Pelican Bay - St. Raphael

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

St. Raphael is a high-rise condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It is the largest high-rise in Pelican Bay by recorded unit count: 178 residences completed in 2000, made up of a 164-residence tower and 14 three-story villa residences in two buildings, on Pelican Bay Boulevard, with the beach reached by the Pelican Bay Foundation’s tram.

McGreevy and Comisar are the team St. Raphael sellers call first, and the team its buyers call when they want the building’s real record: what each size of residence has actually sold for, what the association’s recorded declaration lets an owner do and not do, why every St. Raphael residence pays the same share of the common expenses whether it has 1,420 or 4,750 square feet, and what a sale costs once the Pelican Bay Foundation’s $15,000 resale capital assessment is on the closing statement.

This page goes deeper on St. Raphael than any other source we know of. It is built from the recorded 2000 Declaration of Condominium and each recorded amendment through 2021, the Florida Division of Corporations record of the association, the state condominium registry and elevator inspection file, Collier County’s milestone building list, the notices of commencement recorded against the building, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, the Pelican Bay Foundation’s FY2027 budget and estoppel form, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS closings pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.

One naming note before anything else. The building is written both St. Raphael and Saint Raphael in public records, and both mean this building. It is not St. Raphael Property Owners Association, an unrelated Florida nonprofit corporation, and it is not St. Laurent or St. Pierre, which are separate Pelican Bay buildings with their own associations.

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

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

McGreevy and Comisar are the best realtor for St. Raphael 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. Raphael market read built on 41 MLS closings, the county’s deed record back to 2000 and the recorded declaration.

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

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

That matters at St. Raphael for a specific reason. The building has 178 homes, and ten different living sizes appear among its closings, from 1,420 to 4,750 square feet, and over the last five years its recorded closings run from $1,325,000 to $4,900,000. Every one of those homes carries an equal 1/178 share of the common expenses, sits in a FEMA Special Flood Hazard Area, answers to a condominium Board that must approve every sale, and joins a Foundation that charges the buyer $15,000 at closing. A listing agent who prices St. Raphael off a Pelican Bay average, or off a Naples condominium index, misses all of it.

Recent St. Raphael track record (last 12 months): In the last 12 months St. Raphael has seen 11 resales in the Southwest Florida MLS (closings dated October 7, 2025 to October 7, 2026, pulled October 7, 2026), at a median sold price of $2,350,000, with a highest-priced sale of $4,900,000 and a median sale-to-list ratio of 93.7%. The MLS pull behind this page records closings, not the listing office on each one, so we do not state how many of the 11 we represented; ask us and we will tell you which St. Raphael sales we know first-hand. Eleven sales is the first window that clears ten, so every figure below leads with it.

For St. Raphael sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At St. Raphael we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days to cancel after receiving it, and because the association’s Board has 30 days to approve the buyer and the Foundation has its own estoppel and resale steps. We assemble all of it early so the clocks start on day one.

For St. Raphael buyers: the first question is which of the ten living sizes you are pricing, because the same building has sold 1,420 square foot residences at $1,450,000 to $1,750,000 and 3,100 square foot residences at $3,425,000 to $4,000,000. The second is the layered cost: a condominium assessment, the Foundation’s $3,435 annual assessment, the county’s Services Division line and a one-time $15,000. The third is the flood map. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific St. Raphael residence; we answer them below.

Honors and recognition:

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

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

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

Living in St. Raphael at Pelican Bay as a Homebuyer

Living in St. Raphael at Pelican Bay means a condominium residence of 1,420 to 4,750 square feet in a 178-residence building completed in 2000, with the exterior, structure and elevators maintained by the association, a Foundation tram to the beach, and Waterside Shops five minutes away by car.

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

St. Raphael is the largest high-rise in Pelican Bay, and its size shapes what ownership feels like: eight elevators, a lobby, a covered parking structure, cabanas and four guest suites are shared by 178 residences, and every owner is also a member of the Pelican Bay Foundation. What follows is what daily life at St. Raphael looks like, drawn from the recorded documents, the state’s records and the county’s files.

What Is St. Raphael at Pelican Bay?

St. Raphael, A Condominium, is 178 residences recorded in June 2000. The recorded 2019 declaration describes one high-rise tower with 19 living levels and 164 residences, plus 14 residences in two three-story villa buildings. The Florida Division of Corporations has no condominium association listed under a starts-with search for “St Raphael” or “Saint Raphael.” The association that operates the building files as Club Raphael at Pelican Bay Condominium Association, Inc., an active Florida not-for-profit corporation filed November 20, 1995, which the recorded declaration names in its Section 7.1. The state’s condominium registry lists the same association as “St. Raphael Condo Assn Inc.”

What Does Daily Life Look Like at St. Raphael?

The building’s shared spaces are the daily-life layer: a lobby, eight traction elevators that the state inspected in July 2026, a covered parking structure with assigned spaces, storage areas, pool-deck cabanas and a pool. Outside the building, the Foundation’s tram and beach, its racquets, fitness and dining venues, and Waterside Shops, Publix and Artis-Naples are each about five minutes by car. The amenities section below names each.

Where Does St. Raphael Sit Inside Pelican Bay?

St. Raphael is on Pelican Bay Boulevard, the community’s main corridor, about 1.9 miles from Waterside Shops, 1.8 miles from Artis-Naples and 2.0 miles from Vanderbilt Beach by road. It is not on the Gulf: FEMA’s flood map puts the building in the AE zone with a base flood elevation of 10 feet, and the nearest coastal VE zone is about 0.36 mile away. The beach belongs to the Foundation’s members and is reached by tram or by car. See our Pelican Bay guide for the community around it.

Who Runs the Building?

Club Raphael at Pelican Bay Condominium Association, Inc. runs the building through a Board of Directors, with a resident manager’s apartment (Section 17.5 of the recorded declaration) and a Manager’s Office on site, which the state’s condominium registry lists as the association’s contact address. Each residence has one Class A vote in the Pelican Bay Foundation. The association’s former website no longer works, so the recorded documents and the state’s public records are the reliable sources, and Florida law entitles every owner to request the association’s official records.

What St. Raphael Is Not

St. Raphael is not Gulf-front, which matters for flood zone and for pricing comparisons. It is not age-restricted: the recorded declaration contains no minimum-age clause. It does not publish its condominium assessment, house rules or reserve study on any public page we found, so those need to be requested. And it is not Cap Ferrat, the other large Pelican Bay tower buyers compare it with; the two differ on gate, size, age and price, and we compare them in St. Raphael vs Cap Ferrat below.

Which Residence Matches Which Priority?

If budget leads, the 1,420 square foot two-bedroom residences have closed at $1,450,000 to $1,750,000 over five years. If space leads, the 2,000 to 2,500 square foot three-bedroom residences make up 23 of the 41 closings. If views and floor height lead, the upper-floor residences have sold at higher prices per square foot, which the floor-band table below shows. If low maintenance leads, the villas and garden residences share a different maintenance split than the tower, which the declaration section explains.

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

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

St. Raphael recorded 11 closings in the last 12 months in the Southwest Florida MLS, at a median sold price of $2,350,000, from $1,850,000 to $4,900,000, for $28,225,000 in volume. Two homes are listed and one is pending, which is 2.2 months of supply at the 12-month pace.

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

St. Raphael is large enough to have a real market: 41 closings in five years across 178 homes. We lead with the first window that holds ten or more closings, which is the last 12 months, name the window and the number of sales beside every figure, and list every sale. One of the 41 sales was entered after closing and was not marketed through the MLS. It counts in every closing count, median, range, volume and price-per-square-foot figure on this page and is left out only of days on market and sale-to-list, where the 60-month count is 40.

The Last 12 Months: Eleven Closings

In the 12 months to October 7, 2026, the Southwest Florida MLS recorded 11 St. Raphael closings, none of them entered after closing. The median sold price was $2,350,000 (the sixth of 11 sales), the range ran from $1,850,000 to $4,900,000, and total volume was $28,225,000. The median price per square foot was $1,000. Three sales closed under $2,000,000, six between $2,000,000 and $2,999,999, and two at $3,000,000 or more. Two of the 11 were villas and nine were tower residences. Every one of the 11 closed below its final list price, at a median of 93.7% of list, and the median time on the market was 78 days across all 11.

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

The table names each window and the count behind it. All four windows end October 7, 2026. The 24-month median is the mean of the middle pair, $2,300,000 and $2,350,000.

The prior 12 months, October 7, 2024 to October 6, 2025, recorded 7 closings (a small sample) at a median of $2,050,000 and $15,915,000 in volume. Against that, the last 12 months show 4 more closings (up 57%), a median up 14.6% and volume up 77%. The median price per square foot moved the other way, from a five-year median of $1,044 to $1,000 in the last 12 months, because the sales that closed were a different mix of sizes.

Year by Year: Calendar-Year Medians, 2021 to 2026

The calendar-year view shows the 2022 peak and the flat years since. 2021 is a partial year that starts October 7, and 2026 runs to September 29, the date of the latest closing.

2022 was the high-water mark at $1,232 per square foot; 2026’s median of $956 per square foot on nine sales is the lowest in the file. Nine sales is a small sample for a per-square-foot median, and 2026’s mix includes two villa sales and a penthouse sale that skew the figure, so read the size-by-size table in the residences section before reading anything into the trend.

Price Bands: Where the 41 Sales Landed

Over 60 months, 11 of the 41 sales closed under $2,000,000 (27%), 21 closed from $2,000,000 to $2,999,999 (51%) and 9 closed at $3,000,000 or more (22%). In the last 12 months the split was 3, 6 and 2. The $2,000,000 to $2,999,999 band is the center of the St. Raphael market, which is why the tower’s 2,000, 2,250 and 2,500 square foot residences carry so much of the weight.

Days on Market and Sale-to-List

Days on market and sale-to-list exclude the one sale that was not marketed, so the 60-month count is 40. The median is 46 days, the mean of the middle pair at 43 and 50 days rounded to the whole day. Fifteen of the 40 sold within 30 days and 8 took 120 days or more. The sales of the last 12 months took longer: a median of 78 days across 11, against a median of 33 days across the 29 marketed sales before that window, and 5 of the 11 recent sales took 120 days or more. Only one of the 11 sold within 30 days. On price, the median sale-to-final-list ratio is 95.0% across 40 sales, and 6 of the 40 sold at or above the final list price, none of them in the last 12 months. Final list price is the last asking price, not the original.

