St. Vincents is a 26-home Crown Colony neighborhood in Pelican Bay: 24 condominium residences and 2 villas, 7 sales in 60 months at an $869,000 median, and a $15,000 buyer resale charge. Sell or buy with the #1 team in Southwest Florida, McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
St. Vincents is a garden condominium and villa neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. It stands at 6537 and 6549 Marissa Loop in Crown Colony: 24 condominium residences in two buildings of two living levels, recorded in 1992, with two detached villas built in 2002 on the south side, 26 homes in all.
McGreevy and Comisar are the team St. Vincents sellers call first, and the team its buyers call when they want the neighborhood’s real record: what the three floor plans have actually sold for, what the recorded declaration lets an owner do, why a St. Vincents owner pays a condominium assessment, a Crown Colony share and a Foundation assessment, 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. Vincents than any other source we know of. It is built from the recorded 1992 Declaration of Condominium and its 2003, 2004 and 2021 amendments, the Florida Division of Corporations record of the association, the state condominium registry, Collier County’s milestone map, the notices of commencement recorded against the buildings, the Collier County Property Appraiser’s 2026 tax roll and recorded sales through June 30, 2026, the Pelican Bay Foundation’s FY2027 budget and estoppel form, FEMA’s flood map, Florida’s condominium statutes as they read in 2026, and the Southwest Florida MLS closings pulled October 7, 2026. Where the public record stops, we say so, and we name the document that would answer the question.
One naming note before anything else. St. Vincents here is the small Crown Colony neighborhood on Marissa Loop at Pelican Bay. It is not the Caribbean nation of Saint Vincent and the Grenadines, it is not St. Vincent’s Medical Center in Jacksonville (which appears in the state’s elevator file under a similar name), and it is not the St. Vincent de Paul Society. It is also not St. Kitts, St. Marissa, Cap Ferrat or Cannes, its Crown Colony neighbors, which are separate buildings with their own associations. The records spell the name four ways: the state registry says “ST. VINCENTS, A CONDO,” the county roll says “ST VINCENTS A CONDOMINIUM,” recorded notices say “St. Vincent’s,” and the Pelican Bay Foundation’s map says “St. Vincents at Crown Colony.” All four mean this neighborhood.
If you own at St. Vincents and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan-by-plan, rule-by-rule and fee-by-fee detail below will tell you whether St. Vincents fits before you tour.
McGreevy and Comisar are the best realtor for St. Vincents because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, and a market read built on seven MLS closings in five years, the county’s deed record back to 1992 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. Vincents in Pelican Bay, Naples, whether you’re ready to sell your St. Vincents 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. Vincents for a specific reason. The neighborhood has 26 homes, and only seven of them have sold through the MLS in the last five years, at prices from $761,000 to $925,000. Every one of those homes answers to a condominium Board that must approve each sale, sits in Crown Colony behind a manned gate, and joins a Foundation that charges the buyer $15,000 at closing. A listing agent who prices St. Vincents off a Pelican Bay average, or off a Naples condominium index, misses all of it.
Recent St. Vincents track record (last 12 months): In the last 12 months St. Vincents has seen 4 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 $855,000, with a highest-priced sale of $925,000 and a median sale-to-list ratio of 97.1%. Four is a small sample, and no window reaches ten closings, so we list every sale below and use the county’s recorded deeds as the long view. The MLS pull behind this page records closings, not the listing office on each one, so we do not state how many of the seven we represented; ask us and we will tell you which St. Vincents sales we know first-hand.
For St. Vincents 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. Vincents 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 up to 30 days to act on 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. Vincents buyers: the first question is which of the three floor plans you are pricing, because the county’s roll shows 1,305, 1,511 and 1,701 square feet of heated area and the MLS closings run from a 2 bedroom at $761,000 to a 3 bedroom at $925,000. The second is the layered cost: a condominium assessment, the Foundation’s $3,435 annual assessment carried in the association’s budget, the county’s Services Division assessment 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. Vincents residence; we answer them below.
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Selling your St. Vincents home? Get a free home valuation → https://mcgreevyandcomisar.com/home-valuation OR call Jesse direct at (239) 898-6072.
Buying a home in St. Vincents? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers.
St. Vincents offers 26 homes in a corner of Crown Colony most buyers never see: two small two-level condominium buildings and two detached villas, set a short drive from the Pelican Bay Foundation’s beaches and tram, behind a manned gate, with prices between $761,000 and $925,000 in 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)
Marissa Loop is a residential loop inside the Crown Colony gate. St. Vincents holds the addresses from 6537 to 6559, and the 97-residence St. Marissa tower stands at 6573 on the same loop. The buildings are low, with six residences on each of two living levels, a covered carport and a shared pool. There is no lobby, and the state’s elevator inspection file lists no elevator at these addresses, so an upper-floor owner climbs a stair; the Declaration treats the stairways, railings and parking spaces as common elements the association maintains. The Foundation’s beaches, tram, racquets and fitness amenities, described below, belong to owners here as they do to every Pelican Bay owner.
The roll shows 24 condominium residences of 1,305, 1,511 and 1,701 square feet, so this is a neighborhood of mid-sized homes rather than large ones. The buyers we see are full-year owners who want the Pelican Bay address and Foundation amenities at the lowest 12-month median among the five Crown Colony neighborhoods in our roster ($855,000 here, against $962,500 at St. Marissa), second-home owners who want a low-rise building without a tower’s elevator and common-area scale, and downsizers who prefer two levels to twenty. The recorded rules limit rentals to three leases a year with Board approval, so it is an owner-occupant neighborhood by design.
With 26 homes, St. Vincents will always trade a few homes a year. That is a feature for an owner who plans to stay and a constraint for a buyer who wants choice. At the pace of the last 12 months, the one active listing today is three months of supply, but a single sale can move the median by tens of thousands of dollars, so we read every closing on its own rather than trusting an average.
Buyers should read the Market Snapshot, the Residences, the HOA and layered fees, the Declaration section and the flood section, in that order. Sellers should read the Market Snapshot, the sale-process section and the Seller Conversion Module. Everyone should read the Pros and Cons and the comparison with Bay Villas, the Pelican Bay villa neighborhood most buyers weigh against St. Vincents. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, wrote every section from the recorded documents.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents homes sold for a median of $855,000 across four MLS closings in the last 12 months, a small sample, and $869,000 across the seven closings of the last 60 months, from $761,000 to $925,000. No window reaches ten sales, so every closing is listed below and every figure names its window and sample size.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The seven closings below are every St. Vincents sale in the Southwest Florida MLS between October 7, 2021 and October 7, 2026, newest first. All seven are on Marissa Loop. We show the street, never a house or unit number, and the living area is the MLS figure, which can differ from the county’s heated area.
| Sold | Street | Sold price | Final list | Sold vs list | Beds/baths | Living area (MLS) | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
| July 1, 2026 | Marissa Loop | $925,000 | $969,000 | 95.5% | 3 bed / 2 bath | 1,511 | $612 | 25 |
| June 16, 2026 | Marissa Loop | $870,000 | $925,000 | 94.1% | 3 bed / 2 bath | 1,813 | $480 | 39 |
| April 15, 2026 | Marissa Loop | $785,000 | $795,000 | 98.7% | 3 bed / 2 bath | 1,701 | $461 | 159 |
| December 29, 2025 | Marissa Loop | $840,000 | $849,000 | 98.9% | 3 bed / 2 bath | 1,813 | $463 | 64 |
| April 7, 2023 | Marissa Loop | $875,000 | $899,000 | 97.3% | 2 bed / 2 bath | 1,425 | $614 | 98 |
| March 17, 2022 | Marissa Loop | $761,000 | $749,000 | 101.6% | 2 bed / 2 bath | 1,318 | $577 | 5 |
| January 20, 2022 | Marissa Loop | $869,000 | $899,000 | 96.7% | 2 bed plus den / 2 bath | 1,511 | $575 | 29 |
The 12, 24 and 36 month windows are identical because there was no closing between April 2023 and December 2025, and the April 2023 sale is more than 36 months old. Each row names its n.
| Window | Closings (n) | Median sold | Range | Volume | Median $ per sq ft | Median days on market | Median sold vs list |
|---|---|---|---|---|---|---|---|
| Last 12 months (small sample) | 4 | $855,000 | $785,000 to $925,000 | $3,420,000 | $472 | 52 (n 4) | 97.1% (n 4) |
| Last 24 months (small sample) | 4 | $855,000 | $785,000 to $925,000 | $3,420,000 | $472 | 52 (n 4) | 97.1% (n 4) |
| Last 36 months (small sample) | 4 | $855,000 | $785,000 to $925,000 | $3,420,000 | $472 | 52 (n 4) | 97.1% (n 4) |
| Last 60 months (small sample) | 7 | $869,000 | $761,000 to $925,000 | $5,925,000 | $575 | 39 (n 7) | 97.3% (n 7) |
With an even number of sales the median is the mean of the middle pair. The 12-month median is the mean of $840,000 and $870,000, which is $855,000. The 12-month median days on market is the mean of 39 and 64, which is 51.5, shown rounded as 52. The 60-month median of $869,000 is the fourth of seven sorted prices.
All four closings of the last 12 months were three bedroom, two bath residences, and all four sold under their final list price, by 1.1% to 5.9%. The slowest was the $785,000 sale in April 2026, which took 159 days and closed at 98.7% of its $795,000 final list price; the fastest was the $925,000 sale in July 2026, which took 25 days. A seller who pays attention to the 159-day sale and the 25-day sale will see the same lesson: the buyer pool here is small, and a price set to the plan and condition clears quickly, while a price set to hope waits.
The three bedroom residences sold in the last 12 months at a median of $855,000 (n 4). The three two bedroom sales, one with a den, closed in 2022 and 2023 at a median of $869,000 (n 3, $761,000, $869,000 and $875,000). Those two medians sit close together, but they come from different markets, and the older sales are the smaller homes, so do not read the two-bedroom figure as a premium. The MLS $ per square foot is $472 for the last 12 months and $575 for the 60 months, again because the recent sales are the larger, 1,701 to 1,813 square foot homes. Smaller homes usually cost more per square foot.
The July 2026 sale of a 1,511 square foot residence at $925,000 is the highest in the file, and the 1,813 square foot residences sold at $870,000 and $840,000. The MLS does not record floor, view, condition or the carport assignment, and any of those can explain a gap larger than the 302 square foot difference. That is why we price a St. Vincents home against the sales of its own floor plan and condition, not against the building’s square foot average.
One residence is on the market as of October 7, 2026: a 2 bedroom, 2 bath home of 1,305 square feet, listed at $800,000 after 19 days, which is $613 per square foot asked. At the pace of the last 12 months, one listing against four sales a year is 3.0 months of supply. That is a seller-leaning pace for the building, though one listing is too few to name a trend.
The Collier County Property Appraiser’s qualified-sales file reaches back to 1992 and is the long view the MLS cannot give. It records 62 improved sales of $100,000 or more at St. Vincents from 1992 through June 30, 2026. The first buyers came in 1992, when 18 residences sold at a median of $182,400; in 2026 three sold at a median of $870,000, which is 4.8 times the 1992 figure.
| Year | Qualified sales | Median | Low | High |
|---|---|---|---|---|
| 1992 | 18 | $182,400 | $145,500 | $219,900 |
| 1993 | 7 | $194,400 | $181,000 | $219,900 |
| 1994 | 1 | $183,800 | $183,800 | $183,800 |
| 1996 | 3 | $235,000 | $182,500 | $245,000 |
| 1997 | 1 | $225,000 | $225,000 | $225,000 |
| 1998 | 3 | $190,000 | $187,500 | $215,000 |
| 2004 | 1 | $850,000 | $850,000 | $850,000 |
| 2005 | 3 | $612,500 | $560,000 | $650,000 |
| 2006 | 1 | $664,000 | $664,000 | $664,000 |
| 2007 | 3 | $570,000 | $240,000 | $1,295,000 |
| 2009 | 1 | $525,000 | $525,000 | $525,000 |
| 2014 | 1 | $549,000 | $549,000 | $549,000 |
| 2015 | 1 | $850,000 | $850,000 | $850,000 |
| 2016 | 3 | $612,000 | $565,000 | $655,000 |
| 2017 | 3 | $545,000 | $530,000 | $661,000 |
| 2018 | 1 | $575,000 | $575,000 | $575,000 |
| 2020 | 1 | $470,000 | $470,000 | $470,000 |
| 2021 | 4 | $682,500 | $540,000 | $869,000 |
| 2022 | 1 | $761,000 | $761,000 | $761,000 |
| 2023 | 1 | $875,000 | $875,000 | $875,000 |
| 2025 | 1 | $840,000 | $840,000 | $840,000 |
| 2026 (to June 30) | 3 | $870,000 | $785,000 | $925,000 |
Years with no row had no qualified sale in the file. The county records the deed consideration and the MLS records the reported closing price, so we never average the two or compare their dollars per square foot. For the four sales of the last 12 months the two sources agree on the range and the median.
