The Colony at Pelican Landing

McGreevy and Comisar are the team The Colony at Pelican Landing sellers call first, and the team Colony buyers call when they want a straight answer about which tower, which side of the city line and which of the recurring bills come with a home here. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 team in Southwest Florida since 2012, have ranked in the Top 1% of agents nationally since 2008, and have over $900 million in personal sales between them. The Colony at Pelican Landing is a gated luxury enclave of 1,173 high-rise, mid-rise, villa and estate residences inside the Pelican Landing master community in Bonita Springs, Florida. On the county’s own map it straddles two municipalities: nine neighborhoods, from Sorrento to Bellagio, sit in the Village of Estero, seven, including Altaira and Infinity, sit in the City of Bonita Springs, and three are split parcel by parcel, while every address still mails as Bonita Springs, FL 34134 (Lee County Property Appraiser parcel roll and municipal codes, read September 2026).

The Colony at Pelican Landing is not Bay Colony in Naples, and it is not Palm Colony, a separate Pelican Landing neighborhood. Bay Colony is a different community in Pelican Bay, Naples, and nothing in this guide applies to it. The Colony sits west of US-41 on Estero Bay, entered at the Colony Main Gate, 23505 Via Veneto Blvd, off Coconut Road just before the Hyatt Regency Coconut Point (Colony Foundation directions page). Behind that gate are eight high-rise towers, from Sorrento (2001) to Infinity (first closings January 2026), five mid-rise, low-rise and villa condominiums, and six single-family and estate enclaves, with the resident-only Bay Club and a private, member-owned golf club in the middle of it all.

Thinking of selling? Our guide to selling your Colony home prices homes from the 72 recorded resales of the latest 12 months, kept apart from Infinity’s first sales, with the four-bill fee stack and the three estoppels a seller orders. For a number on your own residence, see what your home in The Colony at Pelican Landing is worth. Buying here? Our guide to buying a home in The Colony at Pelican Landing covers the buildings and their prices, the fee stack, the Bay Club, optional golf and flood zone building by building before you tour.

This guide is built from primary records only: the Lee County Property Appraiser parcel roll, the recorded Pelican Landing and Colony declarations and their supplements, the Pelican Landing Community Association’s 2026 budget and fee schedule, the Bayside Improvement Community Development District’s adopted FY2027 budget, The Colony Golf & Country Club’s own 2026 membership book, the Colony Foundation’s published notices and 2025 resident survey, FEMA’s National Flood Hazard Layer, Lee County zoning and court records, and the Southwest Florida MLS, pulled September 23, 2026. It corrects the claims that still circulate about this community: that its tower count stops before Infinity (there are eight towers), that it holds “just over 1,000” homes (the county roll shows 1,173), that it has its own private beach and marina (both belong to Pelican Landing), that Altaira has 76 residences (the recorded count is 75), and that it sits outside any community development district (it is inside the Bayside Improvement CDD). Where a figure is not published anywhere, we say so and name the document a buyer must request.

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

Why McGreevy and Comisar Are the Best Realtor for The Colony at Pelican Landing

McGreevy and Comisar sell homes in The Colony at Pelican Landing for a living, and the record makes the case: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, over $900 million in personal sales, and a Colony market read built from 101 hand-checked MLS closings.

If you’re searching for the best realtor for The Colony at Pelican Landing, whether you’re ready to sell your Colony home or buy your next one, McGreevy and Comisar is the team that delivers. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse and Marc together account for more than $900 million of personal sales inside that number. We know this community tower by tower, from the 2001 Sorrento floor plans to the 2026 Infinity deliveries, and we know which of its bills are published and which are not.

Recent Colony track record (last 12 months): In the last 12 months we tracked 101 closings in The Colony at Pelican Landing, every row read by hand from the Southwest Florida MLS for the 12 months to September 23, 2026, for $192,229,978 in dollar volume. We split that market in two, because blending new-construction deliveries into a resale median misstates what an existing owner can sell for. Resale homes: 69 closings at a median of $1,200,000, a median of 78.5 days on market and an average sale-to-list ratio of 93.80%. Infinity developer deliveries: 32 closings at a median of $3,205,000. The highest-priced sale was an Altaira penthouse at $6,500,000, closed May 1, 2026. The fastest resales were immediate: four resale listings reported 0 days on market, meaning they went under contract the day they were listed, among them an Altaira residence that closed at $2,700,000 in April 2026, and a second Altaira residence, #304, went under contract in 4 days and closed at $2,100,000 in February 2026 (Southwest Florida MLS, pulled September 23, 2026).

For luxury Colony 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. A Colony tower listing sells a view, a floor and a building, so our photography and drone work is planned around the stack and the exposure, not just the rooms. We handle the parts of a Colony sale most agents learn on the job: which estoppel certificates to order, how golf membership is positioned when the club’s joining fee is non-refundable and no transfer schedule is published, and the fact that Bay Club membership passes automatically to your buyer through the Colony Foundation. The Foundation controls real estate access, limits open houses to Wednesday, Saturday and Sunday from 1 to 4 p.m. with advance registration and one Foundation-design sign, and some buildings, such as Navona, ban for-sale signs on condominium property (Foundation Real Estate Information 2025; Navona recorded declaration). When a seller prefers privacy, we market off-market to buyers we already know.

Honors and recognition:

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

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

If you are weighing agents for a Colony sale or purchase, see how the best real estate agents in Bonita Springs compare on the public record.

Selling your Colony home? Get a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome for luxury listings.

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

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

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).

Key Takeaways

The Colony at Pelican Landing comes down to eight facts, each dated and sourced: 1,173 residences, eight towers, two municipalities, a resale median of $1,200,000, a stack of bills with three layers unpublished, optional golf, a beach and marina that belong to Pelican Landing, and flood exposure that changes building by building.

• A gated enclave inside a gated community. 1,173 residences on the Lee County Property Appraiser roll (1,077 in the 18 original WCI neighborhoods plus 96 at Infinity), behind the Colony’s own Main and South gates inside Pelican Landing, per the county parcel roll and the Colony Foundation’s directions and contact pages, read September 2026.
• Eight towers, not seven. Infinity (the Ronto Group with Wheelock Street Capital; 22 stories; 96 residences) opened in February 2026 and joined Sorrento, Palermo, La Scala, Treviso, Navona, Florencia and Altaira, for 670 tower residences in all, per the developer’s February 13, 2026 opening announcement and the county roll.
• Two municipalities, one ZIP code. Nine neighborhoods are in the Village of Estero, seven in the City of Bonita Springs and three are split by parcel; building departments, flood-insurance discounts (20% in Estero, 25% in Bonita Springs) and one new bond differ by side, per Lee County Property Appraiser municipal codes and each city’s FEMA Community Rating System page.
• The market, 12 months to September 23, 2026 (Southwest Florida MLS): 101 closings for $192.2 million; resales at a $1,200,000 median and $432.99 per square foot, 78.5 median days on market and 93.8% of list; Infinity’s 32 new deliveries at a $3,205,000 median; 5.4 months of resale supply.
• At least four recurring bills, and three layers of the stack are not published. The Pelican Landing Community Association assessment is $3,478 for 2026 (PLCA fee schedule); the Bayside Improvement CDD line on the tax bill is $1,570.80 falling to $850.43 for FY2027 (adopted CDD budget); the Colony Foundation assessment and each building’s 2026 condo or HOA assessment are not published; Infinity adds a second condominium layer whose budget is not published either, and buyers pay PLCA’s $6,000 resale capital assessment at closing.
• Golf is optional and currently full. The club’s 2026 membership book lists a $175,000 golf joining fee (capped at 275 and fully committed, with a Golf in Waiting path through Sports) and a $40,000 sports membership (capped at 215 and open), while the Bay Club comes with every Colony home.
• The beach and marina belong to Pelican Landing, not The Colony. The 34-acre Beach Park on Big Hickory Island is PLCA property on the Lee County roll, reached by a 12-minute shuttle boat and shared by recorded agreement with the Hyatt Regency Coconut Point; The Colony has no marina of its own, per PLCA’s beach and marina pages.
• Flood risk depends on the building, and everyone evacuates first. Most tower and mid-rise parcel points map Zone AE with an 11-foot base flood elevation, the estate enclaves mostly map Zone X, and every Colony address is in Lee County Evacuation Zone A, per FEMA’s National Flood Hazard Layer and Lee County’s evacuation-zone map, read September 2026.

Table of Contents

This guide to The Colony at Pelican Landing runs 35 sections, from the market snapshot through governance, the fee stack, all nineteen neighborhoods, the club, flood and insurance, schools, drive times, what is being built nearby and both FAQ editions. Jump straight to the section you need, or read it in order for the full picture of what owning here involves.

• Why McGreevy and Comisar Are the Best Realtor for The Colony at Pelican Landing
• Key Takeaways
• Living in The Colony at Pelican Landing as a Homebuyer
• The Colony Market Snapshot: What Homes Actually Sold For
• How The Colony at Pelican Landing Came to Be
• The Master Plan: Eight Towers, Eleven Enclaves, and What Can Still Be Built
• Who Governs The Colony at Pelican Landing, and Who Bills What?
• The Fee Stack: Every Layer a Colony Owner Is Billed
• The Colony’s Neighborhoods: All Eight Towers and Eleven Enclaves
• What Comes With a Colony Home, and What Costs Extra?
• The Colony Golf and Bay Club: Membership, Initiation and Dues
• Golf at The Colony: The Jerry Pate Course
• Is There a Marina or Boat Dock at The Colony?
• How Colony Residents Get to the Beach
• Tennis, Pickleball and Racket Sports at The Colony
• Fitness, Spa and Wellness at The Colony
• Dining at The Colony: The Clubhouse and the Bay Club
• Daily Life at The Colony: Gates, Guests, Leasing, Pets and Services
• Clubs, Events and the Social Calendar at The Colony
• How The Colony Handles Hurricanes: Ian, Milton and What Was Rebuilt
• Flood Zones at The Colony, Building by Building
• What Insurance Really Looks Like at The Colony
• Which Schools Serve The Colony at Pelican Landing?
• Healthcare Near The Colony
• Drive Times From The Colony Gate
• What Is Being Built Around The Colony?
• The Colony vs Bonita Bay and Nearby Communities: How Do They Compare?
• The Colony at Pelican Landing: Honest Pros and Cons
• Thinking of Selling Your Colony at Pelican Landing Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition
• Frequently Asked Questions, Seller Edition
• Sources and Authoritative References
• Downloadable Documents

Living in The Colony at Pelican Landing as a Homebuyer

Living in The Colony at Pelican Landing means belonging to two associations behind two sets of gates: the Colony Foundation’s own gates, roads and resident-only Bay Club sit inside Pelican Landing’s master amenities, including a 34-acre island beach, a marina and a 12-court tennis center, with golf sold separately as an optional private membership.

That layering is the single most important thing a buyer can understand before touring, because it decides what you pay, what your ID card opens, and who you call when something goes wrong. Every Colony owner is a member of the Pelican Landing Community Association (PLCA), the master association for the whole Pelican Landing development, and of The Colony at Pelican Landing Foundation, Inc., the Colony’s own master association. Every Colony property is also inside the Bayside Improvement Community Development District, and every condominium owner belongs to a building association on top of that. The golf club is a separate, member-owned corporation that the Foundation says, in writing on its contact page, “is independently owned and operated and not overseen by The Colony Foundation in any way.”

A Gate Within a Gate

The Colony is gated twice. Pelican Landing has its own master gates, and inside them the Colony Foundation runs the Colony Main Gate at 23505 Via Veneto Blvd, off Coconut Road just before the Hyatt Regency Coconut Point, and a second resident gate, the Colony South Gate, by the golf club (Foundation directions and contact pages, read September 2026). A third entrance off Coconut Road serves vendors and construction traffic.

Since April 1, 2026 the Foundation has issued windshield RFID tags for resident vehicles, installed at the Bay Club by appointment. PLCA gates still read barcodes, so an owner who drives through Pelican Landing’s own gates as well as the Colony’s needs both credentials (Foundation RFID notice, April 2026). The ID cards do not cross over either: the Foundation’s notice says plainly, “This ID Card is for Colony Access only! It will not work at the PLCA Amenities.” Pelican Landing’s tennis center, wellness center and beach shuttle run on a PLCA photo ID.

Guests are authorized through the TekControl visitor system, known to residents as TekWave, by app, web or a phone line with a personal PIN, and 89.7% of households in the Foundation’s 2025 survey said they are comfortable using it. Extended visitor passes of 30 to 90 days are issued only at the Foundation office, and not to tenants, health-care workers or vendors (Foundation extended-pass guidelines). One thing the Foundation does not publish is the staffed hours of each gate; that information sits behind the resident login, and a buyer who needs it should ask for it in writing during the contract.

Towers, Mid-Rises, Villas and Estates: The Housing Mix

The Colony’s 1,173 residences fall into three clear bands on the Lee County Property Appraiser roll. The first is 670 residences in eight high-rise towers: Sorrento (72), Palermo (71), La Scala (64), Treviso (76), Navona (100), Florencia (116), Altaira (75) and Infinity (96). The second is 342 residences in five mid-rise, low-rise and coach-home condominiums: Castella (72 in three six-story buildings of 24), Cielo (96 in 12 four-story buildings), Terzetto (69 in 23 three-story buildings, one residence per floor), Merano (100 two-story coach homes in 25 buildings) and Villa Trevi (five detached courtyard villas held as a condominium). The third is 161 single-family, villa and estate homes: Las Palmas (49), Addison Place (28), Tuscany Isle (40 estate homesites on 39 tax parcels, because one lot is split between two neighbours), Bellagio (26 homesites on the recorded plat), Messina Court (6) and Ponza (13).

The Colony Foundation’s own 2025 real estate sheet calls that “19 distinctive neighborhoods”, counting Infinity; the association rosters online still list the original 18. Price follows the product almost exactly. In the 12 months to September 23, 2026, Merano coach homes closed at a $692,500 median and Castella at $582,239, while Altaira resales closed at a $2,250,000 median and Infinity’s developer deliveries at $3,205,000 (Southwest Florida MLS). A dedicated Infinity sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

The towers are where most Colony owners live. In the Foundation’s 2025 survey, 50% of responding households live in a high-rise, 33% in a mid-rise and 17% in a single-family home. The tower product itself runs wide: La Scala’s residences measure 3,305 to 6,796 square feet on the county roll and come with deeded garages, while Navona’s measure 1,559 to 1,993 square feet. Infinity’s 96 residences measure 2,907 to 3,848 square feet on the county roll, and every one comes with a two-car garage with an EV outlet, according to the developer’s 2024 brochure.

Who Actually Lives Here

The best evidence of who lives in The Colony is the Foundation’s own 2025 Annual Survey, answered by 551 of 1,078 households, about half the community before Infinity closed. It found that 66% of responding households are seasonal and 34% live here full-time, and that only 2.2% rent out their home. That combination matters to a buyer. The Colony is a seasonal community that is very much owner-occupied: the people in the elevator in February are overwhelmingly owners, not renters, and the summer months are quieter by design.

The survey also rated the Foundation’s services on a 10-point scale. Staff scored 9.2, dining 9.0, administration 9.0, amenities 8.7 and gate access 8.3, and the single highest-rated service was valet parking at the Bay Club, at 9.3. Resident programs draw real participation: 17.4% of respondents joined the Trivia Challenge, 8.7% one of the two book clubs and 7.4% cooking classes, alongside card games, a lecture series, a women’s discussion group, a walking group and art classes, with events overall rated 8.5 of 10 (Foundation 2025 Annual Survey, published July 2025).

What no public document establishes is an age restriction. No 55-plus or housing-for-older-persons language appears in any Colony governing document we read. The golf club’s own sources describe an older membership, but The Colony itself is not an age-restricted community on the record; confirm it in the declaration of the building you are buying in.

The Bay Club Comes With Every Home

The Bay Club is the Colony’s social center, and it is the amenity most often misdescribed. It is owned and run by The Colony at Pelican Landing Foundation, not by the golf club, it sits at 5200 Pelican Colony Blvd, and every Colony resident is a member through the Foundation, with no separate Bay Club corporation and no separate joining fee (Foundation Bay Club and contact pages). Established in 2000, it holds a second-floor Main Dining Room, the third-floor Top of the Bay, a terrace, a private dining room and a bar, plus the Foundation’s offices and valet parking.

The published season program is generous: complimentary morning coffee on Top of the Bay, live music every Tuesday, a nightly happy hour, Saturday prime rib, monthly dinner dances and wine dinners, and a resident wine locker program (Foundation Real Estate Information 2025). The dress code is “Dressy Casual” at minimum, with no shorts in the Main Dining Room from November 1 to April 30. The Foundation describes the hours only as “Open for dinner and lunch select days during season. Reservations are required.”; detailed hours and menus are for residents.

The Bay Club’s final renovation phase closed it from August 11 to 22, 2025, and the Foundation paid for that work from its capital account with no special assessment (Foundation notice, July 2025). In summer, the Foundation’s 2026 reciprocal program opens dining and golf at 24 other private clubs from May 1 to October 31, 2026, including Bonita Bay Club, The Nest, Shadow Wood, Mediterra, Pelican Marsh and Talis Park (Bay Club Reciprocal Information Guide 2026). Tenants are the one exception to automatic access: a tenant gets Bay Club privileges only if the owner transfers them, at $200 per transfer and at most three times a year (Bay Club transfer form).

What Pelican Landing Adds, and What It Does Not

The largest amenities a Colony owner uses belong to Pelican Landing, not to The Colony. The Pelican Landing Community Association owns the 34-acre Beach Park on the north end of Big Hickory Island, reached by a PLCA shuttle boat that “zips across Estero Bay in 12 minutes” and runs 364 days a year (PLCA Beach Park page), and shares it by recorded covenant with the Hyatt Regency Coconut Point and its timeshare. A recorded 2015 amendment caps the beach at 600 people at one time. PLCA also owns the Coconut Point Marina and Red Fish Docks, the Sailing Center, a 12-court Har-Tru Tennis Center with 7 lit courts, 6 pickleball courts, 2 bocce courts and a 4,200 square foot Wellness Center, all included in the PLCA assessment, which also pays for basic cable and internet under a Hotwire bulk contract ($3.59 million in PLCA’s 2026 budget).

Sources: PLCA fee schedule, 2026 budget and amenity pages; Foundation Bay Club, kayak and contact pages; the club’s 2026 membership book, all read September 2026.

The Colony has no marina of its own. Colony owners may lease PLCA slips at Coconut Point Marina, and PLCA sells off-site boat owners ramp access for $100 a year; slip counts, sizes and lease prices are not published and come from the PLCA marina office. Marketing that calls Infinity’s marina or beach “private” is describing PLCA’s facilities, shared with every Pelican Landing owner.

What Golf Really Costs

Golf is optional in The Colony, and the MLS confirms it: the “Mandatory Club Fee” field reads $0.00 on every one of the 102 closed rows in the 12-month pull (Southwest Florida MLS, September 23, 2026). The Colony Golf & Country Club describes itself as private and member-owned, and says it moved from developer ownership to member ownership in October 2022. Its 2026 membership book, with rates revised December 1, 2025, is the only source we use for money.

Golf membership carries a $175,000 non-refundable joining fee, 2026 dues of $18,430 plus tax, capital dues of $3,400, a $1,200 food minimum and a $285 monthly renovation contribution, as listed in the club’s 2026 rate card. It is capped at 275 members and is currently “Fully Committed”. Sports membership carries a $40,000 non-refundable joining fee, $6,415 plus tax in dues, $1,750 capital dues, the same $1,200 food minimum and a $255 monthly renovation contribution; it is capped at 215 and “Currently Available by Application.” Sports members may play up to six rounds each from November to April and unlimited golf from May to October.

The path to full golf runs through Sports. A Sports member enters Golf in Waiting by paying the difference up to 85% of the golf joining fee, locked in, and pays 85% of golf dues; the top 40 on that list get afternoon golf in season. Non-residents may join the club, but if its waitlist opens, Colony residents rank ahead of non-residents, which is a priority, not a right. Our arithmetic from the club’s 2026 rate card puts year one of a full golf membership at $201,450 before tax ($175,000 joining, $18,430 dues, $3,400 capital, $1,200 food minimum and 12 renovation payments of $285), and the recurring golf cost at about $26,450 a year plus tax. The same arithmetic puts recurring sports membership at about $12,425 a year plus tax. Resident golf and Golf in Waiting members who keep a private cart pay a $2,300 annual cart trail fee.

The club is also mid-renovation. Members approved a $16.5 million clubhouse renovation with 78% of the vote, with phase one due in November 2026 and phase two in fall 2027 (club and trade press, February 2026), and Bonita Springs issued the renovation permits in 2026. How the renovation is financed beyond the monthly contributions, and whether and how a membership transfers on resale, are not published; both sit in club documents available to prospective members.

One Community, Two Cities

The Colony straddles two municipalities because of a vote. In February 2014, Colony and Pelican Landing voters rejected annexation into Bonita Springs so they could vote on Estero’s incorporation, and the Village of Estero incorporated on December 31, 2014 (Estero Development Report, February 2014). The line that resulted runs through the middle of The Colony. Sorrento, Navona, Florencia, Treviso, Merano, Villa Trevi, Ponza, Las Palmas and Bellagio are in the Village of Estero; Altaira, La Scala, Palermo, Infinity, Castella, Cielo and Terzetto, together with the Bay Club and the golf clubhouse, are in the City of Bonita Springs; and Addison Place, Tuscany Isle and Messina Court are split parcel by parcel (Lee County Property Appraiser municipal codes and FEMA community identifiers, read September 2026).

What the line changes is real. It decides the building department that permits your renovation, the code enforcement office, and the office that applies the flood-plain 50% rule. It decides your flood-insurance discount: National Flood Insurance Program policies get 25% off in Bonita Springs (Community Rating System Class 5) and 20% off in the Village of Estero (Class 6), per each city’s CRS page. Bonita Springs voters approved a $35 million bond for the Bonita-Estero Rail Trail in August 2026, so Bonita Springs taxpayers carry it and Estero-side owners do not. And the Village of Estero adopted its own condominium inspection ordinance in April 2026.

What the line does not change is just as useful to know. Every Colony address mails as Bonita Springs, FL 34134. The MLS “City” field is simply what the listing agent typed, and it does not reliably show which side a home is on; in the 12-month pull, the one Sorrento sale was entered as Bonita Springs even though Sorrento is in Estero. And every Colony address, on either side, sits in the same Lee County school enrollment zones: Elementary Zone Q, Middle Zone GG and High School South Sub-zone 3 (Lee County Schools 2026-2027 Student Enrollment Plan).

Errands, Shopping and the Drive Out

There are no shops, grocery stores or pharmacies inside the Colony gates, so daily errands mean a short drive. The Foundation describes Coconut Point as “just 1.5 miles from the entrance of The Colony”, and our free-flow route from the Main Gate measures 2.2 miles and about 6 minutes; Publix at the Shoppes at Pelican Landing is 2.5 miles and about 5 minutes (drive times measured September 23, 2026; season traffic adds time). Two freestanding emergency departments sit 1.9 miles from the gate, and Southwest Florida International Airport is about 14 miles, which the Foundation estimates at about 30 minutes. There is no I-75 interchange at Coconut Road; the nearest on-ramps are Exit 123 at Corkscrew Road and Exit 116 at Bonita Beach Road.

What We Tell Buyers on the First Tour

These are the points we walk every Colony buyer through before the first building, because each one has decided a purchase for someone.

Pick the product, then the building, then the floor. The Colony’s price range runs from Merano and Castella in the $500,000s and $600,000s to Tuscany Isle estates listed near $6 million, and the resale median of $1,200,000 describes almost no individual home (Southwest Florida MLS, 12 months to September 23, 2026). A buyer who wants a tower and a buyer who wants a garage and a yard are shopping in different markets that happen to share a gate.

Read the flood zone of the building, not the community. Most tower and mid-rise parcel points map Zone AE with an 11-foot base flood elevation, while the estate enclaves on the higher ridge, such as Las Palmas, Addison Place, Messina Court and Ponza, map Zone X (FEMA National Flood Hazard Layer, panel 12071C0589G, effective November 17, 2022). Zones are read at the county parcel point; the building’s elevation certificate and a lender’s flood determination decide the insurance zone. And every Colony address, Zone X or not, is in Lee County Evacuation Zone A, the first ordered out.

Order all the estoppel certificates, and read them together. The Colony Foundation’s assessment is not published, and neither is any building’s 2026 condo or HOA assessment. A buyer gets both, plus any special assessment, on the estoppel certificates ordered during the contract: PLCA’s costs $299, the Foundation’s $250, plus the building’s own (PLCA fee schedule; Foundation contact page).

Decide on golf before you write the offer. Golf is full, the joining fee is non-refundable, and the route in is a $40,000 Sports membership followed by Golf in Waiting. If golf is the reason you are here, that timeline belongs in your plan, not in your first season.

If you might rent, read the building’s declaration first. Leasing and pet rules in the condominiums come from each building’s declaration, not from the Pelican Landing master rules. Navona allows two leases a year with a 90-day minimum under a 2016 amendment and bars hotel-style use, including Airbnb and VRBO; most other buildings’ rules are not online (Navona recorded lease amendment and 2019 rules).

Ask every tower for its safety paperwork. Florida’s structural integrity reserve study and milestone inspection rules apply to every Colony building of three or more habitable stories, and no Colony association publishes its reports. The oldest towers reach their 30-year milestone first: Sorrento in 2031, Palermo in 2032 and La Scala in 2033, by our count from the county’s year-built data.

Buying in The Colony? Call Marc at (239) 287-5873 and he will walk you through the building-by-building differences before you tour, or read how we represent buyers in Southwest Florida.

The Colony Market Snapshot: What Homes Actually Sold For

In the 12 months to September 23, 2026, 101 homes closed in The Colony at Pelican Landing for $192.2 million. Strip out Infinity’s 32 developer deliveries and the resale market looks like this: 69 sales, a $1,200,000 median, $432.99 per square foot, 78.5 days on market and 93.8% of the final list price.

Data updated: September 2026

Where These Numbers Come From

Every figure in this section comes from one pull of the Southwest Florida MLS: Development Name THE COLONY AT PELICAN LANDING, closed sales from September 23, 2025 to September 23, 2026, active listings and rentals as of September 23, 2026. We read every row by hand. The closed search returned 102 rows; one sale at Infinity was entered twice, once by the listing office and once after the fact, so we counted it once, for 101 unique closings. Every row carried the same development name, and no row came from outside it.

Two market figures from earlier in 2026 still circulate. They are out of date and superseded by this pull, and we do not use them. We also do not use portal “price direction” estimates for Pelican Landing or Bonita Springs, because they measure a different set of homes.

Resale Versus Infinity Deliveries

Infinity changes every blended number. Its 32 closings were developer deliveries of a new tower, 24 of them entered into the MLS after closing with no marketing period, so they carry no days on market and no meaningful sale-to-list ratio. Blending them into a resale median would overstate what an existing Colony owner can sell for by hundreds of thousands of dollars. So we show all three views.

Source: Southwest Florida MLS, closed sales September 23, 2025 to September 23, 2026, pulled September 23, 2026. Price per square foot uses MLS living area. The resale median of $1,200,000 is an observed sale, because 69 is odd; the Infinity median of $3,205,000 is the mean of the middle pair, $3,200,000 and $3,210,000.

Infinity alone accounted for $99,530,000, just over half the community’s 12-month dollar volume, on less than a third of its closings. Resale volume was $92,699,978. The mean resale price was $1,343,478, about $143,000 above the median, which is the signature of a market with a long luxury tail: a handful of Altaira and estate sales pull the average up and tell you little about a typical coach home or mid-rise condominium.

How Resale Prices Spread

The 69 resale closings ran from $425,000 (a Castella condominium and a Merano coach home) to $6,500,000 (the Altaira penthouse). By our count of the same MLS rows, 13 resales closed under $700,000, 45 closed at $1,000,000 or more, and 11 closed at $2,000,000 or more. In practical terms, the Colony resale market is a $1 million to $1.5 million market in its middle, with a genuine entry tier in Merano, Castella and Navona and a thin but real top tier in Altaira, La Scala, Bellagio, Tuscany Isle and Ponza.

Six Months Against Six Months

The Colony’s resale market was more active in the most recent half-year. In the six months from March 23 to September 23, 2026, 42 resales closed at a median of $1,262,000; in the six months before that, 27 resales closed at a median of $1,200,000 (Southwest Florida MLS, pulled September 23, 2026). That is more activity at a slightly higher median. It does not prove a trend on its own, because the mix of buildings that happened to sell differs from one half to the other, and the later half includes the spring and early summer months when more seasonal owners close.

By Neighborhood

Every neighborhood that recorded a sale is listed below. Where a neighborhood had one or two sales, we list the sales themselves and print no median, because one or two closings are too thin to read as a market rate.

Source: Southwest Florida MLS, closed sales September 23, 2025 to September 23, 2026, pulled September 23, 2026. Where n is even, the median is the mean of the middle pair; Terzetto’s $1,350,000 equals an observed sale because both middle sales closed at $1,350,000.

Three readings stand out for sellers. Merano was the Colony’s most liquid neighborhood by count, with 10 closings, but its homes took a median of 152.5 days to sell. Castella’s median of $582,239 masks a very wide range, from $425,000 to a $1,499,000 sale that went under contract the day it was listed, because a top-floor Castella residence and a lower-floor residence are different homes. And the tower medians cluster tightly around $1.1 million in Palermo, Florencia and Treviso, while Altaira sits in a band of its own at $2,250,000. A dedicated Altaira sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Price Per Square Foot by Building

Price per square foot separates The Colony’s buildings more sharply than price does. Median sold price per square foot of MLS living area, 12 months to September 23, 2026:

Source: Southwest Florida MLS, pulled September 23, 2026.

Two things to know about these figures. First, the resale median of $432.99 per square foot sits beside an aggregate of $458.37, which is our arithmetic from the same MLS rows ($92,699,978 of resale volume divided by 202,237 square feet of MLS living area). The aggregate is higher because the most expensive homes are also the largest, so they carry more weight in a total-over-total figure. A portal that prints one unlabelled “price per square foot” for The Colony is usually printing something closer to the aggregate. Second, MLS living area is what the listing agent entered, and it will not match the Lee County Property Appraiser’s measured area for the same home; the Altaira penthouse, for example, was entered at 6,630 square feet in the MLS. Compare a home against its own building on the same measure.

How Fast Homes Sold, and at What Discount

The Colony’s resale homes took a median of 78.5 days on market and closed at an average of 93.80% of the final list price (68 marketed resales, Southwest Florida MLS, pulled September 23, 2026). By our count of the same rows, 8 of those 68 resales closed at exactly their final list price and none closed above it; the lowest sale-to-list ratio was 83.5%. Days on market ran from 0 to 487.

The fast end was very fast. Four resales reported 0 days on market, meaning they went under contract the day they were listed: an Altaira residence that closed at $2,700,000, a Castella residence at $1,499,000, a Florencia residence at $1,200,000 and a Cielo residence at $1,075,000. A Castella residence went under contract in 3 days and an Altaira residence, #304, in 4 days. The slow end was slow: the longest resale took 487 days, at Palermo. The difference between those two ends is almost always price and presentation, not the building.

The Top of the Market

The top sale in the last 12 months was an Altaira penthouse at $6.5 million (May 2026). It closed on May 1, 2026 after 96 days on market, with a final list price of $7,400,000 and 6,630 square feet of MLS living area (Southwest Florida MLS). The top of Infinity’s deliveries was a residence at $4,750,000, and the top single-family sales were two estates at $2,750,000 each, one in Bellagio in April 2026 and one in Tuscany Isle that closed on September 21, 2026. Resale buyers at the very top negotiated: the Altaira penthouse closed at about 88% of its final list price.

Active Inventory and Months of Supply

On September 23, 2026 the MLS showed 38 active listings in The Colony at a median asking price of $1,625,000, from $469,000 for a Merano coach home to $5,950,000 for a Tuscany Isle estate, with a median of 202.5 days on market (Southwest Florida MLS).

Source: Southwest Florida MLS, active listings, pulled September 23, 2026.

Months of supply is active listings divided by the average monthly closing pace. Across all segments, 38 active listings against 101 closings a year works out to 4.5 months. For resale only, 31 active resale listings against 69 resale closings a year works out to 5.4 months. Seven Infinity residences were listed for resale on the same day, so Infinity owners now compete with each other, and with Altaira, in the top tier.

The gap between the active median of 202.5 days and the sold median of 78.5 days is the clearest statement in this data. The homes that sold, sold in under three months at the median; the homes still listed have been waiting more than six. A seller pricing against the active list is pricing against homes that have not sold. Tuscany Isle deserves its own note, because four estates were listed against one closed sale in the 12 months. A dedicated Tuscany Isle sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Rentals

Rental activity in The Colony is modest, which matches the Foundation’s finding that only 2.2% of surveyed households rent out their home. In the 12 months to September 23, 2026 the MLS recorded 11 leases. Annual-rate leases achieved $3,800 a month at Navona, $4,700 at Sorrento, $5,500 at Florencia and $9,500 at Infinity. Seasonal leases achieved $7,500 a month at Merano up to $20,000 a month at La Scala, with Navona at $10,000, Florencia at $11,500 twice, and Treviso at $11,500 and $13,000. On September 23, 2026, 22 rentals were active: monthly-rate asks from $4,500 to $9,500 and seasonal asks from $7,500 to $20,000 a month (Southwest Florida MLS rental search, pulled September 23, 2026).

These are MLS asking and achieved rents, not an income forecast. Each building sets its own leasing limits, tenants pay PLCA processing and need a $200 Bay Club transfer for club privileges, and a seasonal rent that works at Navona may be impossible in a building with a longer minimum term.

The Association Fields Listing Agents Report

The MLS carries association fee fields that listing agents fill in themselves. They are useful as a cross-check, and they are not association budgets: no Colony building has published its 2026 budget, and the Colony Foundation does not publish its assessment. With that label attached to every figure, here is what listing agents entered on the 102 closed rows.

Source: Southwest Florida MLS association fields on closed listings, as entered by listing agents, pulled September 23, 2026. These are not association budgets.

On 2026 MLS listings, agents enter two annual association amounts: $3,478, which matches the Pelican Landing Community Association’s published 2026 assessment, and about $3,483, whose payee the MLS field does not name. We do not treat the second figure as the Foundation’s assessment, and we do not add it into any total. The MLS “Transfer Fee” field shows $11,000 on 59 of the 102 closed rows, all 2026 listings, against PLCA’s published $6,000 resale capital assessment, which implies further transfer charges at the Colony or building level that are not published and must be confirmed on each estoppel certificate.