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

Forty-one closings across 178 homes is 23% of the building turning over in five years, or about 8 closings a year. In the last 12 months, 11 closings is 6.2% of the building. A buyer who wants one specific size or floor is waiting for a small number of sales, and a seller is selling into a market where a buyer typically compares your residence with one or two others and with the recent sales of the same size.

Active and Pending Listings Today

On October 7, 2026 the MLS showed two active listings and one pending sale. The median active list price is $3,550,000.

Two active listings against 11 closings a year is 2.2 months of supply (2 divided by 11, times 12). That is a seller’s market by the usual yardstick, but it describes a market where the stock is two homes at opposite ends of the price range: a 4,200 square foot home listed for 120 days, a size that has not closed in the 60-month file, and a 1,420 square foot residence listed for 69 days.

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

Every St. Raphael Closing, Last 60 Months

Every closing in the Southwest Florida MLS file from October 7, 2021 to October 7, 2026 is below, newest first, on Pelican Bay Boulevard. “Villa” marks the three sales in the two villa buildings; “Tower” is every other sale. The sale that was entered after closing is the May 11, 2023 sale at $2,500,000, which shows “not marketed” for days on market. Final list is the last asking price.

What the County Recorded, 2016 to 2026

Collier County’s recorded-sales file records the deed consideration rather than the MLS’s reported price. These are the county’s qualified, improved sales of $100,000 and up, through June 30, 2026, by calendar year. The county file starts in 2000, when 148 first sales were recorded at a median of $675,000, and holds 423 qualified St. Raphael sales in all.

Read across the decade, the county’s median rose from $1,165,000 in 2018 to $2,700,000 in 2022 and was $2,300,000, $2,177,500 and $2,375,000 in 2023, 2024 and 2025. Since 2016, the county records 92 qualified sales, about nine a year.

County Deeds and the MLS, Side by Side

The two records agree where the windows match. For 2025 the county shows 9 qualified sales at a $2,375,000 median and the MLS shows 9 closings at the same median. For January through June 2026 both show 6 sales, a median of $2,325,000, a low of $1,925,000 and a high of $4,900,000. For 2024 the county shows 4 sales at $2,177,500 and the MLS shows 5 at $2,180,000, because the county counts only sales it codes as qualified. Where a county deed and an MLS price ever disagree on one sale, we publish the deed figure and name the MLS figure once.

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

How Did St. Raphael Come to Be?

St. Raphael became a condominium through a 129-page declaration recorded June 5, 2000, on a Pelican Bay parcel entitled for 210 units. A covenant amendment recorded 18 days earlier capped the parcel at 179 dwelling units, including 14 three-story villas, and 178 residences were recorded with a manager’s apartment as the 179th.

The Land and the 210-Unit Entitlement

The St. Raphael site is part of Parcel “C” of Pelican Bay Unit Fifteen. The recorded Declaration of Restrictions for that parcel assigned it 210 Property Units. An amendment recorded May 18, 2000 (Official Records Book 2677, Page 1464) cut the use to a residential multi-family high-rise of not more than 179 dwelling units, including fourteen three-story villa units, and barred business and professional office use. St. Raphael’s 178 residences plus the manager’s apartment make 179, so 31 of the 210 entitled units were never built. The recorded cap is the reason the building stops at 179.

The Recorded Declaration, June 2000

The Declaration of Condominium of St. Raphael, A Condominium, is recorded in Official Records Book 2682, Page 1967 in the Collier County Clerk’s records, 129 pages, June 5, 2000, with its plat exhibit at Page 2096. The Florida condominium registry lists the developer as Parcel C Joint Venture and shows the condominium recorded June 21, 2000 with an approved primary status. An amended surveyor’s certificate followed on February 12, 2001 (Official Records Book 2776, Page 581). Every document in this section is a public record you can open from the Collier County Clerk’s site; the links are in the Sources and Downloadable Documents sections.

How Many Stories? Three Records, Three Answers

Three public sources describe the height of the tower three ways. The recorded 2019 declaration describes one high-rise with 19 living levels. The Florida elevator inspection file lists each of the building’s eight elevators with 20 landings. Gulf Bay’s published history and the Pelican Bay Foundation’s community map both say 22 stories. The records do not reconcile the three, and the gap between 19 living levels and 20 landings is consistent with a parking or lobby level below the residences without proving it. For a purchase, the number that governs is the recorded declaration’s 19 living levels, because the declaration defines what each owner owns.

Eight Recorded Documents That Shaped the Building

The recorded history of the association runs from 2000 to 2021. These are the instruments we read, with their Official Records references.

The 2005 Court Order, and What It Does Not Say

In case 04-1821-CA, the Pelican Bay Foundation and an individual sued Collier County, Gulf Bay Land Investments and a Parcel developer entity, and Club Raphael at Pelican Bay Condominium Association intervened. The recorded 2005 order denied every motion to dismiss except Count IV, which it dismissed with leave to amend within 20 days. The recorded order does not state how the case ended, and we found no recorded judgment in the Clerk’s file, so we do not describe an outcome. The order is in the downloadable documents if you want to read it.

The First Sales: 2000 and 2001

The county recorded 148 qualified sales at St. Raphael in 2000, the opening year, at a median of $675,000 and a range of $305,000 to $2,500,000, then 17 qualified sales in 2001 at a median of $965,000. No later year in the county file exceeds 30 sales. The county’s median first passed $1,000,000 in 2002 and $2,000,000 in 2022.

Selling in St. Raphael at Pelican Bay? The Last 12 Months Show 11 Closings at a $2,350,000 Median

If you own at St. Raphael, the numbers above are the pricing problem and the opportunity at once: 11 closings in 12 months, two active listings today, and every closing below its final list price. We price a St. Raphael residence against the sales of the same size and floor, not against the building’s average. Start with a free home valuation. Call Jesse direct at (239) 898-6072 and he will walk you through the St. Raphael sales that fit your residence.

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

The Residences: Tower Floors, Plan Sizes and the 14 Villas

St. Raphael’s 178 residences are 164 in one tower, from five garden residences on the ground floor to six penthouses on the nineteenth level, and 14 villa residences in two three-story buildings, in living areas from 1,420 to 4,750 square feet, with ten sizes appearing among the 41 closings of the last five years.

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

The county roll records 178 condominium parcels, all built in 2000, with heated area from 1,420 to 4,750 square feet and a median of 2,250. The recorded declaration describes how those 178 are arranged and what each owner owns. The sales data below comes from the 41 MLS closings; floor bands are derived from each sale’s floor, and we publish only the band, never a unit number.

How the Tower Is Arranged

The 2019 declaration’s Section 3.1 describes 178 residences: one high-rise tower of 19 living levels with between five and nine residences per floor, and 14 villa residences in two buildings of seven. The ground floor has 5 garden residences, floors 2 through 18 have 9 residences each, with the thirteenth level numbered in the 1400 series, and the 19th floor has 6 penthouses. That is 5 plus 153 plus 6, or 164 tower residences, plus the 14 villas, for 178. Vertical stacks are numbered from the south end of the tower to the north end.

What Each Size Sells For

Tower residences closed in 38 of the 41 sales. The table groups them by MLS living area. Rows with fewer than ten sales are small samples and the medians are shown for reference only.

The pattern is clear without overreading any row: among sizes with more than one sale, price per square foot is highest at the two ends, the 1,420 and 3,100 square foot residences, and flat at about $1,020 to $1,060 across the 2,000 to 2,600 square foot middle. Six two-bedroom residences closed at a median of $1,575,000, a small sample.

What the Floor Is Worth

Of the 38 tower sales, 35 were on floors 2 through 18, which we group in three bands.

The median size is 2,250 square feet in all three bands, so the difference is the floor, not the plan. Moving from the low band to the top band adds $320,000 to the median price and $167 per square foot, an increase of 15% in median price and 16% per square foot. Two garden-level residences sold at a median of $2,147,500 (a small sample), and one penthouse sold at $4,900,000 for 4,750 square feet after 265 days on the market, against a final list price of $5,500,000.

The Garden Residences and the Penthouses

The five ground-floor garden residences and the 14 villa residences have private garden areas that are limited common elements under Section 3.6 of the declaration. Garden and villa owners share the garden maintenance and the pool maintenance and chemicals equally, with replacement and major repairs on the owner of the affected residence, and may not dig, replant or trim the gardens on their own. The six penthouses have a roof-deck staircase that the declaration treats as a limited common element. We counted two garden sales and one penthouse sale in five years, which is too few to price either type, so we price each against the nearest floor band and size.

The 14 Villas

Fourteen villa residences sit in two three-story buildings of seven, one in the north section and one in the south, within the St. Raphael condominium. Three villas closed in the 60-month file, at $1,850,000, $1,925,000 and $2,000,000, a median of $1,925,000 on a small sample of three, at $703 to $769 per square foot, on living areas of 2,600 and 2,738 square feet. Two of the three closed in the last 12 months. The villas price below the tower’s per-square-foot median of $1,059, and they carry the garden-and-pool maintenance arrangement above.

One Residence, Sold Twice

The file contains one pair of sales of what the MLS records as the same 1,420 square foot residence. It sold on March 8, 2022 for $1,525,000 against a list of $1,500,000 and again on January 23, 2024 for $1,625,000 after 116 days on the market against a list of $1,695,000. The gain was $100,000, or 6.6%, over about 22.5 months, with the second sale closing $70,000 under list. One pair does not make a trend, but it is the only direct measure in the file of what an unchanged St. Raphael residence did across the 2022 peak.

Combining Residences

Section 2.3 of the declaration allows contiguous residences to be combined into one with a 75% vote of the voting interests. The current 4,200 square foot listing and the 4,750 square foot penthouse sale are the largest residences in the data. Any combination changes the residence’s boundaries, so the plan, the survey, the permit and the association’s consent should all be in the file before a combined residence is priced or marketed.

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

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

St. Raphael’s amenities come in three layers: the building’s own lobby, eight elevators, covered parking, storage, cabanas, pool and four guest suites; the Pelican Bay Foundation’s tram, beaches, racquets, fitness and dining venues, which come with every residence; and Club Pelican Bay golf, which is separate and optional.

What the Building Itself Offers

The recorded 2019 declaration and the state’s records describe the building’s shared spaces: a lobby, eight elevators, a covered parking structure with assigned spaces, storage areas, pool-deck cabanas, four guest suites and a resident manager’s apartment. The association also maintains the surface water management system on the property. We found no published floor plan of the common areas and no association page describing a fitness room or social room, so those need to be confirmed with the association before you rely on them.