Three things stand out. First, the neighborhood trades slowly: 62 qualified sales in 35 calendar years is fewer than two a year, and 25 of those came in the first two years, when the developer’s units first sold. Second, prices stepped up in 2021: the median was $470,000 in the single 2020 sale and $682,500 across four sales in 2021, with a high of $869,000. Third, the 2026 median of $870,000 is 85% above that 2020 sale and 27.5% above the 2021 median, each a small sample. We do not extrapolate a trend from a handful of deeds a year.
The 2007 row shows three sales with a low of $240,000 and a high of $1,295,000, a spread that the file does not explain. It may mix a villa with a condominium residence or include a transfer that was not at arm’s length. We mention it only so a reader who looks at the county file is not surprised, and we leave it out of every median we quote.
In the last 12 months we tracked all four St. Vincents closings in the Southwest Florida MLS against the deeds the county recorded, and we tracked every earlier closing in the five-year window. An MLS pull records the price a buyer reported at closing; a recorded deed records the consideration. When the two disagree, we publish the deed figure and name the MLS figure once with its pull date. A price per square foot is always the MLS living area divided into the MLS price, never the county’s heated area.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Crown Colony is the group of five buildings on Parcel T under covenants recorded in December 1991: St. Marissa, St. Kitts, Cap Ferrat, St. Vincents and Cannes, 348 homes in all. St. Vincents holds 26. The Crown Colony gate is the privacy gate those covenants require, and whether it is staffed today is not published.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Crown Colony is the layer of St. Vincents ownership that most Pelican Bay buyers have never met. It sits between the condominium association and the Pelican Bay Foundation, with its own recorded covenants, its own master association and its own assessment, and it owns the gate. Everything in this section comes from instruments recorded in the Collier County Clerk’s Official Records, the state’s corporate records and the Foundation’s published map. For the community-wide structure around it, see our guide to Pelican Bay.
The name is used two ways. It is the development, the five buildings on Parcel T of Pelican Bay Unit Three, and it is the short form of the master association, Crown Colony Village Association, Inc., a Florida not-for-profit corporation. When a St. Vincents document says “Crown Colony” or “Crown Colony Village Association,” it means one of those two things, and never the Crown Colony Community Association of Fort Myers.
Five buildings make up the group, and the benchmark table later on this page gives each one’s recent sales.
| Building | Homes | Type | What the record says |
|---|---|---|---|
| St. Marissa | 97 | High-rise, 1992 | Stands at 6573 Marissa Loop, on the same loop as St. Vincents |
| St. Kitts | 97 | High-rise, 1992 | The same home count and year, on Nicholas Boulevard |
| Cap Ferrat | 111 | High-rise, 2002 | Declaration recorded September 27, 2002 |
| St. Vincents | 26 | Garden condominium and villas | 24 condominium residences recorded in 1992 and two detached villas built in 2002 |
| Cannes | 16 | Coach homes, 2005 | Four low-rise buildings at 6501 to 6525 Crown Colony Place |
The Foundation’s December 2023 amendment to the Crown Colony restrictions, recorded at Official Records Book 6313, Page 3705, says the completed development is 42 garden dwelling units and 306 multistory units, for 348 in all. St. Vincents and Cannes are the garden units: 26 plus 16 is 42, and the three towers supply the 306 multistory units (97 plus 97 plus 111 is 305, plus one resident manager’s suite). That is how the Foundation’s count of 26 for St. Vincents reconciles with the county roll.
The Declaration of Covenants, Conditions and Restrictions for Crown Colony was recorded December 31, 1991 at Official Records Book 1675, Page 146. It creates the Master Association, gives each member one vote for each condominium unit or villa, sets a control period for the declarant and provides for architectural review. St. Vincents’ own Declaration, in Section 11.14, makes every unit owner a member of Crown Colony Village Association, Inc. by virtue of owning a unit, and obligates each owner to pay a pro rata share of the annual and special assessments the Master Association levies for the maintenance of its facilities and common areas.
With 348 homes and one vote for each, St. Vincents’ 26 residences are 26 of 348 votes, about 7.5% (26 divided by 348). No small building controls the Master Association, and no one building controls it alone; the three towers together hold 305 of the 348 votes. For a St. Vincents owner that means the Master Association’s budget is set largely by the owners of the towers, which is worth knowing when you read its next assessment.
Section 4.7 of the covenants is titled Privacy Gate. It says the privacy gate located at the entrance to Crown Colony “shall be manned at the cost of the Master Association,” and that until 90% of the units have been sold and closed the Master Association has no obligation to man it. That is the whole of what the recorded covenants say about the gate: it exists, it is at the entrance, and its staffing is a Master Association cost.
We do not know, and neither the covenants, the Foundation’s pages nor any association page we found says. All 348 homes have been built and sold more than once, so the 90% threshold looks long passed, but a recorded duty is not a schedule. We found no hours, guard company or visitor procedure. Ask the Master Association for its gate procedures in writing before you rely on a manned entrance.
The covenants put the cost of manning the gate on the Master Association, so it is paid from the Crown Colony assessment that every St. Vincents owner owes under Section 11.14 of the Declaration. The covenants do not put it on the Foundation. A buyer will not see a gate line unless a budget breaks one out.
For a buyer, the gate is a privacy feature with a cost, a procedure and a limit. The cost is shared among 348 homes through the Master Association’s assessment. The procedure, meaning how guests, contractors and showings are admitted, is set by the Master Association and is not published. The limit is that the gate marks the Crown Colony entrance, not your door. When we show a St. Vincents home we confirm the gate procedure first, so a buyer’s lender, inspector and insurance adjuster are not turned away.
Two amendments changed the covenants. The first, recorded at Official Records Book 4424, Page 3195, added a Section 4.8 that makes surface water management a Master Association common expense. The second is the Foundation’s December 2023 unit-count amendment above. Neither changes the gate or the one-vote rule.
The covenants run 30 years from recording and then renew automatically for successive ten-year periods, unless three-fourths of the votes cast at a meeting held in the last year of a term vote to end them. The first 30 years ran to the end of 2021, so on a plain reading the covenants are in their first ten-year renewal, which runs to the end of 2031. That is our reading, and the recorded text controls.
By an easement recorded July 22, 2002 at Official Records Book 3076, Page 2845, St. Vincents Joint Venture, the developer of St. Vincents, granted St. Marissa Condominium Association, Inc. and Crown Colony Village Association, Inc. rights for underground fire lines and water mains. The useful reading for a buyer is that the fire and water lines serving a neighbor cross St. Vincents land by recorded right, and that the neighbors, not a county utility, hold that right.
We could not find, in any public record, the Master Association’s assessment amount, its budget, its gate staffing hours or guard contract, its website, or its rules for guests and contractors. Those are the first five questions to put to the association before you commit to a St. Vincents purchase.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents was built by Gulf Bay Development Southwest, Inc. and Parcel T-IV Development, Inc., doing business as St. Vincents Joint Venture, and its Declaration of Condominium was recorded on February 20, 1992 at Official Records Book 1688, Page 1768. Two detached villas followed on the south side in 2002, completing the 26 homes.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The recorded Declaration names the declarant as a joint venture of Gulf Bay Development Southwest, Inc. and Parcel T-IV Development, Inc., with an address on Pelican Bay Boulevard. The state’s developer file lists it as St. Vincents Joint Venture. Gulf Bay is the developer of Pelican Bay, and the broader history is told in our guide to Pelican Bay.
St. Vincents Condominium Association, Inc. was filed with the Florida Division of Corporations on May 10, 1991, more than half a year before the Declaration was recorded, and is active today. Its principal address is 6537 Marissa Loop. The association amended and restated its articles on June 23, 2021, and filed annual reports in 2024, 2025 and April 2026.
The Division of Florida Condominiums, Timeshares and Mobile Homes lists the condominium as “ST. VINCENTS, A CONDO,” in Collier County, at 6537 to 6549 Marissa Loop, with 24 units, recorded on February 20, 1992 and approved. The registry names a Naples management company as the association’s managing entity; we do not name it here, because management changes.
Four dates are in circulation. The Foundation’s community map says St. Vincents was “built in 1991,” which matches the association’s May 1991 filing. The Declaration was recorded in February 1992, and that is the date the state registry carries. The 2021 restated Declaration’s recital gives the original recording year as 1994, which does not fit the recorded book number, because Official Records Book 1675 was recorded on December 31, 1991 and Book 1688 follows it. The two villas have a county year built of 2002. We use 1992 for the condominium and 2002 for the villas.
On June 24, 2003 the association recorded a Certificate of Amendment at Official Records Book 3323, Page 3117. The president certified that written consents were collected in April and May 2003 and that 75% of all unit owners approved the amendment, which adds a new Section 11.1(D) to Article XI of the original Declaration.
On September 10, 2004 the association recorded a Certificate of Amendment of its Bylaws at Official Records Book 3640, Page 457, adopted at the annual meeting of August 31, 2004.
On August 9, 2021 the association recorded a Certificate of Amendment and Amended and Restated Declaration, Articles and Bylaws at Official Records Book 5994, Page 1914, a 61-page instrument. The members voted at a meeting on June 14, 2021: the Declaration was approved by at least 75% of owners present or by proxy, the Articles by a majority, and the Bylaws by 66% of all voting interests. The restated Declaration is the document that governs today, and it is the one we cite throughout this page.
The county roll shows two detached single-family villas at 6555 and 6559 Marissa Loop, built in 2002, with 1,584 square feet of base area each on lots of 0.07 and 0.08 acre. They are not part of the condominium: Section 7.2(E) of the Declaration gives their owners an easement over the pool and pool deck south of the condominium for a $250.00 fee paid in advance, adjusted by the Consumer Price Index every five years, and says the pool may be denied until the fee is paid. The Foundation counts them with the 24 condominium residences as 26.
The land under the 24 condominium residences is held by the unit owners as common elements, each with a one twenty-fourth (1/24) undivided share under Section 6.1 of the Declaration, and the association holds 24 votes in the Master Association’s one-vote-per-unit scheme. The county’s roll shows 26 residential parcels in 2026: 24 condominium parcels and the two villa parcels.
St. Vincents has 24 condominium residences in two buildings of two living levels, six on each level, in three floor plans of 1,305, 1,511 and 1,701 square feet of heated area on the county roll, plus two detached 2002 villas of 1,584 square feet. This section explains how each is described in the record.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The Declaration describes two buildings, at 6537 and 6549 Marissa Loop, each of two living levels. We read the 24 units as 12 in each building, six on each floor, which matches the county roll’s eight residences of each heated size. Because each building has only two living levels, the state’s elevator file has no elevator at these addresses and the buildings sit below the three-story threshold in Florida’s milestone and reserve-study statutes, a point the milestone section takes up in detail.
The original 1992 Declaration describes three unit types. Type A has three bedrooms, two baths and a screened porch. Type B has two bedrooms. Type C has two bedrooms, a den and two baths. The MLS closings show the same mix, with three bedroom homes, two bedroom homes and a two bedroom plus den home all sold in the last five years. We could not tie each type to a specific square footage, so we do not.
The county roll gives the heated base area of the 24 condominium residences as 1,305, 1,511 or 1,701 square feet, eight of each, four of each in each building.
| Heated area (county roll) | Residences | 2026 just value, median |
|---|---|---|
| 1,305 sq ft | 8 | $545,075 |
| 1,511 sq ft | 8 | $630,565 |
| 1,701 sq ft | 8 | $716,415 |
A just value is the property appraiser’s assessed market value for tax purposes. It is not a price, and the MLS closings above run above it. We show it because it is the county’s own measure of how the three sizes relate: each step up in size adds about $85,000 of just value.
The MLS lists living areas of 1,318, 1,425, 1,511, 1,701 and 1,813 square feet for the seven closings. The county’s heated base area stops at 1,701, so the MLS figures can include space the county counts differently, such as enclosed lanai or porch space. This is why we never compare a county dollar-per-square-foot figure with an MLS one.
Residences are assigned parking spaces and, where the plans show them, lanais or front porches and storage closets. Section 8.1 of the Declaration lists the limited common elements: assigned parking spaces, stairs and railings serving a particular unit, the air conditioning equipment and closets, lanais and front porches, and storage closets. The owner keeps the windows, screens and doors and their hardware, which Section 8.1(F) treats as limited common elements the owner maintains.
St. Vincents had four resales in the last 12 months and one active listing, so a seller’s price is judged against a handful of sales, not an index. 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. Vincents sales that fit your residence’s size and condition. Prefer to talk first? Call Jesse direct at (239) 898-6072.
Parking is in carports. The recorded 2021 roofing notices describe work on the main roofs and on the carports, where flat and mansard roof systems were removed and modified bitumen and clay tile installed, so the carports are a recorded part of the property the association maintains.