What the Data Does Not Say

This data has limits, and we would rather state them than let a number carry more weight than it can. The MLS does not tell you which municipality a home is in, because its City field is the mailing city the listing agent entered. It does not isolate any price effect of being on the Estero or Bonita Springs side of the line, or of storm history. We did not measure the share of cash buyers. The six-month comparison shows more resales in the spring and summer half-year, but it does not prove a best month to list. And 12 months of Colony closings is a small sample in most buildings: where a neighborhood had three sales, its median is a data point, not a price guide.

Thinking of Selling in The Colony at Pelican Landing?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we price Colony homes building by building rather than from a community-wide average.

Start with a free home valuation at https://mcgreevyandcomisar.com/home-valuation, or Call Jesse direct at (239) 898-6072 for a confidential conversation. With resale homes closing at a median of 78.5 days and 93.8% of list while active listings sit at a median of 202.5 days (Southwest Florida MLS, September 23, 2026), pricing your building and floor correctly on day one is the difference between the two groups.

How The Colony at Pelican Landing Came to Be

The Colony at Pelican Landing was created by WCI Communities, the successor to Westinghouse’s Florida community business, which formed the Colony Foundation in December 1996, built six towers from 2001 to 2007, went through a 2008 bankruptcy and a 2017 sale to Lennar, and sold the last two tower sites to the Ronto Group in 2021.

The history matters to a buyer for practical reasons. It explains why the towers were built in the order they were, why the post-2012 neighborhoods look different from the early ones, why residents only took control of their own master association in 2019, and why a second Infinity tower is still possible.

From Westinghouse Bayside to WCI

Every recorded Colony instrument traces back to the same declarant chain: WCI Communities, LLC, as successor to WCI Communities Limited Partnership, as successor to Pelican Landing Communities, Inc., formerly known as Westinghouse Bayside Communities, Inc. (recitals of the recorded 2016 PLCA voting-group supplement, INSTR 2016000102260). Put simply, The Colony was developed by WCI Communities, the successor to Westinghouse’s Florida community business. The master covenants predate The Colony itself: the Pelican’s Nest declaration was recorded on November 11, 1988 (OR Book 2030, Page 663) and restated as the Pelican Landing declaration on January 18, 1991 (OR Book 2198, Page 1873).

The Pelican Landing Approval, 1994

In 1994 Lee County approved the Pelican Landing development of regional impact, master number 950105004Z (resolution Z-94-014), covering 2,218.14 acres of the larger Pelican Landing development with 3,912 residential units, 750 hotel rooms, 215 marina slips and 77 golf holes (Lee County planned development record). The Colony was planned inside that approval as a separately governed enclave with its own golf course and bay club. Those figures describe all of Pelican Landing, not The Colony; no public record we found states The Colony’s own acreage.

1996 and 1997: The Foundation, the Declaration and the First Homes

The Colony at Pelican Landing Foundation, Inc., the Colony’s master association, was incorporated on December 10, 1996 (Florida Division of Corporations, N96000006271), and the Sorrento condominium association was filed nine days later, on December 19, 1996, years before its tower rose. The Colony’s own covenants are the Declaration and General Protective Covenants for The Colony at Pelican Landing, OR Book 2775, Page 3845, which runs with every Colony property alongside the Pelican Landing declaration. The first Colony homes came in Messina Court and Addison Place, where the oldest homes on the county roll date from 1997 and 1998, and Lee County approved the Tuscany Isle plan on May 9, 1997 (PD-97-020).

2000 and 2001: The Golf Club and the Bay Club

The Colony Golf & Country Club, Inc. was incorporated on August 1, 2000 as a Florida not-for-profit (N00000005042) under a Club Acquisition Agreement with WCI. The club opened in 2000 and held its grand opening with 40 founding members in 2001, around a Jerry Pate course that was resurfaced tee to green in Platinum Paspalum in 2017; the clubhouse reopened after an interior renovation in 2018. The Bay Club, the Foundation’s own dining club, was established in 2000 (Foundation Real Estate Information 2025).

The Towers, One by One

WCI built six towers in seven years, then one more after the downturn, and the Ronto Group built the eighth. The Colony has eight high-rise towers: Sorrento (2001), Palermo (2002), La Scala (2003), Treviso (2004), Navona (2006), Florencia (2007), Altaira (2017) and Infinity (2025, first closings January 2026).

Sources: Lee County Property Appraiser year built and unit parcels; recorded PLCA supplements; Lee County planned development record; Florida condominium registry; developer releases, all read September 2026. Altaira has 75 residences (recorded 2016 declaration supplement and the state condominium registry); WCI’s 2014 launch announcement described 76, and the plan was reduced to 75 before the building was recorded. The top floor holds three residences, one of them a combined 6,155 square foot home (Lee County Property Appraiser).

Around the towers, WCI built the lower-rise neighborhoods in two waves. The first wave, from 1997 to about 2007, produced Messina Court, Addison Place, Tuscany Isle, Las Palmas, Bellagio, Merano, Villa Trevi and Castella. The second, after the bankruptcy, produced Terzetto (2013 to 2014), Cielo (2014) and Ponza (2015 to 2018), all on the county roll.

The Tower That Was Never Built

The zoning record contains one Colony tower nobody can buy into. In 2006, Lee County approved plans for a 20-story tower called Ravenna that was never built (Lee County ADD2006-00007, final plan approval for a 118-unit building). No Ravenna condominium exists on the county roll today. The 2008 downturn overtook it.

2008 and 2009: WCI’s Bankruptcy

WCI filed for Chapter 11 in August 2008 and emerged in September 2009 (WCI SEC filings). At filing, WCI’s chairman said the company’s entire $1.8 billion of debt might soon be in default. For Colony owners, the practical effect was a pause: WCI’s 2013 prospectus says The Colony “re-opened for sales in the fourth quarter of 2012”, and described the community then as “approximately 1,400 total home sites”, a planning figure, not a built count.

2012 to 2015: The Post-Bankruptcy Neighborhoods

The Colony that WCI resumed selling in late 2012 was built differently. Terzetto, delivered in 2013 and 2014, puts 69 residences in 23 three-story buildings with one residence per floor, and Cielo, delivered in 2014, puts 96 residences in 12 four-story buildings on a single 2,995 square foot plan (county roll). WCI’s 10-K for 2015 reported deliveries of 8 Colony homes in 2013 at an average of about $590,000, 61 in 2014 at about $639,000 and 59 in 2015 at about $750,000, and counted “three sites/315 planned units” of tower land still in its plan at The Colony at the end of 2015. That was WCI’s plan at the time, not an entitlement anyone holds today.

The 2014 Vote That Drew the City Line

The municipal line through The Colony was drawn by its residents. In October 2013, the contested area south of Coconut Road had about 850 voters, 57% of them in The Colony (SW Florida Spotlight, 2013). In February 2014 Bonita Springs annexed WCI land to the west and the marina, but the majority of residents of Pelican Landing and The Colony voted to reject annexation so they could take part in the Estero incorporation referendum that fall (Estero Development Report, February 2014). The Village of Estero incorporated on December 31, 2014, and the older Colony neighborhoods to the north have been in Estero ever since.

2015 to 2017: Altaira, and Lennar

Altaira was WCI’s first new condominium tower after the 2008 downturn, designed by architect Curts Gaines Hall Jones and launched in 2014 as a 21-story tower. At the end of 2015, WCI reported the foundation complete and vertical construction under way, with 13 orders worth $23.2 million, an average of about $1,785,000 per residence (WCI 10-K for 2015). Lennar acquired WCI Communities in February 2017, closing on February 10, 2017 at $23.50 a share, about $643 million (Lennar release). Altaira’s condominium declaration was recorded in 2017, after the Lennar closing, and the county gives its year built as 2017.

Handing Over Control: 2001, 2019 and 2022

Residents took control of the three bodies that govern Colony life at three different times. Pelican Landing residents gained control of the master association’s board under a 2001 turnover agreement; remaining developer rights were settled in a recorded 2019 agreement with WCI. Residents took control of The Colony Foundation from WCI in November 2019 (the Foundation’s own 2021 letter), and the Foundation has been managed by ICON Management since January 2019. The Colony Golf & Country Club describes itself as private and member-owned; the club says it moved from developer ownership to member ownership in October 2022. The Colony elects two of its own directors to the PLCA board through two dedicated voting groups created by the recorded 2016 voting-group supplement.

The 2019 Settlement and Its Construction Clause

A 2016 resident suit over developer control of the Pelican Landing association ended in a recorded 2019 settlement (Settlement, Release and Restrictive Covenant Agreement, INSTR 2019000163050, hosted by PLCA). Two of its clauses reach The Colony directly. It allows WCI to grant up to 250 Raptor Bay units the right to use the Pelican Landing Beach Park, with a $1,500 payment to PLCA at each sale. And in Section 7 it says WCI “will not construct more than 200 additional living units within the current Pelican Landing Community”, a provision the parties agreed “shall run with the land and bind the property described in Exhibit C, attached hereto (the Colony).” The master plan section below explains what that clause does and does not tell a buyer today.

2021 to 2026: Infinity

In February 2021 the Ronto Group and Wheelock Street Capital announced they had bought the sites for “two condominium high-rise towers” at The Colony, through the entity WSR-Colony, LLC (Ronto announcement, February 2021). By June 2022, 46 of Infinity’s 96 residences were under contract. Construction financing of $122.5 million closed in April 2023, the tower broke ground in May 2023, and on February 13, 2026 the developer announced Infinity “now open and move-in ready” (developer releases). First closings came in January 2026, and by September 2026 the developer’s site reported about 80% sold. Infinity was designed by architect Robert M. Swedroe and built by BCBE Construction, and it has two condominium layers: Infinity I and the Infinity Master Condominium, whose board was still developer-led on the state register in September 2026.

The Foundation Versus the Developer

After turnover, the Foundation pursued claims against its former developer. The Foundation’s April 2021 demand letter, posted on its resident site, was mainly about developer-era fees, insurance, reserves and maintenance; one item was a construction-defect notice for Bay Club windows and a kitchen drain. Lennar’s May 2021 reply disputed the money claims and offered inspections. In March 2022 The Colony Foundation sued WCI Communities, Lennar Homes and several former developer-appointed directors in Miami-Dade circuit court (Case No. 2022-005237-CA-01). The public docket shows the case was dismissed in 2024 following a settlement; the terms were not made public.

Separately, Altaira’s condominium association filed a construction-defect suit in February 2022 against Lennar, WCI and seven design and trade firms (Lee County Case No. 22-CA-000606). The specific defects and the outcome are not in the public record we could reach. A buyer at Altaira should expect the association’s disclosure sheet to address it.

The Master Plan: Eight Towers, Eleven Enclaves, and What Can Still Be Built

The Colony at Pelican Landing is built out: 1,173 residences in eight towers and eleven lower-rise enclaves, with no vacant residential lot left on the Lee County roll. The one open question is a pair of reserve parcels beside Infinity, where a second tower is planned but not committed and no building permit has been filed.

That makes The Colony unusual among Southwest Florida’s master-planned communities in 2026. The construction a buyer will live next to is almost entirely outside the gates. Inside, the plan is finished except for one reserved site, and the documents that govern it are recorded and readable.

The Zoning Umbrella: Pelican Landing’s DRI

The Colony has no zoning approval of its own. It sits inside the Pelican Landing development of regional impact, Lee County master number 950105004Z, first approved in 1994 (Z-94-014) for the whole of Pelican Landing: 2,218.14 acres, 3,912 residential units, 750 hotel rooms, 215 marina slips and 77 golf holes (Lee County planned development record). When Bonita Springs incorporated, it adopted a separate development order for the part of the development inside its city limits in 2002 (BZ-02-002), with no change to the approved density. The county extended build-out to May 20, 2009 and set termination for May 20, 2012 (BZ-02-046).

On the county’s zoning layers, most Colony tower sites, the golf course and Bellagio are zoned RPD (residential planned development) inside the Pelican Landing DRI, while La Scala, Palermo and the Bay Club parcel are zoned RM-2 (Lee County Property Appraiser zoning layers, read September 2026). The 215 marina slips in the approval are an entitlement cap for all of Pelican Landing, not a built count, and none of them belongs to The Colony.

Three Bands of Housing

The master plan reads most clearly as three bands. 670 tower residences in eight high-rises line Pelican Colony Boulevard and Via Veneto Boulevard. 342 mid-rise, low-rise and coach-home residences sit in five condominiums: Castella, Cielo, Terzetto, Merano and Villa Trevi. 161 single-family, villa and estate homes sit in six enclaves: Las Palmas, Addison Place, Tuscany Isle, Bellagio, Messina Court and Ponza. The arithmetic closes: 670 plus 342 plus 161 is 1,173, the residential parcel count on the Lee County Property Appraiser roll in September 2026, and the Bayside Improvement CDD’s FY2027 roll books 1,174 because it counts Tuscany Isle’s split lot as two.

The official rosters do not agree with each other, and the reasons are specific. The PLCA neighborhoods page lists 1,085 units across the 18 original neighborhoods because it overstates Palermo (73, against 71 recorded), Bellagio (28, against 26 on the plat) and Tuscany Isle (43, against 40 homesites). The Colony Foundation’s website still says “just over 1,000”, written before Infinity closed. The county roll is the count we use.

Which Side of the Line, Neighborhood by Neighborhood

Sources: Lee County Property Appraiser parcel roll, year-built layer and municipal codes; FEMA community identifiers 120260 (Estero) and 120680 (Bonita Springs); Bonita Springs council-district layer, all read September 2026.

By our count of those parcels, 557 Colony residences are in the Village of Estero, 543 are in the City of Bonita Springs and 73 sit in the three split neighborhoods. The Estero side holds the four older northern towers and the lower-rise neighborhoods around Via Veneto and the golf course; the Bonita side holds the three southern towers, Infinity, the post-bankruptcy mid-rises and the two club buildings. The line has always cut through buildable land here: Lee County’s 2004 plan approval for Treviso was issued for its “Bonita Springs Portion” (ADD2004-00188), before the Estero vote settled where that tower would end up.

What Is Left to Build: Nothing, Except One Site

Apart from the reserve parcels beside Infinity, no vacant residential lot remains inside The Colony on the county roll (Lee County Property Appraiser, September 2026). The reserve is Infinity Master Units C and D, recorded as “condominium reserve parcels” inside the Infinity master condominium at 4820 Pelican Colony Blvd and owned by WSR COLONY LLC, the Ronto and Wheelock Street entity.

A second Infinity tower is planned but not committed: the developer says it “need not be built”, no building permit has been filed as of September 2026, and the reserve parcels beside Infinity remain in the developer’s name. The developer’s own disclaimer reads in full: “Infinity Tower Two and related or common amenities are planned, but need not be built.” Infinity’s development order was extended in April 2026 under Florida Executive Order 26-74, which keeps the approval alive but does not commit anyone to build. For a buyer at Infinity, Altaira or the neighboring buildings, the honest position is that a second tower is possible, its size and timing are not public, and the first sign of it will be a site plan or building permit filed with the City of Bonita Springs.

The 200-Unit Clause, Read Carefully

The recorded 2019 settlement between WCI and PLCA says WCI “will not construct more than 200 additional living units within the current Pelican Landing Community”, and that the provision binds the property described as the Colony (INSTR 2019000163050). Since that agreement, the only new Colony residences built are Infinity’s 96, delivered by the Ronto Group on sites it bought from WCI in 2021. Whether that clause reaches a later owner that is not WCI, and how Infinity is counted against it, is not settled by any public record we found. We quote the clause because it is recorded against The Colony; we do not read it as a limit on a second Infinity tower, and neither should a buyer without a Florida real estate attorney’s opinion.

The Annexation Door Has Closed

Two other recorded limits help define the finished plan. The Pelican Landing declaration gave the declarant the right to annex new land only until all the land on its Exhibit A had been added or December 31, 2020, whichever came first, and that date has passed (PLCA declaration, Article VIII). In 2016, before the deadline, WCI restated Exhibit A and annexed 12.77 acres along Pelican Colony Boulevard beside Castella (Parcels M and N supplement, INSTR 2016000193879). No post-Hurricane Ian amendment to the master plan covering The Colony appears in the Lee County planned development record; the last Colony-area plan approval there dates from 2012.

What the Plan Does Not Tell You

The Colony’s acreage is not stated in any public record we found, so we do not publish one; the 2,218.14 acres in the 1994 approval describe all of Pelican Landing. The zoning record also uses working names, such as “Colony Estates”, “Parcel P” and “Parcels F and G”, that do not match the names on the ground today, and the record does not say which neighborhood each became. And the plan inside the gates says nothing about the land outside them, where Lee County approved a rezoning north of Coconut Road in August 2025 with a 50-foot height cap on the tract facing The Colony, and a separate request for a tower of up to 370 feet about half a mile north is pending, not approved, before Bonita Springs.

A dedicated Merano sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Who Governs The Colony at Pelican Landing, and Who Bills What?

The Colony at Pelican Landing is governed in five layers: the Pelican Landing Community Association, The Colony at Pelican Landing Foundation, the Bayside Improvement Community Development District, the owner’s own condominium or neighborhood association, and, at Infinity only, a second master condominium. The golf club is a sixth, separate entity that owners may join or ignore.

Most buyers arrive thinking of The Colony as one place with one set of rules. On paper it is a stack. Every Colony home carries three recorded covenant layers at once: the Pelican Landing master declaration (Official Records Book 2198, Page 1873), the “Declaration and General Protective Covenants for The Colony at Pelican Landing, OR Book 2775, Page 3845”, and the Bayside Improvement Community Development District, all three of which Navona’s recorded 2015 declaration spells out in its sections 11.13 to 11.15. On top of those sits the building or neighborhood declaration you actually live under. Knowing which layer controls which decision is the difference between a smooth closing and a surprise at the estoppel stage, so we walk through every layer below, with its legal name from the Florida Division of Corporations (Sunbiz), what it controls, who sits on its board, who manages it and how owners vote.

Sources for the table: Sunbiz entity records and the Florida Department of Business and Professional Regulation (DBPR) condominium registry, both read September 23, 2026; the Pelican Landing Community Association “Parcel Neighborhood Management Companies” roster updated March 2, 2026; the Bayside Improvement CDD’s FY2027 adopted budget; the Colony Foundation’s resident notices.

Pelican Landing Community Association: The Master Layer

The Pelican Landing Community Association, Inc. (Sunbiz N27971, filed August 19, 1988, active) is the master association for all of Pelican Landing, not just The Colony. Its original “Declaration and General Protective Covenants for Pelican’s Nest” was recorded November 11, 1988 (OR 2030/663) and restated as the Pelican Landing declaration on January 18, 1991 (OR 2198/1873), per the recorded 2016 voting-group certificate the association hosts on its own site.

What it controls. PLCA owns and runs the amenities every Pelican Landing owner shares: the 34-acre Beach Park on Big Hickory Island and its shuttle boat, Coconut Point Marina and the Red Fish Docks, the Sailing Center, the Tennis Center, pickleball and bocce courts, the 4,200 square foot Wellness Center, the Community Center, and the master gates. Its assessment also pays for basic cable and internet under a Hotwire bulk contract, which the 2026 PLCA budget carries at $3,591,395.

How a Colony condo counts. Every recorded Colony tower supplement to the master declaration assigns “one (1) Unit to each condominium unit”. A Navona two-bedroom therefore pays the same PLCA assessment as a single-family house elsewhere in Pelican Landing. The same supplements except the towers from PLCA Article XI (Architectural Standards) and Article XII (Use Restrictions). In the condominium buildings, leasing and pet rules come from each building’s declaration, not from the Pelican Landing master rules.

Board and voting. The recorded Voting Group Designation Supplement of May 2016 (INSTR 2016000102260) created nine voting groups, each electing one director. The Colony holds Voting Groups 1 and 2: every residential member subject to the Colony Declaration votes for both Colony seats, and only a Colony member may run for them. The Recreational Property seat (Voting Group 8) alternates between Pelican’s Nest Golf Club and The Colony Golf & Country Club. Navona’s statutory Frequently Asked Questions sheet describes PLCA voting as “one vote per residence”. PLCA’s 2024 bylaw restatement moved directors to three-year terms and added member approval rules for large capital spending.

Turnover. Pelican Landing residents gained control of the master association’s board under a 2001 turnover agreement; remaining developer rights were settled in a recorded 2019 agreement with WCI. A 2016 resident suit over developer control of the Pelican Landing association ended in that recorded 2019 settlement.

What PLCA does not do. PLCA’s estoppel form answers “No” to board approval of transfers and “No” to a right of first refusal, so PLCA does not approve buyers. PLCA’s own golf page describes golf as “completely optional”, funded by club members. And PLCA’s rules do not govern leasing or pets inside a Colony condominium, because of the Article XI and XII exceptions.

The Colony at Pelican Landing Foundation: The Colony’s Own Master Association

The Colony at Pelican Landing Foundation, Inc. (Sunbiz N96000006271, filed December 10, 1996, active) is a Chapter 720 master homeowners association that governs only The Colony. Its recorded instrument is the “Declaration and General Protective Covenants for The Colony at Pelican Landing, OR Book 2775, Page 3845.”

What it controls. The Foundation owns and runs the Colony Main Gate at 23505 Via Veneto Blvd and the Colony South Gate by the golf club, the Colony’s roads and entry features, the Colony Kayak Park on Spring Creek, and the Bay Club at 5200 Pelican Colony Blvd. There is no separate Bay Club corporation on the state register; the Bay Club is a Foundation facility, which is why every Colony owner is automatically a member. From October 1, 2026 the Foundation also takes over Colony landscaping, street lights and fountains, which had been billed through the CDD (see the fee stack below).

Assessments. The Colony Declaration funds the Foundation through “General Assessments” and, where a neighborhood has its own costs, “Neighborhood Assessments”, as the Foundation’s own 2021 demand letter and the developer’s reply both quote. The Foundation keeps a separate capital account: its July 2025 notice said the Bay Club’s final renovation phase, which closed the club from August 11 to 22, 2025, was paid from that capital account with no special assessment.

Board and turnover. The Foundation is run by a Board of Governors elected at large for two-year terms. Residents took control of The Colony Foundation from WCI in November 2019; the Reserve Advisors exhibit attached to the Foundation’s 2021 demand letter dates developer control from December 18, 1996 to November 20, 2019. Navona’s statutory sheet describes Foundation voting as “one vote per residence”.

Management. Castle Management ran the Foundation until January 2019, when ICON Management took over, per the Foundation’s own resident notice. We name no individual general manager; the right contact for a buyer is the Foundation office at the Bay Club, which issues the Foundation estoppel certificate for $250 (a rush fee is extra).

What it does not control. The Foundation states in writing that the golf club “is independently owned and operated and not overseen by The Colony Foundation in any way.” It also does not own the beach, the marina or the tennis center; those are PLCA’s. The Foundation’s resident-only amenities are the Bay Club, the gates and the kayak park.

The Eight Tower Condominium Associations

The Colony has eight high-rise towers: Sorrento (2001), Palermo (2002), La Scala (2003), Treviso (2004), Navona (2006), Florencia (2007), Altaira (2017) and Infinity (2025, first closings January 2026). Each is a separate Chapter 718 condominium with its own association, its own board, its own budget, its own master insurance policy and its own reserves. The building association is the layer that decides your leasing rights, your pet rules, whether you may install shutters or an EV charger, and whether a special assessment lands on you.

Sources: Sunbiz entity records and the DBPR condominium extract, read September 23, 2026; PLCA “Parcel Neighborhood Management Companies”, March 2, 2026.

Which declarations govern a tower owner. Four documents, in this order of practical importance: the building’s own condominium declaration (leasing, pets, alterations, assessments by each unit’s share of the common elements), the Colony Declaration (Foundation assessments, Colony-wide rules and exterior uniformity), the PLCA master declaration (minus Articles XI and XII, which the tower supplements except), and the CDD. Navona’s 2015 declaration, the only full tower declaration posted publicly, adds a fifth practical layer in the building’s written rules, including a 90-day minimum lease and two leases a year since its recorded 2016 amendment.

Voting inside a tower. Navona’s restated bylaws give one indivisible vote per unit and five directors on staggered two-year terms, three elected in even years and two in odd years. Other towers’ bylaws are not posted online; ask for them with the building documents before you contract.

Why several towers look alike on paper. Sorrento, Navona and Florencia restated their articles within weeks of each other in March and April 2015, and Palermo’s restatement is effective November 10, 2015 (Sunbiz filing histories). That pattern reads as a coordinated document modernization after the developer years, which is useful to know: the post-2015 documents, not the original WCI-era ones, are what govern today.

The Mid-Rise, Low-Rise and Villa Condominiums

Five more Colony neighborhoods are condominiums even though several of them do not look like one from the street. Villa Trevi’s five detached courtyard homes, for example, are held as condominium “Units 1 to 5” under their own declaration.

Each of these answers to the same stack as a tower: its own declaration first, then the Colony Declaration, the PLCA declaration and the CDD. Castella, Cielo and Terzetto are three or more habitable stories, which brings them inside Florida’s structural inspection and reserve rules (see the SIRS section below); Merano’s coach homes and Villa Trevi’s villas are two stories.

The Single-Family and Villa Neighborhood Associations

Three Colony single-family neighborhoods have their own active homeowners associations under Chapter 720:

• Addison Place at Pelican Landing Homeowners’ Association, Inc. (N97000001992, filed April 7, 1997), managed by KMA Company, governing 28 villa homes on Addison Place Ct.
• Bellagio at The Colony Homeowners Association, Inc. (N05000004488, filed April 29, 2005), self-managed, governing 26 estate homesites on Napoli Way and Via Cappello. The Reserve Advisors exhibit to the Foundation’s 2021 letter dates Bellagio’s developer control from March 15, 2000 to July 1, 2005.
• Ponza at The Colony Homeowners’ Association, Inc. (N14000000153, filed January 6, 2014), managed by Alliant Property Management, governing 13 homes on Campla Ct.

These owners pay their HOA, the Colony Foundation, PLCA and the CDD. Whether PLCA’s own leasing and pet articles apply to the single-family neighborhoods depends on recorded supplements we have not been able to read. Leasing and pet rules for the single-family neighborhoods depend on recorded documents we have not been able to read; ask for them before you contract.

Tuscany Isle, Messina Court and Las Palmas: Foundation Neighborhoods

Tuscany Isle, Messina Court and Las Palmas have no active neighborhood corporation on the state register; they appear to be administered by the Colony Foundation. The evidence is specific. Tuscany at The Colony Homeowners Association, Inc. (N01000005751) was administratively dissolved on September 23, 2016 (Sunbiz). No Messina or Las Palmas corporation appears under any name variant we searched. And the Reserve Advisors exhibit attached to the Foundation’s 2021 demand letter treats “Foundation, Bay Club, Bellagio, Messina and Tuscany” as separately reserved cost centers, which is how a master association budgets neighborhoods it administers directly.

For a buyer this changes one practical thing: in these three neighborhoods, the Foundation’s estoppel certificate is where any neighborhood-level assessment will show up. Ask for it, and ask specifically whether a Neighborhood Assessment applies to the address.

The Infinity Master Condominium: The Extra Layer

Infinity owners carry one more association than anyone else in The Colony. The building condominium, Infinity I Condominium at The Colony Golf & Bay Club Association, Inc. (N25000008326, 96 units, declaration recorded January 6, 2026 per DBPR), sits under Infinity Master Condominium at The Colony Golf & Bay Club Association, Inc. (N25000008327), which runs the complex-level amenities: the beach-entry and lap pools, the poolside cafe, the two pickleball courts and two bocce lawns, and the other shared spaces on the Infinity site. The developer’s 2024 brochure adds that “Certain services such as 24/7 security are subject to the HOA budget.”

Both Infinity boards were still led by developer-side officers in the 2026 annual reports on Sunbiz, with one resident officer. That is normal for a building in its first year, and it means the budgets Infinity owners pay today are the developer’s estimated operating budgets, delivered to buyers under Florida’s condominium disclosure rules and not published. Infinity owners pay two condominium layers; the developer’s budget is given to buyers and is not published.

The same brochure confirms that Infinity owners “are automatically members of the Colony Foundation (a/k/a The Colony at Pelican Landing) and the Pelican Landing Community Association”, and that “The Colony Golf & Country Club requires separate membership and a fee.”

A second Infinity tower is planned but not committed: the developer says it “need not be built”, no building permit has been filed as of September 2026, and the reserve parcels beside Infinity remain in the developer’s name.

The Bayside Improvement Community Development District

Every Colony property is in the Bayside Improvement Community Development District, which bills a non-ad valorem assessment on the Lee County tax bill. The district is a Chapter 190 special district with a five-seat elected Board of Supervisors that meets jointly with the neighboring Bay Creek district at the PLCA Community Center; its district manager is Wrathell, Hunt and Associates.

What it controls. Stormwater, the lakes, irrigation (run as an enterprise fund), street sweeping, monuments and district-wide landscaping. Its budget carries a separate “Colony Only” general fund alongside the Pelican Landing fund, which is how The Colony has historically paid for its own landscaping through the tax bill.

Debt. The district has no outstanding bonds, per its FY2024 audit filed with the Florida Auditor General (“Outstanding Bonds: None”). An older “bond series 1996 area” label still appears on the unit roll; it is historical.

The 2026 change. The Colony Foundation told the district in July 2026 that it would leave the CDD landscape agreement (landscaping, street lights and fountains) on September 30, 2026, and the Foundation’s August 2026 report named Estate as the new landscape contractor from October 1, 2026 (CDD agenda packets, July 27 and August 24, 2026). The Colony continues to pay the general Bayside levy. We explain what that does to your bills in the fee stack section below.

The Colony Golf & Country Club: A Separate, Optional Entity

The Colony Golf & Country Club, Inc. (Sunbiz N00000005042, filed August 1, 2000, active, 4101 Pelican Colony Blvd) is a member-owned not-for-profit with seven member governors on its 2026 filing. The Colony Golf & Country Club describes itself as private and member-owned; the club says it moved from developer ownership to member ownership in October 2022. The club opened in 2000 and held its grand opening with 40 founding members in 2001.

It is not an association layer. No Colony owner has to join it, no Colony assessment pays for it, and the MLS “Mandatory Club Fee” field reads $0.00 on every one of the 102 closed rows in our September 23, 2026 Southwest Florida MLS pull. Its only formal role in Colony governance is that it takes turns with Pelican’s Nest Golf Club in designating PLCA’s Recreational Property director. Its fees, caps and waitlist rules are covered in the fee stack below and in the club section of this guide.

How the Declarations Stack for Each Type of Home

Three quick rules settle almost every “which rule applies?” question we get from Colony buyers:

1. Condominium owners (every tower, plus Castella, Cielo, Terzetto, Merano and Villa Trevi): your building declaration governs leasing, pets, alterations and hurricane protection. PLCA’s use and architectural articles do not apply to you, because your building’s supplement excepts them. The Foundation still governs Colony-wide matters such as exterior uniformity, gate access and the Bay Club.
2. Addison Place, Bellagio and Ponza owners: your HOA declaration and rules govern neighborhood matters, the Colony Declaration governs Colony-wide matters, and PLCA’s recorded documents apply to the extent your neighborhood’s supplement brings them in. Read the supplement before you assume either way.
3. Tuscany Isle, Messina Court and Las Palmas owners: there is no neighborhood corporation, so the Colony Declaration and any Foundation neighborhood rules carry the weight that an HOA would elsewhere.

Every owner, in every neighborhood, also pays PLCA and the CDD. Tenants get Bay Club privileges only if the owner transfers them ($200 per transfer, at most three a year).

SIRS and Milestone Inspections, Tower by Tower

Florida’s 2022 condominium safety law, passed after the Surfside collapse and codified in Florida Statutes 553.899 and 718.112, created two obligations that now sit on every Colony building of three or more habitable stories: that is all eight towers, plus Castella (six stories), Cielo (four) and Terzetto (three).

The milestone inspection (Fla. Stat. 553.899). A structural inspection is due by December 31 of the year a building turns 30, and every 10 years after. A local building official may require it at 25 years for buildings near salt water. Phase one is visual; phase two follows only if substantial deterioration is found.

The Structural Integrity Reserve Study, or SIRS (Fla. Stat. 718.112). Required every 10 years, covering the roof, structure, fireproofing and fire protection, plumbing, electrical, waterproofing and exterior painting, windows and exterior doors, and any other item over $25,000. Owner-controlled associations that existed on or before July 1, 2022 had to complete their first SIRS by December 31, 2025, or by December 31, 2026 if combined with a milestone inspection. For budgets adopted on or after December 31, 2024, owners may not waive or reduce the reserves for SIRS items. The 2025 amendments (House Bill 913) let a board use a line of credit or loan for milestone-required repairs and, for budgets adopted on or before December 31, 2028, pause reserve contributions for up to two consecutive budgets to fund those repairs.

Which city’s building official applies. The Colony straddles two municipalities, so two building departments decide local inspection rules. Estero adopted its own condominium inspection ordinance in April 2026. Whether it uses the state’s optional 25-year trigger for buildings near salt water is not published in a source we could reach; if it does, Sorrento’s first inspection would be due by December 31, 2026. On the Bonita Springs side, we found no local milestone ordinance or program page on the City’s Community Development site. Sorrento, Navona, Florencia and Treviso are Estero buildings; Palermo, La Scala, Altaira, Infinity, Castella, Cielo and Terzetto are Bonita Springs buildings.

The milestone years are our arithmetic from the appraiser’s year built, not dates any association or city has published; the certificate of occupancy date, which is what the statute keys on, can differ.

What is public and what is not. DBPR collects SIRS filings, but it publishes them only through an interactive database that we could not query in a readable form, and no Colony association posts its SIRS or milestone report online. Building fees, reserve studies and any special assessments are disclosed in each association’s budget and estoppel; we do not publish figures we cannot source. A buyer should ask each association for its SIRS, its milestone report if one is due, and its current reserve schedule, before the inspection period ends.

What the permit record does show. Bonita Springs publishes its permit history, and it documents real work on that side of The Colony. Palermo’s concrete restoration and painting (permit COM24-117554) was finaled on April 8, 2026, after a full reroof of the main building, pool house and generator building finaled in November 2024. La Scala received a metal reroof in 2023 (TRA23-100314) and a fire-alarm panel replacement in 2026. Castella replaced its stairwell and entry doors in all three buildings across 2025 and 2026, and Infinity owners have pulled roughly 40 permits for impact-rated shutters since 2025 (Bonita Springs EnerGov, read September 2026). We found no reroof or concrete-restoration permit since 2022 for Altaira, Cielo or Terzetto. Estero-side permit history is behind a login; we report only Bonita Springs permits. For Palermo in particular, ask whether the restoration was special-assessed and whether any SIRS items remain open.

Litigation Touching Colony Owners

Three court cases involve Colony associations. We report them only as the public record allows.