Eight Elevators, Inspected July 2026

The Florida Department of Business and Professional Regulation’s elevator file lists eight traction elevators at St. Raphael, each with 20 landings, a 2,500-pound capacity, a travel of 191 feet and a rated speed of 350 feet per minute, all installed in 1999 and serviced under a maintenance contract. Each one last passed inspection on July 20 or 21, 2026, and each certificate of operation runs to August 1, 2027. For a building where the top floor is 19 living levels up, eight elevators serving 164 tower residences is a useful number to know before a showing.

Parking, Storage and Cabanas

Under Section 3.6 of the declaration, covered parking structure spaces, storage areas and pool-deck cabanas are limited common elements assigned to specific residences, and an assignment can move from one residence to another by a written instrument filed with the association. A buyer should confirm in the contract which spaces, storage areas and cabana convey, and ask for the filed assignment. Uncovered spaces that are not assigned are for owners, guests and licensees under the association’s rules.

Four Guest Suites

Section 17.5 of the declaration makes four guest suites common elements of the building, available under rules, fees and deposits set by the Board. They are a building amenity that a single-family home does not have, and the current rules and fee schedule are among the documents to request from the association.

The Foundation’s Beaches and Tram

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

Marker 36 and the Sandbar

The Foundation’s two beach restaurants are Marker 36, on North Beach, and the Sandbar, on South Beach, which the Foundation describes as newly renovated. Both publish seasonal live-music nights on their Foundation pages, Tuesdays and Thursdays at Marker 36 and Mondays and Wednesdays at the Sandbar. A third venue, The Nest, is part of the same member dining program.

Racquets: Eighteen Har-Tru Courts

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

Fitness and Wellness

The Foundation’s fitness center offers cardio, strength and core-training equipment, group classes with indoor and beachfront options, an outdoor fitness area under oak trees overlooking a lake, daily beach fitness classes at South Beach, certified personal trainers, and a lakeside wellness studio with massage and facial services. These are Foundation amenities, so they are covered by the annual assessment rather than by the condominium fee.

Club Pelican Bay Is Separate

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

What We Could Not Confirm

We could not confirm, from any public source, the building’s fitness or social rooms, the pool’s dimensions or hours, charging stations for electric vehicles, or the guest-suite fee schedule. Those are building-specific facts that sit in the association’s house rules and records, which are not public, and we would rather tell you that than guess.

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

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

St. Raphael’s published carrying costs are the Pelican Bay Foundation’s $3,435 annual assessment for FY2027, payable quarterly at $858.75, and the county’s Services Division line. The association’s own condominium assessment is not published; the 2019 bylaws make it payable quarterly in advance, and every residence carries an equal 1/178 share.

What Does the Foundation Assessment Cover?

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

The Foundation Assessment, FY2023 to FY2027

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

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

What Is the Condominium Fee at St. Raphael?

We could not find St. Raphael’s condominium assessment on any public page, and we will not guess a number. The recorded bylaws say regular assessments are payable quarterly in advance (Section 5.5), and Florida law gives every owner and buyer the right to see the answer. Section 718.111(12) makes the association’s budget and financial statements official records that members may request, and Section 718.503 requires a seller to give the buyer the current budget in the resale package. The seller’s estoppel certificate, discussed below, states the current assessment and any amounts owed. For any purchase, ask for the budget, the year-end financial statement and the estoppel before you price the residence.

Why Every Residence Pays the Same Share

Section 4.1 of the 2019 declaration gives each of the 178 residences an undivided 1/178 interest in the common elements, and Section 6.1(B) makes common expenses follow those shares. So the 1,420 square foot residence and the 4,750 square foot penthouse pay the same assessment. Per square foot of living area, the smaller residence carries about 3.3 times the fee of the penthouse (4,750 divided by 1,420 is 3.35). That makes the fee a heavier drag per square foot on the smaller plans, which is worth weighing when you compare price per square foot across sizes.

What the Association’s Fee Pays For

Under Section 5.2 the association maintains the building’s exterior and structure and the shared conduits and plumbing. Under Section 5.4 it maintains the surface water management system and the exterior surfaces. Under Section 8.1 the cost of the casualty insurance, including windstorm and flood, and of liability coverage of at least $1,000,000, is a common expense. Under Section 6.1(D) the cost of hurricane shutters is a common expense, with a pro-rata credit to owners who already installed shutters or laminated glass. An owner maintains the interior: appliances, water heater, air conditioner, floor coverings, fixtures and interior finishes (Section 5.3).

Budget Increases and Special Assessments

Section 5.4(B) of the recorded bylaws provides that a budget more than 115% of the prior year’s, together with a 10% petition of owners, triggers a special meeting. Section 5.6 allows special assessments. The Foundation shows what a special assessment looks like at Pelican Bay scale: in August 2023 its Board approved a Hurricane Ian assessment of $2,195 per residence, based on storm costs it estimated at about $16,400,000, according to its FY2024 audited financial statements.

Late Payments and Liens

Under Section 6.3 of the declaration, an assessment more than 10 days late bears interest at the highest lawful rate plus a late charge of the greater of 5% or $25, and the association can lien the residence. A buyer is jointly and severally liable with the seller for unpaid assessments, and the association must issue an assessment certificate within 15 days of a request. That is why the estoppel is not optional paperwork.

Estoppel Certificates and Their Cost

Florida law caps what an association may charge for an estoppel certificate: a base amount of $250, with $100 more for delivery within three business days and $150 more when the account is delinquent, each adjusted for inflation every five years starting in 2023, which brings the current figures to $299, $119 and $179 (Sections 718.116 and 720.30851). The Foundation’s own FY2027 form charges the seller $250 for processing and $100 more for completion within three business days, plus $500 if the seller does not return the Foundation ID cards.

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

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

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

Layer One: The Association

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

Layer Two: The Foundation

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

Layer Three: The Services Division on the Tax Bill

The Pelican Bay Services Division is a Collier County municipal service taxing and benefit unit, not a community development district, and its charge appears on the property tax bill. The county’s Pelican Bay Services Division page publishes the FY 2027 Assessment: $789.07 for operations and maintenance plus $460.93 for capital and projects, $1,250.00 in all. The November bill is where a buyer confirms the amount charged to the residence.

Layer Four: The $15,000 Resale Capital Assessment

For deeds recorded on or after October 1, 2026, the Foundation’s resale capital fee is $15,000, up from $10,000, and the buyer pays it at closing by a separate check, with the deed and settlement statement sent to the Foundation. The Foundation’s realtor page says it rises automatically by 3.5% each year beginning October 1, 2027, which would make it $15,525 then. The Foundation publishes a Resale Capital Assessment Exemption form under Section 7.04(d)2 of its bylaws, for a current Pelican Bay owner and resident buying another Pelican Bay property, once per member per lifetime, applied for at least seven days before closing and carrying a $1,000 processing fee. The Foundation’s notice also says its bylaws exempt certain transfers by gift, inheritance or into trust, and that the deciding date is the date the deed is recorded in Collier County’s Official Records, not the contract or closing date. Read the form and the notice for the full conditions.

Layer Five: Club Pelican Bay, If You Want It

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

The Published Layers in Dollars

The two layers with published annual amounts add up to $4,685 for FY2027, which is the Foundation’s $3,435 plus the county’s published Services Division figure of $1,250.00, or about $390.42 a month. That is before the condominium assessment, property tax, insurance and the one-time $15,000. At the building’s 12-month median of $2,350,000, the $15,000 is 0.64% of the price.

The Ian Assessment of 2023

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

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

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

St. Raphael’s 2019 Amended and Restated Declaration, recorded in Official Records Book 5624, Page 1655, governs what each owner owns, who maintains what, what may change on the exterior, how sales and leases are approved and how storm damage is rebuilt. This section reads it clause by clause, so a buyer or seller knows the rule before the Board does.

How the Governing Documents Stack

Four layers apply to a St. Raphael residence. The Pelican Bay Foundation’s Second Amended and Restated Declaration and General Protective Covenants sits above the building. Under it are St. Raphael’s own declaration, articles and bylaws, restated together in 2019, and then the Board’s rules. The 2019 restatement was approved at a special meeting held on February 13, 2019, with a four-fifths vote of the voting interests for the declaration, a majority for the articles and 80% for the bylaws. A 2021 amendment then changed Sections 5.4(D) and 5.3(B). The recorded documents are public; the Board’s house rules are not.

What You Own: Section 3.3

Section 3.3 sets the boundaries of a residence. A residence includes the glass in its walls, the screens and a utility or storage room serving that one residence. A penthouse’s roof-deck staircase is a limited common element. The declaration also warns that stated square footages are approximate, so a buyer who is paying by the square foot should rely on a survey or the county’s record, not on a marketing sheet.

Who Maintains What: Sections 5.2 and 5.3

The association maintains the exterior, the structure and the shared conduits and plumbing (Section 5.2). The owner maintains appliances, water heater, air conditioner, floor coverings, fixtures and interior finishes (5.3A), the interior of terraces and porches, storage areas and cabanas (5.3B), and may not make structural or exterior alterations (5.3C). An owner may not modify the developer’s tile or pavers over a waterproof membrane without consent.

Water Leak Detection Is Mandatory: Section 5.3(D)

Section 5.3(D) requires every residence to have electronic water leak detection with an automatic master shut-off valve. The specification calls for automatic shut-off, an auditable alert with a location identifier and a power back-up, and the owner submits the plan to the manager for approval first. The 2013 amendment first set a March 31, 2014 deadline. For a buyer, confirm that the residence has the system and ask for the approval on file; for a seller, have the paperwork ready.

Exterior Changes and the 80% Rule: Sections 5.4(A) and 5.4(D)

No material alteration of the common elements is allowed without 80% of the voting interests (5.4A). The association maintains the exterior surfaces, no owner may paint exterior items without Board consent, and the association replaces broken windows (5.4D). A change to the building’s exterior color or appearance needs 80% of the voting interests. The 2021 amendment lowered that threshold from 90% to 80%.

Lanai Screens: Removal Is Allowed, Replacement Is Not

The 2021 amendment, recorded in Official Records Book 6030, Page 597, allows an owner to remove exterior lanai screens permanently, but once removed they cannot be replaced. That is a one-way door for a buyer to understand: a residence whose screens were removed stays that way.