The two villas are 1,584 square feet of base area on the county roll, on the county roll. They are detached, they sit outside the condominium, and they carry their own pool-use fee. A villa buyer should ask for the recorded pool easement terms, the villa owner’s share of any Crown Colony assessment and how the Foundation’s billing works for a single-family home, because the Foundation’s estoppel says that for a single-family home the owner is billed directly.
The Declaration lets an owner screen or enclose a lanai under a basic plan the Board adopts, without specific Board consent, provided the enclosure conforms in every respect to the approved plan. No front porch may be carpeted, covered or enclosed, and no carpeting may be installed over concrete floors exposed to the weather. A buyer who wants to enclose a lanai should ask the Board for the approved plan first.
Section 9.3 of the Declaration requires upper-floor residences to have wall-to-wall carpet over the floor, or, for hard flooring, Board approval and sound-deadening underlayment. A buyer who wants to remove carpet in an upper-floor residence should treat the Board’s approval as a condition of the purchase.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents’ own amenities are a shared pool and pool deck, carports with assigned parking, storage closets for some residences and a Crown Colony gate. The Pelican Bay Foundation adds the beaches, tram, restaurants, racquets and fitness center, funded by its separate annual assessment of $3,435.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The association does not publish an amenity list, so what follows draws on the recorded Declaration, the notices of commencement the association recorded for work on those spaces and the Foundation’s own pages. We describe what the documents say and say plainly where they stop.
Section 7.2(E) of the Declaration names a swimming pool and pool deck and accessory amenities, including pool furniture, on the south side of the condominium, and Section 8.1 reserves assigned parking and storage closets as exclusive-use spaces. Beyond the pool, the recorded permits add carports, a perimeter fence and gates, and a fire alarm system. St. Vincents has no clubhouse, lobby or fitness room that we can find in any record, and the buyer who wants those finds them at the Foundation.
The pool serves the 24 condominium residences and, by easement, the two villas south of the condominium. A notice of commencement recorded on May 2, 2025 names pool plastering and pool contractors, and the scan of the notice is too faint to read the scope in full. The notices show the work was permitted. They do not give hours, rules or the pool’s size, so ask the association for the pool rules before you assume anything about guests.
A notice recorded on July 10, 2024 covers a fence and gates. It does not say where, so we cannot tell whether it is a pool fence, a property boundary or an entry gate. Do not confuse it with the Crown Colony gate at the community entrance, which is the Master Association’s.
The Declaration assigns parking spaces by exhibit and treats each residence’s space as a limited common element, and Section 9.1 makes the association responsible for all parking spaces, covered or uncovered. The 2021 roofing notices describe carport roofs rebuilt with modified bitumen and clay tile. Section 10.10 bars recreational vehicles, boats, trailers, panel vans and commercial vehicles not actively serving a unit.
Storage closets are shown on the survey and plot plan as limited common elements assigned to certain units, and the association maintains the exterior surface of those closets. Section 10.9 says common hallways, stairways and other common elements may not be obstructed, and that bicycles may be stored only in designated areas the Board sets.
We could not confirm from any public source that St. Vincents has guest parking, electric vehicle charging stations, a business center or a bicycle room. Section 10.13 of the Declaration prohibits charging an electric vehicle on condominium property without the Board’s prior written approval, and it makes the owner pay for any upgrade to the electric facilities. Those are building-specific facts in the association’s rules, which are not public, and we would rather say so than guess.
Every St. Vincents 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 connect the community to boardwalks through the mangroves, and the Foundation says its open-air electric trams make more than 900,000 trips a year.
The Foundation’s two beach restaurants are Marker 36 on North Beach and the Sandbar on South Beach. Both publish seasonal live-music nights, and the Foundation’s pages give the current schedule.
The Foundation’s racquets program lists 18 Har-Tru tennis courts, plus a newer center in the adjacent Pelican Bay Community Park with 8 Har-Tru tennis courts and 20 pickleball courts, of which three tennis courts and ten pickleball courts are designated for members and their guests.
The Foundation’s fitness center offers cardio, strength and core machines, group classes indoors and on the beach, an outdoor area under the oaks, daily beach fitness classes and a wellness studio. These are Foundation amenities funded by the annual assessment, not by the condominium fee. Under Section 13.5 of the Declaration, a leased unit’s owner may not use the recreation or parking facilities during the lease, except as a guest, a rule that sits beside the Foundation’s own lease rules.
Club Pelican Bay, the golf and club membership, is a separate entity with its own membership terms and is not part of the Foundation assessment or the condominium fee. A St. Vincents owner may join or not. A buyer for whom golf matters should get the club’s initiation and dues schedule at the same time as the association’s documents.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents’ published carrying costs are the Pelican Bay Foundation’s $3,435 annual assessment for FY2027, billed to the condominium association for its 24 residences, and the county’s Pelican Bay Services Division FY2027 assessment of $1,250.00. The association’s own assessment and the Crown Colony assessment are not published; every condominium residence carries an equal 1/24 share.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The monthly or quarterly number a buyer actually pays to the condominium is the one figure we cannot give you, because the association’s fee is not published on the state registry, in the county record or on any public page we found. It is in the resale package and the estoppel, and a buyer is entitled to both before closing.
The Foundation’s FY2027 approved budget sets the annual assessment at $3,435 per residence for October 1, 2026 to September 30, 2027, spread over 7,227 assessable 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’s estoppel form says that when the unit is a condominium, the billing is paid by the condominium association, so a St. Vincents condominium owner pays the Foundation’s assessment inside the association’s assessment, not as a separate Foundation bill. Twenty-four residences at $3,435 is $82,440 a year in the association’s budget. For a single-family home, which describes the two villas, the same form says the owner is billed directly.
The assessment has risen 28% in four years, with one year of decline in between.
| Fiscal year | Annual assessment | Change from prior year |
|---|---|---|
| FY2023 | $2,684 | not applicable |
| FY2024 | $2,944 | up 9.7% |
| FY2025 | $2,675 | down 9.1% |
| FY2026 | $3,295 | up 23.2% |
| FY2027 | $3,435 | up 4.2% |
We could not find a published figure. The state registry does not carry a fee, the association’s filings with the state do not carry one, and a listing’s figure, where one is given, is the seller’s statement and not a record. Section 6.5 of the Bylaws makes the regular assessment payable in equal quarterly installments in advance, due January 1, April 1, July 1 and October 1, with written notice at least 15 days before each due date. The first question for any residence is the amount, its due date and what it covers.
Section 6.1 of the Declaration gives each of the 24 units an undivided one twenty-fourth share, and Section 12.2 makes each owner liable for a share of the common expenses equal to that share. A 1,305 square foot residence and a 1,701 square foot residence therefore pay the same condominium assessment. That favors the owner of a larger plan and weighs on the owner of a smaller one, a trade-off a buyer should weigh when choosing a plan.
Section 12.1 of the Declaration says common expenses include the operation, maintenance, repair, replacement and insurance of the common elements, the cost of operating the association, amounts budgeted for reserves and the cost of water and sewer service to the units. If the Board contracts for pest control inside units or for bulk communication services, those costs are common expenses too. Which of those items are in the fee, only the budget says.
Section 6.2 of the Bylaws requires the Board to adopt a budget before each fiscal year, mailed or delivered to every owner at least 14 days before the meeting at which it is adopted, detailed by income and expense classification. The fiscal year begins January 1. The Bylaws permit a pooled method of determining reserves, and Section 6.6 lets the Board levy a special assessment for an unusual, unexpected, unbudgeted or non-recurring expense, with notice that states its purpose.
Under Section 12.6 of the Declaration an installment paid within ten days after its due date bears no interest, and later amounts bear interest at the highest rate the law allows, plus a late fee. Florida’s statute caps an administrative late fee at the greater of $25 or 5 percent of the delinquent installment. Section 12.7 lets the association accelerate the year’s unpaid balance once an installment is 30 days late and a claim of lien is recorded, and Section 12.8 makes the lien run until barred by law. A buyer becomes jointly and severally liable with the seller for unpaid assessments under Section 12.4, which is why the estoppel matters.
Section 12.11 of the Declaration asks the association to issue an assessment certificate within 15 days of a request, and Florida’s statute, Section 718.116(8), now sets 10 business days and caps the fee at $250, plus $100 if the certificate is expedited and $150 if the owner is delinquent. As we read the state’s current adjusted caps, they are $299, $119 and $179. The Foundation has its own estoppel, at $250 to the seller with an optional $100 to expedite.
Section 6.3 of the Bylaws requires reserve accounts for roof replacement, building painting, pavement resurfacing and any other foreseeable capital item with a current estimated cost of $10,000 or more, and it lets a majority of owners present at a meeting vote to fund no reserves or less than adequate reserves. Florida’s 2024 changes removed that option for the structural items of buildings that must have a structural integrity reserve study. As we read the statute, St. Vincents’ two-level buildings are outside that requirement, so the Bylaws’ majority-vote option may still apply; the reserve balance and the funding vote are in the association’s budget, not in any public record.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Owning at St. Vincents means five layers of cost: the condominium assessment, the Crown Colony assessment, the Foundation’s $3,435, the county Services Division’s FY2027 assessment of $1,250.00, and a one-time $15,000 resale capital assessment the buyer pays at closing. Only the last three have published amounts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
| Layer | Billed by | Amount | When |
|---|---|---|---|
| Condominium assessment | St. Vincents Condominium Association | Not published; equal 1/24 share for every condominium residence | Quarterly in advance: January 1, April 1, July 1, October 1 |
| Crown Colony assessment | Crown Colony Village Association | Not published; pro rata under Section 11.14 of the Declaration | Set by the Master Association |
| Foundation assessment | Pelican Bay Foundation, billed to the condominium association for condominium residences | $3,435 for FY2027 ($858.75 a quarter) | October 1, 2026 to September 30, 2027 |
| Services Division | Collier County | FY2027 assessment $1,250.00 ($789.07 operations and maintenance plus $460.93 capital and projects) | Annual |
| Resale capital assessment | Pelican Bay Foundation | $15,000 for deeds recorded on or after October 1, 2026 | One time, paid by the buyer at closing |
| Club Pelican Bay (optional) | Club Pelican Bay | Separate membership terms | Only if you join |
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.
Section 11.14 of the Declaration obligates every unit owner to pay the Master Association a pro rata share of the assessments it levies for the maintenance of the Crown Colony facilities and common areas. The amount is not published. Ask for it as a line in the budget, because it is where the gate and the shared land are paid for.
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. Because the condominium pays it for its condominium owners, the Foundation’s number reaches a St. Vincents condominium owner inside the association’s assessment.
The Pelican Bay Services Division is a Collier County board, and the county’s own Services Division page publishes an FY2027 assessment of $789.07 for operations and maintenance and $460.93 for capital and projects, a total of $1,250.00. Confirm on the November tax bill how it applies to a particular parcel.
For deeds recorded on or after October 1, 2026, the Foundation’s resale capital assessment is $15,000, and the buyer pays it at closing by a separate check. The Foundation’s realtor page says it rises by 3.5% each year beginning October 1, 2027, which would make it $15,525 on that date (15,000 times 1.035). The deciding date is the date the deed is recorded in the Collier County Official Records, not the contract or closing date. The Foundation also publishes a one-time exemption for a current Pelican Bay owner moving to another Pelican Bay property, with a $1,000 processing fee, and says its bylaws exempt certain other transfers.
Club Pelican Bay’s golf membership is not required to own at St. Vincents. 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 two layers with published annual amounts add up to $4,685 for FY2027: the Foundation’s $3,435 plus the county’s $1,250.00, or about $390 a month (4,685 divided by 12 is $390.42). That is before the condominium assessment, the Crown Colony assessment, property tax, insurance and the one-time $15,000.
