 2024 to 2025 school and district grades
136. Collier County Public Schools, district home
137. Sea Gate Elementary School
138. Pine Ridge Middle School
139. Barron Collier High School
140. Collier County Public Schools, address lookup for 6825 Grenadier Blvd, 2026-27

Nearby Redevelopment

141. Waterside Shops, redevelopment

Downloadable Documents

The St. Pierre at Pelican Bay documents below are official public records, linked at the issuing authority so a buyer or seller opens the current, unaltered copy. Recorded instruments open in the Clerk’s viewer, floor plans on the association’s site, forms on the Foundation’s site and county documents on Collier County’s site.

Market data from Southwest Florida MLS, pulled October 2026.

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