Hurricane Shutters: Section 6.1(D) and Bylaws 2.14

Shutter costs are common expenses, with a pro-rata credit to owners who already installed shutters or laminated glass (6.1D). Under Bylaws 2.14, the Board adopts shutter specifications and may not refuse conforming shutters. The Board may install shutters for the building only by a majority vote of the owners, and may not do so where compliant laminated glass or film already exists. A June 2024 notice of commencement, covered in the permits section, records the replacement of existing doors with impact doors.

Insurance, Damage and Rebuilding: Sections 8 and 9

Casualty insurance, including windstorm and flood, and liability coverage of at least $1,000,000 are common expenses (8.1), and the policies exclude interior floor, wall and ceiling coverings, fixtures, appliances, air conditioning, water heaters and cabinets, which an owner insures. The Board may require owners to carry a flood policy (8.3 and 8.9). Insurance proceeds of $25,000 or less go to the association, and proceeds over $1,000,000 go to an insurance trustee (8.5 and 8.6). Damage is “major” when more than 50% of the residences are untenantable, and reconstruction then needs 51% of the voting interests, or 75% if the insurance is not enough (9.1 and 9.4).

Use Restrictions: Section 11.1

The residences are for residential use only. A private office is allowed with no client visits. Grilling on balconies is not allowed, and clotheslines need consent. The 2000 covenant amendment on the land also bars business and professional office use on the site.

Fines and Enforcement: Bylaws 7.3

The bylaws allow fines of up to $100 per violation and $1,000 in the aggregate, imposed after a hearing before a committee of unit owners. Because the hearing is before a committee of unit owners, a fine is decided by owners rather than by the manager alone.

Amendments and Termination: Sections 13.1 and 15.1

The declaration is amended by four-fifths of the voting interests (15.1), though Section 15.1(F), added in 2013, lets the Board amend unilaterally to comply with law. Termination follows Section 13.1, which gives owners a 75% buyout option. Neither is a near-term concern, but both define how much of the declaration a future vote can change.

Timeshares and Guest Suites: Sections 17.3 and 17.5

Timeshares are prohibited (17.3). The four guest suites and the manager’s apartment are common elements under Section 17.5, and the manager’s apartment is for the resident manager only.

What the Recorded Documents Leave Out

The recorded documents contain no pet clause, no flooring rule and no minimum-age clause. Flooring, pets and many everyday matters are usually set by house rules, which are not recorded and which we have not seen. Ask for the current rules before you buy, and ask what changed in the last two years.

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

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

A St. Raphael sale needs the association Board’s approval, which Article XII gives the Board 30 days to grant and treats as granted if the Board does not act, plus a Foundation estoppel, the Foundation’s $15,000 resale capital assessment from the buyer, the statutory condominium document package and the buyer’s seven-day cancellation window.

Step One: Board Approval Under Article XII

Under Section 12.2(A), the owner gives the Board written notice of the intended sale with information about the purchaser, and the association may charge a processing fee up to the legal maximum. Under 12.2(B), the Board approves or disapproves within 30 days, and failure to act is deemed approval. Give the association the signed contract as early as the contract allows, because the 30 days is the longest fixed clock the declaration sets.

If the Board Disapproves

Under Section 12.2(C), a disapproval obliges the Board to designate a purchaser on the same terms within 30 days; if it does not, approval is deemed given. The seller then has 90 days to close. That is a rarely used mechanism, but a seller and buyer should know it exists, because it changes who ends up owning the residence.

Gifts and Inheritance

For a transfer by gift or inheritance, the new owner gives notice within 90 days, and the declaration sets an appraisal mechanism and a cash-purchase process. For a seller planning an estate transfer, that is a different process from a sale and should be started with the association.

Unapproved Transfers and Association Purchases

An unapproved transfer is void unless later approved (12.2I). The association may not buy a residence without a 75% approval of the owners (12.2J).

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

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

Step Three: Two Estoppels

The association issues an assessment certificate within 15 days under Section 6.3 of the declaration, and Florida law sets the estoppel timelines and caps in Section 718.116. The Foundation issues its own estoppel at $250, plus $100 for completion within three business days, charged to the seller.

Step Four: Foundation Membership and the $15,000

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

Who Pays What at Closing in Collier County

In Collier County the buyer customarily pays for the owner’s title insurance policy, though the contract controls, and the seller pays Florida’s documentary stamp tax on the deed at $0.70 per $100 of consideration (Section 201.02). On a $2,350,000 sale, the 12-month median, that is $16,450. The Foundation’s $15,000 is the buyer’s, and its $250 estoppel and the $500 card fee, if it applies, are the seller’s.

A Realistic Timeline

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

Is St. Raphael a 55+ Community?

St. Raphael is not a 55+ community on the public record: the recorded 2019 declaration contains no minimum-age or 55+ clause, and the association’s recorded documents do not claim the federal exemption that age-restricted housing needs. Fifty-five-plus is a legal status, not a description, and nothing recorded gives St. Raphael that status.

What the Recorded Documents Say

We read the 2019 Amended and Restated Declaration, the articles, the bylaws, the 2021 amendment and the 2000 covenant amendment. None of them sets a minimum age for owners or occupants. Section 11.1 limits use to residential purposes.

What 55+ Means as a Legal Matter

Age-restricted housing is a status that a community creates by recorded documents and maintains through published policies and verification, and that Florida and federal fair housing law then recognize. A condominium that has not done those things is not 55+, whatever its reputation. St. Raphael’s public record shows none of those steps.

Does Anything Else Limit Who Can Buy?

The limits on a sale are the Board’s approval right under Article XII and the Foundation’s membership and estoppel steps. Fair housing law applies to the Board’s approval decisions as it does to a seller’s decisions, and any buyer or seller with a question about how the process is applied should ask the association’s attorney.

Can You Rent Out a St. Raphael Condo?

St. Raphael allows leasing, with two layers of limits: the association’s 2019 declaration allows up to three leases a calendar year, each at least 30 days and each approved by the Board, while the Pelican Bay Foundation’s recorded amendment sets a two-lease annual ceiling and charges a $500 application fee for each lease.

What the Association’s Declaration Allows

Section 12.3 allows no more than three leases per calendar year, each for at least 30 days. The association must approve each lease and may charge the maximum lawful fee and a security deposit. Family or guests staying without compensation are not leasing. Under Bylaws 7.4, the Board may not add term or frequency restrictions, or narrow the definitions of guest or family, without an amendment of the declaration.

What the Foundation’s Declaration Says

The Foundation’s amendment to its Section 3.26, recorded May 28, 2019 (Official Records Book 5634, Page 1101), defines leasing as any occupancy of a dwelling by someone other than the owner for value, expressly including arrangements made through platforms such as Airbnb and VRBO. It says no dwelling shall be leased more than two times per calendar year unless Neighborhood Covenants provide otherwise, and it bars timeshares and any advertising that suggests more than two leases a year.

How the Two Fit Together

St. Raphael’s declaration says three leases, and the Foundation’s says two unless the neighborhood’s covenants provide otherwise. Whether St. Raphael’s three-lease allowance counts as an “otherwise provided” neighborhood covenant is a legal question for the association’s attorney. Our reading is that an owner has to satisfy both, so the practical ceiling is the lower number until the association confirms otherwise in writing. Any buyer who is paying for a St. Raphael residence with rental income in the model should get that written answer first.

Short-Term and Vacation Rentals

With a 30-day minimum in the declaration and the Foundation’s express inclusion of Airbnb and VRBO arrangements in its leasing definition, a St. Raphael residence cannot be used for stays shorter than 30 days, and two leases a year is the Foundation’s limit. A buyer who needs weekly rentals cannot use St. Raphael for them.

The Foundation’s Lease Application

The Foundation asks for the lease application at least 30 days before the lease period, with a $500 non-refundable processing fee and the association’s approval-of-tenants form. A rental is allowed a maximum of two cards. Membership privileges transfer from the owner to the renter for the lease term, and the owner’s cards are deactivated on the lease start date.

What Rentals Mean for Buyers

The practical result is that St. Raphael is an owner-occupied and seasonal-use building, not a rental building. A buyer who wants to rent should treat two leases a year as the ceiling, budget a $500 Foundation fee and the association’s fee and deposit for each, and give 30 days’ notice.

Pet Rules at St. Raphael

St. Raphael’s recorded declaration, bylaws and amendments contain no pet clause, so any building pet rules sit in house rules that are not public. The Pelican Bay Foundation’s published rules are clear: leashed pets may use the berm and permitted common areas, but not beaches, trams, boardwalks or dining areas.

What the Recorded Documents Say

We found no pet provision, no breed, size or number limit and no pet approval process in the recorded 2019 declaration, the 2021 amendment or the bylaws. That does not mean there are no rules. It means the rules, if any, are in house rules the Board has adopted, and a buyer with a pet should ask for them in writing before making an offer.

What the Foundation Allows

The Foundation’s rules for pets, last amended September 20, 2019, require current vaccinations and a pet kept under the owner’s control at all times and never left alone. Pets must be leashed, harnessed, caged or tethered on Foundation property, leashes may not exceed six feet, and retractable leashes are not permitted on the berm. Pets may walk on the berm and in permitted common areas, as long as trams and others can pass safely.

Where Pets Are Not Allowed

Under the Foundation’s rules, pets are not allowed in any dining or bar area or any area where food is served, in Community Center meeting and activity rooms, in the fitness center or wellness studio, on any Foundation or Collier County beach, or on trams or boardwalks. That closes the tram and boardwalk to pets, while the berm stays open under the leash rules.

Service and Emotional Support Animals

Under federal fair housing law, service animals and emotional support animals are assistance animals, not pets, and a resident who needs one asks for a reasonable accommodation; the Foundation handles those requests through its accommodation application. HUD publishes the guidance. An owner who needs an accommodation should request it in writing from both the association and the Foundation.

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

St. Raphael’s tower and its north and south buildings appear on Collier County’s milestone list with a first certificate of occupancy on July 21, 2000 and a next inspection due January 1, 2034. Florida also requires a structural integrity reserve study. The reports are association records, which this section explains by statute and tells you how to request.

What Florida Requires: Milestone Inspections

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

What Collier County’s List Shows for St. Raphael

Collier County’s milestone buildings list, as of January 2026, shows St. Raphael as “tower, north and south buildings,” with a certificate of occupancy dated July 21, 2000 and a next milestone inspection due January 1, 2034. Under a ten-year repeat cycle, a next-due date of 2034 is consistent with a first inspection around 2024, though the list does not say so. The county list is a schedule, not a finding. It does not report what any inspection found, what repairs followed or whether a second phase was required, and we have not seen the building’s report.