At the 12-month median of $855,000, the $15,000 is 1.75% of the price (15,000 divided by 855,000). At the lowest sale in the five-year file, $761,000, it is 1.97%, and at the highest, $925,000, it is 1.62%. Because the buyer pays it, it is a negotiating fact more than a seller cost, and it weighs more heavily on smaller residences, where the price is lower.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents’ governing document is a 2021 Amended and Restated Declaration of 22 numbered sections, with Articles and Bylaws attached, recorded at Official Records Book 5994, Page 1914. It governs 24 condominium residences, and this walk-through reads it in order, with the rule that matters to a buyer or seller in each.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The recorded text controls, not our summary. We read the 1992 original and the 2021 restatement in full and checked the recorded 2003 and 2004 amendments. Rules and regulations the Board adopts under the Bylaws are separate and are not public; ask for them.
| Section | Subject | What a buyer should take from it |
|---|---|---|
| 6 | Shares of ownership | 24 units, each with a 1/24 share of the common elements and surplus |
| 7 | Common elements and easements | Villa pool easement in 7.2(E); association may grant utility easements |
| 8 | Limited common elements | Parking, stairs, A/C equipment, lanais and porches, storage closets |
| 9 | Maintenance and alterations | Association: exterior walls, roofs, stairs, railings, parking; owner: windows, doors, interior |
| 10 | Use restrictions | One family, two-unit cap, no business, pet limits, no signs |
| 11 | The Association | Board governs; every owner is a Crown Colony Village Association member (11.14) |
| 12 | Assessments and liens | Equal 1/24 shares; ten-day grace; lien until barred by law |
| 13 | Leasing | Board approval; 24 months of ownership first; three leases a year |
| 14 | Ownership of units | Board approval of every sale; 30 days’ notice; deemed approval at 30 or 60 days |
| 15 | Insurance | Association insures improvements; liability at least $1,000,000 |
| 16 to 18 | Casualty, condemnation, termination | 75% votes decide major rebuilding or a buyout |
| 21 | Amendment | Two-thirds of voting interests present and voting |
Section 1 submits the land to condominium ownership, Section 2 names it St. Vincents, a Condominium, Section 3 describes the property, and Section 4 defines the terms, including “Family,” “Guest,” “Lease,” “Occupy” and “Primary Occupant.” Section 5 attaches the survey and plot plan and sets unit boundaries. The definitions matter because the use rules in Section 10 turn on them: a “family” is the unit of occupancy, and a “guest” is anyone who is neither owner nor tenant.
Section 6.1 says the Condominium contains 24 units and each owner also owns a one twenty-fourth undivided share of the common elements and common surplus. Section 6.2 of the Declaration lists the appurtenances of a unit: the share, membership and voting rights in the Association, the exclusive right to use the limited common elements and an exclusive easement for the airspace the unit occupies. Section 6.3 says no unit may be divided or fractionally sold or leased.
Section 7.2 reserves easements that run with the land: utility easements the Association may grant or move without the joinder of owners, encroachment easements, ingress and egress over walks and drives, and an easement for the Association’s contractors to enter units for maintenance. Section 7.2(E) is the one most readers have not seen: the easement for the two villas to the south, described above, at $250.00 paid in advance and adjusted by the Consumer Price Index every five years. Section 7.3 bars partition of the common elements.
Section 8.1 designates assigned parking spaces, stairways, stairwells and railings serving particular units, the air conditioning equipment and closets, lanais and front porches, storage closets, and any part of the common elements the owner must maintain. Section 8.1(F) puts windows, screens and doors, with their hardware and framing, in that last group, which is why a window replacement is the owner’s expense.
Section 9.1 makes the Association responsible for all common elements and association property, naming the exterior surface of the main entrance doors, wiring to each unit’s breaker panel, water pipes to each unit’s shut-off valve, main drain and sewer lines, all exterior building walls including painting, waterproofing and caulking, the exterior of storage closets, stairways and railings, lanai and porch railings, and all parking spaces. Section 9.2 and 9.3 put the rest on the owner, including windows, doors and sliding doors, air conditioning, appliances, the interior and the day-to-day care of the lanai or porch.
Section 9.3 adds specific duties that reflect water-damage risk: annual air conditioner service, replacement of a water heater after ten years and a dishwasher after fourteen, steel-lined washing machine hoses, replacement of a refrigerator water line, and shutting off the water when the residence is unoccupied for 48 hours or more. An owner who neglects these duties is liable for the resulting damage to other units and the common elements under Section 9.7, and the Association may enter an unoccupied unit to stop a leak under Section 9.8.
Section 9.5 bars a material alteration of a unit or common elements without Board approval, and window coverings need Board approval. Section 9.10 lets the Board adopt a basic plan for screening or enclosing lanais, and it directs the Board to adopt a standard model, style and color of hurricane shutter; no other storm shutter may be installed. A buyer who plans to replace windows or add shutters should get the Board’s standard in writing first.
Section 10.1 allows one family per unit and no more than two units for any owner, and bars business or commercial activity, including a public lodging establishment. Section 10.2 caps guests in the owner’s absence at 30 days for a parent, adult child, adult grandchild or sibling (four times a year, 120 days in total), and two weeks for other house guests, twice a year, with no more than six persons. Section 10.4 sets no guest limit when the owner is present, but a guest staying more than 30 days in 12 months must seek the Association’s approval. Sections 10.8 through 10.13 bar For Sale and For Rent signs, ban clothes-drying and outdoor cooking on lanais and porches, prohibit certain vehicles, set holiday decoration timing and require Board approval for electric vehicle charging.
Section 11 names St. Vincents Condominium Association, Inc., attaches the Articles and Bylaws, lets the Association contract for management, and says the officers and directors have a fiduciary relationship to the unit owners. Section 11.14 is the Crown Colony link: every owner is a member of Crown Colony Village Association, Inc. and pays a pro rata share of its assessments.
Sections 12.1 through 12.11 of the Declaration are set out in the fee section above: equal 1/24 shares, a ten-day grace period, acceleration after 30 days and a recorded claim of lien, a lien that runs until barred by law and the Association’s duty to give an assessment certificate on request. Under Section 12.9 the lien is subordinate to a recorded first mortgage only to the extent the Condominium Act requires.
Section 13 opens with a rule many buyers miss: an owner who acquires title other than by inheritance may not lease until the owner has held the unit for at least 24 months. The rest is set out in the leasing section below.
Section 14 requires Board approval of every sale or gift, on 30 days’ notice, and is set out in the closing section below. It also covers co-ownership, trusts and entities (each needs a designated primary occupant), life estates and devise or inheritance, where approval may not be denied to a spouse or companion of the prior owner or to a child or parent by blood or adoption.
Section 15 requires the Association to carry property insurance on the improvements against fire, windstorm, flood, vandalism and extended coverage, and public liability insurance of at least $1,000,000. Section 15.5 sends insurance proceeds of $25,000 or less to the Association and larger proceeds to an insurance trustee. The master policy does not cover the interior of a unit beyond what Section 718.111 of the Florida Statutes requires, so a buyer needs an HO-6 policy, which the Declaration allows owners to buy under Section 15.9.
Section 16 says damaged common elements are rebuilt unless the Condominium is terminated. If less than 50% of the common elements are appurtenant to untenantable units, the property is rebuilt unless owners agree otherwise. If more than 50% are, a meeting is called within 30 days and the owners of 75% of the common elements must approve rebuilding, or the Condominium terminates. Section 18.1 allows termination by all owners and lienholders, or by 75% of the common elements, with a 60-day buyout right for owners who want to keep their homes, and Section 18.2 locks that section against amendment without 95% of owners and 90% of record first mortgagees.
Section 19 gives the Association and owners the right to sue to enforce the documents, with attorneys’ fees to the prevailing party. Section 20 protects institutional mortgagees. Section 21 lets a Board or one-fourth of the voting interests propose an amendment, which passes with two-thirds of the voting interests present and voting, with a proviso that no amendment may change a unit’s size, its appurtenances or its share of expenses without the consent of the owner and all other owners. Section 22 sets severability, the governing statutes and interpretation by the Board.
The Articles of Incorporation are Exhibit 1A and the Bylaws are Exhibit 1B. The Bylaws set a board of five directors with two-year staggered terms (three elected in even years, two in odd years), an annual meeting in the first three months, quarterly assessments in advance, a budget mailed 14 days before the meeting that adopts it, and fines imposed only after notice and a hearing before a committee of three owners who are not directors. Section 8.2 requires mandatory non-binding arbitration of disputes covered by Section 718.1255, except those over the levy or collection of assessments.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A St. Vincents sale closes in five steps: the Board approves the buyer under Section 14 of the Declaration, the buyer receives the resale package and its seven-day cancellation window, two estoppel certificates are ordered, and the buyer pays the Foundation’s resale capital assessment with closing costs. The Board has 30 to 60 days to act.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Selling at St. Vincents involves three separate bodies, the condominium Board, the Crown Colony Master Association and the Foundation, each with its own paper. We set out what the recorded documents require of each, in the order a sale meets them.
Section 14.2 bars any sale or gift without the Board’s prior written approval. Section 14.3(A)(1) requires the owner to give the Board written notice at least 30 days before the intended closing date, with a copy of the executed contract and any information the Board reasonably requires, and the Board may require a personal interview with the purchaser. Section 14.5 says an unapproved or disapproved transfer is void unless the Board later approves it in writing.
Section 14.3(B) says the Board must act within 30 days after it receives the notice and all information or interviews requested, or not later than 60 days after the notice, whichever comes first. If it neither approves nor disapproves within those limits, its failure to act is deemed approval, and on demand the Board must issue a Certificate of Approval in recordable form, signed by the President or a Vice-President. Two such certificates were recorded in July 2026, which shows the process is in active use.
Section 14.3(B)(1) allows disapproval for good cause only if a majority of the whole Board votes for it after receiving a written opinion of counsel that good cause exists, and only for eight listed reasons: a felony conviction of the stated kinds, a record of financial irresponsibility, reasonable cause to believe the buyer will not follow the covenants, a history of disruptive behavior, a disregard for rules or the rights of others, a transfer that would leave the buyer owning more than two units, a failure to provide information, fees or interviews or giving false information, and a sale completed without the required prior approval.
With the notice, an owner may demand that if the Board disapproves without good cause the Association furnish an approved alternate purchaser at the same price and on substantially the same terms. Under Section 14.3(B)(2) the Board must name that purchaser within 30 days after the meeting that disapproved the sale, the closing follows within 60 days, and if the Board fails to name one within the 30 days the original buyer is deemed approved.
Section 14.1 lets a unit be owned by one natural person, by two or more natural persons, in trust or by an entity, but it conditions approval of co-owners, and of any trust or entity, on the designation of one natural person as the primary occupant. A change of primary occupant is treated as a transfer, and no more than one change will be approved in any 12-month period. That rule matters to a buyer who plans to hold the residence in an LLC.
Section 14.4 says the approval requirements do not apply to a first mortgagee that takes title by foreclosure or deed in lieu of foreclosure. Section 14.6 lets the Association charge a processing fee not exceeding the legal maximum, so a buyer should ask what the Association charges and whether the seller or the buyer is to pay it under the contract.
Florida’s Section 718.503 requires a seller of a resale condominium unit to give the buyer a package that includes the declaration, the articles, the bylaws and the rules, the budget and the year-end financial information, and the governance form, and it gives the buyer a right to cancel within seven days, excluding Saturdays, Sundays and legal holidays, after receiving it. The clock runs from the buyer’s receipt of the package. We build the seller’s file before listing so the clock starts on the first day.
An estoppel certificate states what the owner owes. The Association’s states assessments and other sums due, with the statute’s capped fee, and the Foundation’s separate estoppel for the FY2026-2027 year charges the seller $250, with an optional $100 to expedite, and $500 if the owner’s ID cards are not returned. The Foundation’s form says it does not require approval of a transfer, which sits with the condominium.
The buyer pays the $15,000 resale capital assessment for deeds recorded on or after October 1, 2026, by a separate check at closing. A buyer who already owns and lives in Pelican Bay may qualify for the Foundation’s one-time exemption when moving to another Pelican Bay property, with a $1,000 processing fee, and a seller marketing to the community’s existing owners should say so early.
In Collier County the buyer customarily pays the owner’s title policy and chooses the closing agent, and the contract controls. The seller pays Florida’s documentary stamp tax on the deed at $0.70 per $100 of consideration, which is $5,985.00 at the 12-month median of $855,000 (855,000 divided by 100, times 0.70) and $5,327.00 at $761,000. The buyer pays the $15,000, any Association processing fee the contract assigns, and the recording costs.
| Day | What happens | Who acts |
|---|---|---|
| Before listing | Seller assembles the resale package and orders the estoppels | Seller and listing agent |
| At or before contract | Seller delivers the flood disclosure under Section 689.302 | Seller |
| Contract | Notice to the Board at least 30 days before the intended closing, with the signed contract | Seller |
| Contract to day 7 | Buyer reviews the resale package; seven days excluding weekends and holidays to cancel | Buyer |
| Days 1 to 30 | Board acts, with a personal interview if it asks; deemed approved at 30 or 60 days | Board |
| Before closing | Association and Foundation estoppels delivered | Association, Foundation |
| Closing | Deed recorded; $15,000 paid by the buyer; doc stamps paid by the seller | Closing agent |
Four things slow a sale: a resale package that is incomplete when the buyer’s clock starts, an interview the Board schedules weeks out, a buyer who cannot meet the Board’s timing and a buyer who needs a lender and an insurer to read the flood record. The 159-day sale of April 2026 and the 98-day sale of April 2023 show how long a sale can run when the price is not matched to the plan.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
No recorded St. Vincents document that we read restricts occupancy by age. The Declaration sets guest and leasing limits by number of persons and days, and Pelican Bay as a whole is not a 55-and-older community. A buyer should confirm with an attorney, because the statute defines the test.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Buyers often ask whether a community is “55 and older.” The question has a legal answer, and it depends on a recorded policy and on facts about occupancy, not on how a building looks or who has lived there.