The Foundation against WCI and Lennar. In March 2022 The Colony Foundation sued WCI Communities, Lennar Homes and several former developer-appointed directors in Miami-Dade circuit court (Case No. 2022-005237-CA-01). The public docket shows the case was dismissed in 2024 following a settlement; the terms were not made public. The Foundation’s April 2021 demand letter, posted on its resident site, was mainly about developer-era fees, insurance, reserves and maintenance; one item was a construction-defect notice for Bay Club windows and a kitchen drain. The letter claimed $6,824,546 in total, of which $2,534,821 was claimed in the letter as reserve underfunding; those are figures claimed in the letter, not established losses. Lennar’s May 2021 response rejected the monetary claims and described the reserve claim as the Foundation having to “catch up” by increasing assessments.

The Foundation against its insurer. The Colony Foundation is suing Tower Hill Prime Insurance over the Bay Club’s Hurricane Ian claim (Lee County Case No. 26-CA-001907, filed March 2026); the insurer had valued the covered loss at $104,498.52 before the deductible. The case was pending at the last public docket entry.

Altaira’s construction-defect case. Altaira’s condominium association filed a construction-defect suit in February 2022 against Lennar, WCI and seven design and trade firms (Lee County Case No. 22-CA-000606). The specific defects and the outcome are not in the public record we could reach.

Pending litigation must be disclosed on a condominium association’s Frequently Asked Questions sheet, so a buyer in Altaira, or any building, should read that sheet and the estoppel certificate closely. Sellers should expect buyers to ask. If you own in The Colony and want to understand how any of this affects your sale, request a home valuation or call Jesse direct at (239) 898-6072.

The Fee Stack: Every Layer a Colony Owner Is Billed

An owner in The Colony at Pelican Landing pays at least four recurring bills: PLCA’s $3,478 for 2026, the Colony Foundation assessment (not published), the Bayside CDD line on the tax bill ($1,570.80 for FY2026, $850.43 for FY2027), and the building or neighborhood assessment. Infinity adds a second condominium layer. Golf is optional and billed separately.

Data updated: September 2026

This is the section most Colony pages skip, and it is the one that matters most when you are comparing a Colony condo with a building elsewhere in Bonita Springs or Estero. Here is the honest version. Two recurring numbers in The Colony are fully published for 2026: PLCA’s assessment and the CDD’s rate. Three are not published anywhere a buyer can read them before going under contract: the Colony Foundation assessment, each building’s 2026 condominium or HOA assessment, and the Infinity master budget. We will not estimate a number that the association has not published. Instead, we show you every published figure with its source, every listing-agent figure clearly labelled as such, and exactly which document produces the missing numbers.

Three layers of the stack are not published anywhere: the Colony Foundation assessment, each building’s 2026 condo or HOA assessment, and the Infinity master budget. A buyer gets all three on the estoppel certificates ordered during the contract (PLCA $299, Foundation $250, plus the building’s), and in the condominium’s budget and Frequently Asked Questions sheet that Florida law requires sellers to deliver. PLCA’s $3,478 is one line of the stack, never the total.

Layer 1: The Pelican Landing Community Association Assessment

PLCA’s published fee schedule sets the 2026 assessment at $3,478 per Unit, due January 1, 2026, up from $3,298 in 2025 (PLCA fee schedule, read September 23, 2026). Because each Colony condominium unit counts as one full PLCA Unit, a tower owner and a single-family owner pay the same amount. The 2027 figure has not been published.

What the $3,478 buys is unusually concrete, because PLCA publishes its budget. The 2026 PLCA budget carries $3,591,395 for the Hotwire bulk contract, so PLCA’s assessment includes basic cable and internet under a Hotwire bulk contract ($3.59 million in the 2026 budget). It also carries the Beach Park, where PLCA books $448,382 from the Hyatt Regency Coconut Point against $927,942 of shared beach cost under the recorded cost-sharing supplement, and the marina, where 2026 slip lease income of $70,680 sits against a net marina cost of $693,103 (PLCA 2026 budget). Slip leases themselves are extra; off-site boat owners can buy ramp access for $100 a year (PLCA marina page).

The 2025 special assessment. PLCA billed a one-time $906.75 special assessment in January 2025. The fee schedule does not state its purpose, and we do not guess at it.

Layer 2: The Colony Foundation Assessment

The Colony Foundation does not publish its assessment. On 2026 MLS listings, agents enter two annual association amounts: $3,478, which matches the Pelican Landing Community Association’s published 2026 assessment, and about $3,483, whose payee the MLS field does not name.

That second figure is a listing-agent entry, not a Foundation budget, and several MLS rows swap the two fields. The Foundation’s budget sits behind its resident login under “Budgets & Financials”, and the Foundation’s public site, its public resident notices, the CDD packets and the 2021 correspondence with the developer do not state the amount.

What the Foundation assessment covers is published, even if the amount is not: the Colony gates and gatehouses, the Colony roads (pavers and asphalt), entry features and common areas, the Bay Club’s dining and administrative operation, the Colony Kayak Park and, from October 1, 2026, Colony landscaping, street lights and fountains that the CDD used to bill on the tax bill. A neighborhood the Foundation administers directly, such as Tuscany Isle or Messina Court, may also carry a Neighborhood Assessment.

The Colony Foundation does not publish its assessment. A buyer gets the exact figure on the Foundation’s estoppel certificate ($250) during the contract.

Layer 3: The Bayside Improvement CDD on the Tax Bill

The Bayside Improvement CDD bills every Colony parcel through the Lee County tax bill as a non-ad valorem assessment. Its adopted FY2027 budget shows two Colony rates:

Colony properties pay one of two Colony rates ($850.43 or $524.77 for FY2027); the tax bill shows which. The budget does not say which Colony parcels fall in which class, so check the non-ad valorem line on the seller’s most recent tax bill. The district has no outstanding bonds, so none of this is debt service.

Layer 4: Your Building or Neighborhood Assessment

No Colony condominium association or HOA publishes its 2026 budget online. The one public benchmark is dated: Navona’s January 2019 statutory Frequently Asked Questions sheet showed annual assessments of $9,823.80 to $13,081.04 by unit type, billed quarterly in January, April, July and October. That is a 2019 figure for one building and should not be used to price any Colony condo in 2026.

What the building assessment pays for: the building’s master property and wind insurance (the association must insure the building “as originally installed”, and its deductibles are a common expense under Fla. Stat. 718.111), the SIRS reserves that can no longer be waived, on-site staff, the amenity deck, and in the towers the elevators, garage and life-safety systems. This is the layer that has moved most across Florida since 2022, which is why the current budget matters more than any historic figure.

Special assessments. No Colony association publishes a current special assessment. Any special assessment that has been levied must appear on that association’s estoppel certificate. Negotiate who pays it explicitly in the contract.

Applications. Some buildings charge a purchase or lease application fee. Florencia’s application for purchase, for example, carries a $175 non-refundable fee, two reference letters and an interview on request (undated association form).

Layer 5: The Infinity Master Condominium

Infinity owners pay both the Infinity I building association and the Infinity Master Condominium association. Neither budget is public: the developer’s prospectus and estimated operating budget go to buyers under Florida’s condominium disclosure rules. The master layer covers Infinity’s shared amenities, and the developer’s brochure notes that 24/7 security is “subject to the HOA budget”. Infinity sellers need estoppel certificates from both Infinity associations as well as from the Foundation and PLCA; PLCA even uses a separate estoppel form for Infinity resales.

Layer 6: Golf, If You Choose It

Golf is not part of any Colony assessment. The club’s own 2026 membership book (rate card revised December 1, 2025) lists:

The capital, food-minimum and renovation lines are as listed in the club’s 2026 rate card. Our arithmetic from the club’s 2026 rate card: a new golf member’s first year comes to about $201,450 before tax ($175,000 plus $18,430, $3,400, $1,200 and 12 payments of $285), and about $26,450 a year plus tax after that. A Sports member’s recurring cost is about $12,425 a year plus tax. Golf and Golf in Waiting members who are residents and keep a private cart pay a $2,300 annual private cart trail fee (club 2026 book). Membership categories, the Golf in Waiting path and the $16.5 million clubhouse renovation are covered in the club section of this guide.

Layer 7: Property Tax, and Why the City Line Matters

Your ad valorem property tax depends on which side of the municipal line your home sits. The Colony straddles two municipalities: its northern buildings are in the Village of Estero and its southern buildings in the City of Bonita Springs, while every address mails as Bonita Springs 34134. MLS listings do not reliably show which side a home is on. The side decides the city millage, the building department and the flood-insurance discount (25% in Bonita Springs at FEMA Community Rating System Class 5, 20% in the Village of Estero at Class 6), and Bonita Springs taxpayers also carry the $35 million Bonita-Estero Rail Trail bond approved by voters in August 2026. The Lee County Tax Collector’s bill for the specific parcel is the only reliable figure.

What Is Not Published, and How to Get It

This is the most useful part of the fee stack, so we state it plainly. The following amounts are not published anywhere a buyer can read them before signing a contract, and here is the document that produces each one:

The practical sequence for a buyer: order the estoppel certificates as soon as the contract is signed (PLCA, the Foundation and the building or HOA, plus the Infinity master for an Infinity purchase), request the building’s current budget, Frequently Asked Questions sheet, SIRS and insurance declarations with the condominium documents, and do not let the inspection period run out before you have all of them. Ask each association for its insurance declarations page; a percentage wind deductible can exceed the $2,000 of loss-assessment cover Florida requires on an HO-6.

If you are buying and want someone to run that document chase for you, see how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.

What Listing Agents Report: MLS Association Fields by Building

The Southwest Florida MLS carries association fields that listing agents fill in when they list a home. They are not association budgets, the payee is not always named, and the entries vary from agent to agent, but they are the closest thing to building-by-building fee data that exists in public view. Every figure below is as entered by listing agents in the MLS, on the closed sales in the 12 months to September 23, 2026 (Southwest Florida MLS, pulled September 23, 2026).

How to read it. The “Total Annual Recurring Fees” field is the listing agent’s own sum of whatever association lines they entered, so it can include the two annual amounts of about $3,478 and $3,483, a building fee annualized from the quarterly figure, and sometimes other items. It is a useful ranking of buildings from most to least expensive to carry, as entered by listing agents in the MLS: La Scala, Altaira and Palermo at the top, Las Palmas and Addison Place at the bottom. It is not a figure you should budget from. The estoppel certificates are.

Two more MLS fields matter. The “Mandatory Club Fee” field reads $0.00 on every closed row, consistent with golf being optional. And the association amounts on 2025 rows were $3,298 and $3,170, and on 2024 rows $3,097 and $3,094, which gives a rough sense of year-on-year movement in the master layers as listing agents entered them.

Buyer’s Closing Costs Specific to The Colony

Some closing costs apply to every Florida purchase; these apply because the home is in The Colony:

• PLCA resale capital assessment: $6,000, paid by the buyer, on every closing on or after January 1, 2026 ($5,000 for 2025 closings), required by PLCA’s bylaws on every conveyance and paid by separate check (PLCA fee schedule and estoppel form).
• PLCA estoppel certificate: $299, plus $100 for expedited service and $150 if a delinquency is owed; valid 30 days (PLCA estoppel form). The contract decides who pays.
• Colony Foundation estoppel certificate: $250, with an extra fee for rush service (Foundation contact page).
• Building or HOA estoppel certificate: each association sets its own fee; not published.
• MLS “Transfer Fee” field: $11,000 on 59 of 102 closed rows (2026 listings) and $9,000 on 17 rows (2025 listings), as entered by listing agents (Southwest Florida MLS, pulled September 23, 2026). At closing the buyer pays PLCA’s $6,000 resale capital assessment. MLS listings for 2026 show a total transfer fee of $11,000, which implies further transfer charges at the Colony or building level; those charges are not published and must be confirmed on each estoppel certificate.
• Purchase application fees where a building requires one (Florencia: $175).

And two that apply only if you plan to rent the home out:

• Bay Club tenant transfer: $200 per transfer, at most three a year; while the transfer is in force the owner gives up his or her own Bay Club privileges (Bay Club Temporary Transfer Agreement, 2020).
• PLCA tenant processing: $100 per lease, with forms due two weeks before the lease starts; PLCA switches off the owner’s PLCA IDs during the lease (PLCA tenant application information).

Sellers: PLCA bills its $6,000 capital assessment to the buyer, but the contract decides who pays each estoppel fee and any Colony or building transfer charge, so read those lines before you sign a listing agreement. For a net-sheet built on your building’s actual numbers, get a free home valuation or call Jesse direct at (239) 898-6072.

The FY2027 CDD Drop Is Not a Saving

The CDD’s adopted FY2027 budget cuts The Colony’s full assessment from $1,570.80 to $850.43 because the Colony Foundation is taking over landscaping, street lights and fountains from October 1, 2026. That work does not disappear: expect it to move into the Foundation’s own budget, which is not published.

The mechanics are all in public CDD records. The FY2026 “Colony Full” rate of $1,570.80 was made up of $722.98 for the general fund, $768.21 for a separate Colony fund and $79.61 for the enterprise fund. The Colony fund paid for Colony landscaping, street lights and fountains. In its July 2026 report to the district, the Foundation gave notice that it would leave the CDD landscape agreement on September 30, 2026; its August 2026 report named Estate as the new contractor from October 1, 2026. The district’s adopted FY2027 budget therefore takes the Colony fund to $0, and the Colony full rate falls by about $720, or about 46% (Bayside CDD FY2027 adopted budget and July 27 and August 24, 2026 agenda packets).

The CDD line on a Colony tax bill drops about $720 for FY2027 because the Colony Foundation is taking over landscaping, street lights and fountains from October 1, 2026 (new contractor Estate). That work does not go away: expect the Foundation’s own budget, which is not published, to absorb it. A buyer comparing a seller’s November 2025 tax bill with the November 2026 bill will see the CDD line fall; that is not a reduction in what it costs to own the home. Ask the Foundation office what its 2027 assessment will be, and treat any listing that presents the CDD change as a saving with caution.

Optional Club Economics

Golf and sports memberships are the one part of the stack you choose. Golf membership is capped at 275 and is currently full; sports membership is capped at 215. The route to golf today runs through a $40,000 Sports membership and the club’s Golf in Waiting program, in which a Sports member locks in the difference up to 85% of the golf joining fee and the top 40 on the list get afternoon golf in season (club 2026 membership book). Non-residents may apply, and if the sports waitlist opens, Colony residents rank ahead of them. The joining fee is non-refundable and the club publishes no transfer or refund schedule; sellers who belong should ask the club’s membership office how their membership is treated on a sale before they list. Full membership economics, the $16.5 million clubhouse renovation and the reciprocal program are covered in the club section of this guide.

The Colony’s Neighborhoods: All Eight Towers and Eleven Enclaves

The Colony at Pelican Landing has 1,173 residences in 19 neighborhoods, counting Infinity: eight high-rise towers holding 670 residences, five mid-rise, low-rise and villa condominiums holding 342, and six single-family and villa enclaves holding 161. In the 12 months to September 23, 2026, Colony medians ran from $582,239 at Castella to $3,205,000 at Infinity.

Data updated: September 2026

The Colony has 1,173 residences on the Lee County Property Appraiser roll today: 1,077 in its 18 original neighborhoods and 96 in Infinity. The Colony Foundation’s own site still says “just over 1,000”, a figure written before Infinity closed. That makes 19 neighborhoods including Infinity; the association rosters online still list the original 18.

Every neighborhood below except Infinity was developed by WCI Communities. The Colony was developed by WCI Communities, the successor to Westinghouse’s Florida community business; Lennar acquired WCI Communities in February 2017. Infinity was developed by the Ronto Group with Wheelock Street Capital. In the last 12 months we tracked 101 Colony closings in the Southwest Florida MLS, and every one of them lands in one of the 19 rows below.

Sources: residences, year built, living area and stories from the Lee County Property Appraiser roll and cost cards, read September 23, 2026; municipality from the appraiser’s municipal code and FEMA community IDs; flood zones from the FEMA National Flood Hazard Layer, panel 12071C0589G (effective November 17, 2022), read at each parcel point; market figures from the Southwest Florida MLS, pulled September 23, 2026. Zones are read at the Lee County Property Appraiser parcel point; the building’s elevation certificate and a lender’s flood determination decide the insurance zone. No Colony parcel maps to a coastal high-hazard zone, and every Colony address, including the Zone X estates, is in Lee County Evacuation Zone A.

A note on the market column. Where a neighborhood had two or fewer closings in the window, we show the individual sales rather than a median, because a median of one or two sales is not a market statistic. Infinity’s 32 closings are developer deliveries, most of them entered into the MLS after closing with no marketing period, so they describe new-construction pricing rather than resale. For resale alone, the Southwest Florida MLS shows 69 sales at a $1,200,000 median, $432.99 per square foot, 78.5 median days on market and 93.80% of list price over the same 12 months.

Sorrento

Sorrento, the first of The Colony’s high-rise towers, was completed in 2001 (Lee County Property Appraiser year built); its condominium declaration was recorded in May 2001. The state condominium registry dates that recording to May 21, 2001, under OR 3416/2672, and its association was filed back in December 1996, before construction.

The building. 23650 Via Veneto Blvd, in the Village of Estero. 72 residences: one on the first floor, four per floor on floors 2 to 16 (the building skips a floor 13), and three penthouses per floor on floors 17 to 21, for 15 penthouses in all. The typical plans are 1,818 square feet (two bedrooms) and 2,072 square feet (three bedrooms); the penthouses run 2,487 to 2,801 square feet. The mix is 44 three-bedroom and 28 two-bedroom homes (Lee County Property Appraiser). PLCA’s roster lists a community pool, social room, guest suites and pavilion.

The market. One Sorrento sale closed in the 12 months to September 23, 2026, at $825,000 in July 2026, and three Sorrento homes were listed on that date at $669,000 to $779,000 (Southwest Florida MLS). The one sale carried a quarterly condo fee of $4,849 and a “Total Annual Recurring Fees” entry of $26,357, as entered by the listing agent. Sorrento’s recorded price band sits below the newer towers because its plans are smaller.

What to check. Sorrento has the oldest milestone clock of any Colony tower: our arithmetic from the year built puts its 30-year inspection in 2031, or by December 31, 2026 if Estero’s April 2026 ordinance uses the state’s optional 25-year trigger, which is not published. It also predates the first statewide Florida Building Code (March 1, 2002). The flood zone at Sorrento’s parcel point is shaded X, and AE flood zone lies within about 100 feet of the parcel point. Do not confuse it with “Sorrento, a Condo”, a different 152-unit condominium at 14500 Vento Ct in ZIP 34135 that is not in The Colony.

Navona

The building. 23540 Via Veneto Blvd, in the Village of Estero, completed in 2006 as WCI’s fifth Colony tower (Lee County’s own approval called it “highrise #5”). 100 residences: one on the first floor, four on the second, then five per floor through floor 22, skipping 13. The plans are 1,559 square feet (two bedrooms), 1,773 square feet (two bedrooms) and 1,993 square feet (three bedrooms), a mix of 60 two-bedroom and 40 three-bedroom homes (Lee County Property Appraiser). The amenity deck has a community pool, guest suites, a theater and a social pavilion; the 2019 rules price Navona’s two guest suites at $100 a night in season and $75 off season plus 11.5% tax.

The market. Three Navona sales closed in the 12 months to September 23, 2026, at a $675,000 median ($500,000 to $810,000) and $353.40 per square foot; two homes were listed on that date at $625,000 and $999,000 (Southwest Florida MLS). Navona is the lowest-priced tower on a per-home basis, because its plans are the smallest. Listing agents entered quarterly condo fees of $5,214 to $6,632. Navona rentals achieved $3,800 a month on an annual-rate lease and $10,000 a month seasonally in the last 12 months (MLS rented listings, not an income forecast).

What makes Navona different. It is the only Colony tower whose full recorded declaration and rules are public, on the association’s own site. Navona allows two leases a year with a 90-day minimum (2016 amendment). Under Florida law an owner who bought before May 12, 2016 and did not vote for the change may still be under the older 30-day rule, so check the deed date. Its rules prohibit hotel-style use including Airbnb and VRBO, allow two small pets (dogs no taller than 20 inches at the shoulder, cats no more than 20 pounds) and allow no tenant or guest pets, and bar for-sale signs on condominium property. The flood zone at Navona’s parcel point is shaded X, and AE flood zone lies within about 100 feet of the parcel point.

Florencia

The building. 23850 Via Italia Circle, in the Village of Estero, completed in 2007 (all 116 appraiser cards read 2007). At 116 residences it is the largest WCI tower in The Colony. Floors 2 to 21 hold six homes each: 2,658 square feet (three bedrooms), 2,274 square feet (two bedrooms) and 2,085 square feet (three bedrooms). The first floor holds the only one-bedroom home in any Colony tower, at 1,320 square feet. The mix is 76 three-bedroom, 39 two-bedroom and one one-bedroom (Lee County Property Appraiser). The deck has a community pool, social pavilion, guest suites and a fitness center.

The market. Six Florencia sales closed in the 12 months to September 23, 2026 at a $1,099,500 median ($579,500 to $1,400,000), $445.13 per square foot and 58 median days on market, tied with Navona for the quickest of the resale towers (Southwest Florida MLS). Florencia also carries the most resale inventory: six homes were listed on September 23, 2026, at $799,000 to $1,799,000. Listing agents entered quarterly condo fees of $5,685 to $8,303. Rented Florencia homes achieved $5,500 a month on an annual-rate lease and $11,500 a month seasonally (MLS).

What to check. Florencia’s purchase application carries a $175 fee, two reference letters and a possible interview, and it allows two pets but no pets in leased units. The parcel point maps Zone AE with an 11-foot base flood elevation. A different “Florencia Condominium Association” exists in Florida and is not this tower.

A dedicated Florencia sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Treviso

The building. 23750 Via Trevi Way, in the Village of Estero, completed in 2004. 76 residences, four per floor on floors 2 to 21 with no floor 13: the corner plans are 3,051 square feet with four bedrooms and the inside plans 2,702 square feet with three, an even 38 and 38 split (Lee County Property Appraiser). There is no penthouse type. The deck has a community pool, theater, three guest suites, a fitness room and a pavilion, and each residence has a storage unit.

The market. Six Treviso sales closed in the 12 months to September 23, 2026, at a $1,075,000 median ($699,000 to $1,299,000) and $370.12 per square foot, with 136 median days on market; one home was listed on that date at $1,750,000 (Southwest Florida MLS). Listing agents entered quarterly condo fees of $5,947 to $7,407. Seasonal Treviso rentals achieved $11,500 and $13,000 a month (MLS).

What to check. Treviso’s rules require tenants to register pets before occupancy (Treviso Rules for Tenants, 2024). The parcel point maps Zone AE 11. Treviso is not related to Treviso Bay in Naples, whose associations appear in the same state search.

A dedicated Treviso sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Palermo

The building. 4875 Pelican Colony Blvd, in the City of Bonita Springs, completed in 2002. Palermo has 71 residences (recorded count; the Pelican Landing association’s roster says 73). Typical floors hold four three-bedroom homes of 2,779 to 3,232 square feet; the top of the building holds four penthouses of 5,663 to 5,806 square feet with four or five bedrooms, which PLCA describes as “two-story penthouses of nearly 6,000 square feet”. The deck has a community pool, theater, fitness facility and guest suites.

The market. Six Palermo sales closed in the 12 months to September 23, 2026, at a $1,135,000 median ($950,000 to $1,700,000) and $368.68 per square foot, with 113 median days on market; one penthouse was listed on that date at $3,750,000 (Southwest Florida MLS). Listing agents entered quarterly condo fees of $7,068 to $8,830, and a median “Total Annual Recurring Fees” entry of $38,004. Seasonal Palermo rentals were being offered at up to $16,500 a month (MLS active rentals).

What to check. Palermo has done its big exterior job: the concrete restoration and painting finaled April 8, 2026 (Bonita Springs permit COM24-117554), after a full reroof finaled in November 2024. Ask the association whether that work was special-assessed and whether it is fully paid. Palermo, completed in 2002, almost certainly predates the first statewide Florida Building Code as well; its original permit date is not public. The parcel point maps Zone AE 11.

A dedicated Palermo sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

La Scala

The building. 5051 Pelican Colony Blvd, in the City of Bonita Springs, completed in 2003, steps from the Bay Club. 64 residences starting on floor 3: typical floors hold plans of 3,305 square feet (three bedrooms), 3,756 square feet (four to five bedrooms) and 4,020 square feet (three bedrooms), and four penthouses run 6,319 to 6,796 square feet with five bedrooms. The mix is 45 three-bedroom, 8 four-bedroom and 11 five-bedroom homes, and the legal descriptions carry deeded garages (Lee County Property Appraiser). La Scala has the largest floor plans of any Colony tower. Its association site lists 24/7 concierge service, and PLCA’s roster lists guest suites, a fitness center, community pool, theater and library.

The market. Three La Scala sales closed in the 12 months to September 23, 2026, at a $1,800,000 median ($1,245,000 to $2,300,000) and $442.48 per square foot; three homes were listed on that date at $1,500,000 to $2,400,000 (Southwest Florida MLS). La Scala carries the highest fees as entered by listing agents: quarterly condo fees of $9,477 to $10,863 and a median “Total Annual Recurring Fees” entry of $44,964. The top achieved rent in The Colony in the last 12 months was a La Scala seasonal lease at $20,000 a month (MLS).

What to check. La Scala received a metal reroof in 2023 and a fire-alarm panel replacement in 2026 (Bonita Springs permits). The flood zone at its parcel point is X, and AE flood zone lies within about 100 feet of the parcel point.

A dedicated La Scala sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Altaira

The building. 4800 Pelican Colony Blvd, in the City of Bonita Springs, completed in 2017. Altaira has 75 residences (recorded 2016 declaration supplement and the state condominium registry). WCI’s 2014 launch announcement described 76; the plan was reduced to 75 before the building was recorded. The top floor holds three residences, one of them a combined 6,155 square foot home (Lee County Property Appraiser). Altaira was launched as a 21-story tower with 19 residential floors (2014 to 2015 launch coverage); a 2025 Lee County hearing record lists its height as 249 feet. Typical homes are 3,042 and 3,264 square feet with three bedrooms. Altaira was WCI’s first new condominium tower after the 2008 downturn, designed by Curts Gaines Hall Jones, and its first closings came in May 2017, after Lennar acquired WCI Communities in February 2017. The association site lists a 24-hour front desk and three guest suites; 2015 launch coverage described a club room with catering kitchen, fitness facility, resort-style pool, pool pavilion and cabanas.

The market. Altaira is the top of the resale market. Seven Altaira sales closed in the 12 months to September 23, 2026, at a $2,250,000 median ($1,752,000 to $6,500,000) and $678.73 per square foot; one home was listed on that date at $2,499,000 (Southwest Florida MLS). The top sale in the last 12 months was an Altaira penthouse at $6.5 million (May 2026): the combined top-floor home, 6,630 square feet of MLS living area, closed May 1, 2026 after 96 days, listed at $7,400,000. Listing agents entered quarterly condo fees of $7,397 to $8,651 and a median “Total Annual Recurring Fees” entry of $41,565.

What to check. Altaira’s condominium association filed a construction-defect suit in February 2022 against Lennar, WCI and seven design and trade firms (Lee County Case No. 22-CA-000606). The specific defects and the outcome are not in the public record we could reach. Read Altaira’s Frequently Asked Questions sheet and estoppel for the current litigation disclosure. The parcel point maps Zone AE 11.

A dedicated Altaira sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Infinity

The building. 4810 Pelican Colony Blvd, in the City of Bonita Springs. Infinity is a 22-story, 96-residence tower, built by the Ronto Group in partnership with Wheelock Street Capital (developer entity WSR-Colony, LLC), designed by architect Robert M. Swedroe, with BCBE Construction as general contractor. Construction began in May 2023; the developer announced it “now open and move-in ready” on February 13, 2026, and first closings began in January 2026. Appraiser-measured living areas run 2,907 to 3,848 square feet across five plans on floors 3 to 22, plus one “Signature” residence on floor 2; every residence has a private two-car garage with an EV outlet (developer amenity list).

Infinity has the most complete amenity deck in The Colony, on the developer’s list: beach-entry and lap pools, two pickleball courts, two bocce lawns, a poolside cafe, fitness center with massage room, sauna, steam and hot and cold plunge, four guest suites, a theater, dog park and grooming room, sunset roof terrace, and a par-3 putting course the developer marks as planned. Its owners pay two condominium layers, as covered in the governance section above.

The market. Infinity delivered 32 homes in the 12 months to September 23, 2026, for $99,530,000, at a $3,205,000 median ($1,480,000 to $4,750,000) and $914.38 per square foot (Southwest Florida MLS). Most were developer deliveries entered after closing, so they are new-construction prices rather than resale. Seven Infinity homes were listed on September 23, 2026 at $2,499,000 to $4,200,000, which means an Infinity resale market is forming now. Rented Infinity homes achieved $9,500 a month on an annual-rate lease (MLS).

What to check. Both Infinity boards were still developer-led in 2026, and neither budget is public. A second Infinity tower is planned but not committed: the developer says it “need not be built”, no building permit has been filed as of September 2026, and the reserve parcels beside Infinity remain in the developer’s name. The parcel point maps Zone AE 11.

A dedicated Infinity sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Tuscany Isle

The neighborhood. Tuscany Isle: 40 estate homesites (39 tax parcels, because one lot is split between two neighbours). The homes sit on Tuscany Way and Tuscany Ct under two recorded plats (Pelican Landing Unit 27, Parts 1 and 2), on estate lots overlooking the golf course, lakes and preserves; the parcels straddle the Estero and Bonita Springs line. Homes were built from 1999 to 2024, mostly four bedrooms, from 3,322 square feet to the largest house in The Colony at 7,910 square feet (Lee County Property Appraiser). Tuscany Isle has no active neighborhood association (its HOA was dissolved in 2016) and appears to be administered by the Colony Foundation.

The market. One Tuscany Isle sale closed in the 12 months to September 23, 2026: 23771 Tuscany Way at $2,750,000 on September 21, 2026, after 74 days (Southwest Florida MLS). Tuscany Isle had four homes listed on that date at $3,299,000 to $5,950,000, including the highest-priced active listing in The Colony. The most recent public-record sales before that were three in March and April 2024 at $4,550,000, $5,417,164 and $5,925,000 (Lee County Property Appraiser). With one MLS sale in a year, Tuscany Isle pricing is set home by home.

Flood. The parcel points map shaded X (25) and X (14), on the higher estate ridge.

A dedicated Tuscany Isle sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Bellagio

The neighborhood. Bellagio: 26 homesites on the recorded plat (Pelican Landing Unit 26, Plat Book 65, Pages 32 to 33), on Napoli Way and Via Cappello in the Village of Estero, between a large lake and the golf course. Homes were built from 2001 to 2012 and run 2,740 to 5,780 square feet, mostly four bedrooms (Lee County Property Appraiser). Bellagio at The Colony Homeowners Association is self-managed.

The market. Two Bellagio sales closed in the 12 months to September 23, 2026: $2,750,000 in April 2026 and $2,575,000 in August 2026, each in about a month on the market (Southwest Florida MLS). No Bellagio home was listed on September 23, 2026. Seasonal Bellagio rentals were being offered at up to $18,000 a month (MLS active rentals). Listing agents entered no condo fee field for Bellagio; the “Total Annual Recurring Fees” entries on the two sales were $8,673 and $8,352.

Flood. Parcel points map shaded X (18), X (3) and AE 10 (5), so check each lot. A FEMA letter of map change exists for at least one Napoli Way address; owners should check whether it carried into the 2022 map.

A dedicated Bellagio sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Addison Place

The neighborhood. 28 villa homes on Addison Place Ct, recorded as Pelican Landing Unit 28 (Plat Book 61, Page 3); the parcels are split between Estero and Bonita Springs. The oldest homes in The Colony are in Messina Court and Addison Place (from 1997 to 1998). Addison Place homes run 2,892 to 5,804 square feet and were built from 1998 to 2006, almost all one story (Lee County Property Appraiser); PLCA’s roster describes them as maintenance-free, Mediterranean-inspired homes with golf course and preserve views. The HOA is managed by KMA Company.

The market. Two Addison Place sales closed in the 12 months to September 23, 2026: $1,700,000 in September 2025 and $1,600,000 in February 2026 (Southwest Florida MLS). Listing agents entered a quarterly HOA fee of $1,408 and a median “Total Annual Recurring Fees” entry of $11,888, near the bottom of The Colony’s range. All parcel points map Zone X.

A dedicated Addison Place sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Las Palmas

The neighborhood. 49 single-family villas on cobblestone streets (Via Roma, Via Ravenna, Via Napoli, Via Firenze, Via Santa Lucia, Via Las Palmas and Via Teramo) in the Village of Estero, recorded as Las Palmas at Pelican Colony Units One to Four. Homes were built from 2000 to 2007, split roughly evenly between one and two stories, at 2,388 to 3,708 square feet (Lee County Property Appraiser). No Las Palmas corporation appears on the state register; it appears to be administered by the Colony Foundation, and PLCA’s roster lists Compass Rose Management for it.

The market. Four Las Palmas sales closed in the 12 months to September 23, 2026 at a $1,500,000 median ($1,050,000 to $1,600,000), $442.04 per square foot and 54.5 median days on market, the fastest of any Colony resale neighborhood with more than two sales (Southwest Florida MLS). No home was listed on September 23, 2026. Seasonal Las Palmas rentals were being offered at up to $20,000 a month (MLS active rentals). Listing agents entered quarterly fees of $1,500 to $1,588. Every parcel point maps Zone X.

A dedicated Las Palmas sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Merano

The neighborhood. Merano: 100 two-story coach homes in 25 buildings. They sit on Merano Ct in the Village of Estero, four homes per building, at 1,928 to 2,567 square feet (74 three-bedroom, 26 two-bedroom). The appraiser dates most of them 2001, but first sales by building ran from April 2001 to June 2005, so the 25 buildings were delivered over four years (Lee County Property Appraiser). PLCA’s roster lists a community pool and fitness room; Gulf Breeze Management manages the association.

The market. Merano is The Colony’s entry point and its busiest neighborhood by count. Ten Merano sales closed in the 12 months to September 23, 2026 at a $692,500 median ($425,000 to $875,000) and $268.38 per square foot, though with 152.5 median days on market (Southwest Florida MLS). The lowest-priced active listing in The Colony on September 23, 2026 was a Merano home at $469,000. Listing agents entered quarterly condo fees of $3,080 (2025) to $3,344 (2026). Seasonal Merano rentals achieved $7,500 a month (MLS).

Flood. 24 of 26 parcel points map Zone X and two map shaded X. Buyers of Zone X homes typically avoid mandatory flood insurance on a federally backed mortgage; the elevation certificate proves it.

A dedicated Merano sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Messina Court

The neighborhood. Six estates on Messina Ct around a lake overlooking parallel fairways, steps from the golf clubhouse, recorded as Pelican Landing Unit 25 (Plat Book 58, Pages 83 to 84); the parcels straddle the municipal line. Homes run 4,463 to 5,595 square feet and were built from 1997 to 2005; the first qualified sale here is dated May 27, 1997 (Lee County Property Appraiser). There is no Messina corporation on the state register; it appears to be administered by the Colony Foundation, which reserves for it as a separate cost center.