Structural Integrity Reserve Studies

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

What Neither Document Tells You Publicly

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

Requests to Make Before You Buy

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

Why Cap Ferrat’s Date Differs

On the same county list, Cap Ferrat, the other large Pelican Bay tower that buyers compare with St. Raphael, shows a certificate of occupancy in 2002 and a next milestone due in 2027, while St. Raphael’s is 2034. The two are different schedules for different buildings, and a buyer comparing the two should ask each association where its inspection stands. We compare the two in St. Raphael vs Cap Ferrat.

What This Means for Price and Financing

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

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

Hurricanes, Flood Zone and Insurance at St. Raphael

St. Raphael sits in FEMA’s AE flood zone at a base flood elevation of 10 feet on the map effective February 8, 2024, not on the Gulf; the nearest coastal VE zone is about 0.36 mile away. The association insures the building for windstorm and flood, and owners insure interiors and may be required to carry flood coverage.

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

We queried FEMA’s National Flood Hazard Layer on October 7, 2026 for the tower and villa locations. All three points returned Zone AE, a coastal floodplain, with a base flood elevation of 10 feet (NAVD88) on the map effective February 8, 2024. Points around the property return base flood elevations from 9 to 11 feet, all in Zone AE. The nearest VE zone, the mapped area of coastal wave action, is about 0.36 mile away. That is why we do not call St. Raphael Gulf-front.

Evacuation Zone and Storm Surge

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

Hurricane Ian and the October 2022 Roof Notices

Hurricane Ian made landfall on September 28, 2022. Five days later, on October 3, 2022, seven notices of commencement were recorded against the St. Raphael property. Six of the seven can be read as removing an existing tile roof and installing new tile, and one names a villa building; the seventh is not legible. The notices do not say Ian caused the work, and we do not claim that. The recorded permits section lists them.

What the Association Insures, and What You Insure

Section 8.1 makes casualty insurance, including windstorm and flood, and liability insurance of at least $1,000,000 a common expense. The master policies exclude interior floor, wall and ceiling coverings, fixtures, appliances, air conditioning, water heaters and cabinets, so an owner buys a condominium unit-owner policy for the interior and personal property. Because the master policy is a document the association holds, ask for the declarations page, the deductibles, in particular the windstorm deductible, and the flood coverage limits.

The Flood Policy Requirement

Sections 8.3 and 8.9 allow the Board to require owners to carry a flood policy. A buyer should ask whether the Board has exercised that right, and a seller should know the answer before the buyer asks.

Florida’s Flood Disclosure

Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before contract, covering the seller’s knowledge of past flooding and flood insurance claims. A St. Raphael seller should prepare the answer early, and a buyer should ask for any elevation certificate the association holds.

County Flood Rules and the Community Rating System

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

Wind Mitigation and Insurance Credits

The Florida Office of Insurance Regulation explains the wind mitigation inspection that documents a residence’s openings, roof and shutters for insurance credits. Impact-rated openings can matter at the residence level, and the building’s June 2024 notice records a door replacement with impact doors, so ask the association which doors it covers. Ask any seller for the current wind mitigation report.

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

Which Schools Serve St. Raphael at Pelican Bay?

St. Raphael is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High under Collier County Public Schools’ attendance zones, and all three schools earned an A in each of the five graded years from 2021 to 2025, according to the district’s 2024-25 accountability brief. Confirm the exact address in the district’s zone tool.

The Three Zoned Schools

Collier County Public Schools’ interactive zone tool assigned the Pelican Bay addresses we tested to Sea Gate Elementary, Pine Ridge Middle School and Barron Collier High School, and found no split zoning inside Pelican Bay. The district notes that its zone maps provide general information and that placement is not guaranteed, so confirm St. Raphael’s address in the tool and with the district’s student assignment office before you rely on it.

Distance From St. Raphael

By free-flow routing measured October 7, 2026, Sea Gate Elementary is 5 minutes and 2.1 miles away, Pine Ridge Middle is 8 minutes and 3.1 miles away, and Barron Collier High is 11 minutes and 4.8 miles away. District transportation applies to students who live more than two miles from school, and these distances suggest it may apply at all three levels, though the district’s own measurement decides eligibility.

School Grades

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

Zone Changes and Choice

The district reviews zones annually, grandfathers rising eleventh and twelfth graders if a boundary moves, and accepts out-of-zone requests subject to capacity under its Board policies. The only boundary change under way for 2026-27 is in eastern Collier and does not touch Pelican Bay.

County Permits and Recorded Work at St. Raphael

St. Raphael’s recorded record of work, seen in notices of commencement filed with the Collier County Clerk, includes a 2017 pipe-valve job, a 2019 lobby air-conditioning replacement, seven roofing notices on October 3, 2022, a 2023 air-conditioning replacement, a 2024 fire pump controller replacement and a 2024 door replacement with impact doors.

What a Notice of Commencement Is

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

Notices Recorded Against the Building

What the Pattern Suggests, and What It Does Not

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

The Recorded Amendments Are Part of the Record

The recorded amendments of 2012, 2013, 2019 and 2021 record changes in the rules rather than work. The 2012 amendment covers the water management permit, the 2013 amendment includes the water leak detection requirement, and the 2021 amendment changed the exterior change vote and lanai screens. We list them with the documents in the sources.

What Is Being Built Near St. Raphael?

Near St. Raphael, the visible changes are Waterside Shops’ redevelopment, the Epique tower under construction in Pelican Bay, a disputed waterpark proposal at Naples Grande, and the Pelican Bay Community Park’s new racquets center. Pelican Bay’s county-approved cap of 7,800 units leaves about 1,177 units unbuilt, against 6,623 built on the county’s June 2026 list.

Waterside Shops

Waterside Shops, 1.9 miles from St. Raphael by road, publishes a redevelopment page for the center. A buyer who values the center should check that page for current phasing, because redevelopment can affect traffic and noise.

Epique, Under Construction

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

The Naples Grande Waterpark Dispute

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

The Community Park Racquets Center

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

How Much Room Is Left to Build

Collier County’s June 11, 2026 PUD list shows 6,623 residential units built in Pelican Bay against a cap of 7,800. That leaves 1,177 units of entitlement, though we do not know how much of that is developable, and the St. Raphael parcel itself is capped at 179.

Daily Logistics at St. Raphael

From St. Raphael, Waterside Shops, Publix Marketplace at Pelican Bay, Artis-Naples, Mercato and Vanderbilt Beach are each about five minutes by car, NCH North Hospital is 10, Naples Airport 18, Fifth Avenue South 17 and Southwest Florida International Airport 43, by free-flow routing measured October 7, 2026.

Drive Times From St. Raphael

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

Healthcare

NCH North Hospital, about 10 minutes away, lists a 24-hour emergency department with obstetric and pediatric emergency departments, ambulatory surgery and cardiac rehabilitation on its NCH location page. NCH Baker Hospital downtown is about 15 minutes away.

Groceries and Shopping

Publix Marketplace at Pelican Bay is 1.6 miles from the building, and Waterside Shops and Mercato are each about five minutes by car. The Foundation’s beach restaurants are inside Pelican Bay, and everyday shopping is about five minutes away by car.

Arts and Culture

Artis-Naples, the performing arts and museum campus, is 1.8 miles away. Fifth Avenue South, Naples’ downtown dining street, is 17 minutes by car.

Airports

Naples Airport, the city’s general-aviation airport, is 18 minutes away; Southwest Florida International Airport is 43 minutes away, which is a flight-day planning number, not a morning-commute one.

Beach Access

Vanderbilt Beach, a public beach, is 5 minutes by car; the Foundation’s private beaches are reached by tram or car. A St. Raphael owner has both.

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

How Does St. Raphael Compare to Cap Ferrat, Montenero and Pelican Bay’s Other Towers?

St. Raphael is the largest of Pelican Bay’s high-rises at 178 residences, with 11 closings in the last 12 months, matched only by Marbella, against 9 at Montenero, 7 at Claridge and 4 at Cap Ferrat. Its median of $2,350,000 sits between Marbella’s $2,800,000 and Claridge’s $2,000,000.

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

The table compares eight Pelican Bay towers on the same terms: units, product, year built, and the last 12 months of Southwest Florida MLS closings and median sold price, taken from the building-by-building roster we built for this series. Medians of fewer than ten sales are small samples and are marked.

The Benchmark Table

Reading the Table: Size and Liquidity

Turnover over the last 12 months, as a share of units, was 6.2% at St. Raphael (11 of 178), 9.6% at Marbella, 6.8% at Montenero, 8.6% at Claridge, 5.9% at Grosvenor, 4.7% at St. Laurent, 3.8% at St. Pierre and 3.6% at Cap Ferrat. St. Raphael and Marbella are the only two of the eight with ten or more closings, which is why theirs are the only stable 12-month medians in the table.

Reading the Table: Where the Price Sits

By 12-month median, St. Raphael is fourth of eight, behind Montenero at $3,000,000, Marbella at $2,800,000 and Cap Ferrat at $2,487,500 and ahead of Claridge, Grosvenor, St. Pierre and St. Laurent. The three buildings above it, Montenero, Marbella and Cap Ferrat, were all completed between 1999 and 2002, as St. Raphael was. Mystique, completed in 2019, recorded 3 closings at a median of $12,850,000 in the same window, a different product and not comparable.

Age, Product and Milestone Timing

Years built run from 1983 at Grosvenor to 2002 at Cap Ferrat, with St. Raphael in the middle at 2000. Marbella is a different product: a full-service condominium with its own assisted-living residence, so its buyer pool and carrying costs do not map onto St. Raphael’s. On the county’s milestone list, Montenero’s next due year is 2026 and Cap Ferrat’s is 2027, while St. Raphael’s is 2034, a gap we discuss in the milestone section.

Where to Look Next

If you are weighing towers, read our guides to Marbella, Montenero and Grosvenor, and the head-to-head comparison with Cap Ferrat below.

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

St. Raphael vs Cap Ferrat: Which Pelican Bay Condominium Fits You?

St. Raphael and Cap Ferrat are the two Pelican Bay towers buyers compare most, and the numbers split them: St. Raphael has 178 homes, 11 closings in 12 months and 2.2 months of supply, while Cap Ferrat has 111 homes, 4 closings and 9.0 months of supply, behind the Crown Colony gate.