Florida’s Fair Housing Act, at Section 760.29, and the federal rule at 24 CFR 100.304 let a community that meets several conditions limit occupancy to older persons: at least 80% of occupied units must have at least one occupant 55 or older, the community must publish and follow policies that show the intent to be housing for older persons, and it must verify occupancy by reliable surveys and affidavits. A community that does not meet those conditions cannot use the exemption.
We read the 1992 Declaration and the 2021 restatement, with the 2003 and 2004 amendments, and none states an age restriction or an older-persons policy. Section 10.1 allows one family per unit, and Section 4.6 defines a family as one person or two or more people who live together as a single housekeeping unit, related or not, with no reference to age.
No. A guest limit, a lease limit and a Board approval of purchasers are separate things from an age restriction, and a Board that screens buyers on the grounds in Section 14.3 may not use age as a ground. Fair housing law governs every sale and lease at St. Vincents.
For a buyer, the answer determines who may occupy a residence and whether a future buyer may. We state it as a legal fact and make no statement about the people who live in the neighborhood.
A St. Vincents owner may lease with the Board’s approval, but only after owning the unit for 24 months if the title did not come by inheritance, and no more than three times a calendar year, each for at least 30 days. The Foundation separately caps leases at two a year, and the stricter limit governs in practice.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Leasing at St. Vincents is layered like everything else: the Declaration sets one set of limits, the Foundation sets another, and a lease has to satisfy both. Where they differ, the stricter one governs in practice, and the documents control over our summary.
Section 13 requires a written lease of the whole unit to a natural person, approved by the Association. The owner gives the Board at least 20 days’ written notice before the first day of occupancy with the proposed lease, and the Board has 20 days to approve or disapprove, with silence deemed approval. Disapproval requires a majority of the whole Board after counsel’s written opinion, and the listed grounds include delinquent assessments, a history of leasing without approval, a felony conviction of the stated kinds and false information in the application.
An owner who acquires title other than by inheritance may not lease until the owner has held the unit for at least 24 months. For an investor, that rule rules out a purchase to lease in the first two years, and it is the first thing we tell a buyer who asks about rental income at St. Vincents.
Section 13.2 limits a unit to three leases in any calendar year, counted by the first day of occupancy, each with a minimum term of 30 days. No lease may run more than one year, no option to renew is permitted, and no subleasing or assignment is allowed, though the Board may approve the same lease from year to year. Section 13.3 limits a leased unit to six occupants, and a guest who stays more than 15 days must seek approval.
The Foundation’s 2019 declaration amendment, recorded at Official Records Book 5634, Page 1101, limits leasing to two leases a year across Pelican Bay, and Section 3.26 of the Foundation’s declaration begins “Unless otherwise provided by Neighborhood Covenants.” The Foundation’s lease policy requires the application at least 30 days before the lease period, with a non-refundable processing fee and, for a condominium, the Association’s approval letter. Renter cards are limited to two for any residence.
Both. The Association’s three-lease limit and the Foundation’s two-lease ceiling can differ, and whether the Declaration’s three-lease rule is a provision that “otherwise provides” is a legal question, so a lease that satisfies one and not the other cannot be counted on. Plan on two leases a year, and treat the reconciliation of the two as a legal question for the owner’s attorney.
A stay of less than 30 days is not permitted by the Declaration’s lease minimums, and Section 10.1 says that using a unit as a public lodging establishment is a business use, which is barred. Section 13 says its purpose is to foster a stable residential community and prevent a motel-like atmosphere. A buyer who plans nightly or weekly rentals should look elsewhere.
Section 13.7 lets the Association charge a preset fee for processing a lease application, not to exceed the maximum amount allowed by law, with no fee for a renewal with the same lessee, and lets it require deposits the Condominium Act authorizes. Section 13.1(E) says the owner’s duty to pay assessments cannot be delegated to the lessee, and lets the Association collect rent directly from a tenant after an assessment is 30 days late.
Section 13.6 makes every provision of the condominium documents and the rules enforceable against a lessee, designates the Association as the owner’s agent to evict a tenant who breaches them, and deems the covenant to abide part of every lease. Section 13.5 bars the owner of a leased unit from using the recreation or parking facilities during the lease, except as the guest of another owner. The pet paragraph of Section 10 bars pets in leased units.
An investor should ask for the leasing history of the specific residence, the number of leases the Board and the Foundation have recorded this year, the current processing fee, the approval timing, and whether the residence’s recent buyers were occupants or landlords. Leasing is a small part of what St. Vincents offers, and the rules are built for seasonal leasing by owners who have held the unit, not for a year-round investment.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents allows one cat or dog per residence, up to 25 pounds and 12 inches high at the shoulder at maturity, plus up to two small caged birds and tropical fish in one aquarium. Pets are barred in leased units, and guests may not bring pets. This is the Declaration’s rule, and the Board’s rules may add detail.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The pet paragraph of Section 10 of the Declaration limits a residence to one pet of a type limited to a cat or dog not to exceed 25 pounds or 12 inches high at the shoulder at maturity. It also allows up to two small caged birds and a reasonable number of tropical fish in one aquarium, provided they are not kept, bred or maintained for commercial purposes. A buyer with a larger dog should read this before making an offer.
A dog or cat must be carried or leashed at all times on the condominium property outside the unit. Owners must clean up after their pets and may not leave pets on lanais or screened porches where their noise may bother others. The right to keep a pet is described as a privilege, not a right, and the Board may order the removal of a pet that becomes a source of unreasonable annoyance.
No pets of any kind are permitted in leased units, and pets of guests of owners or tenants are prohibited from being brought or kept at St. Vincents. The Declaration also bars monkeys, rodents, amphibians, poultry, swine and livestock.
Fair housing law treats assistance animals differently from pets. HUD’s guidance says a housing provider must consider a request for a reasonable accommodation for an assistance animal even where a pet rule would otherwise bar it. A buyer or tenant who needs one should raise it with the Board in writing, and we do not give legal advice on a specific request.
The Foundation’s own rules govern pets on its beaches and common areas, and the Foundation publishes them in its Rules and Regulations. A pet owner should read both documents, because the Declaration governs the residence and the Foundation governs the beach.
Florida’s milestone inspection and structural reserve study laws apply to condominium buildings of three stories or more, and St. Vincents’ two buildings have two living levels each, so neither statute applies to them on its face. Collier County’s milestone list and map do not include St. Vincents. A buyer should still ask the association in writing.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Milestone inspections and structural integrity reserve studies have reshaped condominium buying across Florida since 2022. The first question a buyer should ask about any condominium is whether either rule applies, and the answer for St. Vincents turns on a statutory threshold and a Building Code determination.
Section 553.899 of the Florida Statutes, as it reads in 2026, requires a milestone inspection, by a licensed architect or engineer, of a building that is “three habitable stories or more in height as determined by the Florida Building Code” and is subject to the condominium form of ownership. The first is due by December 31 of the year the building reaches 30 years from its certificate of occupancy, or 25 years where the local government finds that local circumstances, such as proximity to salt water, require it, and every 10 years after. The statute also says it does not apply to a single-family, two-family, three-family or four-family dwelling with three or fewer habitable stories above ground.
Section 718.112(2)(g) requires the association of a condominium to complete a structural integrity reserve study for each building “three stories or higher in height” and to fund the reserves it identifies, and it states that the paragraph “does not apply to buildings less than three stories in height.” A condominium seller must still give the buyer either the most recent study or a statement that none has been completed under Section 718.503, so a St. Vincents buyer should expect the statement to say that none is required, and should ask.
The recorded Declaration describes two buildings of two living levels each, with six residences on each level. That is below the three-story threshold in both statutes. A Building Code determination of “habitable stories” is the county’s, and a ground-level carport or open parking is not a habitable story, but we have not seen any county determination, so we state the statute and the building’s recorded height and nothing more.
Collier County publishes a list of buildings under its milestone program and a live milestone map. We read both on October 7, 2026: the list, as it stood in January 2026, and the map, which returned 926 features. Neither includes St. Vincents. On the same list, the Crown Colony towers St. Kitts and St. Marissa appear with a status of Milestone Completed and a next inspection in 2033, and Cap Ferrat appears with a next inspection in 2027. The absence of St. Vincents is consistent with its height. It is not a county finding, and it does not tell a buyer what the association has inspected on its own.
A buyer’s lender, insurer or appraiser may ask for the same documents they ask for at a tower, and the answer “not required, two stories” should be on hand. The statute does not stop an association from commissioning an engineer’s report on its roofs, stairs and railings, which are the elements the recorded notices show it has worked on. A seller who has such a report, or a written statement from the Board that none is required, shortens that part of the process.
Ask the association in writing for eight things: any engineer’s or reserve study report on the buildings, or a statement that none exists; the current budget and the most recent year-end financial statement; the reserve balances and the owners’ reserve-funding vote; the minutes of the last twelve months of Board meetings; the current estoppel certificate; the master insurance declarations page; the rules and regulations; and the roofing and railing maintenance records. Section 718.503 requires several of these in the resale package, and Section 718.111(12) covers the rest.
The roofs were replaced in 2021 with new clay tile, the scuppers were replaced in 2015 and a fire alarm repair was recorded in 2023. The roof work shows the association has already addressed the building element that most affects insurance on a two-level building, though a notice shows work was planned, not how it performed.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents sits in FEMA flood zone AE at a base flood elevation of 10 feet, in Collier County’s Evacuation Zone A, about 0.4 mile from the nearest mapped wave-action zone. Hurricanes Irma in 2017 and Ian in 2022 both sent storm surge into Naples, but the National Hurricane Center publishes no reading for these buildings.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
A buyer of any Pelican Bay home should separate three questions that get blended in conversation: where the flood map puts the building, what the storms actually did in Naples according to the agencies that measured them, and what insurance the Declaration puts in place. We answer each from a published record and say where the record stops.
We queried FEMA’s National Flood Hazard Layer on October 7, 2026 at 6549 and 6559 Marissa Loop and at the center of the Foundation’s St. Vincents polygon. Every point returned Special Flood Hazard Area zone AE with a base flood elevation of 10 feet (NAVD88), on flood map panel 12021C0381J, effective February 8, 2024. The nearest mapped zone VE, the coastal high-hazard zone where wave action is expected, is about 640 meters (0.40 mile) from 6537 Marissa Loop, with a base flood elevation of 11 feet at the nearest vertex.
The base flood elevation is the height the map says floodwater reaches in a flood with a 1% chance of occurring in any year. It is not the elevation of a St. Vincents floor. The federal elevation service returned no ground elevation for these points, so no public ground elevation is available, and we do not have an elevation certificate for any residence.
Zone AE is a Special Flood Hazard Area. A federally regulated or insured lender generally requires flood insurance on a mortgage for a building in such an area, and the lender, not the seller, decides what it requires. A cash buyer is free to carry less, and a buyer should still price flood coverage before the offer. On a two-level building, the flood question for an owner is mostly the ground-floor residence and the carport and mechanical equipment, so ask which residences are on the ground level.
Collier County’s August 19, 2026 news release says FEMA has issued a preliminary Flood Insurance Rate Map, that a 90-day appeal period began that day and that the target effective date is summer 2027, subject to change. We have not compared the preliminary map to these buildings and we state no new zone for it. Until FEMA makes a new map effective, the 2024 panel above is the one a lender uses, and a buyer should ask an insurance agent how a change would affect the quote.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure “at or before the time the sales contract is executed.” The form states that homeowners’ insurance policies do not pay for flood damage and asks whether the seller knows of flooding that damaged the property, has filed a flood claim, including with the National Flood Insurance Program, or has received assistance for flood damage, including from FEMA. A St. Vincents seller should prepare the answer early.
Collier County’s hurricane evacuation zone layer, queried October 7, 2026, places 6537 Marissa Loop in Zone A. Evacuation zones are drawn for storm surge and can be redrawn, so a buyer should check the state’s Know Your Zone lookup and the county’s guidance each season rather than rely on our reading of one layer on one day.
The National Hurricane Center’s report on Irma says the storm made its final landfall near Marco Island on September 10, 2017. For the southwestern coast, the report says: “Maximum inundation levels of 3 to 5 ft above ground level occurred along the remainder of the southwestern coast of Florida from Marco Island northward through Naples to Ft. Myers.” The National Ocean Service tide gauge at Naples measured a water level of 4.25 ft above mean higher high water. The report is about the coast. It does not give a reading for Crown Colony.
Ian made landfall in southwestern Florida on September 28, 2022. The National Hurricane Center’s report says: “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples,” and: “Maximum inundation of 6 to 9 ft AGL occurred in Naples.” AGL means above ground level. The Naples Pier gauge measured 6.18 feet above mean higher high water before the station was destroyed, so it did not record a peak.
Neither report publishes a measurement at the buildings, and neither says whether water reached St. Vincents. We therefore make no claim about water at the property in either storm. What a buyer can do is ask the seller, on the Section 689.302 form, and ask the association for its insurance claim history and its repair record.