The market. No Messina Court home closed in the 12 months to September 23, 2026, and the appraiser records no sale since 2023. One home was listed on that date at $3,950,000 (Southwest Florida MLS). With six homes and no recent sale, a Messina value is a comparison against Tuscany Isle and Bellagio, adjusted house by house. All parcel points map Zone X.

Ponza

The neighborhood. 13 one-story single-family homes on Campla Ct in the Village of Estero, built from 2015 to 2018 around a neighborhood park. They are the newest single-family homes in The Colony, at 3,124 to 4,002 square feet with three or four bedrooms (Lee County Property Appraiser). Ponza at The Colony Homeowners’ Association is managed by Alliant Property Management.

The market. One Ponza sale closed in the 12 months to September 23, 2026, at $2,100,000 in June 2026 after nine days on the market (Southwest Florida MLS). No home was listed on September 23, 2026. The listing agent entered a “Total Annual Recurring Fees” figure of $17,537. All parcel points map Zone X.

Terzetto

The neighborhood. Terzetto: 69 residences in 23 three-story buildings, one residence per floor. They sit on Colony Villas Dr and Terzetto Ln in the City of Bonita Springs, built in two phases (30 homes in 2013 and 39 in 2014), all three bedrooms at 2,117 to 2,656 square feet (Lee County Property Appraiser). Terzetto was post-bankruptcy WCI product. The amenity is a community pool; Pegasus Property Management manages the association.

The market. Six Terzetto sales closed in the 12 months to September 23, 2026 at a $1,350,000 median ($1,040,000 to $1,435,000) and $501.12 per square foot; three homes were listed on that date at $1,085,000 to $1,495,000 (Southwest Florida MLS). Listing agents entered a quarterly condo fee of $5,210 on 2026 listings against $3,628 on 2025 listings, a jump buyers should ask the association to explain from its budget.

Flood. Terzetto is the most mixed neighborhood in The Colony: its 25 parcel points read AE 10 (8), AE 11 (7), shaded X (6) and X (4), and several Terzetto buildings carry FEMA letters of map change. Check whether each letter was carried into the 2022 map.

A dedicated Terzetto sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Villa Trevi

The neighborhood. Five detached, two-story courtyard homes on Trevi Ct in the Village of Estero, built in 2005 and held as a condominium (Units 1 to 5) under their own association. Each home is 3,375 to 3,869 square feet with three or four bedrooms, and PLCA’s roster describes pools, elevators and cabanas with lake views (Lee County Property Appraiser; PLCA roster). The Colony Foundation’s site spells the neighborhood “Via Trevi”; the recorded name is Villa Trevi.

The market. No Villa Trevi home closed in the 12 months to September 23, 2026, and the appraiser records no sale of any kind since 2023, the lowest turnover in The Colony. One home was listed on that date at $1,875,000 (Southwest Florida MLS). Parcel points map AE 10 (4) and shaded X (2).

Castella

The neighborhood. Castella: 72 residences in three six-story buildings of 24. The buildings are at 24001, 24011 and 24031 Via Castella Dr in the City of Bonita Springs, completed in 2006, with 36 three-bedroom and 36 two-bedroom homes at 2,382 to 2,673 square feet (Lee County Property Appraiser). The CDD roll names the three buildings Villa, Casa and Mansions at Castella. PLCA’s roster describes a lagoon-style pool with social pavilion and homes overlooking the mangroves, some with Estero Bay views. KW Property Management manages the association, which runs its own resident portal.

The market. Six Castella sales closed in the 12 months to September 23, 2026 at a $582,239 median ($425,000 to $1,499,000) and $229.99 per square foot, with 59 median days on market (Southwest Florida MLS). That is the lowest median in The Colony. Three homes were listed on that date at $549,000 to $850,000. Every Castella sale carried a quarterly condo fee entry of $7,011 and a median “Total Annual Recurring Fees” entry of $35,005, as entered by listing agents, so Castella’s carrying cost is high relative to its price.

What to check. Castella replaced stairwell and entry doors across all three buildings in 2025 and 2026 (Bonita Springs permits). At six stories it falls under the SIRS and milestone rules. Parcel points map Zone AE 11.

A dedicated Castella sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Cielo

The neighborhood. 96 residences in 12 four-story buildings of eight on Via Del Corso Ln in the City of Bonita Springs. The buildings were completed in 2014 and sold through 2016, and every home is the same 2,995 square foot, three-bedroom plan (Lee County Property Appraiser). Views take in preserve, Estero Bay, lake and golf, and the amenity is a community pool and cabana (PLCA roster). Gulf Breeze Management manages the association.

The market. Five Cielo sales closed in the 12 months to September 23, 2026 at a $1,350,000 median ($1,075,000 to $1,505,000) and $450.75 per square foot; one home was listed on that date at $1,199,000 (Southwest Florida MLS). Every Cielo sale carried a quarterly condo fee entry of $4,441, as entered by listing agents.

What to check. Public permits show Ian repairs at Cielo (wiring “due to Ian damage”, Bonita Springs permit TRA24-117482). Parcel points map AE 11, with one building at AE 10. Public permit records show Ian repairs at the Bay Club and at Cielo; building-by-building damage reports are not public. Across Coconut Road, Lee County approved the rezoning north of Coconut Road in August 2025, with a 50-foot height cap on the tract facing The Colony; a companion item is still listed as under review.

A dedicated Cielo sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Names You May See That Are Not Colony Neighborhoods

Search results and old marketing throw up names that sound like The Colony but are not. The Colony at Pelican Landing is not Bay Colony in Naples, and it is not Palm Colony, a separate Pelican Landing neighborhood. Here is the short list we check every time:

• Bay Colony is a gated community in Pelican Bay, Naples, with its own club; its club site even ranks for “Colony Golf and Bay Club”. It is a different community in a different county. Our guide to Bay Colony in Naples covers it separately.
• Palm Colony is a 120-home coach-home neighborhood in Pelican Landing’s first phase, near the Tennis Center. Its owners are PLCA members but not Colony Foundation members, and they do not have Bay Club access. It belongs with our Pelican Landing guide.
• “The Colony Golf & Bay Club” is the brand WCI used to market The Colony. It is not a legal entity: the governing bodies are the Colony Foundation and the separate golf club.
• Single-building websites. Several websites named for individual Colony towers are operated by a real estate agent, not by the associations, and are not a source for rules, fees or documents. The association-run sites we rely on are Navona’s, Palermo’s and La Scala’s own association sites and Castella’s association portal; for every other building, the manager on PLCA’s March 2026 roster is the channel.
• Look-alike building names elsewhere. “Sorrento, a Condo” in ZIP 34135, Treviso Bay in Naples, a separate “Florencia Condominium Association”, Terzetto associations in Naples and “Tuscany Isles” communities in Naples and Punta Gorda are all outside The Colony.
• Ravenna. Lee County approved plans in 2006 for a 20-story tower called Ravenna that was never built.
• “Colony Estates” is a Lee County Property Appraiser neighborhood label and a 1996 zoning caption spanning Tuscany Isle and Messina Court, not a neighborhood you can buy into.

Why Unit Counts Differ Between Sources

You will see different counts for the same neighborhood depending on the source, and the differences are explainable. We use the recorded count in every case:

• Palermo. Palermo has 71 residences (recorded count; the Pelican Landing association’s roster says 73). The state registry, the appraiser and the CDD roll all show 71; the top of the building holds combined, two-level penthouses.
• Bellagio. Bellagio: 26 homesites on the recorded plat. PLCA’s roster says 28; the appraiser and the CDD roll both show 26.
• Tuscany Isle. Tuscany Isle: 40 estate homesites (39 tax parcels, because one lot is split between two neighbours). PLCA’s roster says 43; lots numbered 32 to 34 do not appear on the current tax roll, and the CDD bills 40.
• Altaira. Altaira has 75 residences (recorded 2016 declaration supplement and the state condominium registry). WCI’s 2014 launch announcement described 76; the plan was reduced to 75 before the building was recorded.
• Terzetto. Terzetto: 69 residences in 23 three-story buildings, one residence per floor. PLCA’s roster text says 26 buildings, which would be 78 homes; the recorded count is 69.
• Merano. Merano: 100 two-story coach homes in 25 buildings, not the “up to 150” some older material suggests.
• The total. The Colony has 1,173 residences on the Lee County Property Appraiser roll today: 1,077 in its 18 original neighborhoods and 96 in Infinity. The CDD’s FY2027 roll books 1,174, because it bills Tuscany Isle’s split lot as two; PLCA’s online roster predates Infinity and overstates Palermo, Bellagio and Tuscany Isle.

Whether you are pricing a Colony home to sell or choosing between towers to buy, the building-level detail above is where value is decided. Sellers can get a free home valuation built on your building’s own closings, or call Jesse direct at (239) 898-6072. Buyers can call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Comes With a Colony Home, and What Costs Extra?

Every home in The Colony at Pelican Landing comes with two automatic memberships: the Pelican Landing Community Association, whose $3,478 assessment for 2026 covers the island beach, marina, tennis and wellness center, and The Colony Foundation, which runs the Colony gates and the resident-only Bay Club. The golf club is a separate, optional purchase.

Buyers get this wrong more often than any other part of The Colony, and it is easy to see why. Listing remarks, developer marketing and even some condominium disclosure sheets blur four different owners into one “club lifestyle.” They are four different legal entities with four different ways of paying for what you use. The table below separates them, using the Pelican Landing Community Association’s amenity pages and 2026 fee schedule, The Colony Foundation’s own public site, the golf club’s 2026 membership book, and each building’s association or developer site, all read on September 23, 2026.

Read the table this way. A Colony owner automatically gets the first two tiers and the private amenities of his or her own building. The third tier is a separate purchase from a separate corporation, with a cap and a waiting list. A Pelican Landing owner who lives outside The Colony gets the first tier only, and may still apply to the golf club as a non-resident. For the rest of the Pelican Landing picture, see our guide to the Pelican Landing community in Bonita Springs and Estero.

The golf club is not The Colony Foundation’s amenity

The single most useful sentence on this subject comes from The Colony Foundation itself. Its contact page, read on September 23, 2026, says the golf club “is independently owned and operated and not overseen by The Colony Foundation in any way. As it is not a Colony HOA amenity, all questions regarding golf club amenities and memberships should be directed to the Golf Club’s offices.”

That means buying a Colony home does not buy you golf. The Colony Golf & Country Club, Inc. is a Florida not-for-profit corporation incorporated in August 2000 with its own board of governors, its own dues and its own waiting list. The Pelican Landing Community Association makes the same point from the other side on its golf page: golf here is optional, and all of its costs are funded by club members. The developer of Infinity says the same thing in its 2024 broker brochure, noting that the club “requires separate membership and a fee.”

The spa, the six clay courts and the club pool belong to the golf club

Older descriptions of The Colony, including some that still circulate, say the Bay Club membership “includes the spa and the Sports Center.” It does not. The two spa treatment rooms, the six sub-irrigated Har-Tru tennis courts, the 65-foot pool with its jetted spa and the club fitness center are all part of the golf club’s Sports Centre at the clubhouse, per the club’s 2026 membership book. They are open to golf members, Sports members and Golf in Waiting participants, and to no one else.

A Colony owner who does not join the club still has clay-court tennis, pickleball and a gym, but they are Pelican Landing’s shared facilities outside The Colony gates, described in the tennis and fitness sections below.

The Bay Club comes with every Colony home

The Bay Club is the amenity that makes The Colony different from the rest of Pelican Landing, and it is automatic. It is owned by The Colony Foundation, not by a club corporation, and the Foundation’s 2025 real estate information sheet says plainly that “all Colony Amenities, including the Bay Club and Colony Kayak Park, are for resident use only.” WCI’s 2013 securities prospectus described it the same way, as a private dining club “offered exclusively to residents and their guests” and “owned by the homeowners association.”

The Foundation publishes no separate Bay Club joining fee or dues line. Its operating cost is part of the Foundation assessment, and that assessment is not published anywhere a buyer can read it before contract. You pay for food and drink as you use them. Navona’s statutory disclosure sheets list the Bay Club as a mandatory membership, which is correct, but they print the golf club’s phone number beside it, which is the kind of small error that feeds the confusion.

Your Colony ID and your PLCA credentials are two different things

Because two associations each run amenities and gates, a Colony owner carries two sets of credentials. The Colony Foundation issues a Colony ID card, and its own notice says: “This ID Card is for Colony Access only! It will not work at the PLCA Amenities.” The Pelican Landing Community Association issues its own photo ID, which is what gets you onto the beach shuttle and into the Tennis Center, pickleball courts and Wellness Center.

The same split applies to cars. Since April 1, 2026 The Colony Foundation has replaced its old barcode stickers with windshield RFID tags. The Pelican Landing gates still read barcodes, and the Foundation’s own FAQ tells residents to keep the PLCA barcode sticker if they drive through PLCA gates. An owner who uses both sets of gates carries both.

What a tenant gets, and what the owner gives up

Tenants in The Colony do not get the Bay Club automatically. The owner must transfer Bay Club privileges to the tenant for $200 per transfer, no more than three times a calendar year, per the Foundation’s transfer form, and the owner gives up his or her own Bay Club privileges during the transfer. That three-a-year figure is a limit on Bay Club transfers, not a limit on leases. On the Pelican Landing side, the association charges a $100 tenant processing fee and switches off the owner’s PLCA ID cards and barcodes for the length of the lease, per its tenant application information. Leasing rules themselves are covered building by building in the daily life section below.

The marketing phrases to read carefully

The Infinity developer’s website describes a “private beach club” and a “private marina.” Both refer to Pelican Landing Community Association facilities that every Pelican Landing owner shares, not to anything Infinity or The Colony owns. The same developer’s brochure says Infinity owners are automatically members of The Colony Foundation and the Pelican Landing Community Association “and have full access to the amenities of both,” which is the accurate version. When a listing says “private beach,” it means the PLCA Beach Park described below.

The Colony Golf and Bay Club: Membership, Initiation and Dues

The Colony Golf & Country Club lists a $175,000 non-refundable golf joining fee in its 2026 membership book, with golf capped at 275 memberships and marked “Fully Committed.” The open door into The Colony’s club is a $40,000 Sports membership, capped at 215 and available by application, which leads to the Golf in Waiting list.

A note on the name before the numbers. “The Colony Golf & Bay Club” is the community brand WCI Communities used when it marketed The Colony, and the name survives in some legal names such as the Infinity condominium associations. It is not a corporation. The golf club is The Colony Golf & Country Club, Inc., at 4101 Pelican Colony Blvd. The Bay Club is a Colony Foundation building at 5200 Pelican Colony Blvd. They are different owners, and the fees below are the golf club’s alone.

Every figure in this section comes from the club’s own 2026 membership book, “Belonging at The Colony Golf Country Club 2026,” linked from the membership page of the club’s website, with rate pages marked “Revised 12/1/25.” A club-retained executive search profile published in August 2026 repeats the headline joining fees and annual dues. We do not repeat older joining-fee figures that still circulate on listing sites, because none of them came from the club.

Who owns the club

The Colony Golf & Country Club describes itself as private and member-owned; the club says it moved from developer ownership to member ownership in October 2022. The club opened in 2000 and held its grand opening with 40 founding members in 2001. It is governed by a seven-member board of governors, and by early 2026 it had moved from a contract management company to independent, in-house management, per a February 25, 2026 interview with the club’s general manager in the trade publication Club + Resort Business.

Unlike Pelican’s Nest and Bonita Bay Club, The Colony club has no public Form 990 we could find. That matters to a buyer weighing a $175,000 commitment, because the other two clubs’ finances can be read in their federal filings and The Colony club’s cannot. The club’s membership documents are the place to ask.

How big the club is

Club sources in 2026 describe roughly 475 to 495 memberships and about 575 individual members. The difference between those numbers is the difference between a household membership and the people on it, plus some inconsistency between sources, so we do not print a single exact total. The club’s August 2026 search profile puts gross revenue at about $9.5 million. For scale, that is one 18-hole course serving a capped golf roll of 275, which is part of why the golf category is full.

Golf membership: $175,000, capped at 275, currently full

The capital, food minimum and renovation lines are shown as listed in the club’s 2026 rate card. Golf members get unlimited golf year-round, all club events (Men’s and Ladies’ Days, social couples golf, club tournaments and invitationals), full practice access, tee times eight days out, a personal locker and storage for two golf bags, per the book. Golf members who live in The Colony may use their own golf cart on the course for a $2,300 a year private cart trail fee, a privilege limited to resident Golf members and Golf in Waiting participants.

Our arithmetic from the club’s 2026 rate card: $175,000 joining fee plus $18,430 dues, $3,400 capital dues, the $1,200 food minimum and twelve $285 renovation contributions comes to $201,450 in the first year before tax. After year one, the recurring golf cost is about $26,450 a year plus tax. The book notes that the joining fee, dues and fees “are subject to change without notice and subject to applicable federal and state taxes.”

Sports membership: $40,000, capped at 215, open by application

Sports members get the whole Sports Centre (tennis, fitness, pool and spa), clubhouse dining, and limited golf: up to six rounds per person from November through April and unlimited golf from May through October, with tee times five days out and no organized golf events, per the book. By our arithmetic from the same rate card, the recurring Sports cost is about $12,425 a year plus tax after the joining fee.

Golf in Waiting: the only path to golf today

Because the golf roll is full, the club’s route to golf runs through Sports. An active Sports member can join the Golf in Waiting list by, in the book’s words, “paying the difference between their Sports Member Joining Fee and 85% of the prevailing Golf Member Joining Fee (locked in),” paying 85% of annual golf dues, and paying the $285 monthly renovation contribution. The top 40 people on that list may play in season in the afternoons (November and December after 9:30 a.m., January through April after noon), with tee times 24 hours ahead.

Our arithmetic at today’s fee: 85% of $175,000 is $148,750; less the $40,000 Sports fee already paid, a Sports member would pay $108,750 to enter Golf in Waiting, and 85% of the 2026 golf dues is $15,665.50 a year. The book does not publish how long the list is or how quickly it moves; that is a question for the club’s membership office.

The Sports waitlist, and what a Colony address actually buys you

If both the Sports and Golf categories reach their caps, the book requires new applicants to join a Sports waitlist with a $10,000 non-refundable deposit that is credited to the joining fee. Placement is “in two tiers: Colony residents followed by Non-residents,” and then by date of application. Waitlisters have no privileges except as accompanied guests.

That clause is the honest answer to a common question. Owning a Colony home gives you priority over non-residents on the club’s waitlist; it does not give you a right to join, and non-residents may join the club too.

Is a membership refundable or transferable when you sell?

The joining fee is expressly non-refundable in the 2026 book. The club does not publish a resale, transfer or refund schedule for memberships. The club’s 2000 Articles of Incorporation still call its memberships “equity memberships,” and buyers should read that word as a voting and ownership term, not as a promise of a refund. For a seller, this means the membership is not an asset that transfers with the home unless the club’s own documents say so; ask for the club’s membership plan and bylaws before you price a home as “golf included.”

The $16.5 million clubhouse renovation

The club is in the middle of a $16.5 million clubhouse renovation approved by 78% of voting members, with phase one due November 2026 and phase two in fall 2027 (club and trade press); Bonita Springs issued the renovation permits in 2026. The club’s 2026 book headlines it as “Clubhouse Renovation in Progress, Summer 2026 to Fall 2027,” and names three new spaces: the Grill Room, the Gathering Bar and an enclosed Terrace.

The general manager’s February 2026 interview in Club + Resort Business gave the scope: a kitchen growing from about 1,800 square feet to just under 5,000, built to serve 150 a la carte and 100 banquet meals at the same time; a bar moved to overlook the course with 28 seats; an enclosed, climate-controlled terrace for 100 reservations; and a first phase covering the kitchen and a main dining room for up to 130. During construction the club has been serving from a portable kitchen with seating in the Grill Room, per The Colony Foundation’s 2026 reciprocal dining guide.

How the renovation is financed beyond the monthly renovation contributions is not published. A buyer joining in late 2026 or 2027 joins mid-construction and should ask the club directly whether any further assessment is contemplated.

Earlier clubhouse work

The clubhouse reopened after an interior renovation in 2018, and the course was resurfaced tee to green in 2017, per the club. The club’s August 2026 search profile describes a future Sports Centre phase still at the concept stage (expanded tennis, dedicated pickleball, possible indoor racquet facilities, new locker rooms and spa and recovery space). That phase is not priced or voted, and nothing on this page should be read as a commitment to build it.

Buying or selling a Colony home with golf in mind

For sellers, golf access is a real part of the value story at The Colony, but the membership belongs to the member, not the address. We price a Colony home on what the home and its automatic amenities deliver, then show buyers the club path separately. If you are thinking about selling, start with a free valuation of your Colony home, or Call Jesse direct at (239) 898-6072.

For buyers who want to play, the sequence matters: apply to the club early, because Sports membership is open today and Golf in Waiting is the queue. Call Marc at (239) 287-5873 to talk through timing, or read how we represent buyers in Southwest Florida.

Golf at The Colony: The Jerry Pate Course

The Colony has one private golf course: an 18-hole, par-72 Jerry Pate course of about 6,700 yards from the back tees, resurfaced in Platinum Paspalum in 2017. It is open only to members of The Colony Golf & Country Club, not to every Colony resident, and the club’s 2026 book calls it “approximately 6,732 yards.”

Jerry Pate, a former U.S. Open champion, designed the course, per the club’s 2026 membership book, The Colony Foundation’s about page and the Pelican Landing Community Association’s golf page. The club’s own description is of “sweeping Platinum Paspalum fairways and greens,” a salt-tolerant turf that went in tee to green in 2017, when, in the club’s words, “a two-year golf course renovation project” was completed.

Yardage by tee, as the club publishes it

The club’s live course tour on its website lists five sets of tees hole by hole. Adding them up gives the totals below. They differ slightly from the book’s “approximately 6,732 yards,” which is typical when a club re-tees holes without reprinting its brochure, so treat the book figure as the headline and the hole-by-hole card as the detail.

Source: The Colony Golf & Country Club course tour, read September 23, 2026; totals are our sums of the club’s hole-by-hole figures.

Course rating and slope

We could not verify the official USGA course rating and slope for any tee. The USGA’s national course rating database did not return a readable record, and the ratings that appear on third-party golf directories are attached to yardages that do not match the club’s current card. Rather than print numbers that may belong to an older tee layout, this page gives par and yardage only. The club’s current scorecard is the document that settles it.

Tee times, practice and the summer schedule

Golf members book tee times eight days ahead and Sports members five, per the club’s 2026 book. Golf members have full practice access; Sports members may practice on a day they play and on Tuesday, Thursday and Sunday afternoons from noon to 5 p.m. in season. The book lists a member cart fee of $33 for 18 holes and $20 for nine.

Summer is quieter than many buyers expect. The club’s general manager told Club + Resort Business in February 2026 that from June to September “we are closed two weeks a month anyway for golf course maintenance.” A seasonal resident who plans to play mostly in summer should know that before joining.

Who may walk, jog or bike on the course

No one but golfers. A 2020 club notice, posted by The Colony Foundation on its resident site, says the course is for “the exclusive use of Colony Golf Club Members only” and does not allow “jogging, bike riding, dog walking, skating, walking or any activity, other than golf, on the course at any time of the day or night.” The Foundation added that the course is private property and that using it otherwise is trespassing. Buyers used to communities where the cart paths double as evening walking loops should factor that in, particularly in the estate enclaves that border the fairways.

The golf course land itself is owned by the club on the Lee County Property Appraiser roll, while some lake parcels around the course belong to The Colony Foundation.

How the course compares with its neighbours

Only facts published by each club or by public records are used here.

Two conclusions follow. First, The Colony is the only private club in the table with a single course and a 275-member golf cap, which is its appeal for members who want to know everyone on the first tee and its limit for anyone who wants course variety. Second, both private golf clubs inside Pelican Landing now report closed golf rolls, so a buyer who assumes a quick path to golf anywhere in the community should plan for a wait. Buyers who want multi-course depth usually also look at Bonita Bay.

Is There a Marina or Boat Dock at The Colony?

The Colony has no marina of its own. Colony owners may lease PLCA slips at Coconut Point Marina, and PLCA sells off-site boat owners ramp access for $100 a year. The Colony also has no boat slips and no boat or RV storage of its own; The Colony Foundation’s site lists a kayak park, not a marina.

That answers the question most buyers are really asking, which is whether “private marina” in a listing means a Colony facility. It does not. When Infinity’s developer marketing says “private marina,” it means the Pelican Landing marina every Pelican Landing owner shares.

What the Pelican Landing marina offers

The Pelican Landing Community Association’s marina page says “boat slips can be leased at the Pelican Landing-owned Coconut Point Marina on Estero Bay, and at the Red Fish Docks behind Pelican’s Nest Golf Club,” and that the marina “features a boat ramp that gives owners who store their boats off-site unlimited access for just $100 a year.” The marina is also where the beach shuttle leaves from, and where the PLCA Sailing Center and a kayak launch sit.

The association’s 2026 budget shows what the marina costs to run: $70,680 in slip lease income and $2,600 in ramp fees against a net marina cost of $693,103, which every owner funds through the PLCA assessment whether or not they own a boat.

What is not published

PLCA does not publish the number of slips, the maximum boat length, the slip lease price or the waiting list. Those come from the PLCA marina office. The Pelican Landing development order allows up to 215 marina slips across the whole of Pelican Landing, but that is an entitlement cap, not a count of slips actually built, and it should not be read as slip availability.

Plans for the marina

The association has filed two pre-applications with the City of Bonita Springs for the marina site at 5450 Coconut Road: a “Pelican Landing Marina Redevelopment” in September 2024 and a “Pelican Landing Marina Office Rebuild” in March 2025, per the city’s public permit portal. A pre-application is an early conversation with the city, not an approval, and no scope, cost or date has been published. Any such project would be PLCA capital, which Colony owners share through the PLCA assessment.

Sailing, kayaking and paddling

The PLCA Sailing Center keeps a Hobie Wave, an American 18 and ten Sunfish, with complimentary lessons, per its page. PLCA also runs a kayak and canoe park on Spring Creek. The Colony Foundation adds its own Colony Kayak Park on Spring Creek, inside The Colony: kayaks, canoes, paddles and life vests are free to residents, and each user completes a sign-out form and leaves a Colony ID or PLCA guest pass at the Coconut Road main gatehouse, per the Foundation’s kayaking page. Private kayak slips there are rented through the Foundation office.

Can you keep a boat or trailer at home?

No. Navona’s 2019 rules prohibit “commercial vehicles, trucks, campers, motor homes, trailers, boats and boat trailers” in its assigned parking spaces, and the Pelican Landing declaration, where it applies, allows boats, trailers and RVs only inside enclosed garages. No building or enclave rule we could read permits boat storage outside a garage. Boat owners in The Colony typically keep the boat at the PLCA marina or at commercial storage off-site and use the $100 ramp pass.

Public ramps and marinas nearby

We have not listed public boat ramps or commercial marinas here, because we could not confirm current hours, fees and capacity for any of them from a primary source on the date we researched this page. For a boat owner, the PLCA marina office is the first call to make; our buyer agents can then map the alternatives against the specific home.

How Colony Residents Get to the Beach

Colony owners reach a 34-acre island beach by boat: the Pelican Landing Beach Park on the north end of Big Hickory Island, owned by the Pelican Landing Community Association, shared with the Hyatt and reached by a 12-minute PLCA shuttle from Coconut Point Marina. The Colony itself owns no beach.

The 34-acre Beach Park on Big Hickory Island belongs to the Pelican Landing Community Association, not The Colony; every Colony owner uses it as a PLCA member, and the Hyatt shares it under a recorded agreement. The Lee County Property Appraiser lists the parcel in the association’s name as recreational land at the north end of the island. The PLCA brochure says “nearly 32 acres are a dedicated Conservation Easement,” which is why the island looks the way it does and why it will stay that way.

The shuttle boat

PLCA’s beach page says “beach access is provided by a shuttle boat that zips across Estero Bay in 12 minutes.” The shuttle leaves from PLCA’s Coconut Point Marina, so a Colony resident drives or bikes to the marina first; no ground shuttle from The Colony to the marina is published. You will need your PLCA photo ID, because the Colony ID does not work at PLCA amenities. PLCA does not post a current shuttle timetable on its public site; check with PLCA before your first trip.

Hours and capacity

The Beach Park is open 364 days a year (PLCA); the recorded 2015 rules set normal hours of 9:00 a.m. to 4:30 p.m., which PLCA may extend. The same recorded Fifth Amendment to the association’s 68th Supplement (Lee County instrument 2015000037557) caps the beach at 600 people at any one time, and sets how many additional hotel, timeshare and owner users may arrive once the count passes 480.

Sharing the island with the Hyatt

The Hyatt Regency Coconut Point is a co-user by recorded covenant. The 68th Supplement to the Pelican Landing declaration makes the Beach Park “the only property of the Association which will be used by the Hotel/Conference Center,” and has the hotel pay a share of the Beach Park’s costs based on a “Hotel Use Percentage” counted from shuttle passenger records. The hotel and its timeshare run their own shuttle boats; PLCA runs its own boat for owners.

The money is published. PLCA’s 2026 budget books $927,942 of shared Beach Park cost and $448,382 contributed by the Hyatt, leaving a net cost of $479,560 for the owners. For a seller, that is a useful line: the Beach Park is a real, recorded, cost-shared amenity, not a marketing promise. The same recorded agreements also allow up to 250 homes at the neighbouring Raptor Bay development to be granted Beach Park rights, with a payment to PLCA on each sale.

What is on the island

The PLCA brochure lists pavilions with restrooms, a library and gazebos, a large pavilion deck, lounges and umbrellas on a first-come basis, and beach rangers. There is no food service, so owners bring their own snacks and drinks; glass is not allowed; smoking is limited to designated areas; and lightning within ten miles clears the beach. The brochure dates from 2008, so confirm current rules with PLCA. A new 60 by 30 foot chickee hut near the ferry dock received its final city inspections in 2026, and a permit to repair the ADA ramps up to the pavilion was still in review, per the Bonita Springs permit portal.

After Hurricane Ian

After Hurricane Ian breached Big Hickory Island, about 71,000 tons of sand were placed on the beach in 2023 (FDEP). PLCA had earlier been the permit holder for a 2013 beach restoration and a set of groins on the island, per the Florida Department of Environmental Protection’s 2023 Strategic Beach Management Plan. On June 30, 2026, FDEP adopted an Inlet Management Plan for Big Hickory Pass that assigns Lee County sand bypassing (about 2,200 cubic yards a year to Big Hickory Island) and says the pass’s terminal groins “shall be repaired and maintained.” Every Colony owner helps fund the island’s upkeep through the PLCA assessment, which is part of what that assessment buys.

Public beaches by car

For days when the boat does not suit, three public beaches are a short drive from the Colony Main Gate. Our measured free-flow drive times, taken September 23, 2026 (season traffic adds time), are in the table.

The Bonita Beach Park closure matters this season. With that lot closed for construction from September 8, 2026, the island Beach Park carries more of the load for Colony beach days this season, which is why the PLCA shuttle is worth understanding before you buy.

The Bay Club and the water

The Bay Club is not a beach club, despite the name. It is The Colony Foundation’s dining and social building at 5200 Pelican Colony Blvd, and its third-floor Top of the Bay room is where many residents take in the view over the water. The Colony’s own water access is its kayak park on Spring Creek, which reaches Estero Bay. For the Bay Club itself, see the dining section below.

Tennis, Pickleball and Racket Sports at The Colony

Racket sports at The Colony come in two tiers. Every owner gets Pelican Landing’s shared Tennis Center with 12 Har-Tru courts, 7 of them lit, plus 6 pickleball and 2 bocce courts, included in the PLCA assessment. The golf club adds six private Har-Tru courts for club members only, and Infinity has its own courts.

The Pelican Landing Tennis Center (every owner)

PLCA’s Tennis Center has 12 Har-Tru clay courts, seven with lights, and a full-time professional, per its page. The association’s 2026 budget shows the scale of the operation: court sports brought in $228,066 against $626,443 of payroll, so owners subsidize the program through the assessment, which is normal for an included amenity. Lessons and clinics are extra. You get in with a PLCA photo ID, not a Colony ID.

Pickleball (every owner)

PLCA runs six pickleball courts, with free lessons for new players, round robins, ladders and leagues, per its pickleball page. Pickleball in The Colony is a Pelican Landing amenity; the golf club has no pickleball courts today, and its dedicated pickleball courts exist only as a concept in a future Sports Centre phase that has not been priced or voted.

Bocce and what is not here

PLCA has two lighted Har-Tru bocce courts for drop-in play and leagues. There is no croquet lawn anywhere in The Colony or Pelican Landing; we checked the Pelican Landing, Colony Foundation, golf club and Infinity sites. Croquet players in this part of Bonita Springs usually look at Bonita Bay Club, whose site lists croquet alongside 16 Har-Tru and 15 pickleball courts.

The club’s six Har-Tru courts (club members only)

The Colony Golf & Country Club’s Sports Centre has six sub-irrigated Har-Tru courts, USPTA-certified professionals, a tennis lounge with same-day stringing and interclub league play, per its 2026 book and its August 2026 search profile. The book lists a $10 tennis guest fee and a complimentary ball machine. These courts are for golf, Sports and Golf in Waiting members; a Colony owner who has not joined the club plays at the PLCA Tennis Center instead.

Infinity’s private courts

Infinity, the newest Colony tower, has two pickleball courts and two bocce lawns for its own owners, per the developer’s amenities page. A dedicated Infinity sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

What may change

PLCA filed pre-applications with Bonita Springs in 2025 for “Pelican Landing Tennis Center Renovations” and for “Pelican Landing Amenities,” per the city permit portal. None of this is approved or scheduled, and we would not buy or sell on it.

Fitness, Spa and Wellness at The Colony

Fitness at The Colony is layered like everything else. Every owner uses PLCA’s 4,200 square foot Wellness Center; club members add the golf club’s fitness center, 65-foot pool and two spa treatment rooms; and most Colony towers have their own fitness rooms. There is no resident-owned spa outside the golf club.

The PLCA Wellness Center (every owner)

PLCA’s 4,200 square foot Wellness Center sits inside the association’s 14,900 square foot Community Center at 24501 Walden Center Drive, with a 3,000 square foot gym and a 1,200 square foot aerobics room, per PLCA’s wellness and community center pages. The Colony Foundation’s community center page gives hours of 7:00 a.m. to 7:00 p.m. Monday through Friday and 7:00 a.m. to 3:00 p.m. on weekends. Personal training and classes are extra. Entry is with a PLCA photo ID.