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

The Short Answer

St. Raphael is the more liquid, more varied and more affordable of the two; Cap Ferrat is the newer, smaller and larger-residence building, with a higher price per square foot over five years. Neither is better in the abstract. The choice turns on residence size, how much trading activity you want around you and which fee and milestone timeline you prefer.

The Decision Table

Both columns use the same Southwest Florida MLS pull dated October 7, 2026, and the same county 2026 roll. Medians of fewer than ten sales are small samples.

Where St. Raphael Is Stronger

St. Raphael trades more: 41 closings in 60 months against 22, and 11 in 12 months against 4, so a buyer sees more choice and a seller sees a more established price record. Its entry point is lower, with 1,420 and 2,000 square foot residences that have closed from $1,450,000 up, and its sale-to-list over five years is a 95.0% median on 40 sales. A buyer who wants a smaller residence in a tower, a particular floor or a wider range of sizes has more to choose from at St. Raphael.

Where Cap Ferrat Is Stronger

Cap Ferrat is the newer building by two years, with fewer residences and larger ones: its closings in the file are all 2,225 to 3,650 square feet, and its 60-month median of $3,695,000 and $1,198 per square foot are both higher than St. Raphael’s. Its five-year sale-to-list median is 98.9% on 22 sales, against 95.0%, and its median time on market is 36 days against 46. A buyer who wants a larger residence behind the Crown Colony gate fits Cap Ferrat.

What the Supply Gap Means

St. Raphael’s 2.2 months of supply and Cap Ferrat’s 9.0 describe two different markets right now. A buyer at St. Raphael faces fewer homes on the market per closing; a buyer at Cap Ferrat has three listings against four closings in 12 months, a longer wait for a sale and more room to negotiate. The 12-month figures are small at Cap Ferrat, so treat the contrast as directional.

Fees, Milestone Timing and Flood

Both buildings sit in Pelican Bay and carry the Foundation’s assessment and the one-time resale capital assessment, but each association sets its own condominium fee. The county’s milestone list gives Cap Ferrat a 2027 next-due year and St. Raphael 2034, which means a Cap Ferrat buyer should ask where its inspection stands before closing. Flood zones should be checked address by address on FEMA’s map for both buildings.

How to Choose

Choose St. Raphael if you want the widest choice of sizes, a lower entry price and one of the most active resale markets among Pelican Bay’s towers. Choose Cap Ferrat if you want a larger residence in a smaller, newer building behind the Crown Colony gate. If you are still undecided, we will walk you through both buildings’ recent sales side by side; call Marc at (239) 287-5873.

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

Honest Pros and Cons of Owning at St. Raphael

St. Raphael offers one of the two most active resale markets and the widest range of sizes among the towers we benchmarked, eight elevators and full Foundation amenities, with documented rules. Its trade-offs are an AE flood zone, an unpublished condominium fee, a $15,000 buyer charge, Board approval for every sale and a two-lease annual rental ceiling.

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

Pros

• Liquidity. 41 closings in five years and 11 in the last 12 months put St. Raphael, with Marbella, at the top of the eight towers we benchmarked.
• Range of sizes. Ten living sizes appear in the sales, from 1,420 to 4,750 square feet, so budgets from $1,325,000 to $4,900,000 have found a fit.
• A documented structure. The 2019 declaration, the 2021 amendment and the state’s records are public, so the rules above can be checked.
• Building systems. Eight elevators passed inspection in July 2026, and recorded notices show air-conditioning, fire pump and door work in 2023 and 2024.
• Foundation amenities. Beaches, tram, dining, racquets and fitness come with the $3,435 FY2027 assessment.
• Equal shares. Every residence pays the same share of the condominium’s common expenses.

Cons

• Flood zone. The building is in FEMA’s AE zone at a 10-foot base flood elevation, and flood coverage may be required by the Board.
• Unpublished fee. The condominium assessment is not on any public page; it has to be requested.
• A heavy closing cost for the buyer. The Foundation’s $15,000 resale capital assessment is the buyer’s, paid at closing.
• Approval and rules. Every sale needs Board approval, and lanai screens, once removed, cannot be replaced.
• Rentals. The Foundation’s amendment caps leasing at two a year unless neighborhood covenants provide otherwise, with a 30-day minimum.
• Slower recent sales. All 11 closings of the last 12 months came in under final list price, 5 took 120 days or more, and the median time on the market was 78 days.
• Small samples by size. Only one size, the 2,250 square foot residence, has ten sales, so price a specific residence against the nearest comparable.

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

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

If you’re searching for a St. Raphael listing agent, or thinking, ‘I need someone to sell my St. Raphael home…’ you are selling into 11 sales a year, two active listings and a buyer who reads the fee stack, the milestone file and the flood map first. McGreevy and Comisar sell St. Raphael on its recorded facts.

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

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

In the last 12 months St. Raphael has seen 11 resales in the Southwest Florida MLS (pulled October 7, 2026). Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.

• Closings, last 12 months (MLS): 11, median $2,350,000, from $1,850,000 to $4,900,000.
• Dollar volume, last 12 months: $28,225,000.
• Days on market, last 12 months: a median of 78 days (n 11). Sale-to-list: a median of 93.7% of final list price (n 11).
• Widened window, last 60 months: 41 closings, median $2,300,000, $102,075,000 in volume; days on market and sale-to-list exclude the one sale not marketed, so n is 40.
• Today: two active listings at $1,450,000 and $5,650,000, and one pending sale listed at $3,395,000.

Selling Into a Market of Eleven Sales a Year

With about 11 closings a year and two listings, a buyer compares your residence with one or two others and with the last few recorded sales of the same size. Every one of the last 11 sales closed under its final list price, and five took 120 days or more. We price a St. Raphael residence against the sales of its size and floor, adjusted for condition, view and the Board’s rules, and we set the list price to attract the first showings, because a residence that sits for 120 days becomes the comparison for the next buyer.

Pricing by Size and Floor

Size sets the first number: a 1,420 square foot residence has sold from $1,450,000 to $1,750,000, a 2,000 square foot residence from $1,665,000 to $2,500,000 and a 3,100 square foot residence from $3,425,000 to $4,000,000. Floor sets the second: the median is $2,180,000 on floors 2 through 6, $2,300,000 on floors 7 through 12 and $2,500,000 on floors 13 through 18, at the same 2,250 square foot median size. Villas, gardens and penthouses are priced separately.

The Documents a St. Raphael Buyer Will Ask For

• The statutory package: declaration, articles, bylaws and rules, the budget and year-end financial statement, the governance form, the milestone inspection summary where one applies, and the structural integrity reserve study or a statement that none is complete. The buyer’s seven-day cancellation window starts when they receive it.
• Two estoppel certificates: the association’s and the Foundation’s, the second at $250 to the seller.
• The Board’s approval: notice of the sale to the Board with the purchaser’s information, with 30 days for the Board to act.
• Leak detection and exterior changes: the approved water leak detection system, and the status of any lanai screens, since removed screens cannot be replaced.
• Assigned spaces: the filed assignments of parking, storage and cabana.
• Flood: the flood disclosure under Section 689.302 and any elevation certificate.

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

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

What Slows a St. Raphael Sale

The data points to four causes: pricing off the building average rather than the size and floor; an incomplete paperwork file, which delays the seven-day clock and the Board’s 30; a leasing history that buyers cannot confirm against the two-lease ceiling; and an asking price set by a higher past sale rather than by the last 12 months.

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

Start with a free Pelican Bay home valuation or our general home valuation page. Each takes about a minute, and Jesse follows up with the St. Raphael sales that fit your residence: the same size, the same floor band and the same condition, adjusted for the Foundation’s resale charge and the building’s rules. An automated estimate cannot tell one 2,250 square foot residence from another; recorded sales of that one plan span $2,150,000 to $3,300,000. We price to the difference.

Talk to Jesse Direct

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

The Dedicated St. Raphael Seller Page

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

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

For a residence priced to its size and floor, yes. Two active listings against 11 closings a year is about 2.2 months of supply, and a fall listing meets the winter buyer pool; the cost of waiting is that recent sales took a median of 78 days.

How do I price a 2,250 square foot St. Raphael residence?

Against the ten recorded sales of that plan, which closed from $2,150,000 to $3,300,000 at a median of $2,325,000, adjusted for floor, condition and view. The floor band alone moves the median by $320,000.

Do I need the association’s approval to sell?

Yes. Article XII of the 2019 declaration requires notice of the sale to the Board, which has 30 days to approve, and silence is approval. A transfer without approval is void unless later approved.

Who pays the $15,000 resale capital assessment?

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

What will a St. Raphael buyer ask about first?

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

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

Yes, subject to the lease, which the association must approve and which cannot be shorter than 30 days. Tell the buyer’s agent the lease terms at the first showing, and confirm how many leases you have used this calendar year.

Your Local Real Estate Experts

St. Raphael owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read St. Raphael’s recorded declarations, the state’s files, the Clerk’s recorded work and every MLS closing of five years before writing this guide.

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

Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.

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

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a St. Raphael page the credential that matters more is narrower than any award: we tracked every St. Raphael closing in the Southwest Florida MLS back to October 2021, 41 in all, and every qualified sale in the county’s file back to 2000, and in the last 12 months we tracked all 11 closings, checking the 2026 sales against the deeds the county recorded, before this guide was written.

What Our Clients Say

McGreevy and Comisar is a top-reviewed St. Raphael 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.

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review

★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced. If any one is thinking about selling, Domain Realty should be the only agency that you should use to represent you and your home. You will not be disappointed.” Candy Gody, verified Google review

★★★★★ “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

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

Contact McGreevy and Comisar

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

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

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

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

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. If you are buying in Pelican Bay more broadly, read how we help buyers in Pelican Bay, and for the community itself see our guide to Pelican Bay.

Frequently Asked Questions: St. Raphael Buyer Edition

These are the questions St. Raphael buyers ask us most, answered from the recorded declaration, the state and county records and the Southwest Florida MLS pulled October 7, 2026. Each answer names its source so you can check it. If your question is not here, call Marc at (239) 287-5873.

How many residences are in St. Raphael?

178 residences: 164 in the tower and 14 villas in two buildings, per Section 3.1 of the 2019 declaration. The building also has a resident manager’s apartment, which makes 179 dwelling units, the cap set by the 2000 covenant amendment.

When was St. Raphael built?

The Declaration of Condominium was recorded June 5, 2000, and the county roll lists all 178 parcels as built in 2000. The state’s condominium registry shows the condominium recorded June 21, 2000.