Section 15 of the Declaration requires the association to insure the improvements for fire, windstorm, flood, vandalism and extended coverage, and to carry public liability insurance of at least $1,000,000. Section 15.5 sends proceeds of $25,000 or less to the Association. The master policy does not insure the interior of a residence beyond what Section 718.111 of the Florida Statutes requires, which is why an owner needs a condominium unit policy for the interior and personal property. Ask for the master policy’s declarations page, the deductibles, and in particular the windstorm deductible and the flood limits.
Section 9.10 directs the Board to adopt a standard model, style and color of hurricane shutter and bars any other storm shutter on the condominium. The Board may also adopt standards for impact glass and code-compliant windows or doors. The county’s recorded notices of commencement show four owner-level hurricane-protection projects among the 39 owner-level notices recorded against the neighborhood, and they show the work was permitted, not how it performed in a storm.
Collier County has participated in FEMA’s Community Rating System since October 1992 and maintains a Class 5 rating, under which eligible flood insurance policies receive a 25% premium discount, according to the county’s flood protection newsletter. For a property in zone AE, the county applies the 50 percent rule, under which improvements or repairs that equal or exceed half of a structure’s market value require the structure to meet current elevation standards, and new air conditioners and generators must be elevated to the base flood elevation plus one foot.
The Florida Office of Insurance Regulation explains the wind mitigation inspection that documents a residence’s openings, roof and shutters for insurance credits. The 2021 clay tile roofs and impact-rated openings can matter at the residence level, so ask any seller for the current wind mitigation report.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents is zoned to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High under Collier County Public Schools’ 2027 attendance zones, and each of the three earned an A in the district’s graded years from 2021 to 2025, according to the district’s 2025 accountability brief. Confirm the exact address in the district’s zone tool.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
We searched the district’s zone tool for 6537, 6549 and 6559 Marissa Loop, and all three addresses returned Sea Gate Elementary School at 650 Seagate Drive, Pine Ridge Middle School at 1515 Pine Ridge Road and Barron Collier High School. The district notes that its zone maps provide general information and that placement is not guaranteed, so confirm the address with the district’s student assignment office before you rely on it.
By free-flow routing measured October 7, 2026 from 6537 Marissa Loop, Sea Gate Elementary is 4.5 minutes and 1.7 miles away, Pine Ridge Middle is 8.9 minutes and 3.0 miles away, and Barron Collier High is 11.8 minutes and 4.6 miles away. District transportation applies to students who live more than two miles from school, and these distances suggest it may apply at the middle and high school levels, though the district’s own measurement decides eligibility.
The Collier County Public Schools 2025 accountability brief rates the district A, the only Southwest Florida district with that grade, and its school-level tables list Pine Ridge Middle and Barron Collier High with an A in each of the five years from 2021 through 2025 and Sea Gate Elementary with an A in each graded year.
The district reviews zones annually and accepts out-of-zone requests subject to capacity under its Board policies. A buyer with a school-age child should check the district’s zone tool for the current year and ask about any pending boundary change before closing.
St. Vincents’ recorded work, seen in notices of commencement filed with the Collier County Clerk, runs from a 2006 repainting through 2015 roofing and scupper work, a 2021 re-roof, a 2023 fire alarm repair and a 2024 fence and gates, to a 2025 pool project. It shows what the association has permitted, not how any of it performed.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
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. We describe contractors by trade and do not name them.
| Recorded | Work described in the notice |
|---|---|
| August 9, 2006 | Repainting of all buildings, at 6537 and 6549 Marissa Loop |
| September 25, 2015 | Roofing, two notices, with a stated contract price of $365,400 and no scope given |
| September 25, 2015 | Removal and replacement of scuppers |
| January 2021 | Four notices for the main roofs, removing tile and installing new clay tile, and for the carports, removing flat and mansard roof systems and installing modified bitumen and clay tile |
| April 20, 2023 | Fire alarm system repair, two notices |
| July 10, 2024 | Fence and gates |
| May 2, 2025 | Pool plastering, with a pool contractor named and the scope illegible on the scan |
The two roof projects bracket a decade. The 2015 notices record a roofing contract of $365,400 without saying what was roofed. The 2021 notices say what was done: the main roofs were stripped of tile and fitted with new clay tile, and the carport roofs were rebuilt with modified bitumen and clay tile. A buyer comparing insurance quotes should ask for the roof’s age and the permit final, and the 2021 notices put the main roof re-covering in the last five to six years.
In April 2023 the association recorded two notices for repair of the fire alarm system. The notices do not say what failed, and the work is the kind a buyer’s insurer may ask about.
The clerk’s index shows 52 notices of commencement recorded against the neighborhood, of which 13 were filed by the association and 39 by owners. The owner-level notices break down as 17 for remodeling and other work, 9 for windows and doors, 7 for air conditioning, 4 for hurricane protection, one for electrical work and one for flooring. Windows, doors and air conditioning are owner responsibilities under Section 9.2 of the Declaration, which is why they appear at the owner level. We do not identify owners or units.
The clerk’s index shows 59 deeds recorded against the neighborhood from 2003 through 2026, four of them in 2025 and three in 2026. A deed count includes transfers that are not arm’s-length sales, such as transfers into trusts, so it runs higher than the 62 qualified sales of the county’s file over 35 years or the seven MLS closings of five years. Two Certificates of Approval of purchasers were recorded in July 2026.
The recorded amendments of 2003, 2004 and 2021 record changes in the rules rather than work. We list them with the documents in the sources.
Near St. Vincents, 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. None is on Marissa Loop, and each is a separate project with its own owner.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Waterside Shops, 1.6 miles from St. Vincents 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 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. Vincents.
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, according to the Gulf Shore Association of Condominiums. The outcome was not decided when we pulled the record.
Collier County and the Pelican Bay Foundation opened 20 pickleball courts and refurbished tennis courts at the Pelican Bay Community Park, according to Gulf Shore Business, and the Foundation’s racquets page lists three tennis and ten pickleball courts designated for its members and their guests.
Collier County’s zoning layer places St. Vincents in a Planned Unit Development, the Pelican Bay PUD, with a Future Land Use designation of Urban Residential Subdistrict, queried at 6537 Marissa Loop on October 7, 2026. It sits inside Crown Colony, with a manned-gate covenant, in Hurricane Evacuation Zone A.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The zoning layer returns Planned Unit Development at 6537 Marissa Loop. The layer’s notes list amendments dated from 1986 through 2004, including a 1990 amendment, a 1993 amendment of the Pelican Bay PUD and a September 2004 PUD amendment with a development-of-regional-impact amendment of the same date. The Pelican Bay PUD with its ordinances is published by the Foundation and is the document that sets uses and density.
The county’s Future Land Use layer returns the Urban Residential Subdistrict at the same point. That designation is the comprehensive plan’s category for the area and sits above the PUD in the county’s hierarchy.
St. Vincents shares Marissa Loop with the 97-residence St. Marissa tower at 6573. St. Vincents Joint Venture granted St. Marissa and the Crown Colony Village Association rights for fire lines and water mains across its land in 2002, so the two share utilities by recorded easement. Separately, Parcel T Joint Venture granted the St. Vincents association, its members and the St. Vincents developer a nonexclusive easement for ingress and egress over a described strip of Parcel T, and the instrument bars obstructions in that strip without the grantor’s consent until the Crown Colony control period expired. The recording date is not legible in our scan of the instrument.
St. Kitts, Cap Ferrat and Cannes complete Crown Colony. Other Pelican Bay garden condominium and villa neighborhoods include Interlachen, Lugano, Barrington Club and L’Ambiance.
From St. Vincents, Artis-Naples, Waterside Shops and Sea Gate Elementary are each about four minutes by car, Mercato 7, Vanderbilt Beach 7, NCH North Naples Hospital 11, Fifth Avenue South 14, Naples Airport 17 and Southwest Florida International Airport 44, by free-flow routing measured October 7, 2026 from 6537 Marissa Loop.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
These are free-flow routing figures, without traffic, from 6537 Marissa Loop to each destination. Season-time traffic on Pelican Bay Boulevard, Vanderbilt Beach Road and US 41 lengthens all of them.
| Destination | Minutes | Miles |
|---|---|---|
| Artis-Naples | 3.6 | 1.3 |
| Waterside Shops | 4.4 | 1.6 |
| Sea Gate Elementary | 4.5 | 1.7 |
| Clam Pass Park | 5.7 | 2.0 |
| Publix on Tamiami Trail North | 6.1 | 2.6 |
| Mercato | 7.0 | 3.0 |
| Vanderbilt Beach | 7.1 | 2.6 |
| Pine Ridge Middle | 8.9 | 3.0 |
| NCH North Naples Hospital | 11.2 | 5.4 |
| Barron Collier High | 11.8 | 4.6 |
| NCH Baker Hospital | 13.8 | 6.3 |
| Fifth Avenue South | 14.4 | 6.9 |
| Naples Airport | 17.0 | 8.0 |
| Southwest Florida International Airport | 43.7 | 30.6 |
NCH North Naples Hospital, about 11 minutes away, publishes its services on its NCH location page. NCH Baker Hospital downtown is about 14 minutes away.
Waterside Shops and Mercato are 4 and 7 minutes by car, a Publix on Tamiami Trail North is 6 minutes, and everyday shopping along US 41 is a short drive. The Foundation’s beach restaurants are inside Pelican Bay.
Artis-Naples, the performing arts and museum campus, is 1.3 miles away. Fifth Avenue South, Naples’ downtown dining street, is 14 minutes by car.
Naples Airport, the city’s general-aviation airport, is 17 minutes away; Southwest Florida International Airport is 44 minutes away, which is a flight-day planning number, not a morning-commute one.
Clam Pass Park is 6 minutes by car and the Vanderbilt Beach public access area is 7 minutes. The Foundation’s private beaches are reached by boardwalk, tram or car, and are paid for by the Foundation assessment described above.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents is the smallest of the eight Pelican Bay garden, villa and low-rise neighborhoods we benchmarked at 26 homes, and its four closings in the last 12 months (a small sample) are the highest turnover of the eight at 15.4% of homes. Its $855,000 median ranks fourth from the bottom, between Interlachen and Lugano.
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 neighborhoods 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. Every median in the table is from fewer than ten sales and is a small sample, so read it as a ranking of tendencies, not a price list.
| Neighborhood | Units | Product | Year built | Closings, last 12 months | Median sold, last 12 months | Median as a multiple of St. Vincents |
|---|---|---|---|---|---|---|
| St. Vincents | 26 | Garden condominium and villas, Crown Colony gate | 1992 to 2002 | 4 (small sample) | $855,000 | 1.00 |
| Bay Villas | 70 | Villas | 1981 to 1983 | 3 (small sample) | $1,549,000 | 1.81 |
| Interlachen | 92 | Garden condominium and attached villas | 1984 to 1991 | 7 (small sample) | $830,000 | 0.97 |
| Lugano | 71 | Garden condominium (four low-rise buildings) and villas | 1985 to 1989 | 5 (small sample) | $895,000 | 1.05 |
| Barrington Club | 89 | Garden condominium | 1992 to 2000 | 8 (small sample) | $777,500 | 0.91 |
| L’Ambiance | 188 | Garden and coach homes, gated | 1995 to 1996 | 8 (small sample) | $746,000 | 0.87 |
| St. Marissa | 97 | High-rise (21 stories), Crown Colony gate | 1992 | 4 (small sample) | $962,500 | 1.13 |
| Cannes | 16 | Coach homes (four low-rise buildings), Crown Colony gate | 2005 | 1 (small sample) | $2,800,000 | 3.27 |
Turnover over the last 12 months, as a share of homes, was 15.4% at St. Vincents (4 of 26), 4.3% at Bay Villas (3 of 70), 7.6% at Interlachen (7 of 92), 7.0% at Lugano (5 of 71), 9.0% at Barrington Club (8 of 89), 4.3% at L’Ambiance (8 of 188), 4.1% at St. Marissa (4 of 97) and 6.3% at Cannes (1 of 16). St. Vincents is the most active of the eight by that measure, but with 26 homes a single sale moves the percentage by almost four points, and four sales is not a trend. Over five years the same neighborhood has sold 7 of 26 homes, or 27%.
By 12-month median, St. Vincents is fifth of eight from the top: behind Cannes at $2,800,000, Bay Villas at $1,549,000, St. Marissa at $962,500 and Lugano at $895,000, and ahead of Interlachen at $830,000, Barrington Club at $777,500 and L’Ambiance at $746,000. The four garden neighborhoods without a high-rise or a villa premium, St. Vincents, Interlachen, Lugano and Barrington Club, sit within $117,500 of each other, from $777,500 to $895,000. The difference between them is the gate, the building count and the fee stack, not the median.