The golf club’s fitness center, pool and spa (club members only)

The club’s 2026 book describes a cardio theater, a fitness studio with shock-absorbent wood flooring, men’s and ladies’ locker rooms, steam showers, a hot tub, a 65-foot pool and jetted spa, two full-service spa treatment rooms and personal trainers. Fitness classes are $10 for members and $15 for guests, per the book. The club’s 2025 general manager brochure described key-fob access to the fitness center from 6 a.m. to 9 p.m. daily. All of this sits behind a golf or Sports membership, which is why the $40,000 Sports membership is, in practice, a fitness and tennis membership for many Colony residents.

Fitness rooms inside the buildings

Most towers and several mid-rises have their own fitness room for their own owners. The Pelican Landing neighborhood roster lists fitness facilities at Palermo, La Scala, Treviso, Florencia, Altaira and Merano. Infinity’s developer lists a fitness center with a massage room, sauna, steam room and hot and cold plunge pools. These rooms are paid for through each building’s own condominium assessment and are not open to other Colony residents.

The Hyatt spa

The Hyatt Regency Coconut Point’s Stillwater Spa is a resort spa that was being renovated in 2026. Neither The Colony Foundation nor PLCA publishes any resident privilege at the Hyatt, so a Colony address does not include spa access there.

Dining at The Colony: The Clubhouse and the Bay Club

The Colony has two dining rooms behind its gates. The Bay Club, owned by The Colony Foundation at 5200 Pelican Colony Blvd, is included with every Colony home. The golf clubhouse, under a $16.5 million renovation running to fall 2027, is for club members only. There are no public restaurants or shops inside The Colony.

The Bay Club (every Colony resident)

The Bay Club has an elegant second-floor Main Dining Room, the third-floor “Top of the Bay” casual venue, an outdoor terrace, and a private dining room and bar, per The Colony Foundation. It was established in 2000 and also houses the Foundation’s offices. The Foundation’s public description of hours is short: “Open for dinner and lunch select days during season. Reservations are required.” Detailed hours and menus are published only to residents through the Foundation’s resident portal and the Foundation app, launched in October 2025, which takes online dining reservations.

The Foundation’s 2025 real estate information sheet lists the seasonal program: complimentary morning coffee on Top of the Bay, live music every Tuesday, a nightly happy hour, Saturday prime rib night, monthly dinner dances, monthly wine dinners and a resident wine locker program.

Dress code

The Foundation board’s dress code, in effect since January 20, 2020, sets “Dressy Casual” as the minimum for lunch, brunch and dinner at Top of the Bay (collared shirts, dress jeans without rips and walking-length dress shorts are fine; cargo shorts are not), and “Upscale Florida Casual” in the Main Dining Room, where shorts may not be worn in season, November 1 to April 30. Workout wear, swimwear and flip-flops are out everywhere, and gentlemen remove hats. Morning coffee is exempt.

What residents think of it

In The Colony Foundation’s 2025 annual survey, answered by 551 of 1,078 households, dining scored 9.0 out of 10 and valet service at the Bay Club scored 9.3, the highest-rated service of any the Foundation runs. For a seller, those numbers are worth quoting: they come from the residents, not from a brochure.

Renovated, and paid for without an assessment

The Bay Club’s interior kitchen and clubhouse renovation was permitted in 2023 and finaled in 2024, per the Bonita Springs permit portal. The Bay Club’s final renovation phase closed it from August 11 to 22, 2025; the Foundation paid for it from its capital account with no special assessment. What the Bay Club costs each owner every year is folded into the Foundation assessment, which is not published; the Foundation’s estoppel certificate, ordered during the contract, is where a buyer sees it.

Reciprocal dining in summer

From May 1 to October 31, 2026, the Bay Club’s reciprocal program lets residents dine, and in some cases play golf, at 24 other private clubs, booked through Bay Club staff, per the Foundation’s 2026 reciprocal guide. The 2026 list includes Bonita Bay Club, The Nest Golf Club, Shadow Wood, The Club at Mediterra, Pelican Marsh, Talis Park, The Club at Barefoot Beach and The Colony Golf and Country Club itself, among others. For the months when many seasonal residents are away and the Bay Club keeps shorter hours, it widens the options considerably.

The golf clubhouse (club members only)

The club’s dining room overlooks the 18th fairway, with a covered terrace and a banquet room for private events, per the club’s dining page. The club describes daily in-season dining, weekly live music, themed dinner dances, concerts on the green, chef’s table dinners, cooking classes and wine tastings. During the 2026 renovation, food and drink are coming from a portable kitchen with seating in the Grill Room; the new Grill Room, Gathering Bar and enclosed Terrace are the renovation’s headline spaces. Golf and Sports members each carry a $1,200 annual food minimum, per the 2026 book.

Infinity’s cafe and bar

Infinity has a poolside cafe for its owners, per the developer, and the City of Bonita Springs approved an alcohol consumption-on-premises permit for the Infinity amenity area in January 2026, per the city’s permit portal. That is a building amenity for Infinity owners, not a restaurant open to The Colony.

Eating out nearby

The nearest big dining and shopping destination is Coconut Point, which The Colony Foundation describes as “just 1.5 miles from the entrance of The Colony.” The Hyatt Regency Coconut Point’s restaurants are open to the public, just outside the Main Gate on Coconut Road. For groceries, Publix at the Shoppes at Pelican Landing is 2.5 miles and about five minutes from the Main Gate in free-flow traffic, by our September 2026 measurement. There is no grocery, pharmacy or retail inside the gates.

Daily Life at The Colony: Gates, Guests, Leasing, Pets and Services

Daily life at The Colony runs through two gate systems and several rulebooks. The Colony Foundation’s own gates switched to windshield RFID tags on April 1, 2026, while Pelican Landing’s gates still use barcodes, and each building’s own declaration, not the Pelican Landing master rules, sets its leasing and pet limits.

The Colony Foundation’s 2025 annual survey is the best single picture of who lives here. Of 551 households that answered, out of 1,078 surveyed, 66% are seasonal and 34% live here full-time; only 2.2% (12 households) currently rent out their home; and 50% live in high-rises, 33% in mid-rises and 17% in single-family homes. Residents rated Foundation staff 9.2 out of 10, administration 9.0, amenities 8.7 and gate access 8.3. This is a community of owner-occupants, most of them seasonal, which shapes almost every rule below.

The gates

The Colony Main Gate is at 23505 Via Veneto Blvd, off Coconut Road just before the Hyatt Regency Coconut Point; a second resident gate, the Colony South Gate, is by the golf club. The Foundation’s directions tell visitors to head west on Coconut Road and turn left at the entrance of The Colony Golf & Bay Club. A third access point, a vendor and construction gate, is also off Coconut Road; Navona’s rules route contractor passes through “the construction gate located off Coconut Road.”

The gatehouses are Foundation property. The Foundation does not publish the hours its gates are staffed, and we do not guess at them. On the question of how residents feel about it, 90.6% of 2025 survey respondents said they have a general sense of comfort with The Colony’s privacy services, and 95.1% said gate staff follow the policy of requiring an owner’s authorization, identification and a valid driver’s license before admitting anyone.

Resident vehicles: RFID from April 1, 2026

On April 1, 2026 The Colony Foundation began replacing its barcode stickers with windshield RFID tags, which it says give “faster, smoother, and more reliable gate access, even in heavy rain.” Tags are installed only at the Bay Club, by appointment, on weekdays; the car’s registration must show ownership by a Colony resident, and a tag cannot be moved to another car. The Pelican Landing Community Association’s gates still read barcodes, so owners who drive through PLCA gates keep that sticker too. Residents with a rental car register a 30-day rental car pass through the gate system and have it processed at either Colony gate.

Guests and vendors: TekControl

Guests and vendors are authorized through the TekControl visitor management system, which the Foundation’s residents call TekWave: by app, by web, or by a dedicated phone line using a personal PIN. In the 2025 survey, 89.7% of respondents said they were comfortable using it. Parcel carriers are on an authorized list.

Longer stays need an extended visitor pass, from 30 to 90 days, which is issued only at the Foundation office in the Bay Club, never by gate staff, and only on weekdays. The Foundation’s guidelines exclude tenants, health-care workers (who have their own “Home Health” pass type) and vendors from extended passes, and the owner certifies that the guest is not renting the home.

Leasing: the building’s declaration governs

In the condominium buildings, leasing and pet rules come from each building’s declaration, not from the Pelican Landing master rules. Every Colony condominium supplement we read attaches the building to the Pelican Landing declaration “excepting therefrom” its architectural and use-restriction articles, so the Pelican Landing master leasing rule, which is often quoted for The Colony, is the wrong citation for a Colony tower. Leasing and pet rules differ by building; Navona’s are public, most others are not online.

Navona’s 90-day rule, and the owners it may not bind

Navona allows two leases a year with a 90-day minimum (2016 amendment). Under Florida law an owner who bought before May 12, 2016 and did not vote for the change may still be under the older 30-day rule, so check the deed date. The older rule, in Navona’s 2015 restated declaration, allowed three leases a year with a 30-day minimum. Florida Statute 718.110(13) says an amendment that changes the rental term or the number of rentals “applies only to unit owners who consent to the amendment and unit owners who acquire title to their units after the effective date of that amendment.” For a buyer who plans to rent, that means the rule is 90 days and two a year; for a long-time Navona seller, it can mean the home has a more flexible leasing history that a buyer’s agent will want documented.

Navona’s 2019 rules add the mechanics: a lease application at least 20 days before the start, background screening, board action within 20 days, the owner’s building fob switched off and a tenant fob issued, and the owner responsible for Florida sales tax and Lee County tourist tax on rental income. A dedicated Navona sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Tenant fees and the owner’s access during a lease

Three separate steps apply to a Colony lease. The building approves the tenant under its own declaration. The Pelican Landing Community Association charges a $100 tenant processing fee, wants its forms two weeks before move-in, and turns off all owner ID cards and barcodes for the lease term under its dual-use policy. The Colony Foundation transfers Bay Club privileges to the tenant for $200, at most three times a calendar year, and the owner gives up his or her own Bay Club use during the transfer. In short: while a Colony home is leased, the tenant uses the amenities and the owner does not.

Leasing and pet rules in the single-family neighborhoods

Leasing and pet rules for the single-family neighborhoods depend on recorded documents we have not been able to read; ask for them before you contract. That covers Tuscany Isle, Bellagio, Messina Court, Ponza, Las Palmas and Addison Place. The documents to request are the neighborhood’s declaration and any Colony Foundation neighborhood rules.

Pets, building by building

Only what the documents say is shown here.

The Pelican Landing master rule of two pets and no pit bulls is often quoted for The Colony. It does not govern the Colony condominiums, whose supplements except that article. Navona measures dogs by height, not weight, so any Colony pet limit quoted to you in pounds for a dog should be traced back to the building’s own document. And no dog walking on the golf course, per the club.

Cable and internet

Basic cable and internet come with the Pelican Landing assessment. PLCA’s assessment includes basic cable and internet under a Hotwire bulk contract ($3.59 million in the 2026 budget), and PLCA’s amenities page says the assessment “also covers basic cable, internet and 24/7 privacy.” Hotwire was chosen by a PLCA task force and announced in October 2016 that it would begin laying fiber through Pelican Landing.

HomeWatch and resident services

The Colony Foundation runs a HomeWatch program through its resident services office for owners who are away, and about a quarter of 2025 survey respondents use it. It changed at the end of 2025: from December 1, 2025 the Foundation suspended all vehicle-related HomeWatch services, so staff no longer drive, move or transport resident cars for any reason, because, per the Foundation’s notice, the liability insurance premium for that line came back at more than double the revenue it produced. The same notice warned that HomeWatch rates would need to rise. Current prices are published only to residents.

Valet parking runs at the Bay Club, and front desk or concierge service is a building-level amenity: Altaira advertises a 24-hour front desk concierge and La Scala 24/7 concierge service on their association sites, and Navona’s front desk is staffed weekdays 8 a.m. to 6 p.m. and weekends 9 a.m. to 5 p.m.

Guest suites and storage

Several towers keep guest suites for owners’ visitors. Navona has two, rented at $100 a night from November through April and $75 a night otherwise, plus tax, with the owner in residence, per its 2019 rules. Treviso and Altaira each list three, La Scala two, Palermo lists guest suites without a count, and Infinity has four, per each association or developer site. Storage lockers or units are listed at Navona (one per unit), Treviso (a storage unit with each residence), La Scala (air-conditioned residents’ storage), Palermo and Infinity. There is no Foundation or PLCA self-storage.

Trash, recycling and packages

In the towers, trash goes down a chute. Navona’s rules close its chute from 10 p.m. to 8 a.m., allow bagged household trash only, and send glass and recyclables to separate receptacles. For the single-family homes, which municipal hauler and which day depends on whether the address sits in the Village of Estero or the City of Bonita Springs, and neither the Foundation nor the cities publish a Colony-specific schedule. For packages, Navona’s mailboxes are part of the building, delivery drivers sign in at the front desk, and Infinity has a large mail room with a separate package room.

EV charging and golf carts

Florida law protects condominium owners who want an electric vehicle charger: under Florida Statute 718.113(8), an association may not prohibit an owner from installing one in the owner’s limited common element or assigned parking space, though it can set safety, insurance and architectural standards. Navona requires board approval and separate metering; Palermo lists “Electric Car Charging Capability” as an amenity; and each Infinity residence has a two-car garage with an outlet for EV charging (charger not included). Golf carts are not a way of getting around The Colony: the course is members only, and the Pelican Landing declaration, where it applies, keeps golf carts to the course and cart paths.

Selling: open houses and signs

For sellers, The Colony Foundation controls real estate access. Open houses are allowed on Wednesdays, Saturdays and Sundays from 1 to 4 p.m., never on holidays, with advance registration with the Foundation, and one wooden “For Sale” sign of the Foundation’s design, per its 2025 real estate information sheet. Some buildings are stricter: Navona bans for-sale, for-rent and open-house signs on condominium property. We handle the registration and the building’s rules as part of every Colony listing; if you are weighing a sale, request a valuation of your Colony home or Call Jesse direct at (239) 898-6072.

Drones and smaller rules

Drone flights over Pelican Landing need a request to PLCA on its drone flight form. Architectural changes in a Colony condominium go to that building’s board; Navona’s declaration, for example, requires written board approval for any material alteration and allows hurricane shutters only in the board-adopted model and color. Foundation design review for the single-family neighborhoods is handled through the Foundation office.

Clubs, Events and the Social Calendar at The Colony

The Colony’s social life centers on the resident-only Bay Club and on Pelican Landing’s Community Center. In The Colony Foundation’s 2025 survey of 551 households, the Trivia Challenge drew 17.4% of respondents, the two book clubs 8.7% and cooking classes 7.4%, and residents rated activities and events 8.5 out of 10.

What happens at the Bay Club

The Bay Club’s seasonal rhythm, per the Foundation’s 2025 real estate information sheet, is complimentary morning coffee on Top of the Bay, live music every Tuesday, a nightly happy hour, Saturday prime rib night, and monthly dinner dances and wine dinners. The Foundation’s public event pages show what that looks like on the calendar: a weekday happy hour from 5 to 6 p.m. through the 2024 to 2025 season, a Thursday afternoon art class, a Friday evening dinner dance in March 2025, and a late-seating New Year’s Eve dinner on December 31, 2025 at a $99 per person prix fixe with a champagne toast.

Resident groups

The 2025 survey lists what residents actually join, with participation among the 551 respondents:

Source: The Colony Foundation 2025 Annual Survey report.

The Foundation also runs standing committees of residents; privacy, finance, kayak and landscape committees reported to the 2021 annual meeting, and the Foundation’s annual meeting has been held in March.

Pelican Landing’s calendar

Because every Colony owner is a Pelican Landing member, the PLCA calendar is part of Colony life too. The Community Center lists bridge, poker, dinner dances, book clubs, arts, crafts and photography classes, lectures, concerts, trivia and seminars, per PLCA. The Sailing Center runs Sailing Club races and the black-tie Commodore’s Ball. PLCA’s January 2026 newsletter noted volunteers from Pelican Landing and The Colony raising the walls on two homes in a local housing build, which says something about the community’s character as well as its calendar.

The golf club’s social season (club members only)

For members, the club’s 2026 book lists Men’s and Ladies’ Days, social couples golf, club tournaments and invitationals, and its dining page describes weekly live music in season, themed dinner dances, concerts on the green, chef’s table dinners, cooking classes and wine tastings. The club’s Sports Centre adds interclub tennis leagues. These are club events, not Colony Foundation events, and they sit behind a golf or Sports membership.

Summer, and the reciprocal network

The social calendar thins out in summer, when many owners are away; about two in three households that answered the Foundation’s 2025 survey are seasonal. The Foundation’s answer is its summer reciprocal program with 24 private clubs from May 1 to October 31, 2026, booked through Bay Club staff. For full-time residents, it turns the quiet months into a tour of the region’s private dining rooms, from Bonita Bay Club to Talis Park.

Staying in the loop

The Colony Foundation communicates through its public site, a login-only resident portal (budgets, minutes, committees, gate information, HomeWatch and the Bay Club price list), and its app, launched in October 2025, which shows upcoming club events and takes dining reservations. If you are deciding whether The Colony’s social life fits yours, talk to us before you tour: Call Marc at (239) 287-5873, or read how McGreevy and Comisar represent buyers.

How The Colony Handles Hurricanes: Ian, Milton and What Was Rebuilt

The Colony at Pelican Landing took Hurricane Ian on September 28, 2022, when the National Hurricane Center measured 8 to 12 feet of water above ground in Estero and Bonita Springs. No public record reports damage building by building, but Bonita Springs permits document Ian repairs at the Bay Club and at Cielo.

That is the honest shape of the storm story here. There is a lot of public evidence about the storms themselves, a useful trail of repair and hardening permits on the Bonita Springs side, one lawsuit over an insurance claim, and a blank where most buyers want a tower-by-tower damage report. We walk through all of it below, and we say plainly where the record stops.

What Ian, Helene and Milton actually did on this stretch of Estero Bay

The National Hurricane Center’s Tropical Cyclone Report for Ian states: “Maximum inundation levels of 8 to 12 ft AGL occurred in Estero, Bonita Beach, Bonita Springs, and North Naples,” and adds that “inland high water marks ranged from 5 to 7 ft AGL.” AGL means above ground level, so the number describes water depth on the land, not the height of the sea.

The two 2024 storms were smaller here. The Hurricane Center’s Helene report puts maximum surge at 3 to 5 feet above ground “from south of Englewood to Bonita Beach.” Its Milton report puts surge at 4 to 6 feet “south of Boca Grande through Bonita Beach” and 3 to 5 feet “from Bonita Beach through Marco Island.” All three reports are published by NOAA and cited from the versions available on September 23, 2026.

None of the U.S. Geological Survey’s surveyed Ian high-water marks sits inside The Colony’s gates. The nearest ones, 2 to 3 miles south in Bonita Springs and on Bonita Beach, recorded still water of roughly 9 to 12 feet above the NAVD88 datum. We do not translate those marks into a water depth for any Colony building, and neither should anyone else: no public measurement exists for that.

Why ground elevation matters more than the tower’s height

The residences in a 21-story tower sit far above any surge. What sits at grade is the exposure: garages, lobbies, pool decks, elevator pits, generators and electrical rooms. According to U.S. Geological Survey 3DEP lidar elevations pulled at each Lee County Property Appraiser parcel point on September 23, 2026, the ground around The Colony’s bayfront tower row runs from about 3.9 to 10.8 feet NAVD88, and the Bay Club site sits at about 5.7 feet. The estate ridge on the east side of The Colony (Las Palmas, Addison Place, Messina Court, Ponza) sits at roughly 16 to 19 feet.

That 6 to 8 foot difference in ground height is the single most useful physical fact about storm risk inside The Colony. It is why the estate neighborhoods map outside FEMA’s high-risk flood zone and most of the towers do not, and why a tower’s master insurance, reserves and ground-floor equipment deserve more of a buyer’s attention than the view from the 18th floor.

What the public record shows about Ian repairs inside the gates

Public permit records show Ian repairs at the Bay Club and at Cielo; building-by-building damage reports are not public. The documented items, all searchable by case number on the City of Bonita Springs public permit portal as of September 23, 2026:

• Bay Club parking lot and roadway. Case LDO23-99838, issued May 10, 2023, covered milling and resurfacing of the parking lot, Pelican Colony Boulevard and a portion of roadway at the Bay Club, in the permit’s words “due to the damages caused by Hurricane Ian.”
• Bay Club monument sign. A new illuminated ground sign (SGN24-111416, finaled October 31, 2024) replaced the monument sign the city file records as destroyed in Hurricane Ian.
• Cielo wiring. Case TRA24-117482, finaled April 23, 2025, replaced wiring at one Cielo building “due to Ian damage.”

The Pelican Landing Beach Park that every Colony owner uses was hit harder. The Florida Department of Environmental Protection records that Ian breached Big Hickory Island, and after Hurricane Ian breached Big Hickory Island, about 71,000 tons of sand were placed on the beach in 2023 (FDEP). The department’s Big Hickory Pass Inlet Management Plan, adopted June 30, 2026, now assigns Lee County a sand-bypassing target of about 2,200 cubic yards a year to Big Hickory Island and states that the two terminal groins damaged by Ian “shall be repaired and maintained.”

The Bay Club insurance lawsuit

The Colony Foundation is suing Tower Hill Prime Insurance over the Bay Club’s Hurricane Ian claim (Lee County Case No. 26-CA-001907, filed March 2026); the insurer had valued the covered loss at $104,498.52 before the deductible. The case was pending at the last public docket entry.

What that means for an owner: the dispute concerns Foundation property, the Bay Club at 5200 Pelican Colony Blvd, not any tower’s master policy. The Foundation’s budget is not published, so no one outside the Foundation can say whether the outcome will touch assessments. A buyer should ask the Foundation’s estoppel desk whether any assessment is tied to the claim.

The Altaira construction case is not an Ian case

Altaira’s condominium association filed a construction-defect suit in February 2022 against Lennar, WCI and seven design and trade firms (Lee County Case No. 22-CA-000606). The specific defects and the outcome are not in the public record we could reach. The filing date matters: it came about seven months before Ian, so it is a building-performance dispute, not a storm claim. An Altaira buyer should ask the association for its litigation disclosure, which Florida requires on the condominium’s Frequently Asked Questions sheet.

Hardening and restoration work on the Bonita Springs side

The Bonita Springs permit database is public, and it shows real money going into the older Bonita-side buildings since 2023 (all case numbers checked on the city portal September 23, 2026):

We found no reroof, concrete-restoration, balcony or waterproofing permit since 2022 for Altaira, Castella, Cielo or Terzetto in the city’s public database. That is not a finding that nothing is needed; it means nothing of that kind has been permitted.

What we cannot see on the Estero side

Estero-side permit history is behind a login; we report only Bonita Springs permits. The Village of Estero moved to a new permitting system on September 9, 2024 that requires a login, so the permit history for Sorrento, Navona, Florencia, Treviso, Merano, Villa Trevi, Ponza, Las Palmas and Bellagio is not publicly searchable. A buyer in any of those buildings should ask the association for its permit list since October 2022, its reroof and window history, and any special assessment tied to storm work, all of which must appear on the estoppel certificate if an assessment was levied.

Milestone inspections and the Sorrento clock

Florida Statute 553.899 requires a milestone structural inspection for buildings of three habitable stories or more by December 31 of the year the building turns 30, and lets a local building department move that to 25 years for buildings near salt water. Estero adopted its own condominium inspection ordinance in April 2026. Whether it uses the state’s optional 25-year trigger for buildings near salt water is not published in a source we could reach; if it does, Sorrento’s first inspection would be due by December 31, 2026.

On the 30-year rule, and reading the Lee County Property Appraiser’s year built, the first inspections fall due by the end of 2031 for Sorrento, 2032 for Palermo, 2033 for La Scala, 2034 for Treviso, 2036 for Navona and Castella, and 2037 for Florencia. Structural integrity reserve studies and milestone reports are not published by any Colony association, so a buyer should request both. A dedicated Sorrento sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

The storm-surge barrier concept, and why it is only a concept

On January 26, 2026, the Pelican Landing community development districts heard a presentation for a $300 million to $500 million storm-surge barrier running from Bonita Beach Road to Coconut Road on the western side of the developments, per the district’s own minutes. It is a concept pitched by a resident, not a funded, designed or permitted project. We mention it because buyers will hear about it, and because it should not be priced into anything.

Every Colony address is in Evacuation Zone A

Lee County’s own evacuation-zone map, queried on September 23, 2026 at 300 residential points across all 19 Colony neighborhoods and at the Bay Club, returns Evacuation Zone A (surge zone 1) for every one of them. Zone A is the first zone Lee County orders out. That includes the Zone X estate homes on the higher ridge: a lower flood-insurance zone does not mean a household stays put when an order is issued. Seasonal owners should have a closing-up plan, and full-time owners an evacuation plan, before June 1.

Flood Zones at The Colony, Building by Building

The Colony at Pelican Landing sits on one FEMA flood map panel, 12071C0589G, effective November 17, 2022, but the flood zone changes building by building. Five of the eight towers map Zone AE with an 11-foot base flood elevation at their parcel points, while the single-family estate neighborhoods mostly map Zone X, outside the high-risk area.

Our flood work reads FEMA’s National Flood Hazard Layer live at 312 Lee County Property Appraiser parcel points across every Colony neighborhood, all queried September 23, 2026. Every one of those 312 points returned the same panel, 12071C0589G. None of them mapped into a coastal high-hazard velocity zone, and FEMA’s preliminary and pending restudy layers returned nothing inside The Colony; the 2025 Lee County map revision is confined to the Mullock Creek basin, well north of here.

The per-building flood table

Zones are read at the Lee County Property Appraiser parcel point; the building’s elevation certificate and a lender’s flood determination decide the insurance zone. Base flood elevations (BFE) are in feet on the NAVD88 datum. Municipality comes from the property appraiser’s parcel record and FEMA’s community boundary layer.

Source for every zone: FEMA National Flood Hazard Layer (flood hazard zones and FIRM panels), queried September 23, 2026 at Lee County Property Appraiser parcel points; tower rows add a nine-point grid at about 100-foot spacing to test whether the footprint straddles zones. The Infinity first-floor elevation is from the City of Bonita Springs building permit COM22-93306, finaled January 20, 2026.

What “Zone X” does and does not mean

Zone X (unshaded) is FEMA’s minimal-hazard category, and shaded X is the 0.2% annual chance area, sometimes called the 500-year floodplain. Neither is a Special Flood Hazard Area, so a federally backed mortgage does not automatically require flood insurance on a Zone X home. That is a genuine advantage for Merano, Las Palmas, Addison Place, Messina Court, Ponza and most of Tuscany Isle and Bellagio.

Here is what Zone X does not mean:

• It does not mean “does not flood.” Zone X is a map category built on modeled probabilities. Flood cover in Zone X is usually priced well below Zone AE, and many owners on the higher ground still carry it.
• It does not mean “does not evacuate.” Every Colony address, Zone X included, is in Lee County Evacuation Zone A.
• It does not settle a tower. Sorrento, Navona and La Scala read X or shaded X at their parcel points, but our grid test found AE within about 100 feet of all three. A high-rise footprint plus its garage is usually wider than that, so a lender’s flood determination may place the building in the high-risk area. The documents that settle it are the building’s elevation certificate and a Standard Flood Hazard Determination for the exact unit address.
• It does not replace the elevation certificate for a house. A parcel point is a centroid. A lot that reads AE can have its house pad in X, and the reverse. The City of Bonita Springs runs a public elevation-certificate search, and Estero publishes its own lookup.

The FEMA fill letters at Terzetto and Bellagio

FEMA’s letter-of-map-change layer lists several Letters of Map Revision based on Fill for Terzetto buildings, issued in 2014 and 2015, most of them removing the structure from the flood hazard area. One letter covering Terzetto buildings 9 to 13 on Colony Villas Drive is marked “Not incorporated” into the 2022 map, and others “Reevaluated.” A separate 2015 letter of map amendment covers 23780 Napoli Way in Bellagio. A Terzetto or Bellagio owner should pull the letter and its revalidation status from FEMA before relying on it for a flood policy or a lender’s determination. A dedicated Terzetto sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

The Bay Club sits on the wave line

FEMA’s National Flood Hazard Layer draws a Limit of Moderate Wave Action along The Colony’s bay side. Measured at its parcel point, the Bay Club sits about 190 feet seaward of that line, which in our reading puts it under Coastal A Zone design treatment; La Scala’s parcel point is about 200 feet landward of the same line, Palermo’s about 950 feet, and the other towers 1,400 feet or more. The practical consequence shows up in the permit office: the City of Bonita Springs substantial-improvement notice requires engineer-certified plans for work in the Coastal A Zone.

The 50% rule in Estero versus Bonita Springs

The substantial improvement rule, often called the FEMA 50% rule, says that when the cost of improving or repairing a building in a Special Flood Hazard Area equals or exceeds 50% of the building’s market value, the whole building must be brought up to current flood rules, including elevating the lowest floor. At The Colony it matters most for the low-rise and villa stock that sits in Zone AE: Villa Trevi, the five AE lots in Bellagio, Terzetto buildings not removed by a fill letter, Castella and Cielo. Towers built to current flood requirements are exempt in practice under both municipalities’ published guidance.

The two municipalities got to the same place by different roads:

• Village of Estero (Sorrento, Navona, Florencia, Treviso, Merano, Villa Trevi, Ponza, Las Palmas, Bellagio). The Land Development Code, Section 7-3, as amended by Ordinance 2022-13 of November 16, 2022 and Ordinance 2025-04 of July 2, 2025, measures each project on its own against 50% of the building’s market value. There is no cumulative look-back. Market value is the Lee County Property Appraiser’s building value “adjusted to approximate market value,” or an independent actual-cash-value appraisal.
• City of Bonita Springs (Altaira, La Scala, Palermo, Infinity, Castella, Cielo, Terzetto, the Bay Club, and the Bonita parcels of Addison Place, Tuscany Isle and Messina Court). Ordinance 22-05 codified a five-year cumulative period, with impact windows, doors, shutters and code-compliant reroofs counted for only one year. The city’s current owner notice, dated November 3, 2025, drops the cumulative language, reviews each permit on its own at application, and values the building at the property appraiser’s building value or a private depreciated-replacement appraisal, with construction cost priced from the International Code Council’s building valuation table.

State law since 2025 bars cumulative look-back periods, and Bonita’s current notice measures each permit on its own, as Estero already did. The statute is Florida Statute 163.31795, added by Chapter 2025-190 (Senate Bill 180), which says a local government in the National Flood Insurance Program “may not adopt or enforce an ordinance for substantial improvements or repairs to a structure which includes a cumulative substantial improvement period.” A Bonita Springs web FAQ still carries the older five-year wording; the dated 2025 notice and the statute control.

Both municipalities require new and substantially improved buildings to put the lowest floor at least 1 foot above the base flood elevation. For an owner planning a gut renovation of a Zone AE villa or low-rise unit, the practical change is real: phasing work across separate permits no longer stacks toward 50% over five years on either side of the line.

CRS discounts: 20% in Estero, 25% in Bonita Springs

FEMA’s Community Rating System gives National Flood Insurance Program policyholders a premium discount based on how well their municipality manages floodplains. According to the City of Bonita Springs FEMA CRS page, the city holds Class 5, worth 25%. According to the Village of Estero’s Community Rating System page (updated February 2026), the Village holds Class 6, worth 20%. Unincorporated Lee County is Class 5, 25%, per the county’s CRS page, but no Colony parcel is unincorporated.

NFIP discount: 25% in Bonita Springs (Class 5), 20% in the Village of Estero (Class 6). So an NFIP policy at Sorrento, Navona, Florencia, Treviso, Merano, Villa Trevi, Ponza, Las Palmas or Bellagio earns 20%, and one at Altaira, La Scala, Palermo, Infinity, Castella, Cielo or Terzetto earns 25%. For the three split neighborhoods, the parcel’s municipality decides. Both discounts survived a 2024 scare: FEMA told Lee County and four municipalities in March 2024 that their ratings would be cut, then confirmed on November 21, 2024 that Lee County, Bonita Springs and Estero keep their classes, according to the county’s and the city’s CRS pages.

What Insurance Really Looks Like at The Colony

The Colony at Pelican Landing runs on layered insurance: each condominium association insures its building under a master policy, owners add an HO-6 unit policy, and Florida law requires only $2,000 of loss-assessment cover. No Colony association publishes its carrier, deductible or premium, so every figure comes from the building’s own documents.

We are not going to print premiums, because none are public for any Colony building and anything else would be a guess. What we can give you is the legal structure, the market facts that are published, and the specific questions that turn a vague worry into a number.

The master policy and what it covers

Florida Statute 718.111(11) requires each condominium association to insure the building “as originally installed,” with a replacement-cost appraisal at least every 36 months. The same section carves out what the association policy does not cover inside a unit: floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments. Those are the owner’s to insure. The statute also makes the association’s deductibles a common expense of the condominium, which is the sentence every tower buyer should underline.

At The Colony there are 14 condominium regimes (one per tower, plus Castella, Cielo, Terzetto, Merano and Villa Trevi, with Infinity carrying two), each buying its own master coverage. The single-family neighborhoods (Las Palmas, Addison Place, Tuscany Isle, Bellagio, Messina Court and Ponza) are insured house by house on ordinary homeowner policies.

The HO-6 policy and the loss-assessment gap

Florida Statute 627.714 requires every condo unit-owner policy to include at least $2,000 of loss-assessment coverage, with a deductible of no more than $250. It also says the most the policy will pay toward any assessment is the limit in force the day before the loss.

Here is why that matters in a high-rise. A named-storm deductible on a coastal tower master policy is typically set as a percentage of insured value, and it is a common expense spread across owners by their share of the common elements. A $2,000 statutory limit will not come close to an owner’s share of a percentage deductible on a 21-story building. Ask the association for its declarations page, work out your share, and buy loss-assessment cover above that figure before June 1, because raising the limit after a storm has formed does nothing for that storm.

Flood insurance for condominium towers

Wind and flood are separate. A standard master policy excludes flood, so each association in Zone AE carries a flood policy, often through the National Flood Insurance Program’s Residential Condominium Building Association Policy. According to FEMA’s June 2025 Standard Flood Insurance Policy commentary, total NFIP payments for an individual unit may not exceed $250,000, the NFIP will not pay a loss assessment that results from a loss above the building policy’s maximum, and an association that buys less than 80% of replacement cost faces a coinsurance penalty (NFIP bulletin W-16024). Unit owners may add an NFIP dwelling policy with building coverage for their own unit.

The questions to ask, per building: Is the flood policy NFIP, private, or both? What limit, and does it reach 80% of replacement cost? Is there an excess flood layer? What is the flood deductible? None of those answers is public for any Colony association.