How tall is the St. Raphael tower?

It depends on the record. The recorded declaration says 19 living levels, the state elevator file lists 20 landings on each elevator, and Gulf Bay’s history and the Foundation’s map say 22 stories. The declaration’s 19 living levels is the figure that defines what an owner owns.

Is St. Raphael on the Gulf?

No. FEMA’s map puts the building in Zone AE at a 10-foot base flood elevation, and the nearest coastal VE zone is about 0.36 mile away. Owners reach the Foundation’s beach by tram or by car.

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

By the Pelican Bay Foundation’s tram, which runs from eight stations along a raised berm to boardwalks through the mangroves, or by car. The Foundation’s beaches are open daily from 9 a.m. to sunset.

What does a St. Raphael condo cost?

In the last 12 months, 11 St. Raphael homes closed at a median of $2,350,000, from $1,850,000 to $4,900,000. Over 60 months, 41 closed at a median of $2,300,000, from $1,325,000 to $4,900,000 (Southwest Florida MLS, pulled October 7, 2026).

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

$1,325,000, for a 1,700 square foot, two-bedroom residence in March 2025. The smallest plan, 1,420 square feet, has sold from $1,450,000 to $1,750,000 on five sales, a small sample.

What is the highest price?

$4,900,000, for a 4,750 square foot penthouse in April 2026 after 265 days on the market against a final list price of $5,500,000. It is the only sale of that size in the file.

How large are the residences?

The county roll records heated living areas from 1,420 to 4,750 square feet, with a median of 2,250. Ten sizes appear in the five years of sales, from 1,420 to 4,750 square feet.

How many bedrooms do St. Raphael homes have?

The MLS records two bedrooms for the 1,420 and 1,700 square foot residences, three bedrooms for most sizes from 2,000 to 2,600 square feet, and four bedrooms for the 3,100 square foot residences. The 4,750 square foot penthouse sold as four bedrooms plus a den.

What are the HOA fees at St. Raphael?

The Pelican Bay Foundation’s assessment is $3,435 for FY2027, or $858.75 a quarter. The association’s condominium assessment is not published; request the budget and estoppel.

What does the Foundation assessment pay for?

Per the FY2027 budget, $2,180 is operations, $497 is the replacement reserve and $758 is the bulk media agreement, for $3,435 a year per residence.

What is the $15,000 charge at closing?

It is the Foundation’s resale capital assessment, paid by the buyer by separate check for deeds recorded on or after October 1, 2026. The Foundation says it increases 3.5% a year beginning October 1, 2027, and publishes an exemption form for certain transfers.

Who pays for title insurance in Collier County?

The buyer customarily pays for the owner’s title policy, though the contract controls. The seller pays documentary stamp tax on the deed at $0.70 per $100.

Do I need the Board’s approval to buy?

Yes. Section 12.2 of the 2019 declaration requires the Board to approve a sale. The seller gives the Board notice with the purchaser’s information, the Board has 30 days to act, and failure to act is deemed approval.

What happens if the Board disapproves a buyer?

Under Section 12.2(C), the Board must designate a purchaser on the same terms within 30 days, or approval is deemed given, and the seller then has 90 days to close. Fair housing law applies to the Board’s decisions.

Is St. Raphael a 55+ community?

No age restriction appears in the recorded declaration, articles, bylaws or amendments we read, and nothing recorded claims the federal exemption for older-person housing.

Can I rent my St. Raphael condo?

Yes, with limits. The association allows up to three leases a calendar year of at least 30 days each, with Board approval, and the Foundation’s recorded amendment sets two a year unless neighborhood covenants provide otherwise. Plan around two until the association confirms in writing.

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

No. Leases must be at least 30 days under the declaration, and the Foundation’s leasing definition expressly includes Airbnb and VRBO-style arrangements. Timeshares are prohibited.

Are pets allowed at St. Raphael?

The recorded documents contain no pet clause, so any building rules are in house rules that are not public. On Foundation property, leashed pets are allowed on the berm and in permitted common areas, but not on beaches, trams, boardwalks or in dining areas.

Is St. Raphael in a flood zone?

Yes: Zone AE, with base flood elevations from 9 to 11 feet around the property and 10 feet at the building, on FEMA’s countywide map effective February 8, 2024.

Do I need flood insurance at St. Raphael?

The association insures the building for windstorm and flood, but the Board may require owners to carry a flood policy under Sections 8.3 and 8.9, and a lender may have its own requirements. Ask the association and your lender.

What does the association’s master insurance cover?

Casualty, including windstorm and flood, and liability of at least $1,000,000 (Section 8.1), excluding interior floor, wall and ceiling coverings, fixtures, appliances, air conditioning, water heaters and cabinets, which an owner insures.

Has St. Raphael had its milestone inspection?

Collier County’s milestone list shows the building’s next inspection due January 1, 2034. The inspection report is an association record, not published, so ask for it or its summary in the resale package.

What is a structural integrity reserve study?

A professional study of a building’s major structural and safety components, required by Section 718.112(2)(g) for condominiums of three stories or more. A seller must give the buyer the study or a statement that none is complete.

What are the property taxes at St. Raphael?

They depend on the assessed value after the sale. Look up the specific parcel on the Collier County Tax Collector’s site and remember that the bill includes the Pelican Bay Services Division line.

What is the Pelican Bay Services Division charge?

$1,250.00 for FY2027 ($789.07 operations and maintenance plus $460.93 capital and projects), per the county’s Pelican Bay Services Division page. It appears on the property tax bill.

Which schools serve St. Raphael?

Sea Gate Elementary, Pine Ridge Middle and Barron Collier High, each graded A for five straight years, 2021 through 2025. Confirm the exact address in the district’s zone tool.

How far is St. Raphael from the airport?

Naples Airport is about 18 minutes by free-flow routing, and Southwest Florida International Airport is about 43 minutes.

How far is the nearest hospital?

NCH North Hospital is about 10 minutes and 4.5 miles from St. Raphael by free-flow routing; NCH Baker Hospital is about 15 minutes.

Is Club Pelican Bay golf included?

No. Club Pelican Bay is a separate membership with its own terms and is not required to own at St. Raphael.

Does St. Raphael have guest suites?

Yes. Section 17.5 of the declaration makes four guest suites common elements, available under rules, fees and deposits set by the Board.

How many elevators does St. Raphael have?

Eight traction elevators, each with 20 landings and a 2,500-pound capacity, last inspected July 20 and 21, 2026, with certificates of operation current to August 1, 2027, per the state’s elevator file.

Does St. Raphael have parking and storage?

Yes. The covered parking structure’s spaces, the storage areas and the pool-deck cabanas are assigned limited common elements under Section 3.6 and can be transferred between residences by a filed written instrument.

Is water leak detection required?

Yes. Section 5.3(D) requires electronic leak detection with an automatic master shut-off valve in every residence, with the plan approved by the manager first.

Can I remove lanai screens?

Yes, since the 2021 amendment, but screens that are removed cannot be replaced.

How long do St. Raphael homes take to sell?

The 11 closings of the last 12 months took a median of 78 days. Over 60 months, 40 marketed sales took a median of 46 days.

Do St. Raphael homes sell for the asking price?

Typically not at the top: the 12-month median sale-to-final-list ratio is 93.7% on 11 sales, and 95.0% on 40 sales over five years. Six of the 40 sold at or above final list, none in the last 12 months.

How does St. Raphael compare with Cap Ferrat?

St. Raphael has more homes (178 against 111), more trading (11 closings in 12 months against 4) and a lower median over five years ($2,300,000 against $3,695,000); Cap Ferrat’s homes are larger, with a county median of 3,275 square feet against 2,250. The full comparison is above.

Will I receive a property tax disclosure?

Yes. Section 689.261 requires the buyer of residential property to receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller’s current taxes, because taxes are reassessed after a sale.

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

Section 404.056 requires a radon gas notification in a contract for sale of any building. It is a standard Florida disclosure and is not specific to St. Raphael.

Who should I call to buy at St. Raphael?

Call Marc at (239) 287-5873, or read how we represent buyers. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we walk every buyer through the declaration, the fee stack and the flood map before an offer.

Frequently Asked Questions: St. Raphael Seller Edition

These are the questions St. Raphael sellers ask us most, answered from the recorded declaration, the Foundation’s published fees, the state and county records and the Southwest Florida MLS pulled October 7, 2026. If you own at St. Raphael and want a number for your residence, call Jesse direct at (239) 898-6072.

What is my St. Raphael home worth?

It depends on the size, the floor and the condition. Recent sales span $1,450,000 to $1,750,000 for 1,420 square feet, $2,150,000 to $3,300,000 for 2,250 square feet and $3,425,000 to $4,000,000 for 3,100 square feet. Start with a free home valuation.

What did St. Raphael homes sell for in the last 12 months?

Eleven closed at a median of $2,350,000, from $1,850,000 to $4,900,000, for $28,225,000 in volume (Southwest Florida MLS, to October 7, 2026).

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

The 11 closings of the last 12 months took a median of 78 days on the market, and 5 of the 11 took 120 days or more. Over 60 months, 40 marketed sales took a median of 46 days.

Will I get my asking price?

The 12-month median sale-to-list ratio is 93.7% on 11 sales, and every one of the 11 closed under its final list price. Over five years, 6 of 40 marketed sales closed at or above list.

Has the market gone up or down?

The 12-month median of $2,350,000 is 14.6% above the prior 12 months’ $2,050,000, on 11 closings against 7, the earlier window being a small sample. The calendar-year median peaked at $2,650,000 in 2022 and was $2,300,000 for 2026 to September 29.

Is it a good time to sell?

Two active listings against 11 closings a year is about 2.2 months of supply, which favors sellers on paper, but recent sales have taken a median of 78 days and closed under list. A well-priced residence moves; an overpriced one sits.

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

The seller pays documentary stamp tax at $0.70 per $100 of price, which is $16,450 on $2,350,000, the Foundation’s $250 estoppel, the association’s estoppel and the negotiated brokerage fee, and $500 if the Foundation ID cards are not returned. The buyer customarily pays the owner’s title policy.

How much is the documentary stamp tax on a sale?

$0.70 per $100 of consideration under Section 201.02, paid by the seller. On a $2,000,000 sale it is $14,000; on $3,000,000, $21,000.

Who pays the $15,000 resale capital assessment?

The buyer, by separate check at closing, under the Foundation’s rules, though the contract can allocate it differently. It applies to deeds recorded on or after October 1, 2026.