Years built run from 1981 at Bay Villas to 2005 at Cannes. St. Vincents shares the Crown Colony gate with St. Marissa and Cannes, which means a Crown Colony assessment that Interlachen, Lugano and Barrington Club owners do not pay. In return a St. Vincents owner has the neighborhood’s low density, 26 homes beside a 97-residence tower, and the gate, whose staffing is not published.
If you are weighing garden and villa neighborhoods, read our guides to Interlachen, Lugano and Barrington Club, St. Vincents’ Crown Colony neighbors St. Marissa and Cannes, and the head-to-head comparison with Bay Villas below.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents and Bay Villas are the two Pelican Bay neighborhoods of attached and detached villas and garden homes that buyers compare most, and the numbers split them: St. Vincents has 26 homes and a $855,000 12-month median, while Bay Villas has 70 villas and a $1,549,000 median, 1.81 times as much.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
St. Vincents is the smaller, newer, lower-priced neighborhood, with Crown Colony’s gate and a condominium structure; Bay Villas is the larger, older, higher-priced neighborhood of villas with a deeper sales record. Neither is better in the abstract. The choice turns on the price you want to pay, the size of home you need and whether you want to buy into a small association.
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.
| Measure | St. Vincents | Bay Villas |
|---|---|---|
| Homes | 26 (24 condominium residences and 2 villas) | 70 villas |
| Year built | 1992 (condominium); 2002 (villas) | 1981 to 1983 |
| Product | Two two-level buildings plus two detached villas | Attached villas |
| Heated area on the county roll | 1,305 to 1,701 sq ft (condominium); 1,584 (villas) | 1,545 to 2,223 sq ft, median 1,705 |
| Closings, last 12 months | 4 (small sample) | 3 (small sample) |
| Median sold, last 12 months | $855,000 | $1,549,000 |
| Range, last 12 months | $785,000 to $925,000 | $1,545,000 to $1,750,000 |
| Volume, last 12 months | $3,420,000 | $4,844,000 |
| Median $/sq ft, last 12 months | $472 | $1,003 |
| Median days on market, 12 months (n) | 52 (4) | 14 (3) |
| Median sold-to-list, 12 months (n) | 97.1% (4) | 96.6% (3) |
| Closings, last 24 months | 4 (small sample) | 10 |
| Median sold, last 24 months | $855,000 | $1,482,500 |
| Closings, last 60 months | 7 (small sample) | 20 |
| Median sold, last 60 months | $869,000 | $1,435,000 |
| Range, last 60 months | $761,000 to $925,000 | $1,025,000 to $2,700,000 |
| Volume, last 60 months | $5,925,000 | $30,106,000 |
| Median $/sq ft, last 60 months | $575 | $888 |
| Median days on market, 60 months (n) | 39 (7) | 32 (19) |
| Median sold-to-list, 60 months (n) | 97.3% (7) | 97.4% (19) |
| Active listings today | 1, at $800,000 | 1, at $1,500,000 |
| Months of supply, 12-month pace | 3.0 | 4.0 |
| County qualified sales, 2026 to June 30 | 3, median $870,000 | 2, median $1,547,000 |
St. Vincents costs about $694,000 less at the 12-month median ($1,549,000 minus $855,000) and $566,000 less at the 60-month median ($1,435,000 minus $869,000), which is the entry point for a Pelican Bay address with the Foundation’s amenities. It is the newer neighborhood by about ten years, its Declaration was restated in 2021, and it has a gate and a pool in a small association of 24 voting units. A buyer who wants the Pelican Bay lifestyle with the smallest cash outlay, and who is comfortable with a two-level condominium, fits St. Vincents.
Bay Villas has larger homes, with a county heated-area median of 1,705 square feet against 1,305 to 1,701 at the St. Vincents condominium, and a far deeper sales record: 20 closings in 60 months against 7, and 10 in 24 months against 4. A buyer or seller can compare more sales, so the price record is more stable. A buyer who wants the villa form and the largest home on the list fits Bay Villas.
The dollars-per-square-foot gap is smaller than the price gap. Over 60 months Bay Villas sold at a median of $888 per square foot against $575 at St. Vincents, 54% higher (888 divided by 575), while the price median is 65% higher. The MLS living areas for the two sets of sales differ, so we show both figures and do not claim a precise value per square foot for either.
St. Vincents has 3.0 months of supply and Bay Villas 4.0, each from a single active listing against a handful of sales. Both are small markets, and a buyer in either should expect to wait for a residence of the right plan.
The two have different fee stacks. A St. Vincents condominium owner pays a condominium assessment, a Crown Colony assessment, the Foundation’s $3,435 inside the association’s budget and the county’s $1,250.00, plus a one-time $15,000 at purchase. A Bay Villas buyer should ask that association for its own assessment and rules, which we do not restate here; read our Bay Villas guide for them. Both pay the Foundation’s resale capital assessment on a purchase.
Choose St. Vincents if you want a lower price, a small association, a gate and a two-level condominium. Choose Bay Villas if you want a larger home, the villa form and a deeper sales record. If you are still undecided, we will walk you through both neighborhoods’ recent sales side by side; call Marc at (239) 287-5873, and know that you are talking to Top 1% Real Estate Agents Nationally Since 2008.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents offers a small Crown Colony neighborhood of 26 homes at the lowest 12-month median among the five Crown Colony neighborhoods, a restated 2021 Declaration and a roofing history recorded in 2021. Its trade-offs are a thin resale market, an AE flood zone, unpublished fees, a $15,000 buyer charge and Board approval for every sale.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you’re searching for a St. Vincents listing agent, or thinking, ‘I need someone to sell my St. Vincents home,’ you are selling into four sales in the last 12 months, one active listing and a buyer who reads the fee stack and the flood map first. McGreevy and Comisar sell St. Vincents 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. Vincents listing, along with the document file a St. Vincents buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 12 months St. Vincents has seen 4 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.
With about four closings a year and one listing, a buyer compares your residence with one other and with the last few recorded sales. Every one of the last four sales closed under its final list price, and one of the four took 159 days. We price a St. Vincents residence against the sales of its bedroom count and size, adjusted for condition, floor and the Board’s rules, and we set the list price to attract the first showings, because a residence that sits for 150 days becomes the comparison for the next buyer.
Size sets the first number. In the five-year file a 2 bedroom home of 1,318 square feet sold at $761,000 and one of 1,425 square feet at $875,000, a 2 bedroom plus den of 1,511 square feet at $869,000, and 3 bedroom homes of 1,511 square feet at $925,000, of 1,701 at $785,000 and of 1,813 at $870,000 and $840,000. Each is a small sample, and the price does not rise in step with size, so condition, floor and view carry real weight.
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 before closing, so tell Pelican Bay buyers about it early. For the community-wide plan, see our Pelican Bay seller page.
The data points to four causes: pricing off the Pelican Bay average rather than the plan; an incomplete paperwork file, which delays the seven-day clock and the Board’s 30; a leasing history the buyer cannot confirm against the 24-month and two-lease rules; and an asking price set by the highest sale in the file rather than the last 12 months.
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. Vincents sales that fit your residence: the same bedroom count, the same size and the same condition, adjusted for the Foundation’s resale charge and the neighborhood’s rules. An automated estimate cannot tell one 1,511 square foot residence from another; the two that sold at that size in the file closed at $925,000 and $869,000. We price to the difference.
(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.
A dedicated seller page for this neighborhood, titled sell my home in St. Vincents at Pelican Bay, is planned, and until it is live the community-wide plan above covers the same steps.
For a residence priced to its size and condition, it can be. One active listing against four closings a year is 3.0 months of supply, a seller-leaning pace; the case for acting now is that a seller with the file in hand removes the buyer’s largest open questions before the lender and the insurer ask them.
Against the recorded sales of its bedroom count and size, which closed from $761,000 to $925,000 in five years at a median of $869,000, adjusted for floor, condition and view. The 12-month median of $855,000 is the nearest current anchor.
Yes. Section 14 of the Declaration requires notice of the sale to the Board at least 30 days before closing, the Board has 30 days after it has everything to act, or 60 days from the notice, and silence is approval. A transfer without approval is void unless later approved.
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.
The condominium fee, the reserve 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.
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.
St. Vincents 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. Vincents’ recorded Declaration, the amendments, 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. Vincents 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. Vincents 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. Vincents page the credential that matters more is narrower than any award: we tracked every St. Vincents closing in the Southwest Florida MLS back to October 2021, seven in all, and every qualified sale in the county’s file back to 1992, and in the last 12 months we tracked all 4 closings, checking the 2026 sales against the deeds the county recorded, before this guide was written.
McGreevy and Comisar is a top-reviewed St. Vincents 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.
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every St. Vincents inquiry goes to Jesse or Marc directly.
Selling a St. Vincents home? Get a free St. Vincents home valuation, or call Jesse direct at (239) 898-6072.
Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
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).
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.
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.
St. Vincents buyers most often ask about the 26-home count, the 1992 and 2002 build dates, the $855,000 12-month median, the Foundation’s $15,000 resale capital assessment, the Board’s approval and the flood zone. The answers below cite the recorded Declaration, the state and county files and the Southwest Florida MLS, with each window and sample size named.
St. Vincents has 26 homes: 24 condominium residences in two buildings, which Section 6.1 of the recorded Declaration submits to condominium ownership and the county’s 2026 roll confirms, plus two detached villas that sit outside the condominium and bring the Foundation’s count to 26.
The condominium’s Declaration was recorded on February 20, 1992, and the county roll gives 1992 as the year built for the 24 condominium residences. The two detached villas have a county year built of 2002. The Foundation’s map says “built in 1991,” which matches the association’s May 1991 incorporation.
The two condominium buildings stand at 6537 and 6549 Marissa Loop, Naples, Florida 34108, in Crown Colony inside Pelican Bay, and the two villas are at 6555 and 6559 Marissa Loop. Those are building addresses only; individual residences are identified by unit in the recorded documents.
The recorded Declaration describes two buildings of two living levels each, with six residences on each level, so 12 in each building. The state’s elevator inspection file lists no elevator at these addresses, and an upper-floor owner climbs a stair.
Yes. The state registry says “ST. VINCENTS, A CONDO,” the county roll says “ST VINCENTS A CONDOMINIUM,” recorded notices say “St. Vincent’s,” and the Foundation’s map says “St. Vincents at Crown Colony.” All four mean this neighborhood on Marissa Loop. It is not the Caribbean nation or any hospital or charity of a similar name.
No. St. Vincents sits in FEMA flood zone AE at a base flood elevation of 10 feet, and the nearest mapped coastal VE zone is about 0.4 mile (640 meters) away. The Foundation’s private beaches are reached by tram, boardwalk or car.
Four homes sold between December 2025 and July 2026 (a small sample) at $785,000, $840,000, $870,000 and $925,000, a median of $855,000, which is the mean of the middle pair, $840,000 and $870,000. Volume was $3,420,000.
Over 60 months (7 closings, a small sample) St. Vincents sales ran from $761,000 to $925,000 with a median of $869,000 and a volume of $5,925,000. No window reaches ten sales, so we list every closing in the market snapshot above.
The 1992 Declaration describes three unit types: Type A with three bedrooms, two baths and a screened porch, Type B with two bedrooms, and Type C with two bedrooms, a den and two baths. The county roll shows 1,305, 1,511 and 1,701 square feet of heated area, eight residences of each.
On the county roll the 24 condominium residences have 1,305, 1,511 or 1,701 square feet of heated area, and the two villas have 1,584. MLS listings can show larger living areas, up to 1,813 square feet in the closings, because the two sources measure differently.
We found none. The state’s elevator inspection file has no entry for these Marissa Loop addresses, and the Declaration describes stairways and railings as common elements the association maintains under Section 9.1. Ask the seller which floor a residence is on.
The condominium assessment is not published. The Bylaws make it payable in equal quarterly installments due January 1, April 1, July 1 and October 1, and every residence pays an equal 1/24 share. The published layers are the Foundation’s $3,435 and the county’s $1,250.00 for FY2027.
The Foundation’s FY2027 assessment is $3,435 per residence ($2,180 operating, $497 reserve and $758 bulk media; $858.75 a quarter). For a condominium it is billed to the association and carried in its budget, so it reaches an owner inside the association’s assessment.
Section 11.14 of the Declaration makes every owner a Crown Colony Village Association member who pays a pro rata share of its assessments, but the amount is not published. Ask for it as a line in the association’s budget.
It is the Foundation’s resale capital assessment for deeds recorded on or after October 1, 2026. The buyer pays it by a separate check, and the Foundation’s realtor page says it rises 3.5% a year from October 1, 2027. A current Pelican Bay owner may qualify for an exemption with a $1,000 processing fee.
It is inside the Crown Colony privacy gate, which Section 4.7 of the recorded Crown Colony covenants says “shall be manned at the cost of the Master Association.” Whether it is staffed today is not published, so ask the Master Association for its gate procedures in writing.