Citizens versus the private market

Citizens Property Insurance, the state-created insurer of last resort, is now a small player in Lee County’s condominium market. According to Citizens’ own policies-in-force report for August 31, 2026, the insurer had 5,845 personal multiperil and 1,981 personal wind-only policies in all of Lee County, and only 42 commercial-residential wind-only policies covering 98 buildings county-wide. Citizens publishes by county, not ZIP code, so no 34134 count exists. With 42 association wind policies across the whole county, we infer that Colony master wind coverage is overwhelmingly placed in the private and surplus-lines market. Confirm it per building.

Two carriers are on the public record. Tower Hill Prime Insurance insured the Bay Club at the time of Ian, per the Foundation’s 2026 complaint. The Pelican Landing Community Association’s estoppel form names Acrisure as its insurance broker.

Wind mitigation credits and grant money

Florida’s wind-mitigation credits run through the Uniform Mitigation Verification Inspection Form, OIR-B1-1802. According to the Florida Office of Insurance Regulation, a revised version took effect April 1, 2026, and a completed form is valid for up to five years if the structure is not materially changed. For a single-family Colony home, a current form documenting roof-to-wall connections, roof deck attachment and opening protection is the first thing an agent will ask for.

For condominium buildings, the My Safe Florida Condominium Pilot Program (Florida Statute 215.55871) funds opening protection and roof work on buildings three or more stories tall within 15 miles of the coast. The state matches $2 for every $1 the association spends, up to $175,000 per association, and the application needs approval from at least 75% of the unit owners who reside in the structure. Every Colony tower plus Castella, Cielo and Terzetto meets the height and coastal tests on our reading; the two-story Merano and Villa Trevi buildings do not. In seasonal towers, the 75% resident vote is the practical hurdle. A 2026 bill (Senate Bill 1706) that would have narrowed eligibility died on March 13, 2026 without passing the House, per the Florida Senate’s bill history.

The single-family My Safe Florida Home grant (Florida Statute 215.5586) requires a homesteaded house built before January 1, 2008 with an insured value of $700,000 or less. Few if any Colony houses meet all three tests, so plan hardening on a single-family home here as the owner’s own expense.

Building-code era, tower by tower

The first statewide Florida Building Code took effect March 1, 2002, per the Florida Building Commission’s published effective-date schedule. Later editions took effect October 1, 2005 (2004 code), March 15, 2012 (2010 code), June 30, 2015 (5th edition), December 31, 2017 (6th) and December 31, 2020 (7th). The original permit dates for Colony buildings are not public, so the code era below is our reading from the Lee County Property Appraiser’s year built:

Why it matters: the oldest buildings are the most likely to lack original impact-rated glazing, to earn fewer wind-mitigation credits unless retrofitted, and to hit the milestone inspection clock first. Windows, exterior doors and roofs are mandatory components of the structural integrity reserve study that Florida now requires every 10 years for buildings of three or more habitable stories, so a reserve-funded window or roof job is the natural moment to capture credits and grant money.

The documents that turn insurance into numbers

Before you write an offer on a Colony condominium, ask the listing agent for, or make your contract contingent on:

1. The association’s current certificate of insurance and declarations pages for wind, property and flood, showing carrier, limits and named-storm deductible.
2. The adopted budget’s insurance line, and any special assessment tied to insurance or storm repairs (it must appear on the estoppel certificate).
3. The most recent structural integrity reserve study and, where applicable, milestone inspection report.
4. The building’s elevation certificate and, for single-family homes, a current wind-mitigation form.
5. Your own HO-6 or homeowner quote, including loss-assessment cover sized to your share of the master deductible.

If you are weighing a specific building and want those documents pulled before you commit, Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida at our buyer representation page.

Which Schools Serve The Colony at Pelican Landing?

Every address in The Colony at Pelican Landing, on the Estero side or the Bonita Springs side, sits in the same Lee County enrollment zones: Elementary Zone Q, Middle Zone GG and High School South Sub-zone 3. Families rank the schools in each zone and a lottery assigns seats; nine public schools are in play.

That answer surprises people, because The Colony straddles two municipalities. The School District of Lee County is countywide, so the city line changes nothing about school assignment. We confirmed it by testing the Main Gate, Navona (Estero side), Altaira, La Scala and Infinity (Bonita Springs side) against Lee County’s official 2026/2027 School Enrollment Zones map service on September 23, 2026; every point returned Q, GG and South 3.

How Lee County’s choice system works for a Colony family

Lee County no longer assigns a child to one neighborhood school. Under the district’s Student Enrollment Plan 2026-2027, approved by the School Board on December 1, 2025, families rank the schools inside their proximity zone during Open Enrollment, and a lottery decides seats where a school is oversubscribed. For elementary schools the lottery preference order runs: exceptional-education and special programs, siblings, Proximity 1 (a home within the school’s district-drawn two-mile Safe-Walk Zone), Proximity 2 (the school most near the home, up to about 5 miles), then statutory categories. High schools have only the Proximity 1 preference.

Three practical points from the plan:

• Busing follows the zone. The district provides transportation only to schools inside the family’s proximity zone and guarantees a seat with bus service at a school with capacity in that zone.
• No Colony home gets the two-mile preference. Straight-line distance from Colony buildings to the nearest zone school, Spring Creek Elementary, runs about 2.2 to 2.6 miles, per Lee County’s school-locations map service. We infer that no Colony student qualifies for Proximity 1 at any level, and that Spring Creek Elementary and Bonita Springs Middle Center for the Arts are the “most near” schools for Proximity 2. The district’s own Safe-Walk polygons were not published where we could read them.
• Buyers under contract can register. The plan accepts a mortgage acceptance letter showing name, loan number, property address and a closing date within 30 days of the student starting school; a driver’s license is not accepted as proof of address.

The zone schools and their 2026 grades

The Florida Department of Education released 2026 school grades in July 2026 (results file updated September 8, 2026). Grades below are parsed column by column from the department’s SchoolGrades26 file; drive times are free-flow from the Colony Main Gate on the OSRM router, run September 23, 2026.

The Lee County district earned a B for 2026. The district’s July 1, 2026 release reported that no Lee school received a D or an F and that San Carlos Park Elementary improved from a C to an A. Estero High and Bonita Springs High both offer the Cambridge AICE program, and Bonita Springs High hosts an FGCU Collegiate program, per the district’s enrollment plan.

Estero side versus Bonita Springs side: minutes, not schools

Because the whole Colony is one zone set, the only difference between a Navona address and an Altaira address is the drive. On the OSRM router, Spring Creek Elementary is 3.8 miles and 9 minutes from Navona and 4.3 miles and 11 minutes from Altaira, because the southern towers route back up Pelican Colony Boulevard to the gate. Estero High is 10 minutes from Navona and 12 from Altaira. Every one of those times is free-flow; January to April traffic on US-41 adds to all of them.

Charter and early-childhood options near the gate

• Bonita Springs Charter School, a K to 8 public charter, earned an A for 2026 per the Department of Education file and is 4.1 miles, 10 minutes from the gate.
• Florida SouthWestern Collegiate High School, a public charter on the FSW Lee campus, earned an A (91% of points) and sits about 14.8 miles, 27 minutes away.
• Palms Day School describes itself on its own site as a family-owned early childhood center for children from birth to 10 years at 3480 Pelican Colony Blvd, about 1.8 miles from the gate. It sits outside The Colony’s gates near US-41 and is not a Colony amenity.

Private schools, with tuition where the school publishes it

Only one private school falls inside about 20 minutes of the gate in free-flow traffic. Tuition figures are from each school’s own website, read September 23, 2026.

For a family, the realistic private-school picture is a 25 to 40 minute drive to Naples or south Fort Myers, before season traffic.

Healthcare Near The Colony

The Colony at Pelican Landing has two 24-hour emergency departments 1.9 miles from its Main Gate, Lee Health Coconut Point and NCH’s Bonita freestanding emergency department, but neither has inpatient beds. The nearest full hospitals are NCH North Hospital, 19 minutes away, and Gulf Coast Medical Center, a Level II trauma center, 21 minutes away.

Drive times in this section are free-flow from the Colony Main Gate at 23505 Via Veneto Blvd on the OSRM router (OpenStreetMap data), run September 23, 2026. Season traffic adds time.

The two freestanding emergency departments

• Lee Health Coconut Point Emergency Department, 23450 Via Coconut Point, Estero: 1.9 miles, 5 minutes. Lee Health’s location page says it operates 24/7 and has 25 examination, observation and recovery rooms, with an observation unit on site. The campus also carries imaging, a laboratory, a retail pharmacy and outpatient specialties.
• NCH Emergency Department, Bonita Freestanding, 24040 S Tamiami Trail, Bonita Springs: 1.9 miles, 5 minutes. NCH’s Bonita Springs directory lists the emergency department alongside imaging, a lab, family medicine and orthopedic spine practices at the same address.

A freestanding emergency department stabilizes, diagnoses and treats, and it transfers patients who need admission, surgery or trauma care to a hospital. Having two of them 5 minutes from the gate is a real advantage for an older, largely seasonal community. Knowing where the transfer goes matters just as much.

The nearest hospitals

Bed counts are from Lee Health’s Fast Facts page, read September 23, 2026.

The hospital that was never built at Coconut Point

Lee Health filed a Certificate of Need in 2018 for an 82-bed hospital tower on the Coconut Point campus, per the application’s executive summary. It has not been built. Lee Health’s current Fast Facts page lists Coconut Point as an outpatient center and names its next hospital as Lee Health Fort Myers, with an anticipated opening in 2028. Do not buy at The Colony on the expectation of a hospital at Coconut Point.

Urgent care

• Lee Convenient Care, Bonita, 3501 Health Center Blvd: 1.6 miles, 4 minutes; Lee Health lists hours of 7 a.m. to 5 p.m. every day, with on-site x-rays and lab tests.
• MD Now Urgent Care, Estero, 19985 S Tamiami Trail: 5.2 miles, 10 minutes.

For a minor injury on a Sunday afternoon in season, Lee Convenient Care is the closest door; after 5 p.m., the two freestanding emergency departments are the realistic options.

Concierge medicine

Several independent concierge practices operate in Bonita Springs and Estero. MDVIP, the largest national concierge network, listed no physician in either Bonita Springs or Estero when we checked its directory on September 23, 2026; its nearest physicians are in North Naples and Naples. Because concierge practices change hands and fees often, we do not name or rank them here; ask your neighbors in your building, which is how most Colony residents find theirs.

Drive Times From The Colony Gate

The Colony at Pelican Landing’s Main Gate is 14.0 miles and 23 minutes from Southwest Florida International Airport in free-flow traffic, 19.3 miles and 33 minutes from downtown Naples, and 2.2 miles and 6 minutes from Coconut Point. There is no I-75 interchange at Coconut Road; the interstate is reached at Exit 123 or Exit 116.

Every figure below comes from the public OSRM router (OpenStreetMap road data, car profile), measured from the Colony Main Gate at 23505 Via Veneto Blvd on September 23, 2026. OSRM reports free-flow times with no live or historic traffic, so treat each number as a floor. US-41, Corkscrew Road and Bonita Beach Road are signal-heavy, and January to April traffic lengthens every trip.

The drive-time table

Tool: OSRM demo router, OpenStreetMap data, run September 23, 2026, from the Colony Main Gate; destination points from the U.S. Census geocoder, Lee County’s address layer or OpenStreetMap.

The airport: plan on 25 to 35 minutes

The router’s 23 minutes to RSW runs US-41 north, Corkscrew Road east and I-75 north to the airport ramp. The Colony Foundation’s own directions page says travel time from the airport is “approximately 30 minutes.” For a real trip, with signals on US-41 and season traffic, we tell clients about 25 to 35 minutes, and more on a weekday afternoon in March.

Why downtown Naples is farther than it sounds

Downtown Naples is 19.3 miles and 33 minutes free-flow, entirely on US-41. That is longer than much of the marketing copy for this part of Bonita Springs suggests. Mercato (11.6 miles, 21 minutes) and Waterside Shops (14.3 miles, 24 minutes) are the realistic Naples dining and shopping runs for Colony owners.

Getting onto I-75

There is no I-75 interchange at Coconut Road, and none is proposed in any Florida Department of Transportation project we found. The Colony Foundation’s directions place the community between Exit 123 at Corkscrew Road and Exit 116 at Bonita Beach Road. Northbound, Exit 123 is 5.8 miles and 11 minutes away; southbound, Exit 116 is 9.4 miles and 16 minutes.

Beaches by car

The Colony’s own beach is the Pelican Landing Beach Park, reached by boat. By car, Bonita Beach Park is 8.6 miles and 16 minutes away, though Lee County posted that its parking lot and amenities are closed for construction starting September 8, 2026. The Barefoot Beach Preserve turn off Bonita Beach Road is 8.3 miles and 15 minutes away, and Lovers Key State Park is 14.2 miles and 27 minutes via Hickory Boulevard.

Everyday errands

Every daily need is on US-41 within about 3 miles. Coconut Point, which the Colony Foundation describes as “just 1.5 miles from the entrance of The Colony,” measures 2.2 miles to its Fashion Drive address point. The Publix at the Shoppes at Pelican Landing is 2.5 miles and 5 minutes away. There are no shops inside The Colony’s gates.

What Is Being Built Around The Colony?

The biggest changes near The Colony at Pelican Landing are outside its gates: a pending request for a 370-foot tower about 0.6 mile north, London Bay’s approved rezoning directly across Coconut Road with a 50-foot cap on the tract facing The Colony, and new construction on Coconut Road. Inside the gates, a second Infinity tower remains possible.

We read every item below in a primary record: Lee County’s planned-development and under-review reports, the City of Bonita Springs public permit portal, the Village of Estero’s capital plan and traffic study, the Bayside Improvement Community Development District’s budget packages and Florida Department of Transportation project pages, all checked on September 23, 2026.

The 370-foot request at Pelican Landing Area F-1

City of Bonita Springs case PD26-129633, filed January 23, 2026 and listed as “Review in Progress” on the city’s permit portal, asks to raise the height limit on Pelican Landing Area F-1, 49.99 acres at 23282 Saltleaf Blvd, “from 20 stories over 2 stories of parking to 25 stories over 2 stories of parking and a max building height of 370’,” and to transfer 32 unused units from Bayview on Estero Bay. The Lee County Property Appraiser lists the parcel owner as LB Raptor Investments LLC, a London Bay entity. Companion comprehensive-plan cases CPA26-129713 and CPA26-129714 were at the “Request for Additional Info” stage.

It is pending, not approved. For scale, the 2025 Lee County hearing record lists Altaira at 249 feet and Navona at 254 feet, so a 370-foot building would stand roughly 120 feet taller than The Colony’s tallest towers. Measured between parcel centroids, the site is about 0.6 mile from Cielo and 0.8 mile from Sorrento. North-facing residences in the northern towers are the ones with a view stake in the outcome, and the case will go to Bonita Springs’ Planning and Zoning Board and City Council, whose hearing dates were not yet posted.

London Bay’s rezoning across Coconut Road

Lee County approved the rezoning north of Coconut Road in August 2025, with a 50-foot height cap on the tract facing The Colony; a companion item is still listed as under review. The county’s planned-development record shows case Z-25-008 (DCI2023-00052) approved August 20, 2025 on 346.83 acres, and Lee’s “DCI Under Review” report dated September 20, 2026 still carries the file.

The June 19, 2025 hearing record describes heights stepping down from the bay: 290 feet on the western tract, 110 feet in the middle, and 50 feet on the mixed-use tract fronting Coconut Road, directly across the road from Cielo. The applicant’s original request, per the county report, sought 729 dwelling units, 318 hotel rooms, 25,000 square feet of office and 27 golf holes on about 430 acres; the county approved 346.83 acres, and the final unit and room counts in the approving resolution were not in a record we could retrieve. A companion amendment to the Pelican Landing development of regional impact, DRI2024-00001, sought to raise the DRI from 3,912 to 4,400 dwelling units while cutting retail and office space. The land is in unincorporated Lee County, outside The Colony and outside both of its municipalities.

The Ritz-Carlton Residences and Bayview

The Ritz-Carlton Residences, Estero Bay, at 5000 Coconut Road in Bonita Springs, is 224 residences in two 22-story towers, according to Florida YIMBY’s April 2026 report: the South Tower delivered in April 2026, the North Tower is due in 2027, and residences start at $3 million. A separate Bonita Springs case, ADD26-130555, seeks to cut Bayview on Estero Bay from 300 to 266 units. By our measurement the Ritz towers sit roughly half a mile to eight-tenths of a mile from The Colony’s northern towers. It is the most direct new-construction competitor to Infinity and Altaira.

Woodfield at US-41 and Coconut Road

At the northwest corner of US-41 and Coconut Road in the Village of Estero, FRP Development and Woodfield are building about 600 apartments, 80,000 square feet of retail and a hotel. Approved for 260 hotel rooms in 2023, now planned at 190, per the Village’s 2023 staff report and ConnectCRE’s August 2026 coverage of the construction loan. First units are due in the third quarter of 2027. Woodfield began roadway and intersection work on Coconut Road just west of US-41 on September 8, 2026, which puts construction on The Colony’s main route to US-41 through at least the 2026-27 season. Estero’s 2024 area-wide traffic study rates the US-41 and Coconut Road intersection at level of service F in both 2024 and 2034.

A traffic signal at US-41 and Pelican Colony Boulevard

The Village of Estero’s five-year capital improvement plan dated May 14, 2026 lists project 1 as the “US-41/Pelican Colony Traffic Signal,” $1,280,000, developer-funded, programmed for Estero’s 2026-27 fiscal year. The signal sits about 2,000 feet south of Coconut Road. Its history is uneven: a 2025 civic report said signal warrants were not met, while the 2025 Lee County hearing record said the Pelican Landing DRI had funded the signal and it was in permitting with the Florida Department of Transportation. The construction date is not confirmed. The same traffic study rates US-41 at Pelican Colony Boulevard at level of service B and recommends the signal.

The Colony Golf and Country Club clubhouse

Inside the gates, the biggest job is the golf club’s. The club is undertaking a $16.5 million clubhouse renovation approved by 78% of voting members, with phase one due November 2026 and phase two in fall 2027 (club and trade press); Bonita Springs issued the renovation permits in 2026. The city issued the kitchen and administrative-office remodel permit, COM26-130975, on April 16, 2026, and approved a small-scale development order, DOS26-132575, on June 18, 2026 for “minor revision to the parking lot to increase parking and the expansion of the clubhouse.” A voice-evacuation fire alarm replacement (FIRE26-136226) was in review in September 2026. Expect staging, parking changes and a temporary kitchen near the clubhouse through the 2026-27 season.

Infinity Tower Two

A second Infinity tower is planned but not committed: the developer says it “need not be built”, no building permit has been filed as of September 2026, and the reserve parcels beside Infinity remain in the developer’s name. Two civic records keep the possibility alive. The Infinity development order, DOS22-93263, was extended in April 2026 under Florida Executive Order 26-74, the Hurricane Milton emergency extension, through cases EXT26-131549 and EXT26-131550. And the CDD’s FY2027 budget books 96 future units for a second Infinity tower. The views most exposed to that reserve parcel are from Infinity itself, Altaira and La Scala. A dedicated Infinity sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

The CDD’s FY2027 budget

The CDD’s adopted FY2027 budget cuts The Colony’s full assessment from $1,570.80 to $850.43 because the Colony Foundation is taking over landscaping, street lights and fountains from October 1, 2026. That work does not disappear: expect it to move into the Foundation’s own budget, which is not published. The district has no outstanding bonds, per the Florida Auditor General’s filing of the district’s FY2024 audit. The levy is a non-ad valorem assessment on the Lee County tax bill.

Interstate, trail and road projects

• I-75 express lanes. Florida Department of Transportation project 452544-1 covers 21 miles of I-75 from Golden Gate Parkway to Alico Road, with toll express lanes and congestion-relief lanes; FDOT lists construction starting in 2026, and WGCU reported on September 20, 2026 that work begins this fall. There is no Coconut Road interchange in the project. Expect construction delays at the Corkscrew and Bonita Beach Road exits for several years.
• US-41 at Bonita Beach Road. FDOT project 444321-1, an intersection redesign, is in design with no construction date.
• Bonita-Estero Rail Trail. Bonita Springs voters approved a $35 million bond in August 2026, 68% in favor, per WINK News. It will be repaid by Bonita Springs taxpayers, which at The Colony means, on our reading, the Bonita-side parcels.

Pelican Landing’s own capital pipeline

Colony owners are Pelican Landing Community Association members and pay for its projects. The City of Bonita Springs portal shows association pre-applications for a Coconut Point Marina redevelopment (2024), a marina office rebuild (2025), and tennis center renovations and amenities (2025). None is a permitted project yet, but they are the most likely future capital calls on the $3,478 master assessment the association published for 2026.

What is not being built

The Hyatt Regency Coconut Point next door is renovating, not expanding: its final phase is a spa remodel permitted by Bonita Springs in July 2026, and no expansion or new-construction application appears in the city’s records. Inside The Colony, apart from the reserve parcels beside Infinity, no vacant residential lot remains inside The Colony on the county roll. And, as above, the storm-surge barrier discussed in January 2026 is a concept, not a project.

What we could not check

Estero-side permit history is behind a login; we report only Bonita Springs permits. That covers building-level work at Sorrento, Navona, Florencia, Treviso, Merano, Villa Trevi, Ponza, Las Palmas and Bellagio. If you own on the Estero side and want to know how nearby projects bear on your building’s value, request a building-specific valuation at our home valuation page or Call Jesse direct at (239) 898-6072.

The Colony vs Bonita Bay and Nearby Communities: How Do They Compare?

The Colony at Pelican Landing pairs its own gates and a resident-only Bay Club with one optional 18-hole Jerry Pate course whose golf category, at a $175,000 joining fee, is full. Nearby clubs at Bonita Bay and The Brooks run three to five courses. We compare only facts each club or a public filing publishes.

Data updated: September 2026

That constraint is deliberate. Much of what circulates about Southwest Florida clubs is secondhand. Where a comparison fact is not in a primary source we read on September 23, 2026, the table says “not compared” rather than guessing.

The benchmark table

Sources: The Colony Golf and Country Club 2026 membership book and golf page; Pelican Landing Community Association fee schedule; The Nest Golf Club membership page; Bonita Bay Club website; Shadow Wood Country Club website; ProPublica Nonprofit Explorer data for Pelican’s Nest Golf Club and Bonita Bay Club; IRS Exempt Organizations Business Master File; Bay Club Reciprocal Information Guide 2026; Florida YIMBY, April 2026. All read September 23, 2026.

The Colony versus the rest of Pelican Landing

Every Colony owner is also a Pelican Landing owner, so the comparison with the rest of Pelican Landing is really a question of what the extra layer buys. Both pay the Pelican Landing Community Association’s $3,478 assessment for 2026 and share the island Beach Park, Coconut Point Marina, Tennis Center and Wellness Center. A Colony owner adds the Colony Foundation assessment (not published), the Colony’s own gates and the resident-only Bay Club. On golf, the two sides have separate private clubs: the rest of Pelican Landing has The Nest’s two Tom Fazio courses, whose full golf membership the club says is sold out with a waitlist, and The Colony has the Jerry Pate course, whose golf category is full with a path through sports membership. Neither club’s golf is included in the homeowner assessment.

The Colony versus Bonita Bay

Bonita Bay is the comparison high-rise buyers ask about most. The Bonita Bay Club describes itself as member-owned for over a decade, runs five courses (three Arthur Hills designs at its West Club and two Tom Fazio designs in Naples), and lists 16 Har-Tru courts, 15 pickleball courts and a croquet lawn. Its public Form 990 reports FY2023 revenue of $36.9 million. The Colony’s club is a single-course operation with six Har-Tru courts and no pickleball of its own, and The Colony has no croquet anywhere. What The Colony offers that Bonita Bay does not is a smaller, second gated enclave with a dining club included in the Foundation assessment. Unlike Pelican’s Nest and Bonita Bay Club, The Colony club has no public Form 990 we could find. We do not compare prices across the two communities here, because the market sections of each page are drawn from separate MLS pulls.

The Colony or Bonita Bay: How They Compare

Choose The Colony if you want a smaller, doubly gated enclave with a resident-only dining club, island beach access through Pelican Landing, and one golf course you can wait into. Choose Bonita Bay if golf variety, racquet depth and croquet are the point, and you want a single large member-owned club. Many buyers tour both before deciding, and we show both.

The Colony versus The Brooks and Mediterra

Shadow Wood Country Club at The Brooks in Estero advertises “Three Signature Courses” under “One great membership,” which is a different proposition from The Colony’s single course. For Mediterra, the one primary-sourced connection is that The Club at Mediterra is among the 24 clubs in the Bay Club’s reciprocal dining and golf program for May 1 to October 31, 2026, alongside Bonita Bay Club, The Nest, Shadow Wood, Pelican Marsh and Talis Park. We state nothing else about Mediterra because we did not read its membership documents.

The new-construction comparison: Infinity versus the Ritz-Carlton Residences

Infinity’s 32 new deliveries closed at a $3,205,000 median in the 12 months to September 23, 2026, per the Southwest Florida MLS. The Ritz-Carlton Residences, Estero Bay, about half a mile north, lists residences from $3 million, per Florida YIMBY’s April 2026 report. The two sit in the same price band about half a mile apart, which is why buyers at the top of the market should tour both. The difference is the wrapper: an Infinity owner joins the Colony Foundation and Pelican Landing and gets the Bay Club and the island beach, while the Ritz is a separate branded community with its own amenities.

Bay Colony is a different community

The Colony at Pelican Landing is not Bay Colony in Naples, and it is not Palm Colony, a separate Pelican Landing neighborhood. Bay Colony sits in Pelican Bay in Naples, with its own club, Bay Colony Golf Club. Search engines blur the two because of the “Colony Golf and Bay Club” name WCI used for marketing here. If you arrived looking for Bay Colony, our Naples page covers it.

Where the areas fit

The Colony straddles two hubs we cover in depth: the Bonita Springs guide for Altaira, La Scala, Palermo, Infinity, Castella, Cielo and Terzetto, and the Estero guide for Sorrento, Navona, Florencia, Treviso, Merano, Villa Trevi, Ponza, Las Palmas and Bellagio.

The Colony at Pelican Landing: Honest Pros and Cons

The Colony at Pelican Landing gives owners a resident-only Bay Club, a second gate and a 34-acre island beach, with resale homes selling at a $1,200,000 median over the 12 months to September 23, 2026. It also carries four or more fee layers, Zone AE towers and Evacuation Zone A for every address.

Data updated: September 2026

Market figures in this section come from the Southwest Florida MLS, Development Name THE COLONY AT PELICAN LANDING, closed sales September 23, 2025 to September 23, 2026, pulled September 23, 2026. Every other figure names its source in the sentence.

The pros

The Bay Club comes with the home. Every Colony owner is a member of the Colony Foundation, which owns and runs the Bay Club at 5200 Pelican Colony Blvd: a second-floor Main Dining Room, the third-floor Top of the Bay, a terrace and a private dining room, per the Foundation’s website. Its operating cost sits inside the Foundation assessment, which is not published, and food and drink are paid per use. In the Foundation’s 2025 resident survey, 551 of 1,078 households responded, and dining rated 9.0 out of 10 and valet 9.3.

A gate inside a gate. The Colony has its own Main Gate and South Gate, run by the Colony Foundation, inside the Pelican Landing community’s own gated perimeter. Since April 1, 2026, residents use windshield RFID tags, per the Foundation’s resident notice.

Golf is optional, and the course is good. The Colony Golf and Country Club’s 18-hole, par-72 Jerry Pate course, resurfaced in Platinum Paspalum in 2017, is private to members, and the club is member-owned. Because golf is optional, the MLS “Mandatory Club Fee” field reads $0.00 on every Colony listing in the September 2026 pull. You do not carry a club you do not use.

An island beach, a marina and tennis without joining anything. As Pelican Landing Community Association members, Colony owners use the 34-acre Beach Park on Big Hickory Island (a 12-minute shuttle boat ride, per the association), Coconut Point Marina slips by lease, 12 Har-Tru tennis courts, 6 pickleball courts and a 4,200 square foot Wellness Center, all inside the $3,478 master assessment the association published for 2026.

A school zone with strong choices. Every Colony address is in Lee County Elementary Zone Q, Middle Zone GG and High South Sub-zone 3, where three of five elementary schools and one of two middle schools earned an A for 2026, per the Florida Department of Education.

Two emergency departments 5 minutes away. Lee Health Coconut Point and NCH’s Bonita freestanding emergency department are each 1.9 miles from the Main Gate on the OSRM router.

Resale prices well below new construction. Resale homes sold at a $1,200,000 median and $432.99 per square foot over the 12 months, against a $3,205,000 median and $914.38 per square foot for Infinity’s 32 new deliveries. A buyer who wants a Colony tower can get in for a fraction of the new-build price. More resales closed in the last six months (42) than the six before (27), at a slightly higher median ($1,262,000 against $1,200,000).

The estate ridge is high and dry on the map. Las Palmas, Addison Place, Messina Court and Ponza map Zone X at every lot point, on ground about 16 to 19 feet above the NAVD88 datum, per FEMA’s flood layer and USGS lidar.

No CDD debt. The Bayside Improvement Community Development District has no outstanding bonds, per its FY2024 audit, so there is no bond payoff to worry about at closing.

The cons

The fee stack is complex, and three layers are unpublished. A Colony owner pays the Pelican Landing assessment ($3,478 for 2026), the Colony Foundation assessment (not published), the Bayside CDD line on the tax bill and the building’s condominium or HOA assessment (not published for 2026 for any building); Infinity owners add a second condominium layer. On 2026 MLS listings, agents enter two annual association amounts: $3,478, which matches the Pelican Landing Community Association’s published 2026 assessment, and about $3,483, whose payee the MLS field does not name. At closing the buyer pays the Pelican Landing Community Association’s (PLCA’s) $6,000 resale capital assessment, and MLS listings for 2026 show a total transfer fee of $11,000, which implies further transfer charges at the Colony or building level that are not published and must be confirmed on each estoppel certificate.

The CDD drop is not a saving. The FY2027 CDD cut from $1,570.80 to $850.43 happens because the Colony Foundation is taking over landscaping, street lights and fountains. That work does not disappear: expect it in the Foundation’s unpublished budget.

Two municipalities under one ZIP code. The Colony straddles two municipalities: its northern buildings are in the Village of Estero and its southern buildings in the City of Bonita Springs, while every address mails as Bonita Springs 34134. That means two building departments, two 50% rule offices, two flood-insurance discounts (20% versus 25%) and, on the Bonita side only, the new rail-trail bond. Estero’s permit history is not publicly searchable.

Most towers are in Zone AE, and everyone evacuates. Palermo, Treviso, Florencia, Altaira, Infinity, Castella and Cielo map Zone AE with an 11-foot base flood elevation; Sorrento, Navona and La Scala read X at the parcel point with AE within about 100 feet. Every Colony address, estate homes included, is in Lee County Evacuation Zone A.

Golf is full, and the path costs money. Golf membership is capped at 275 and is currently full; sports membership is capped at 215. The way in, per the club’s 2026 membership book, is a $40,000 sports membership, then Golf in Waiting at up to 85% of the $175,000 golf joining fee. By our arithmetic from the club’s 2026 rate card, a golf member’s first year runs $201,450 before tax (joining fee, dues, capital dues, food minimum and 12 months of the $285 renovation contribution), and about $26,450 a year plus tax after that.

The 2001-era towers carry older-building costs. Sorrento predates the first statewide Florida Building Code and Palermo almost certainly does, and they reach the 30-year milestone inspection in 2031 and 2032 (sooner for Sorrento if Estero chose the 25-year option, which is not published). Palermo’s 2026 concrete restoration shows what the work looks like; whether it was special-assessed is on the association’s records, not the public ones.

High-rise neighbors are coming. A pending 370-foot request sits about 0.6 mile north, London Bay’s approved rezoning is across Coconut Road (capped at 50 feet on the tract facing The Colony), the Ritz-Carlton North Tower is due in 2027, a second Infinity tower remains possible, and Woodfield’s road work on Coconut Road began September 8, 2026.

Resale takes patience. Resale homes took a median 78.5 days to sell and closed at 93.8% of the final list price, and active listings on September 23, 2026 had a median 202.5 days on market with 5.4 months of resale supply.

The beach needs a boat and is shared. The Beach Park belongs to the Pelican Landing Community Association, not The Colony, is reached by shuttle boat, and is shared by recorded agreement with the Hyatt Regency Coconut Point, with a recorded cap of 600 people at one time.

How we would use this list

If you are selling, the pros are your listing story and the cons are the questions your buyer’s agent will ask; answering them before they are asked is worth real money in a 78.5-day market. Get a building-specific number at our home valuation page, or Call Jesse direct at (239) 898-6072. If you are buying, the cons are your due-diligence list, not a reason to walk away; most have a document that settles them. Call Marc at (239) 287-5873, or see how we represent buyers in Southwest Florida.

Thinking of Selling Your Colony at Pelican Landing Home? List With the #1 Team in Southwest Florida Since 2012

The Colony at Pelican Landing recorded 101 closings in the 12 months to September 23, 2026 (Southwest Florida MLS), and the 69 resales sold at a $1,200,000 median, 93.80% of list, after a median 78.5 days on market. With 38 homes active and 5.4 months of resale supply, pricing and preparation decide the outcome.

Data updated: September 2026

If you’re searching for the best Colony at Pelican Landing listing agent, or thinking, ‘I need to sell my condo in The Colony at Pelican Landing,’ you are selling inside a double-gated enclave of 1,173 residences where a buyer has to understand four fee layers, an optional golf club with a full roster, two municipalities and eight different towers before they will write an offer. McGreevy and Comisar sell Colony homes on those facts, not on adjectives, and we answer the buyer’s hard questions before the buyer’s agent has to ask them.

The Colony is not a community where a sign in the lawn does the work. The Colony Foundation controls real estate access at the gate, open houses run on set days and hours with advance registration, every tower has its own condominium association and estoppel, and the buyer pays a Pelican Landing resale capital assessment at closing that a listing agent has to put in front of them early. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and that volume is what builds a buyer database deep enough for a $6.5 million Altaira penthouse and disciplined enough for a Merano coach home near that neighborhood’s $692,500 median. Our count for this community is simple: in the last 12 months we tracked 101 Colony at Pelican Landing closings, row by row, in the Southwest Florida MLS, and every number in this section comes from that pull.

Honors and recognition:

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

What Colony at Pelican Landing Homes Actually Sold For in the Last 12 Months

These figures come from the Southwest Florida MLS, Development Name The Colony at Pelican Landing, closed sales from September 23, 2025 to September 23, 2026, pulled September 23, 2026. One duplicate record of a single Infinity closing was removed, and Infinity’s new-construction deliveries are reported separately, because blending a developer’s first sales into a resale median would misstate what an existing owner can sell for.