Do I need the Board’s approval to sell?

Yes. Article XII of the 2019 declaration requires notice of the sale to the Board with the purchaser’s information. The Board has 30 days to approve or disapprove, and silence is approval.

How long does Board approval take?

Up to 30 days from notice, and it can be faster. Send the Board the signed contract as early as the contract allows.

What if the Board disapproves my buyer?

Under Section 12.2(C) the Board must designate a purchaser on the same terms within 30 days, or approval is deemed given, and you then have 90 days to close. A transfer without approval is void unless approved later.

What documents must I give the buyer?

The declaration, articles, bylaws and rules, the budget and year-end financial statement, the governance form, and under current law the milestone inspection summary where one applies and the structural integrity reserve study or a statement that none is complete (Section 718.503).

What is the buyer’s seven-day right?

Florida law gives a condominium buyer seven days after receiving the resale package to cancel the contract. The sooner you deliver it, the sooner that window closes.

What is an estoppel certificate and who pays for it?

It is the association’s written statement of what is owed on the residence, and the seller pays. The association’s fee is capped by statute at $299, with $119 more for delivery within three business days and $179 more if the account is delinquent. The Foundation charges $250 plus an optional $100 for completion within three business days.

What happens to my Foundation ID cards when I sell?

Return all of them. The Foundation’s estoppel form shows a $500 seller charge at closing if they are not returned.

Do my parking space, storage and cabana convey with the residence?

They are assigned limited common elements under Section 3.6, and an assignment moves only by a written instrument filed with the association. Confirm the assignment you hold, name the spaces in the contract and have the filed instrument ready.

Does the leak detection requirement affect my sale?

Yes. Section 5.3(D) requires electronic leak detection with an automatic master shut-off valve. A buyer will ask for proof the system is installed and approved, so have the approval on file.

Do removed lanai screens affect value?

They can. Since the 2021 amendment an owner may remove lanai screens permanently, but they cannot be replaced, so tell buyers whether yours are still installed.

Is the flood zone a problem when selling?

It is a fact buyers will price. The building is in FEMA’s AE zone at a 10-foot base flood elevation. Section 689.302 requires you to give the buyer a flood disclosure at or before contract, and any elevation certificate you hold helps.

Do I have to disclose past flooding?

Yes, in the disclosure Section 689.302 requires, which covers what you know about past flooding and flood insurance claims. Answer it fully and early.

Do I need a milestone report to sell?

The milestone inspection report belongs to the association, not to you. The buyer’s package includes a summary where one applies, and the county’s list shows the building’s next inspection due January 1, 2034.

What if the association has a special assessment pending?

Disclose it. The association’s estoppel states what is owed, and a buyer is jointly and severally liable with the seller for unpaid assessments under Section 6.3, so a pending special assessment is a negotiating item in the contract.

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

Yes, subject to the lease. The association must approve the lease, it must be at least 30 days, and the Foundation’s two-lease annual ceiling applies unless neighborhood covenants provide otherwise.

Does my rental history matter to a buyer?

Yes, if the buyer plans to rent. Keep a record of how many leases you used each calendar year, because the Foundation’s recorded amendment caps leasing at two a year unless neighborhood covenants provide otherwise.

Should I renovate before I sell?

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

How do I price a penthouse?

With little to compare. One 4,750 square foot penthouse sold in five years, at $4,900,000 after 265 days, against a final list of $5,500,000. We price a penthouse against the top floor band and the largest residences, with the single sale as a ceiling reference.

How do I price a villa?

Against the three villa closings: $1,850,000, $1,925,000 and $2,000,000, at $703 to $769 per square foot, a median of $1,925,000 on a small sample. Villas price below the tower’s median of $1,059 per square foot.

How do I price against Cap Ferrat?

With care. Cap Ferrat’s homes are larger, with a county median of 3,275 square feet against St. Raphael’s 2,250, and its 60-month median is $3,695,000 against $2,300,000. Compare homes of the same size, not building medians.

How are property taxes handled at closing?

They are prorated at closing under the contract, including the Pelican Bay Services Division line on the tax bill. Your closing agent will calculate the credit.

What if I am buying another Pelican Bay home?

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

What if I am a foreign seller?

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

Can I sell off-market?

Yes. We offer discretion with off-market capability when a sale needs to stay quiet, though a public listing reaches more buyers and the 11 closings of the last 12 months were MLS sales.

Why list with McGreevy and Comisar?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. At St. Raphael we add the recorded rules, the fee stack and the full 41-sale record to every pricing conversation.

What does the McGreevy and Comisar marketing include?

Cinematic video, drone, professional photography, a qualified-buyer database and discretion with off-market capability, backed by the Domain Realty Group team, which has sold over $2.5 billion in real estate.

How do I get started?

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

Sources and Authoritative References

Every St. Raphael fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published pages and forms, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, or the Southwest Florida MLS closings pulled October 7, 2026.

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

Recorded St. Raphael Instruments, Collier County Clerk Official Records

1. Amendment to the Declaration of Restrictions for Parcel “C,” Pelican Bay Unit Fifteen, OR 2677, Page 1464 (May 18, 2000)
2. Declaration of Condominium, St. Raphael, A Condominium, OR 2682, Page 1967 (June 5, 2000)
3. Plat exhibit to the Declaration, OR 2682, Page 2096 (June 5, 2000)
4. Amended surveyor’s certificate, OR 2776, Page 581 (February 12, 2001)
5. Easement among the association, Gulf Bay entities and the Pelican Bay Foundation, OR 2825, Page 1274 (2001)
6. Order in case 04-1821-CA, OR 3733, Page 3190 (2005)
7. Certificate of Amendment, surface water management permit provisions, OR 4788, Page 2912 (April 23, 2012)
8. Certificate of Amendment, water leak detection and other provisions, OR 4930, Page 2593 (2013)
9. Amended and Restated Declaration, Articles and Bylaws, OR 5624, Page 1655 (May 1, 2019)
10. Certificate of Amendment, Sections 5.4(D) and 5.3(B), OR 6030, Page 597 (October 21, 2021)
11. Notice of commencement, valves on exposed water pipe (February 27, 2017)
12. Notice of commencement, 7.5-ton air-conditioning replacement, lobby area (October 15, 2019)
13. Notice of commencement, tile roof removal and replacement, OR 6177, Page 1598 (October 3, 2022)
14. Notice of commencement, tile roof removal and replacement, OR 6177, Page 1601 (October 3, 2022)
15. Notice of commencement, air-conditioning replacement, OR 6239, Page 3247 (April 25, 2023)
16. Notice of commencement, fire pump controller replacement, OR 6351, Page 824 (April 19, 2024)
17. Notice of commencement, door replacement with impact doors (June 20, 2024)

Pelican Bay Foundation Documents and Pages

18. Second Amended and Restated Declaration and General Protective Covenants of Pelican Bay
19. Certificate of Amendment to the Foundation declaration, Section 3.26 leasing, OR 5634, Page 1101 (May 28, 2019)
20. Amended and Restated Bylaws, accepted redline
21. FY2027 Approved Budget Package
22. FY2024 Audited Financial Statements
23. Estoppel certificate form, fiscal year 2026-2027
24. Resale Capital Assessment Exemption form
25. Lease Application Packet, 2027
26. Rules and Regulations, December 12, 2024
27. Pelican Bay PUD with ordinances
28. Information for realtors, fees and notices
29. Tram service
30. Our beaches
31. Marker 36
32. Sandbar
33. Racquets program
34. Fitness center
35. Community map

State of Florida Records

36. Division of Corporations, Club Raphael at Pelican Bay Condominium Association, Inc., entity search
37. Division of Corporations, starts-with search for St Raphael
38. Division of Corporations, starts-with search for Saint Raphael
39. DBPR condominium registry extract
40. DBPR elevator inspection extract
41. DBPR developer summary extract
42. DBPR condominium structural integrity reserve study reporting
43. DBPR condominium search
44. Florida Division of Emergency Management, Know Your Zone
45. Florida Office of Insurance Regulation, wind mitigation resources
46. Florida Office of Insurance Regulation, homeowners insurance
47. Florida Department of Revenue, documentary stamp tax
48. Florida Department of Revenue, property tax information for taxpayers
49. Florida Chief Financial Officer, title insurance overview
50. Florida Administrative Code, Rule 69O-186.003, title insurance
51. Florida Senate, 2025 bill summary, House Bill 913

Florida Statutes

52. Section 553.899, milestone inspections
53. Section 718.111, the association and official records
54. Section 718.112, bylaws and structural integrity reserve studies
55. Section 718.116, assessments and estoppel certificates
56. Section 718.503, disclosure on resale and the buyer’s cancellation right
57. Section 720.30851, estoppel certificates, homeowners associations
58. Section 689.302, flood disclosure
59. Section 689.261, property tax disclosure summary
60. Section 404.056, radon notification
61. Section 201.02, tax on deeds

Collier County Records

62. Collier County milestone buildings by year and reference number
63. Collier County three-mile saltwater boundary map
64. Collier County milestone inspections program page
65. Collier County floodplain management
66. Collier County 2026 flood protection newsletter
67. Collier County, FEMA condominium flood coverage fact sheet
68. Collier County Pelican Bay Services Division page
69. Pelican Bay Services Division board agenda packet, June 10, 2026
70. Collier County PUD master list, June 11, 2026
71. Collier County Tax Collector, property tax search
72. Collier County Tax Collector, property taxes

Federal Records

73. FEMA National Flood Hazard Layer, flood hazard zones
74. FEMA National Flood Hazard Layer, flood map panels
75. FEMA Map Service Center
76. National Hurricane Center, storm surge hazard maps
77. U.S. Census Bureau geocoder
78. HUD, assistance animals and fair housing
79. Internal Revenue Service, FIRPTA withholding

Schools, Healthcare, Developer and Neighboring Projects

80. Collier County Public Schools, attendance boundaries
81. Collier County Public Schools, attendance zones map
82. Collier County Public Schools, 2024-25 school and district grades
83. NCH North Hospital location page
84. Gulf Bay, history of the Pelican Bay developer
85. Epique Pelican Bay
86. Waterside Shops, redevelopment
87. Club Pelican Bay, membership
88. Gulf Shore Association of Condominiums, Pelican Bay Foundation appeal of the waterpark interpretation
89. Gulf Shore Business, Pelican Bay Community Park pickleball courts

Downloadable Documents

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

Market data from Southwest Florida MLS, pulled October 2026.

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