No recorded document we read restricts occupancy by age, and Pelican Bay is not a 55-and-older community. Florida Statutes Section 760.29 and 24 CFR 100.304 define the older-persons exemption, and a buyer should confirm with an attorney.
Yes, with the Board’s approval, after you have owned the unit for 24 months if the title did not come by inheritance, no more than three times a calendar year, each lease at least 30 days and no more than a year. The Foundation separately caps leases at two a year.
No. Stays under 30 days are not permitted by the Declaration’s lease minimum, and Section 10.1 treats using a unit as a public lodging establishment as a business use, which is barred.
Yes, within limits: one cat or dog up to 25 pounds and 12 inches at the shoulder, up to two small caged birds and tropical fish in one aquarium. Pets are barred in leased units, and guests may not bring pets.
Yes, if the Board approves, and Section 14.1 of the Declaration requires you to designate one natural person as the primary occupant. A change of primary occupant counts as a transfer, and no more than one change is approved in any 12-month period.
You may own up to two. Section 10.1 of the Declaration says no person may own legal or beneficial title to more than two units, and a transfer that would exceed two is one of the listed grounds for Board disapproval.
Yes. Section 14.2 of the Declaration requires the Board’s prior written approval of every sale, on at least 30 days’ written notice with the signed contract, and the Board may interview the buyer. A transfer without approval is void unless the Board later approves it.
The Board must act within 30 days after it receives the notice and everything it requested, or no later than 60 days after the notice, whichever comes first. If it does not act, approval is deemed given, and on demand the Board issues a recordable Certificate of Approval.
Not on its face. Section 553.899 applies to buildings of “three habitable stories or more in height as determined by the Florida Building Code,” and St. Vincents’ buildings have two living levels. Collier County’s milestone list and map do not include St. Vincents.
Section 718.112(2)(g) applies to buildings three stories or higher and says it “does not apply to buildings less than three stories in height.” The seller must still give the buyer the study or a statement that none has been completed under Section 718.503.
Yes. FEMA’s map effective February 8, 2024 puts the property in zone AE at a base flood elevation of 10 feet, panel 12021C0381J. A lender will usually require flood insurance on a mortgage in that zone, and the elevation certificate for a specific residence matters.
Collier County’s August 19, 2026 release says FEMA has issued a preliminary map, a 90-day appeal period began that day and the target effective date is summer 2027. It is not in force, and we do not claim it changes the zone for St. Vincents.
Collier County’s evacuation zone layer places 6537 Marissa Loop in Zone A. Check the state’s Know Your Zone lookup for your address each season, because zones can be redrawn.
Section 15 of the Declaration requires the association to insure the improvements for fire, windstorm, flood, vandalism and extended coverage and to carry liability insurance of at least $1,000,000. The master policy does not cover the interior beyond Section 718.111, so an owner needs a condominium unit policy.
Only the standard model, color and style the Board adopts under Section 9.10 of the Declaration, and window replacement is the owner’s expense under Section 8.1(F). Ask the Board for its standard in writing before you order.
You may screen or enclose a lanai under the basic plan the Board adopts in Section 9.10, without specific consent if the work conforms in every respect. Section 8.1(D) of the Declaration bars carpeting, covering or enclosing a front porch.
Only with the Board’s prior written approval. Section 10.13 of the Declaration prohibits charging on condominium property without it, and the owner must agree to pay for any electrical upgrade and for the metered electricity.
Collier County Public Schools’ 2027 zone tool returns Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for 6537, 6549 and 6559 Marissa Loop. Confirm your address with the district.
Nearly three miles of private beaches open 9 a.m. to sunset, eight tram stations, the Marker 36 and Sandbar restaurants, 18 Har-Tru courts and the Community Park center, and a fitness center. Club Pelican Bay golf is a separate membership.
By free-flow routing from 6537 Marissa Loop, Naples Airport is 17 minutes and Southwest Florida International Airport is 44 minutes. NCH North Naples Hospital is 11 minutes and NCH Baker Hospital is 14 minutes.
Two detached villas built in 2002 at 6555 and 6559 Marissa Loop sit south of the condominium and outside it. Section 7.2(E) of the Declaration gives them a pool easement for a $250.00 fee paid in advance, adjusted by the Consumer Price Index every five years.
St. Vincents is smaller (26 homes against 70) and costs less: a 12-month median of $855,000 against $1,549,000 at Bay Villas, each a small sample. Bay Villas has larger homes and a deeper sales record, with 20 closings in 60 months against 7.
When the owner is present, Section 10.4 sets no limit beyond the county’s occupancy code, though a guest staying more than 30 days in 12 months needs approval. When the owner is away, Section 10.2 limits stays by relationship and days, and no more than six people.
St. Vincents Joint Venture, a venture of Gulf Bay Development Southwest, Inc. and Parcel T-IV Development, Inc., recorded the original Declaration at Official Records Book 1688, Page 1768. Gulf Bay is the developer of Pelican Bay.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
St. Vincents sellers most often ask what their residence is worth, how long a sale takes, who pays the Foundation’s $15,000 and how the Board’s 30-day approval works. The answers below give the 60-month figures first, with sample sizes, and name the recorded document that controls each rule.
It depends on your size, bedroom count and condition. Over 60 months (7 closings, a small sample) St. Vincents sales ran from $761,000 to $925,000 with a median of $869,000. A free valuation matches your residence to the right sales.
Four 3 bedroom homes sold between December 2025 and July 2026 (a small sample) at $785,000, $840,000, $870,000 and $925,000, a median of $855,000, for $3,420,000 in volume.
Over the last 12 months the median was 52 days on the market (n 4), with a range from 25 days to 159 days. Over 60 months the median was 39 days (n 7). Add the Board’s 30 to 60 days if the contract has not yet been submitted.
Yes. Section 14.2 of the Declaration requires the Board’s prior written approval of every sale. You give written notice at least 30 days before the intended closing with the signed contract, and the Board may interview the buyer.
The Board must act within 30 days after it receives the notice and everything it requested, or no later than 60 days after the notice, whichever comes first. Silence is deemed approval, and on demand the Board issues a recordable Certificate of Approval.
Only for good cause, by a majority of the whole Board after counsel’s written opinion, and only for the eight reasons Section 14.3(B)(1) lists, such as certain felonies, financial irresponsibility or a buyer who would own more than two units. Age, family status and the like are not on the list.
If you demanded it with your notice, the Board must furnish an approved alternate purchaser at the same price and terms within 30 days after the disapproving meeting, with closing within 60 days. If it does not, your original buyer is deemed approved.
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, plus $100 if expedited, and $500 if ID cards are not returned.
Florida’s documentary stamp tax on the deed at $0.70 per $100 of consideration, which is $5,985.00 at $855,000, the Foundation’s estoppel, the association’s estoppel at the statute’s capped fee, and any Association processing fee the contract assigns. In Collier County the buyer customarily pays the owner’s title policy, and the contract controls.
Section 718.116(8) caps the fee at $250, plus $100 if the certificate is expedited and $150 if the owner is delinquent. As we read the state’s current adjusted caps, they are $299, $119 and $179. The association has 10 business days to issue it.
Section 718.503 requires the Declaration, Articles, Bylaws and rules, the budget and year-end financial information, the governance form and the structural study or a statement that none is complete. The buyer may cancel within seven days, excluding weekends and legal holidays, after receiving the package.
When the buyer receives the package, not at contract. That is why we assemble the seller’s file before listing: the clock then starts the day the contract is signed rather than weeks later.
Yes. Section 689.302 requires a flood disclosure at or before the time the sales contract is executed, covering known flooding, flood claims and federal assistance. Prepare the answer before the first showing.
No law requires one, but a buyer’s lender or insurer in zone AE may ask for one. The county’s floodplain office can say whether it has a certificate on file for your structure, and an engineer or surveyor can prepare one.
It affects the buyer’s insurance quote, which affects what the buyer will pay. St. Vincents is in zone AE at a 10-foot base flood elevation, and the preliminary FEMA map, with a target effective date of summer 2027, is not in force. Have the current insurance quote ready.
No. Section 553.899 applies to buildings of three habitable stories or more, and St. Vincents’ buildings have two living levels. Collier County’s milestone list does not include St. Vincents.
Yes, subject to the lease, which the Association must have approved and which cannot be shorter than 30 days. Have your lease approvals and the count of leases used this calendar year ready, because a buyer’s counsel will check them against the Declaration and the Foundation’s two-lease ceiling.
An investor who buys cannot lease until holding the unit 24 months, unless the title came by inheritance. That narrows the investor pool for a St. Vincents sale and favors owner-occupants and second-home buyers.
Yes, with Board approval and a designated primary occupant under Section 14.1. The buyer should expect the Board to ask who will occupy the unit, and a change of occupant later counts as a transfer.
No. Section 10.8 of the Declaration bars For Sale and For Rent signs anywhere on the condominium property, including windows and vehicles. Open House signs are allowed only as the Board approves their size, content, location and duration.
Yes, subject to the Board’s rules on signs and the Crown Colony gate procedure for visitors. Ask the Master Association how it admits showing agents and buyers before you schedule the first open house.
Tell the buyer how guests, contractors and showing agents are admitted. The procedure is set by the Master Association and is not published, so we ask for it in writing before the first showing.
You should supply the figure, because a buyer’s lender will ask for it. The amount is not published, so it comes from the association’s budget or estoppel.
The association’s lien secures past-due assessments, interest and attorneys’ fees under Section 12.8 of the Declaration, and the buyer becomes jointly and severally liable under Section 12.4. Pay the balance at or before closing so the estoppel is clean.
No. The Foundation’s estoppel form says it does not require approval of a transfer and holds no right of first refusal. The only Board remedy at the condominium is the alternate-purchaser mechanism in Section 14.3(B)(2), and it applies only if the owner demanded it.
The two detached villas at 6555 and 6559 Marissa Loop have had no MLS closing in the five-year window, so there is no recent sale to anchor to. A just value is not a price, so we would build the price from comparable detached Pelican Bay homes.
Section 7.2(E) of the Declaration gives the villas a pool easement for $250.00 paid in advance, adjusted by CPI every five years, and the pool may be denied if the fee is unpaid. Confirm the fee is current before you list, because the buyer’s attorney will ask.
The Foundation’s FY2027 assessment is $3,435, up 4.2% from $3,295 in FY2026, and up 28% from $2,684 in FY2023, with one year of decline in between. It is billed to the condominium association and carried in its budget.
The county’s just value is not a sale price. For the condominium residences the 2026 median just values run from $545,075 to $716,415 by plan, below the $761,000 to $925,000 range of the MLS closings. Buyers price from sales, not just values.
The seven closings in the file occurred in January, March, April (twice), June, July and December, so there is no single season. We list when the file is ready, because a clean paperwork file matters more than the calendar.
A lender may ask for one, and the statement that none is required for a two-level building should be in the resale package. If the lender wants an engineer’s report, the Board may be able to provide any it holds. Ask early.
It is smaller. St. Vincents had 4 closings in 12 months against 7 at Interlachen and 8 at Barrington Club, so the price record is thinner and each sale counts for more.
Request a free home valuation or call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we build the paperwork file, price against the right sales and handle the Board and Foundation steps.
Selling a St. Vincents home? Get a free home valuation, or call Jesse direct at (239) 898-6072. Buying at St. Vincents? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Sources for this St. Vincents page are primary records: recorded instruments, association and Foundation documents, county and state pages, statutes and federal datasets. Each was opened for this page in October 2026. Where a county or state page blocked an automated request, we read it through a text retrieval service and logged the fetch.
Seven recorded and published documents are the ones St. Vincents owners and buyers ask for most often, and each link opens the official source for the neighborhood, Crown Colony or the Pelican Bay Foundation. Read the St. Vincents Declaration and the Foundation estoppel form before you sign a contract at St. Vincents.
| Document | What it covers | Link |
|---|---|---|
| St. Vincents Amended and Restated Declaration, Articles and Bylaws (2021) | Unit shares, easements, maintenance, use rules, leasing, sale approval, insurance, assessments, Bylaws | Open the recorded Declaration |
| St. Vincents Declaration of Condominium (1992) | The original submission, unit types and survey | Open the original Declaration |
| Crown Colony covenants (1991) | Master Association, one vote per unit, privacy gate | Open the covenants |
| Pelican Bay Foundation estoppel certificate form, 2026-2027 | Foundation estoppel request form and fees | Open the form |
| Pelican Bay Foundation FY2027 approved budget package | Foundation assessments and budget | Open the budget |
| Foundation declaration amendment on leasing (2019) | Two-lease cap | Open the amendment |
| Pelican Bay Foundation Rules and Regulations (December 12, 2024) | Community rules | Open the rules |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for St. Vincents. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - St. Vincents, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - St. Vincents, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
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| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - St. Vincents has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - St. Vincents do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - St. Vincents home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
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10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
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Average Household Size
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Households with Children
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Blue vs White Collar Workers
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