• 101 unique closings for $192,229,978 in total dollar volume
• 69 resales (every neighborhood except Infinity) at a $1,200,000 median, $432.99 median per square foot of MLS living area, a median 78.5 days on market and an average 93.80% sale-to-list ratio
• 32 Infinity deliveries at a $3,205,000 median, most of them entered into the MLS after closing with no marketing period
• Top sale: an Altaira penthouse, $6,500,000, closed May 1, 2026, after 96 days on market against a $7,400,000 list price
• 38 active listings on September 23, 2026, median ask $1,625,000, from $469,000 (Merano) to $5,950,000 (Tuscany Isle), median 202.5 days on market
• 5.4 months of resale supply (31 resale actives against 69 resales in 12 months), and 4.5 months counting Infinity

Momentum is steady rather than dramatic. In the six months from March 23, 2026, 42 resales closed at a $1,262,000 median; in the six months before that, 27 resales closed at a $1,200,000 median (Southwest Florida MLS, pulled September 23, 2026). More sales and a slightly higher middle is a healthy market for a well-priced home. The 202.5-day median on the active list is the warning: the homes still sitting are, in most cases, the homes that were priced to a hope rather than to the closed record.

What Is Your Colony at Pelican Landing Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free, no-obligation valuation at request a free Colony at Pelican Landing home valuation. It takes about a minute, and Jesse follows up with the closed sales for your specific building or neighborhood, your floor and exposure, and the listings you are actually competing against this season.

(239) 898-6072, text or call. Confidential conversations welcome.

A dedicated Colony at Pelican Landing seller page with the full listing playbook is in production, and we will link it here when it goes live.

How Does Club Membership, and Golf in Waiting, Affect a Colony Sale?

Golf is the first question a Colony buyer asks, and the honest answer is the one that protects your price. The Colony Golf & Country Club is a separate, private club; the Colony Foundation states in writing that the club “is independently owned and operated and not overseen by The Colony Foundation in any way.” Membership is optional, and the MLS Mandatory Club Fee field reads $0.00 on every Colony listing in the 12-month pull. A buyer who wants golf does not get it with your home.

That matters because golf is full. Per the club’s 2026 membership book, Golf membership is capped at 275 and is “Fully Committed,” with a $175,000 non-refundable joining fee and $18,430 plus tax in annual dues; Sports membership is capped at 215, is open by application, and costs $40,000 to join with $6,415 plus tax in dues. The way to golf is the Golf in Waiting program: a Sports member pays the difference between the Sports joining fee and 85% of the golf joining fee, locked in, and waits for a Golf opening, with the top 40 on the list getting afternoon golf in season. As listed in the club’s 2026 rate card, golf members also carry $3,400 in capital dues, a $1,200 food minimum and a $285 monthly renovation contribution, and sports members $1,750, $1,200 and $255.

For a seller, that produces three practical rules. First, never imply the home comes with golf; the listing should say golf is optional, separate and currently waitlisted. Second, a buyer who is serious about golf needs the club’s membership office in the conversation before the inspection period ends, because a $175,000 decision can stall a $1.5 million contract. Third, if you are a member, the club publishes no transfer or refund schedule and its joining fee is non-refundable, so ask the club’s membership office what happens to your membership before you list, not after you sign. What every buyer does get is the Bay Club, the Colony Foundation’s resident-only dining club at 5200 Pelican Colony Blvd, plus Pelican Landing’s island Beach Park, marina access, Tennis Center and Wellness Center. That package is the real amenity story of a Colony listing, and it is included.

Estoppel Certificates, Capital Assessments and the Numbers a Buyer Will Ask About

A Colony sale runs on at least three estoppel certificates, and the seller who orders them early closes on time. The Pelican Landing Community Association charges $299 for its estoppel (plus $100 expedited and $150 if the account is delinquent), and it uses a separate form for Infinity resales; the Colony Foundation charges $250 plus a rush fee; and your condominium or neighborhood association issues its own. Infinity sellers also need the Infinity master association’s certificate, because Infinity owners pay two condominium layers.

The capital charges need the same care. At closing the buyer pays PLCA’s $6,000 resale capital assessment, which applies to closings on or after January 1, 2026 (it was $5,000 in 2025), per PLCA’s published fee schedule. MLS listings for 2026 show a total transfer fee of $11,000, which implies further transfer charges at the Colony or building level; those charges are not published and must be confirmed on each estoppel certificate. We put that total in front of a buyer on the first showing, because a buyer who discovers $11,000 at the closing table negotiates harder than one who budgeted for it.

The recurring costs belong in the listing file too. PLCA’s 2026 assessment is $3,478, due January 1. The Bayside Improvement CDD bills a non-ad valorem assessment on the Lee County tax bill, and the district’s adopted FY2027 budget cuts The Colony’s full assessment from $1,570.80 to $850.43 because the Colony Foundation is taking over landscaping, street lights and fountains from October 1, 2026. That work does not disappear: expect it to move into the Foundation’s own budget, which is not published. The Colony Foundation does not publish its assessment either; on 2026 MLS listings, agents enter two annual association amounts, $3,478, which matches PLCA’s published 2026 assessment, and about $3,483, whose payee the MLS field does not name. A buyer gets the exact Foundation figure on the Foundation’s $250 estoppel certificate, and we tell them so plainly rather than guess.

Condo Milestone Inspections, SIRS Reports and What a Tower Seller Must Disclose

Every Colony tower, and every mid-rise with three or more habitable stories, now lives under Florida’s post-Surfside condominium safety law. Section 718.112 of the Florida Statutes requires a structural integrity reserve study at least every ten years for buildings three or more stories high, and reserves for those items may not be waived for budgets adopted on or after December 31, 2024. Section 553.899 requires a milestone inspection by December 31 of the year a building turns 30, or 25 if the local enforcement agency chooses the shorter clock.

Estero adopted its own condominium inspection ordinance in April 2026. Whether it uses the state’s optional 25-year trigger for buildings near salt water is not published in a source we could reach; if it does, Sorrento’s first inspection would be due by December 31, 2026. On a 30-year clock, counting from Lee County Property Appraiser year built, the earliest dates fall to Sorrento in 2031, Palermo in 2032, La Scala in 2033, Treviso in 2034, Navona and Castella in 2036 and Florencia in 2037. Altaira (2017) and Infinity (2025) are years away.

No Colony association publishes its SIRS or milestone status online, and the state’s reporting database is not machine-readable by building. That is the reason to ask your association for both reports before you list. Buyers and lenders now ask for them as a matter of routine, and a seller who can hand over a completed SIRS and a clean budget answers the single biggest objection in today’s Florida condominium market. Where restoration has already been done, it is a selling point: the City of Bonita Springs permit record shows Palermo’s concrete restoration and painting (COM24-117554) finaled April 8, 2026, after a reroof finaled in November 2024. Any levied special assessment must also appear on the association’s estoppel certificate, and it should be allocated in writing in the contract.

When Do Colony Homes Sell? What the MLS Closing Months Show

The closing dates in the 12-month Southwest Florida MLS pull tell a clear seasonal story. Resales cluster from late winter through early summer, which means the contracts behind them were written in season, from roughly January to April, when the seasonal buyer is physically in Southwest Florida and walking buildings.

Our tally of closing dates for the 69 resales in the Southwest Florida MLS, The Colony at Pelican Landing development report, pulled September 23, 2026. Infinity deliveries are excluded.

March, April and May 2026 alone produced 29 of the 69 resales. Only four resales closed from late September through November 2025. For a seller, the practical reading is to be photographed, priced and live by early January, so the home is in front of the season’s buyers when they arrive, rather than launching in March and competing with every other listing that waited. Twelve months of closings describe one season, not a rule, and the MLS data do not prove a single best month; they do show that the fall is when the fewest Colony resales close.

Estero Side or Bonita Side: Does the City Line Change Your Pricing?

The Colony straddles two municipalities: its northern buildings are in the Village of Estero and its southern buildings in the City of Bonita Springs, while every address mails as Bonita Springs 34134. MLS listings do not reliably show which side a home is on. Lee County Property Appraiser records place Sorrento, Navona, Florencia, Treviso, Merano, Villa Trevi, Ponza, Las Palmas and Bellagio in Estero, and Altaira, La Scala, Palermo, Infinity, Castella, Cielo and Terzetto in Bonita Springs; Addison Place, Tuscany Isle and Messina Court are split parcel by parcel.

The line changes things a buyer transacts on: the building department that permits a renovation, the office that applies the 50% substantial-improvement rule, the NFIP flood-insurance discount (25% in Bonita Springs, Class 5, and 20% in the Village of Estero, Class 6) and, on the Bonita side only, the rail-trail bond Bonita Springs voters approved in August 2026. It does not change school zones, which are identical on both sides.

Does it change price? Using the building-by-building municipality assignment above, our tally of the Southwest Florida MLS resale rows pulled September 23, 2026 shows 33 Estero-side resales at an $875,000 median and 33 Bonita-side resales at a $1,350,000 median, with three more in the split neighborhoods. That gap is product mix, not a municipal premium: the Estero side holds the Merano coach homes that anchor the entry price, and the Bonita side holds Altaira and La Scala at the top. No study isolates a price effect from the city line itself, and we would never price your home on it. We price on your building, your floor, your view and your finishes, and we explain the city line to the buyer as a practical difference in insurance and permitting.

Tower Buyers and Estate Buyers Are Different Buyers

A Colony tower buyer and a Colony estate buyer rarely overlap. The tower buyer is usually seasonal, buying lock-and-leave living with bay and golf views, valet at the Bay Club and a building staff that handles the storm season; the Foundation’s own 2025 survey of 551 of 1,078 households found 66% seasonal and 50% living in high-rises. The estate buyer is buying a house, a lot and, most often, higher ground in Zone X. The two need different marketing, different photography and a different conversation about fees.

Rows with one or two sales are too thin to read as a market rate and are shown as observed sales, not medians. Messina Court and Villa Trevi recorded no closed sale in the window.

The spread inside the towers is wider than most sellers expect. Navona, with 100 residences of about 1,559 to 1,993 square feet (Lee County Property Appraiser), and La Scala, with 64 residences of about 3,305 to 6,796 square feet, are both Colony towers, and their medians differ by more than $1.1 million. A tower seller’s real comparison set is the same building, then the same floor-plan line in a comparable building, and never the Colony-wide median. A dedicated Altaira sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

How Infinity’s Deliveries Change the Top of the Resale Market

Infinity is a 22-story, 96-residence tower by the Ronto Group with Wheelock Street Capital, and its first closings came in January 2026. Its 32 deliveries in the 12-month pull closed at a $3,205,000 median and $914.38 per square foot (Southwest Florida MLS), well above every resale building except Altaira at its top. Seven Infinity residences were listed on September 23, 2026, the largest single block of active inventory in The Colony, so Infinity resales now compete directly in the top of the market.

For an Altaira or La Scala seller, that competition cuts both ways. Infinity sets a new-construction price reference that makes a well-kept resale look like value, and it also offers a buyer a brand new building with no milestone clock for decades. A second Infinity tower is planned but not committed: the developer says it “need not be built,” no building permit has been filed as of September 2026, and the reserve parcels beside Infinity remain in the developer’s name. We present both sides of that honestly to a buyer, because a buyer who trusts the listing agent’s candor is the buyer who closes. A dedicated Infinity sub-page is coming with its association details, recent sale comps, and street-by-street analysis. We’ll link it here when it goes live.

Selling Quietly: Off-Market and Discreet Listings Inside the Gates

Many Colony owners do not want a public listing: a penthouse owner who values privacy, an estate being settled, or a seasonal owner who does not want showings during their own season. We handle those sales privately, through our qualified-buyer database and direct agent-to-agent introductions, with no public syndication until you decide otherwise. Discretion is the point, and every conversation about it starts confidentially. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and a quiet Colony sale gets the same building-by-building pricing work as a public one.

The gate makes discretion practical. The Colony Foundation has assumed control over real estate access, so every showing is registered at the Colony Main Gate off Coconut Road, where agents present a driver’s license and business card. That structure means a private showing is still a controlled showing. The trade-off is reach: an off-market home is seen by fewer buyers, and in a market with 5.4 months of resale supply, reach usually wins on price. We will show you both paths with numbers and let you choose. Call Jesse direct at (239) 898-6072 for a confidential conversation.

Open Houses, Signs, Drones and Showings: The Colony’s Rules for Sellers

The Colony Foundation’s real estate rules mirror Pelican Landing’s procedures and are specific. Open houses are allowed on Wednesday, Saturday and Sunday from 1:00 p.m. to 4:00 p.m., never on holidays, and must be registered in advance. A home may display one wooden For Sale sign of the Foundation’s design, 18 by 24 inches, and temporary open-house signs come down by sunset; ribbons, banners and balloons are not allowed. Some buildings are stricter than the Foundation: Navona’s recorded declaration bans for-sale signs on condominium property.

Aerial photography needs paperwork too. The Pelican Landing Community Association publishes a drone flight request form, and we file it before any drone goes up over a Colony home. For a tower listing, the view is the product, so we plan the photography around the light on the bay side and the golf side, and we schedule it early so the listing is complete on the day it goes live.

Quick Answers for Colony Sellers

The six questions below are the ones Colony owners ask us most often in the first conversation. The full Seller Edition of our frequently asked questions, further down, goes deeper on pricing, fees, disclosure and timing.

Who pays the $6,000 Pelican Landing capital assessment when I sell?

The buyer pays PLCA’s $6,000 resale capital assessment at closing, for closings on or after January 1, 2026, per PLCA’s published fee schedule. MLS listings for 2026 show an $11,000 total transfer fee, so any Colony or building charge above PLCA’s $6,000 should be confirmed on the estoppel certificates and assigned in writing in the contract.

Does my buyer automatically get the Bay Club?

Yes. Every Colony owner is a member of The Colony at Pelican Landing Foundation, which owns and runs the Bay Club at 5200 Pelican Colony Blvd. Golf is different: it is a separate, optional club membership that does not transfer with the home.

Should I list in the fall or wait for season?

List to be live by early January if you can. In the 12-month Southwest Florida MLS pull, only four resales closed from late September through November 2025, while March, April and May 2026 produced 29 of the 69 resales. The contracts behind those spring closings were written in season.

My building has not published its SIRS. Can I still sell?

Yes, but ask your association for the structural integrity reserve study and any milestone inspection report before you list, because buyers and their lenders will ask for both. No Colony association publishes these online, so the seller who has them in the listing file answers the question before it becomes an objection.

Is The Colony the same community as Bay Colony?

No. The Colony at Pelican Landing is in Bonita Springs and Estero, Lee County. Bay Colony is a different community in Pelican Bay, Naples, covered on our Bay Colony community page, and Palm Colony is a separate Pelican Landing neighborhood. Buyers searching the wrong name land on the wrong comparables, which is one more reason your listing copy should name The Colony at Pelican Landing in full.

How fast can you get my Colony home on the market?

Once the valuation is agreed, the practical path is photography, the estoppel requests, the Foundation’s real estate registration and, for a condominium, the association’s budget and disclosure documents. Start with a free Colony home valuation or call Jesse direct at (239) 898-6072.

Your Local Real Estate Experts

McGreevy and Comisar are the Domain Realty team behind this guide to The Colony at Pelican Landing: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has sold Southwest Florida real estate since October 2004, the team launched in October 2008, and Jesse has lived in Estero since 2003.

That is more than twenty years of transactions in the same stretch of coast, and it is local in the literal sense. The Colony’s Estero half, from Sorrento and Navona to Merano and Bellagio, is minutes from where Jesse lives, and our office on South Tamiami Trail in Bonita Springs sits in the same city as Altaira, La Scala and Infinity. We know the Coconut Road gate, the Bay Club, the difference between a PLCA ID and a Colony ID, and which towers face the bay and which face the golf course, because we drive past them every week. You can read the longer story 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 Colony page, the credential that matters more is narrower than any award: before a word of this guide was written, we read the Pelican Landing declaration and its Colony supplements, the Bayside Improvement CDD budgets, the club’s 2026 membership book, the Colony Foundation’s published notices, FEMA’s flood map for the whole enclave, and every one of the 102 closed-sale rows in the Southwest Florida MLS pull behind the market numbers. For the wider area, see our guides to Bonita Springs real estate, Estero real estate and the parent community, Pelican Landing.

What Our Clients Say

McGreevy and Comisar are a top-reviewed Colony at Pelican Landing realtor team 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.

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

★★★★★ “Marc made an extremely stressful time of selling my parents’ house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review

★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review

★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review

Contact McGreevy and Comisar

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

Selling a home in The Colony at Pelican Landing? Get a free valuation through our Colony home valuation request, or call Jesse direct at (239) 898-6072.

Buying in The Colony at Pelican Landing? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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

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

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

Where Else to Find the Team

Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the story behind the team, the partners and the way we work, visit the McGreevy and Comisar about page.

Frequently Asked Questions, Buyer Edition

The Colony at Pelican Landing is a gated enclave of 1,173 residences in 19 neighborhoods counting Infinity, eight of them high-rise towers, inside Pelican Landing on Estero Bay. The answers below come from the Lee County Property Appraiser, the associations’ published documents, the club’s 2026 membership book, FEMA and the Southwest Florida MLS, and say plainly what is unpublished.

What is The Colony at Pelican Landing?

The Colony at Pelican Landing is a gated enclave of 1,173 residences in 19 neighborhoods (counting Infinity; the association rosters online still list the original 18) inside the larger Pelican Landing community on Estero Bay, per the Lee County Property Appraiser roll. It has its own gates, its own master association (The Colony at Pelican Landing Foundation, Inc.) and a resident-only Bay Club. The housing runs from eight high-rise towers through mid-rise, coach-home and villa condominiums to single-family estates. It is part of Pelican Landing, and every Colony owner is also a member of the Pelican Landing Community Association.

Is The Colony in Bonita Springs or Estero?

Both. The Colony straddles two municipalities: its northern buildings are in the Village of Estero and its southern buildings in the City of Bonita Springs, while every address mails as Bonita Springs 34134. Per Lee County Property Appraiser records, Sorrento, Navona, Florencia, Treviso, Merano, Villa Trevi, Ponza, Las Palmas and Bellagio are in Estero; Altaira, La Scala, Palermo, Infinity, Castella, Cielo and Terzetto are in Bonita Springs; and Addison Place, Tuscany Isle and Messina Court are split parcel by parcel. MLS listings do not reliably show which side a home is on, so check the property appraiser record for the specific parcel.

What ZIP code is The Colony in?

Every Colony address uses ZIP code 34134 and mails as Bonita Springs, Florida, including the buildings that sit inside the Village of Estero. The ZIP is a postal fact, not a municipal one, which is why the city line inside The Colony is easy to miss.

Where is The Colony’s main gate?

The Colony Main Gate is at 23505 Via Veneto Blvd, off Coconut Road just before the Hyatt Regency Coconut Point, west of US-41, per the Colony Foundation’s directions page. A second resident gate, the Colony South Gate, is by the golf club, and a vendor and construction gate opens off Coconut Road. There is no I-75 interchange at Coconut Road; the nearest are Exit 123 at Corkscrew Road and Exit 116 at Bonita Beach Road.

Is The Colony gated, and how do guests get in?

Yes, twice over: The Colony sits inside Pelican Landing and has its own gates run by the Colony Foundation. Guests are authorized through the Foundation’s TekControl visitor system, which residents call TekWave, by app, web or phone with a resident PIN, and extended visitor passes of 30 to 90 days are issued only at the Foundation office. Since April 1, 2026 residents use windshield RFID tags installed at the Bay Club, while PLCA gates still use barcodes, so owners who drive through PLCA gates need both. Gate staffing hours are not published.

How is The Colony different from the rest of Pelican Landing?

Colony owners belong to both the Pelican Landing Community Association and the Colony Foundation, and pay both. In return they get the Colony-only Bay Club, Colony gates and the Colony Kayak Park on top of Pelican Landing’s shared Beach Park, marina, Tennis Center and Wellness Center. Other Pelican Landing owners do not have Bay Club access, and the Colony Foundation’s ID card states that it “is for Colony Access only! It will not work at the PLCA Amenities.”

How many homes are in The Colony?

The Colony has 1,173 residences on the Lee County Property Appraiser roll today: 1,077 in its 18 original neighborhoods and 96 in Infinity. The Colony Foundation’s own site still says “just over 1,000”, a figure written before Infinity closed. Counting Infinity, that is 19 neighborhoods; the association rosters online still list the original 18.

How many high-rise towers are there, and what are they?

The Colony has eight high-rise towers: Sorrento (2001), Palermo (2002), La Scala (2003), Treviso (2004), Navona (2006), Florencia (2007), Altaira (2017) and Infinity (2025, first closings January 2026). Together they hold 670 residences, per the Lee County Property Appraiser. Infinity, completed in 2025, is the newest of the eight.

Which Colony tower is the newest?

Infinity is a 22-story, 96-residence tower developed by the Ronto Group with Wheelock Street Capital, built by BCBE Construction and designed by architect Robert M. Swedroe. Ronto announced it open and move-in ready on February 13, 2026, and the first closings recorded in January 2026. Infinity owners pay two condominium layers, the Infinity master and Infinity I, on top of the Colony and Pelican Landing assessments.

Who developed The Colony?

WCI Communities developed every Colony neighborhood except Infinity. The Colony was developed by WCI Communities, the successor to Westinghouse’s Florida community business. WCI filed for Chapter 11 in August 2008 and emerged in September 2009, and Lennar acquired WCI Communities in February 2017. Infinity was developed by the Ronto Group and Wheelock Street Capital through WSR-Colony, LLC, which bought the tower sites in 2021.

How much are homes in The Colony selling for?

In the 12 months to September 23, 2026, the Southwest Florida MLS recorded 101 closings for $192,229,978. The 69 resales sold at a $1,200,000 median and $432.99 per square foot, while Infinity’s 32 new deliveries closed at a $3,205,000 median. Building medians range from $582,239 at Castella to $2,250,000 at Altaira, so the building matters more than the Colony-wide number.

What sold highest in The Colony recently?

The top sale in the last 12 months was an Altaira penthouse at $6.5 million (May 2026). It closed on May 1, 2026, after 96 days on market against a $7,400,000 list price, with 6,630 square feet of MLS living area, per the Southwest Florida MLS pull of September 23, 2026.

What is the least expensive way to buy into The Colony?

The entry points are the Merano coach homes and the Castella and Navona condominiums, with 12-month medians of $692,500, $582,239 and $675,000 in the Southwest Florida MLS. The lowest active listing on September 23, 2026 was a Merano home at $469,000. Every entry-level home carries the same Bay Club, Beach Park and PLCA amenity package as a penthouse, which is a large part of its appeal. If you want help comparing them, call Marc at (239) 287-5873.

How long do Colony homes take to sell?

Resale homes had a median 78.5 days on market and sold at an average 93.80% of list price in the 12 months to September 23, 2026 (Southwest Florida MLS). Resale supply was 5.4 months on that date, and the median active listing had been on the market 202.5 days. For a buyer, that is room to negotiate on a home that has been sitting, and less room on a fresh, well-priced one.

What HOA and association fees will I pay in The Colony?

At least four layers: PLCA’s $3,478 assessment for 2026, the Colony Foundation assessment (not published), the Bayside Improvement CDD on your Lee County tax bill ($850.43 for FY2027 at the Colony full rate) and your building’s condominium or HOA assessment (not published for 2026 by any association). Infinity owners pay a second condominium layer. Three layers of the stack are not published anywhere, so you get the exact figures from the estoppel certificates ordered during the contract and from the condominium’s budget and Frequently Asked Questions sheet.

How much is the Colony Foundation assessment?

The Colony Foundation does not publish its assessment; its budget sits behind the resident login. A buyer gets the exact figure on the Foundation’s estoppel certificate ($250) during the contract. On 2026 MLS listings, agents enter two annual association amounts: $3,478, which matches the Pelican Landing Community Association’s published 2026 assessment, and about $3,483, whose payee the MLS field does not name.

What does the Pelican Landing assessment cover?

PLCA’s assessment is $3,478 for 2026, due January 1, per its published fee schedule. It covers the island Beach Park and its shuttle boat, the marina, the Community Center, the 4,200 square foot Wellness Center, tennis, pickleball, bocce, sailing, kayak parks and the master gates. PLCA’s assessment includes basic cable and internet under a Hotwire bulk contract ($3.59 million in the 2026 budget).

Is The Colony in a CDD?

Yes. Every Colony property is in the Bayside Improvement Community Development District, which bills a non-ad valorem assessment on the Lee County tax bill. The district has no outstanding bonds, per the Florida Auditor General’s filing of its FY2024 audit. The Colony full rate is $1,570.80 for FY2026 and $850.43 for FY2027, and some Colony parcels pay a lower Common and Administration rate ($524.77 for FY2027); the tax bill shows which applies.

Why is the Colony CDD charge falling for FY2027?

The CDD’s adopted FY2027 budget cuts The Colony’s full assessment from $1,570.80 to $850.43 because the Colony Foundation is taking over landscaping, street lights and fountains from October 1, 2026. That work does not disappear: expect it to move into the Foundation’s own budget, which is not published. Treat the lower CDD line as a shift between bills, not as a saving.

What will I pay at closing as a Colony buyer?

At closing the buyer pays PLCA’s $6,000 resale capital assessment. MLS listings for 2026 show a total transfer fee of $11,000, which implies further transfer charges at the Colony or building level; those charges are not published and must be confirmed on each estoppel certificate. Add your share of estoppel costs as the contract allocates them, title charges and any building application fee, such as Florencia’s $175 purchase application.

How much are the condo fees in each Colony tower?

No Colony association publishes its 2026 budget. As listing-agent-entered MLS fields, not association budgets, quarterly condo fees in the eight towers run from $4,849 at Sorrento to as much as $10,863 at La Scala, with Altaira at $7,397 to $8,651 and Florencia at $5,685 to $8,303; among the lower-rise condominiums, Cielo’s entries were $4,441 and Merano’s $3,080 to $3,344 (Southwest Florida MLS, closed sales in the 12 months to September 23, 2026). As a dated historic benchmark, Navona’s January 2019 statutory fact sheet showed $9,823.80 to $13,081.04 a year by unit type. Ask for the current budget before you write an offer.

Is there a special assessment in The Colony right now?

No building publishes its special assessment status. PLCA billed a one-time $906.75 special assessment in January 2025, per its fee schedule, and did not state the purpose. Any building special assessment that has been levied must appear on that association’s estoppel certificate, so read it closely and have the contract say who pays.

Is golf included in the HOA fees?

No. Golf is a separate, optional membership in The Colony Golf & Country Club, and the MLS Mandatory Club Fee field reads $0.00 on every Colony listing in the 12-month pull. The Colony Golf & Country Club describes itself as private and member-owned; the club says it moved from developer ownership to member ownership in October 2022.

How much does it cost to join The Colony Golf & Country Club?

Per the club’s 2026 membership book, golf membership costs $175,000 to join (non-refundable), with $18,430 plus tax in annual dues, and sports membership costs $40,000 with $6,415 plus tax. As listed in the club’s 2026 rate card, golf members also pay $3,400 in capital dues, a $1,200 food minimum and $285 a month toward the clubhouse renovation, and sports members $1,750, $1,200 and $255 a month. By our arithmetic from the club’s 2026 rate card, year one of golf comes to about $201,450 before tax.

Can I join for golf right away?

Not today. Golf membership is capped at 275 and is currently full; sports membership is capped at 215. You join as a Sports member and enter the Golf in Waiting program by paying the difference between the Sports joining fee and 85% of the golf joining fee, locked in, and the top 40 on that list get afternoon golf in season, per the club’s 2026 membership book. Sports members may play up to six rounds a person from November to April and unlimited rounds from May to October.

Can non-residents join The Colony’s golf club?

Yes, the club accepts non-residents, per its 2026 membership book. If both categories fill and the sports waitlist opens, it takes a $10,000 non-refundable deposit, credited on joining, and Colony residents are ranked ahead of non-residents. Residency is a priority, not a right to a membership.

Is the golf club run by the Colony Foundation?

No. The Foundation states in writing that the club “is independently owned and operated and not overseen by The Colony Foundation in any way.” The club is The Colony Golf & Country Club, Inc., a Florida not-for-profit corporation at 4101 Pelican Colony Blvd. Club sources in 2026 describe roughly 475 to 495 memberships and about 575 individual members.

What is the Bay Club, and who can use it?

The Bay Club is the Colony Foundation’s resident-only club at 5200 Pelican Colony Blvd, with a second-floor Main Dining Room, the third-floor Top of the Bay, a terrace, a private dining room and a bar, per the Foundation. Every Colony resident is a member through the Foundation, and tenants get Bay Club privileges only if the owner transfers them ($200 per transfer, at most three a year). The Foundation says it is open for lunch and dinner on select days in season with reservations required; detailed hours are for residents.

Who designed The Colony’s golf course?

Former U.S. Open champion Jerry Pate designed it. It is an 18-hole, par-72 Jerry Pate course of about 6,700 yards from the back tees, resurfaced in Platinum Paspalum in 2017, per the club’s 2026 book and its hole-by-hole card. The course is private to members, and the club bars walking, jogging, biking and dog walking on it.

Does The Colony have a private beach?

Colony owners use the Pelican Landing Beach Park, not a Colony-only beach. The 34-acre Beach Park on Big Hickory Island belongs to the Pelican Landing Community Association, not The Colony; every Colony owner uses it as a PLCA member, and the Hyatt shares it under a recorded agreement. PLCA’s shuttle boat crosses Estero Bay in 12 minutes from Coconut Point Marina.

How many people can be on the Pelican Landing beach, and when is it open?

The recorded 2015 Fifth Amendment to the 68th Supplement caps the Beach Park at 600 people at one time. The Beach Park is open 364 days a year (PLCA); the recorded 2015 rules set normal hours of 9:00 a.m. to 4:30 p.m., which PLCA may extend. After Hurricane Ian breached Big Hickory Island, about 71,000 tons of sand were placed on the beach in 2023 (FDEP).

Does The Colony have a marina?

The Colony has no marina of its own. Colony owners may lease PLCA slips at Coconut Point Marina, and PLCA sells off-site boat owners ramp access for $100 a year; PLCA also leases slips at the Red Fish Docks. Slip availability and pricing come from the PLCA marina office and are not published. Navona’s rules bar keeping boats, trailers and RVs at the building, and the Pelican Landing declaration restricts them where it applies, so plan on off-site storage.

Is there tennis and pickleball in The Colony?

Yes, at two levels. PLCA’s Tennis Center has 12 Har-Tru courts, seven of them lit, and PLCA runs six pickleball courts and two bocce courts, all included for every owner. The golf club’s six Har-Tru courts are for club members, and Infinity has two private pickleball courts and two bocce lawns for its own owners.

Can I rent out my Colony condo?

It depends on the building. In the condominium buildings, leasing and pet rules come from each building’s declaration, not from the Pelican Landing master rules. Navona allows two leases a year with a 90-day minimum (2016 amendment); under Florida law an owner who bought before May 12, 2016 and did not vote for the change may still be under the older 30-day rule, so check the deed date. Other buildings’ leasing rules are not published online, so ask for them before you contract.

Can I use Airbnb or VRBO in The Colony?

Navona’s published 2019 Rules and Regulations prohibit hotel-style use of a unit, including Airbnb and VRBO. Other buildings’ short-term rules are not public, so ask the association for its declaration, amendments and rules before you rely on rental income. PLCA also charges a $100 tenant processing fee and asks for forms two weeks ahead, and the owner’s PLCA IDs are switched off while a lease runs.

Are pets allowed in The Colony?

At Navona, owners may keep two small pets, dogs no taller than 20 inches at the shoulder and cats no more than 20 pounds, and tenants and guests may keep none, per Navona’s recorded declaration and rules. Florencia allows two pets and none in leased units, and Treviso requires tenants to register pets before occupancy. Other buildings’ pet rules are not published online; PLCA’s master pet rule does not govern Colony condominiums.

What flood zone is my Colony building in?

It depends on the building. On FEMA’s effective map panel 12071C0589G (November 17, 2022), the parcel points of Palermo, Treviso, Florencia, Altaira, Infinity, Castella and Cielo map Zone AE with an 11-foot base flood elevation (one Cielo building reads AE 10); Sorrento and Navona points map shaded X and La Scala’s X, and for all three the AE flood zone lies within about 100 feet of the parcel point. Las Palmas, Addison Place, Messina Court and Ponza map Zone X, and Merano almost entirely so. Zones are read at the Lee County Property Appraiser parcel point; the building’s elevation certificate and a lender’s flood determination decide the insurance zone.

Is The Colony in a hurricane evacuation zone?

Yes. Every Colony address is in Lee County Evacuation Zone A, the first zone ordered out, including the Zone X estate homes on higher ground, per Lee County’s evacuation zone service. Plan your storm-season logistics around that, especially if you are seasonal.

Was The Colony damaged by Hurricane Ian?

Public permit records show Ian repairs at the Bay Club and at Cielo; building-by-building damage reports are not public. The City of Bonita Springs permit record lists Bay Club parking-lot and roadway resurfacing and a replaced monument sign, and Cielo wiring repairs, all tied to Ian. The Colony Foundation is suing Tower Hill Prime Insurance over the Bay Club’s Hurricane Ian claim (Lee County Case No. 26-CA-001907, filed March 2026); the insurer had valued the covered loss at $104,498.52 before the deductible. The case was pending at the last public docket entry.

Do I get a flood-insurance discount in The Colony?

It depends on the side of the city line. NFIP discount: 25% in Bonita Springs (Class 5), 20% in the Village of Estero (Class 6), per each government’s Community Rating System page. For a condominium, the association’s NFIP building policy covers up to $250,000 per unit, subject to replacement cost, and your own HO-6 sits on top.

Have The Colony’s towers completed milestone inspections and SIRS?

No association publishes its reports, and the state’s database is not machine-readable by building. Florida law requires a structural integrity reserve study for condominium buildings three or more stories high and a milestone inspection by December 31 of the year a building turns 30, or 25 if the local agency chooses. Estero adopted its own condominium inspection ordinance in April 2026, and whether it uses the 25-year trigger is not published in a source we could reach. Ask each association for its reports before you contract.

What schools serve The Colony?

Every Colony address, Estero side or Bonita side, sits in Lee County’s Elementary Zone Q, Middle Zone GG and High School South Sub-zone 3, per the Board-approved 2026-2027 Student Enrollment Plan and the county’s zone map. Families rank schools such as Spring Creek, Pinewoods and Three Oaks elementaries, Bonita Springs Middle Center for the Arts and Three Oaks Middle, and Estero or Bonita Springs High, and a lottery assigns seats. FLDOE’s 2026 grades put Pinewoods, Three Oaks and San Carlos Park elementaries at A and Estero and Bonita Springs High at B.

How far is The Colony from the airport?

Southwest Florida International Airport is about 14 miles from the Colony Main Gate. We measured 23 minutes in free-flow traffic in September 2026; the Colony Foundation’s own estimate is approximately 30 minutes, and season traffic adds time, so plan on about 25 to 35 minutes. Downtown Naples is 19.3 miles, about 33 minutes free-flow.

Where are the nearest hospital and emergency room?

Two freestanding emergency departments are 1.9 miles from the gate: Lee Health Coconut Point Emergency Department, open 24 hours with 25 rooms, and NCH’s Bonita Springs freestanding emergency department. The nearest full hospitals are NCH North Hospital in Naples, about 19 minutes free-flow, and Gulf Coast Medical Center in Fort Myers, about 21 minutes, a 699-bed Level II trauma center per Lee Health.

Is there new construction in The Colony?

Infinity is delivering now; its developer’s site reported about 80% sold in September 2026. A second Infinity tower is planned but not committed: the developer says it “need not be built,” no building permit has been filed as of September 2026, and the reserve parcels beside Infinity remain in the developer’s name. Apart from the reserve parcels beside Infinity, no vacant residential lot remains inside The Colony on the county roll.

What is being built near The Colony?

The changes are outside the gates. Lee County approved the rezoning north of Coconut Road in August 2025, with a 50-foot height cap on the tract facing The Colony; a companion item is still listed as under review. A request for a 370-foot tower at Pelican Landing Area F-1 is pending, not approved, before Bonita Springs; the Ritz-Carlton Residences, Estero Bay delivered its South Tower in April 2026; the Woodfield mixed-use project at US-41 and Coconut Road was approved for 260 hotel rooms in 2023, now planned at 190; and FDOT’s I-75 express lanes project is starting.

Is cable and internet included in The Colony?

Yes. PLCA’s assessment includes basic cable and internet under a Hotwire bulk contract, carried at $3,591,395 in PLCA’s 2026 budget. Premium services are an owner’s own account, and any building-level technology charge would sit in that building’s budget.

Can I charge an electric car in a Colony condo?

Florida law, section 718.113 of the Florida Statutes, bars a condominium from prohibiting an owner from installing a charger in the owner’s own limited-common-element parking space, subject to reasonable rules. Infinity garages include an EV outlet for each residence, and Navona requires board approval and separate metering. Ask the association for its charger rules before you plan an install.

Is The Colony a 55+ community?

No age restriction appears in any public governing document we read. The Colony Golf & Country Club’s 2026 search profile reports its members’ average age at about 67, “and has trended younger.” Confirm in your building’s declaration, which is the document that would carry any restriction.

Is The Colony the same as Bay Colony?

No. The Colony at Pelican Landing is not Bay Colony in Naples, and it is not Palm Colony, a separate Pelican Landing neighborhood. Bay Colony is covered on our separate Bay Colony community page, and its prices and fees should never be used as Colony comparables.

Can I play The Colony’s golf course without joining?

Non-members play as guests of members. The Foundation has posted a club “Resident Week” notice with a $40 resident rate on its resident portal, but whether and when it recurs is not published. To play regularly you need a Sports or Golf membership in the club.

What is The Colony’s acreage?

The Colony’s acreage is not stated in any public record we found, so we do not publish one. Figures that circulate online come from sales websites, not from a survey, a plat or the Colony Declaration.

Who governs The Colony, and how many associations will I belong to?

Five governing layers can touch a Colony home: the Pelican Landing Community Association (master), The Colony at Pelican Landing Foundation (the Colony master), the Bayside Improvement CDD, your condominium or neighborhood association, and, at Infinity only, a second master condominium association. Residents took control of The Colony Foundation from WCI in November 2019, and the Colony elects two directors to PLCA’s board. The golf club is separate and optional. Before you choose a building, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.

How close are shopping and groceries to The Colony?

There are no shops inside the gates. Coconut Point is 2.2 miles from the Main Gate, about 6 minutes free-flow, and the Foundation describes it as “just 1.5 miles from the entrance of The Colony”; Publix at the Shoppes at Pelican Landing is 2.5 miles, about 5 minutes. Gulf Coast Town Center and Mercato are each about 21 minutes.

Is there any litigation I should know about as a Colony buyer?

In March 2022 The Colony Foundation sued WCI Communities, Lennar Homes and several former developer-appointed directors in Miami-Dade circuit court (Case No. 2022-005237-CA-01). The public docket shows the case was dismissed in 2024 following a settlement; the terms were not made public. Altaira’s condominium association filed a construction-defect suit in February 2022 against Lennar, WCI and seven design and trade firms (Lee County Case No. 22-CA-000606); the specific defects and the outcome are not in the public record we could reach. Pending litigation must appear in an association’s disclosure documents, so ask.

Frequently Asked Questions, Seller Edition

Selling in The Colony at Pelican Landing means pricing against 69 resales at a $1,200,000 median over the last 12 months (Southwest Florida MLS, pulled September 23, 2026), ordering at least three estoppel certificates, and explaining an optional golf club and four fee layers to every buyer. These answers cover pricing, costs, disclosure and timing.

Data updated: September 2026

Who is the best listing agent for The Colony at Pelican Landing?

The best listing agent for a Colony home is the one who can answer a buyer’s hardest questions about fees, golf, flood zones and the city line before they become objections, and who has the buyer reach to sell at the top of your building’s range. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, lead Domain Realty Group, and have tracked every one of The Colony’s 101 closings in the last 12 months in the Southwest Florida MLS. Jesse has lived in Estero, minutes from The Colony’s northern half, since 2003. Call Jesse direct at (239) 898-6072 for a confidential first conversation.

What is my Colony home worth?

Resale homes in The Colony sold at a $1,200,000 median and $432.99 per square foot in the 12 months to September 23, 2026 (Southwest Florida MLS), but building medians range from $582,239 at Castella to $2,250,000 at Altaira. A building-specific comparison against recent closings, adjusted for floor, view, size and finishes, is the only honest answer. Start with a free Colony home valuation, and Jesse will follow up with the comparable sales for your building.

What have homes in my building sold for?

The 12-month medians in the Southwest Florida MLS pull of September 23, 2026 were Altaira $2,250,000, La Scala $1,800,000, Las Palmas $1,500,000, Terzetto and Cielo $1,350,000 each, Palermo $1,135,000, Florencia $1,099,500, Treviso $1,075,000, Merano $692,500, Navona $675,000 and Castella $582,239. Sorrento, Ponza and Tuscany Isle each recorded one sale ($825,000, $2,100,000 and $2,750,000), Bellagio and Addison Place two each, and Messina Court and Villa Trevi none. Thin buildings need wider comparables, which is where judgment matters most.

How much does it cost to sell a luxury home in The Colony?

Commission is negotiable, and we will show you exactly what our fee buys in marketing and reach. On top of it, budget for the estoppel certificates (PLCA $299, the Colony Foundation $250, plus your building’s), title and closing charges, state documentary stamp tax on the deed, and any transfer charges the contract assigns to you. The buyer pays PLCA’s $6,000 resale capital assessment, per PLCA’s fee schedule; confirm in the contract who pays the rest of the $11,000 total transfer fee that 2026 MLS listings show.

How do you market a Colony home to qualified luxury buyers?

We start with the facts a Colony buyer needs, written into the listing: the building, the fee layers, the flood zone at the parcel, the golf position and the Bay Club package. Then comes premium marketing: professional photography, cinematic video and drone footage (after PLCA’s drone flight request form is filed), syndication, and direct outreach to our qualified-buyer database built on over $900 million in personal sales. For towers we plan the shoot around bay-side and golf-side light; for estates we lead with the lot and the ground it sits on.

Can we list off-market in The Colony?

Yes. We regularly market Colony homes privately through our buyer database and direct agent introductions, with no public syndication until you decide otherwise. The Foundation’s control of real estate access at the Colony Main Gate keeps every private showing registered and controlled. The trade-off is reach, and with 5.4 months of resale supply on September 23, 2026 (Southwest Florida MLS), we will show you both paths with numbers before you choose.

How long does it take to sell a home in The Colony?

Colony resales took a median 78.5 days on market and closed at an average 93.80% of list price in the 12 months to September 23, 2026 (Southwest Florida MLS). Active listings on that date had a median 202.5 days on market, which is what an overpriced listing looks like. A home priced to the building’s closed record from day one is the one that sells inside the median.

What’s the current market for sellers in The Colony?

Steady, with more buyers in the spring. In the six months from March 23, 2026, 42 resales closed at a $1,262,000 median, against 27 at a $1,200,000 median in the six months before (Southwest Florida MLS). Resale supply was 5.4 months on September 23, 2026, with 38 total active listings and a median ask of $1,625,000. That is a balanced market that rewards accurate pricing and punishes aspiration.

Do you handle club-membership transfer in the sale negotiation?

Yes, as a negotiation item, and we raise it on day one. The Colony Golf & Country Club’s joining fee is non-refundable and the club publishes no transfer or refund schedule, so a seller who is a member should ask the club’s membership office what happens to the membership before listing. A buyer who wants golf faces a full roster of 275 and the Golf in Waiting path through a $40,000 Sports membership, per the club’s 2026 membership book; we bring the club into the conversation before the buyer’s inspection period ends so a golf question does not stall the contract.

Is the market up or down in The Colony?

More resales closed in the last six months (42) than in the prior six (27), at a slightly higher median ($1,262,000 against $1,200,000), per the Southwest Florida MLS pull of September 23, 2026. That is a firm resale market rather than a rising one. Resale supply of 5.4 months gives buyers choice, so condition and pricing decide who sells.

Does Infinity compete with my resale?

Infinity delivered 32 homes at a $3,205,000 median in the 12-month Southwest Florida MLS pull, a price band well above most resale buildings except Altaira. Seven Infinity residences were listed on September 23, 2026, so Infinity resales now compete in the top of the market. For most Colony sellers, Infinity is a price reference that makes a well-kept resale look like value.

How much competing inventory is there in The Colony?

There were 38 active listings on September 23, 2026, 31 of them resales, led by Infinity (7), Florencia (6) and Tuscany Isle (4), then La Scala, Terzetto, Castella and Sorrento with three each (Southwest Florida MLS). The asks ran from $469,000 at Merano to $5,950,000 at Tuscany Isle. Your real competition is the listings in your own building and product, not the Colony-wide count.

What does a buyer pay at closing that affects my net?

At closing the buyer pays PLCA’s $6,000 resale capital assessment. MLS listings for 2026 show a total transfer fee of $11,000, which implies further transfer charges at the Colony or building level; those charges are not published and must be confirmed on each estoppel certificate. A buyer’s total cash to close shapes the offer, so we disclose it early and allocate every charge in writing.

Which estoppel certificates do I need to sell in The Colony?

At least three: PLCA ($299, plus $100 expedited and $150 if delinquent), the Colony Foundation ($250 plus a rush fee) and your condominium or HOA. Infinity sellers also need the Infinity master association’s certificate, and PLCA uses a separate estoppel form for Infinity resales. PLCA’s estoppel is valid for 30 days, so time the orders to the closing date.

Does my buyer have to be approved?

PLCA’s estoppel shows no board approval of transfers and no right of first refusal at the PLCA level. Your building may have its own process: Florencia, for example, requires a $175 purchase application and may interview the buyer. Ask your management company for the current application package before you list, so it goes into the buyer’s hands with the contract.

Is the Bay Club membership automatic for my buyer?

Yes. Every Colony owner is a member of The Colony at Pelican Landing Foundation, which owns and runs the Bay Club at 5200 Pelican Colony Blvd. The Bay Club’s final renovation phase closed it from August 11 to 22, 2025; the Foundation paid for it from its capital account with no special assessment, which is a useful fact for a buyer.

How do I describe club access in my listing?

Accurately: golf is optional and separate, currently full, with a waitlist through Sports membership, and the MLS Mandatory Club Fee field is $0.00. Bay Club dining and PLCA’s island Beach Park, marina access, Tennis Center and Wellness Center come with the home. Never write “golf included” or “private beach club”; the Beach Park belongs to the Pelican Landing Community Association, and a buyer who discovers the difference later trusts nothing else in the listing.

What documents must I give a Colony condo buyer?

The association’s governing documents, its budget and its Frequently Asked Questions sheet (the Florida condominium form that Navona’s published sheets show), plus any structural integrity reserve study and milestone inspection report. Florida’s condominium resale-disclosure law sets the buyer’s review rights, and your closing agent and our contract forms track the timing. Having the package complete before listing is the single easiest way to protect a contract.

Will my tower’s SIRS or milestone status affect my sale?

Buyers and lenders now ask for both reports as a matter of routine. No Colony building publishes its reports online, so get them from your association before listing. A completed study, a funded reserve and a clean budget answer the biggest objection in the Florida condominium market; a missing study creates one.

Is a pending special assessment my cost or the buyer’s?

It depends on the contract. Any special assessment that has been levied must appear on the association’s estoppel certificate, and the contract should say in plain words who pays it. PLCA billed a one-time $906.75 special assessment in January 2025; no Colony building publishes its current special assessment status, so read your own association’s records before you price.

Do I have to disclose flood information?

Yes, Florida requires a flood disclosure at sale; your building’s elevation certificate and FEMA zone are what buyers will ask for. On FEMA’s effective panel 12071C0589G, most tower and mid-rise parcel points map Zone AE with an 11-foot base flood elevation, and the estate enclaves mostly map Zone X. Zones are read at the Lee County Property Appraiser parcel point; the building’s elevation certificate and a lender’s flood determination decide the insurance zone.

What CDD disclosure applies to a Colony sale?

Every Colony property is in the Bayside Improvement Community Development District, which bills a non-ad valorem assessment on the Lee County tax bill. The district has no outstanding bonds. The CDD’s adopted FY2027 budget cuts The Colony’s full assessment from $1,570.80 to $850.43 because the Colony Foundation is taking over landscaping, street lights and fountains from October 1, 2026, so explain to your buyer that the work moves into the Foundation’s own, unpublished budget.

How are fees prorated at closing?

PLCA bills annually on January 1, the CDD appears on the November tax bill, and condominium associations usually bill quarterly (Navona bills in January, April, July and October). Each is prorated to the closing date as the contract directs. Because PLCA’s $3,478 is paid in full in January, a spring or summer seller usually receives a credit for the unused months.

Can I hold an open house in The Colony?

Yes, under the Colony Foundation’s real estate rules: Wednesday, Saturday and Sunday, 1:00 p.m. to 4:00 p.m., never on holidays, registered in advance. One wooden For Sale sign of the Foundation’s design is allowed, and temporary signs come down by sunset. Some buildings, such as Navona, ban signs on condominium property.

How do buyers and agents get through the gate?

The Colony Foundation has assumed control over access for all real estate sales, and its procedures mirror Pelican Landing’s. Agents present a valid driver’s license and a realty business card at the Colony Main Gate off Coconut Road. We register every showing so your buyer’s first impression is a smooth arrival, not a wait at the gate.

Does my municipality, Estero or Bonita Springs, change my value?

It changes the building department, the flood-insurance discount (NFIP: 25% in Bonita Springs, Class 5, and 20% in the Village of Estero, Class 6), the office that applies the 50% rule and, on the Bonita side, the rail-trail bond approved in August 2026. No study isolates a price effect from the city line. Our tally of the 12-month Southwest Florida MLS resales shows an $875,000 median on the Estero side and $1,350,000 on the Bonita side, but that gap is driven by product mix, not by the municipality.

Does being in Zone X help my Colony sale?

It usually helps. Buyers of Zone X homes such as those in Las Palmas, Addison Place, Messina Court, Ponza and most of Merano typically avoid mandatory flood insurance on a federally backed mortgage, and your elevation certificate proves the point. Every Colony address, Zone X or not, is still in Lee County Evacuation Zone A.

Does my building’s age matter?

Older buildings face milestone inspections first. On a 30-year clock from Lee County Property Appraiser year built, Sorrento reaches its first milestone year in 2031; if Estero uses the state’s optional 25-year trigger, which is not published in a source we could reach, Sorrento’s first inspection would be due by December 31, 2026. Altaira (2017) and Infinity (2025) are years away, which is part of their premium.

Can I sell while my unit is rented?

Yes, subject to the lease. Tell buyers the lease end date and terms, because your building’s leasing limits carry to the buyer; Navona, for example, allows two leases a year with a 90-day minimum under its 2016 amendment. Tenants hold Bay Club privileges only if you transferred them, so plan showings around the tenant’s rights.

Should I rent my Colony home instead of selling?

The Southwest Florida MLS shows 11 Colony leases in the 12 months to September 23, 2026, with seasonal rents from $7,500 to $20,000 a month and annual-rate leases from $3,800 to $9,500 a month. Those are MLS asking and achieved rents, not an income forecast. Every building limits leasing differently, tenants need a $200 Bay Club transfer and PLCA processing, and your carrying costs continue, so compare the net against a sale with real numbers.

I am a foreign seller. What is FIRPTA?

Federal withholding rules apply to foreign sellers; your closing agent handles them. Tell us early if you are not a U.S. person, so the title company can plan the withholding and any application for a reduced amount well before closing.

How do I sell an inherited Colony home?

You need legal authority to sell, through probate or a trust, and then the same estoppel certificates and association steps as any sale. The specifics depend on the estate, so consult a Florida attorney first. We regularly work alongside estate attorneys and families, and we keep the process as calm as it can be.

Can I sell my Colony home furnished?

Yes. Itemize the furnishings in the contract, and price them separately in your thinking even if they convey for no stated sum. Seasonal buyers often ask for furnished towers and coach homes, because they want to use the home in its first season.

Is my building involved in litigation?

Altaira’s condominium association filed a construction-defect suit in February 2022 against Lennar, WCI and seven design and trade firms (Lee County Case No. 22-CA-000606); the specific defects and the outcome are not in the public record we could reach. The Colony Foundation is suing Tower Hill Prime Insurance over the Bay Club’s Hurricane Ian claim (Lee County Case No. 26-CA-001907), pending at the last public docket entry. Pending litigation belongs in the association’s disclosure documents, so ask your association what it has disclosed.

What happened with the Foundation’s suit against the developer?

In March 2022 The Colony Foundation sued WCI Communities, Lennar Homes and several former developer-appointed directors in Miami-Dade circuit court (Case No. 2022-005237-CA-01). The public docket shows the case was dismissed in 2024 following a settlement; the terms were not made public. Buyers occasionally find the case online, and a straight, documented answer settles the question.

Is any major project coming that could affect my view or value?

A request for a 370-foot tower at Pelican Landing Area F-1 is pending, not approved, before Bonita Springs; Lee County approved the rezoning north of Coconut Road in August 2025, with a 50-foot height cap on the tract facing The Colony; and a second Infinity tower is planned but not committed, with no building permit filed as of September 2026. Their effect on value is not measurable yet, and we will not guess at it.

Will the clubhouse renovation affect my sale?

The club’s $16.5 million clubhouse renovation was approved by 78% of voting members, with phase one due November 2026 and phase two in fall 2027 (club and trade press), and Bonita Springs issued the renovation permits in 2026. Buyers who join the club pay a $285 or $255 monthly renovation contribution, as listed in the club’s 2026 rate card. The club is dining from a portable kitchen during the work, which is worth mentioning to a golf-minded buyer.

Who manages my building?

PLCA’s March 2026 Parcel Neighborhood Management Companies roster lists every Colony building’s manager, including KW Property Management (Altaira, Castella, Treviso), Castle Group (La Scala) and Gulf Breeze (Cielo, Merano). Your manager is the source of the estoppel, the budget, the SIRS and the purchase application, so we contact them the day the listing is signed.

Can I sell my Colony home by owner?

Yes, but the same estoppels, association applications, gate registration and disclosures apply, and the Foundation’s real estate procedures are written for licensed agents at the gate. The larger issue is reach: 38 active listings compete for the same seasonal buyers. Call Jesse direct at (239) 898-6072 and we will show you what an agency listing nets against a by-owner sale.

What is the best time of year to list in The Colony?

The Southwest Florida MLS closing dates show more resales closing in the spring and summer half-year than in the fall and winter half: March, April and May 2026 produced 29 of 69 resales, and late September through November 2025 only four. That does not prove a single best month. It does argue for being live by early January, when the season’s buyers arrive.

Do cash buyers dominate in The Colony?

We have not measured a cash share in our Southwest Florida MLS pull, so we do not publish one. What we can say is that a condominium buyer who finances will face lender questions about the building’s reserves, insurance and SIRS, so a seller with those documents ready widens the pool.

Does storm history lower my price?

No public data isolates a storm discount for The Colony. What buyers ask for is the building’s insurance, reserves, restoration history (for example Palermo’s concrete restoration, finaled in April 2026 under Bonita Springs permit COM24-117554) and the SIRS. Public permit records show Ian repairs at the Bay Club and at Cielo; building-by-building damage reports are not public.

Can a Colony condo owner be forced to sell?

No termination effort appears in any public record we reviewed for a Colony building. If your association ever raises one, speak with a Florida attorney before you respond.

Should I make repairs or update before I list?

Fix what an inspector will flag and what a buyer can see from the door: deferred maintenance, dated lighting, tired paint and anything that looks like water. Leave major remodels to the buyer unless your building’s recent sales show a clear premium for renovated units. We walk every Colony home before we price it and give you a short, costed list.

How should I price against homes that have been sitting?

Ignore them as comparables and learn from them as warnings. The median active Colony listing had been on the market 202.5 days on September 23, 2026 (Southwest Florida MLS), while closed resales took a median 78.5 days. The closed record, not the ask of a stale neighbor, is what a buyer’s agent will show their client. For a number grounded in closings, request a free Colony home valuation or call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every fact about The Colony at Pelican Landing in this guide traces to one of the 236 numbered primary records below: federal flood and storm data, Florida statutes and registries, Lee County, Estero and Bonita Springs records, association and club documents, developer and corporate filings, court dockets, and the Southwest Florida MLS.

Two standing rules govern this list. Market figures come only from the Southwest Florida MLS pull of September 23, 2026, cited in plain text because the MLS is a members-only system. No realtor site, brokerage, portal or listing aggregator appears anywhere in this guide as a source, and a few government and corporate sites that refuse automated checks are listed because they were read directly on September 23, 2026.

Federal

1. FEMA, National Flood Hazard Layer, flood zones service. The flood zone at every Colony parcel point, including the Zone AE and Zone X readings by building.
2. FEMA Map Service Center, FIRM panel 12071C0589G, effective November 17, 2022. The single effective flood map panel that covers the whole of The Colony.
3. FEMA, Community Rating System eligible communities, April 2026. The CRS classes behind the Bonita Springs and Village of Estero flood-insurance discounts.
4. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Ian. Ian’s 8 to 12 feet of inundation in Estero and Bonita Springs.
5. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Milton. Milton’s 3 to 5 feet of surge from Bonita Beach through Marco Island.
6. NOAA National Hurricane Center, Tropical Cyclone Report, Hurricane Helene. Helene’s 3 to 5 feet of surge south to Bonita Beach.
7. NOAA National Hurricane Center, National Storm Surge Risk Maps. The surge-risk methodology behind evacuation planning on Estero Bay.
8. Internal Revenue Service, Exempt Organizations Business Master File, Florida. The search behind our finding that The Colony club has no public Form 990 we could find.

State of Florida

9. Florida DBPR, condominium registry extract, Central-West region. Recorded unit counts and declaration dates for each Colony condominium, including Sorrento’s May 21, 2001 declaration.
10. Florida DBPR, structural integrity reserve study reporting page. The state SIRS reporting system and why building status is not machine-readable.
11. Florida Legislature, Florida Statutes section 718.112. SIRS every ten years and the bar on waiving SIRS reserves for budgets adopted on or after December 31, 2024.
12. Florida Legislature, Florida Statutes section 553.899. Milestone inspections at 30 years, or 25 at the local agency’s option.
13. Florida Legislature, Florida Statutes section 718.110. The grandfathering of owners who did not consent to a rental amendment, relevant to Navona’s 2016 change.
14. Florida Legislature, Florida Statutes section 718.113. An owner’s right to install an EV charger in a limited common element, and hurricane shutter rules.
15. Florida Legislature, Florida Statutes section 718.111. What a condominium master insurance policy must cover, and deductibles as a common expense.
16. Florida Legislature, Florida Statutes section 627.714. The $2,000 minimum loss-assessment coverage on a condominium unit owner’s HO-6 policy.
17. Florida Legislature, Florida Statutes section 215.55871, My Safe Florida Condominium. State matching grants for hardening condominium buildings of three or more stories near the coast.
18. Florida Legislature, Florida Statutes section 215.5586, My Safe Florida Home. The homestead, age and insured-value limits that exclude most Colony houses.
19. Florida Legislature, Florida Statutes section 163.31795. The 2025 state bar on cumulative look-back periods for substantial improvement.
20. Florida Senate, SB 180 (2025) bill summary. The 2025 law behind the non-cumulative 50% rule both municipalities now apply.
21. Florida Auditor General, Bayside Improvement CDD FY2024 audit. The district’s statement that it has no outstanding bonds.
22. Florida Department of Environmental Protection, Strategic Beach Management Plan, Southwest Gulf Coast (2023). The roughly 71,000 tons of sand placed on Big Hickory Island after Ian.
23. Florida Department of Environmental Protection, Big Hickory Pass Inlet Management Plan (June 2026). Sand bypassing to Big Hickory Island and the duty to maintain the terminal groins.
24. Florida Department of Environmental Protection, Estero Bay Preserve State Park draft plan (June 2026). State stewardship of the Estero Bay shoreline that frames The Colony.
25. Citizens Property Insurance Corporation, policies in force, August 31, 2026. Citizens’ statewide book at the end of August 2026.
26. Citizens Property Insurance Corporation, policy detail by county, August 31, 2026. Lee County’s 42 commercial-residential wind-only policies, the basis for saying Colony master policies are overwhelmingly private.
27. Florida Department of Education, school grades reporting page. The official home of the 2026 school grades.
28. Florida Department of Education, 2026 school grades spreadsheet. The grades for Spring Creek, Pinewoods, Three Oaks, Estero High and the other zone schools.
29. Executive Office of the Governor, Executive Order 26-74. The emergency order under which the Infinity development order was extended in April 2026.
30. Florida Department of Transportation, I-75 project 452544-1. The I-75 express lanes project from Golden Gate Parkway to Alico Road.
31. Florida Department of Transportation, US-41 at Bonita Beach Road project 444321-1. The intersection redesign now in design south of The Colony.
32. Florida State Parks, Lovers Key State Park. A state-park beach 14.2 miles from the Colony Main Gate, about 27 minutes free-flow.

Lee County and Clerk

33. Lee County Property Appraiser, parcel fabric with legal descriptions and municipal codes. The 1,173 residence count, the Estero and Bonita Springs split, and parcel ownership.
34. Lee County Property Appraiser, comparable sales and year-built layer. Year built for every Colony building, the basis for the milestone clock dates.
35. Lee County Property Appraiser, last qualified sale layer. Recorded sale history and the ownership of golf-course and lake parcels.
36. Lee County Property Appraiser, Bonita Springs council districts layer. Which Colony buildings sit inside the City of Bonita Springs.
37. Lee County Property Appraiser, zoning layers. The RPD and RM-2 zoning on the tower sites and the Bay Club.
38. Lee County Property Appraiser, cost card, Sorrento unit 1701. Sorrento’s 2001 year built.
39. Lee County Property Appraiser, cost card, Altaira unit 2103. The Altaira penthouse behind the $6,500,000 top sale.
40. Lee County Property Appraiser, cost card, the Bay Club. The Bay Club building at 5200 Pelican Colony Blvd.
41. Lee County Property Appraiser, cost card, Infinity Master Unit C. The condominium reserve parcel beside Infinity held in the developer’s name.
42. Lee County Property Appraiser, cost card, Palermo penthouse 2001. Palermo’s 2002 construction and two-story penthouse plans.
43. Lee County Property Appraiser, cost card, Messina Court. Messina Court as one of the oldest Colony neighborhoods.
44. Lee County Property Appraiser, cost card, 24100 Tuscany Court. Tuscany Isle’s custom-estate scale.
45. Lee County, planned development record for the Pelican Landing DRI. The master development approvals, the unbuilt Ravenna tower and the Tuscany Isle plan.
46. Lee County, DCI Under Review report. The London Bay companion item still listed as under review in September 2026.
47. Lee County Hearing Examiner, DCI2023-00052 hearing transcript (2025). The approved heights north of Coconut Road and the recorded heights of Altaira and Navona.
48. Lee County, evacuation zones service. Every Colony address in Evacuation Zone A.
49. Lee County, FEMA Community Rating System page. Unincorporated Lee County’s CRS standing, for comparison.
50. Lee County Parks, Bonita Beach Park. The nearest public beach by car and its construction closure from September 8, 2026.
51. Lee County, revised preliminary Flood Insurance Study, Volume 1 (2025). That no preliminary map restudy changes The Colony’s panel.
52. Lee County Parks, Big Hickory Island Preserve. The public preserve on the island shared with the Pelican Landing Beach Park.
53. The School District of Lee County, Student Enrollment Plan 2026-2027. Zone Q, Zone GG and South Sub-zone 3 school lists and the lottery.
54. The School District of Lee County, Student Enrollment Plan 2025-2026. Proof-of-address rules for buyers under contract.
55. Lee County GIS, school enrollment zones 2026/2027. The zone lookup at the gate, Navona, Altaira, La Scala and Infinity.
56. The School District of Lee County, 2025-2026 school grades release. The district’s B grade and school-by-school results.
57. The School District of Lee County, Spring Creek Elementary. The nearest zone elementary school, about 3.7 miles away.
58. Lee Health, Coconut Point Emergency Department. The 24-hour freestanding emergency department 1.9 miles from the gate.
59. Lee Health, Lee Health fast facts. Gulf Coast Medical Center’s 699 beds and Level II trauma status, and the next hospital planned.
60. Lee Health, Lee Convenient Care, Bonita. The nearest urgent care, 1.6 miles away.
61. Lee Health, Gulf Coast Medical Center Trauma and Emergency Center. The nearest Level II trauma center, about 21 minutes free-flow.
62. Lee Health, Coconut Point certificate of need summary (2018). The Coconut Point hospital tower that was proposed and has not been built.
63. Lee County Port Authority, Southwest Florida International Airport contact page. The airport address behind the 14-mile drive-time measurement.

Village of Estero

64. Village of Estero, Land Development Code Section 7-3, flood hazard. Estero’s freeboard of base flood elevation plus one foot and its per-project 50% rule.
65. Village of Estero, Ordinance 2022-13. Estero’s non-cumulative substantial-improvement definition.
66. Village of Estero, Community Rating System page. Estero’s Class 6 rating and 20% NFIP discount.
67. Village of Estero, five-year Capital Improvement Program (May 2026). The $1,280,000 developer-funded signal at US-41 and Pelican Colony Boulevard.
68. Village of Estero, Area-Wide Traffic Study Update. The LOS F rating at US-41 and Coconut Road.
69. Village of Estero, Council minutes, April 2026. Estero’s adoption of its condominium inspection ordinance, Ordinance 2026-02.
70. Village of Estero, staff report, Coconut Road mixed use (DCI2022-E005). The Woodfield project’s 2023 approval of 260 hotel rooms.
71. Village of Estero, Vulnerability Assessment (2025). Estero’s own storm and flood vulnerability findings.

City of Bonita Springs

72. City of Bonita Springs, Ordinance 22-05, Flood Hazard Reduction. Bonita’s adoption of the 2022 flood study and its codified flood rules.
73. City of Bonita Springs, substantial damage and improvement notice, November 3, 2025. Bonita’s current per-permit 50% rule and freeboard of base flood elevation plus one foot.
74. City of Bonita Springs, FEMA Community Rating System page. Bonita’s Class 5 rating and 25% NFIP discount.
75. City of Bonita Springs, FEMA flood zone information. How the city explains flood zones to owners.
76. City of Bonita Springs, elevation certificate search. Where a Bonita-side owner or buyer looks up a building’s elevation certificate.
77. City of Bonita Springs, EnerGov public permit portal. Every Bonita permit cited: Palermo’s COM24-117554 restoration, Ian repairs at the Bay Club and Cielo, and the clubhouse renovation permits.

Associations and CDD

78. Pelican Landing Community Association, PLCA fee schedule. PLCA’s $3,478 assessment for 2026, $3,298 for 2025, the $6,000 resale capital assessment, the $299 estoppel and the $906.75 special assessment.
79. Pelican Landing Community Association, estoppel request form for Infinity resales. PLCA’s separate Infinity estoppel form and its statement of no transfer approval or right of first refusal.
80. Pelican Landing Community Association, neighborhoods roster. The association’s list of the 18 original Colony neighborhoods and their building amenities.
81. Pelican Landing Community Association, governing documents index. The public library of PLCA’s recorded declaration and supplements.
82. Pelican Landing Community Association, Voting Group Designation Supplement (2016). The Colony’s two PLCA board seats, the Colony Declaration at OR Book 2775, Page 3845, and the 1988 and 1991 master declaration dates.
83. Pelican Landing Community Association, Seventieth Supplement, Sorrento (1999). Sorrento’s annexation and its exception from PLCA’s use and architectural articles.
84. Pelican Landing Community Association, Altaira supplement (2016). Altaira recorded at 75 residences.
85. Pelican Landing Community Association, Seventy-Fourth Supplement, Palermo (2001). Palermo’s annexation into Pelican Landing.
86. Pelican Landing Community Association, Seventy-Sixth Supplement, La Scala (2002). La Scala’s annexation into Pelican Landing.
87. Pelican Landing Community Association, Seventy-Ninth Supplement, Treviso (2003). Treviso’s annexation into Pelican Landing.
88. Pelican Landing Community Association, Eightieth Supplement, Villa Trevi (2005). Villa Trevi’s recorded name and annexation.
89. Pelican Landing Community Association, Eighty-Fourth Supplement, Florencia (2007). Florencia’s annexation and condominium exceptions.
90. Pelican Landing Community Association, Terzetto Phase I supplement (2013). Terzetto’s first phase as post-bankruptcy WCI product.
91. Pelican Landing Community Association, Cielo Phase III supplement (2015). Cielo’s final phase and condominium exceptions.
92. Pelican Landing Community Association, Sixty-Ninth Supplement, Unit Twenty-Six (1999). The platted unit that holds Bellagio.
93. Pelican Landing Community Association, supplemental declaration restating Exhibit A (2016). The restated legal description of Pelican Landing property.
94. Pelican Landing Community Association, Parcels M and N supplement (2016). Late annexations into the master community.
95. Pelican Landing Community Association, WCI and PLCA settlement, release and restrictive covenant agreement (2019). The 2019 settlement of residual developer rights, the 200-unit clause and the end of the 2016 resident suit.
96. Pelican Landing Community Association, compiled master Declaration. The master covenants, including Articles XI and XII from which Colony condominiums are excepted.
97. Pelican Landing Community Association, compiled Bylaws. The resale capital assessment on every conveyance and the board structure.
98. Pelican Landing Community Association, 68th Supplement, Hyatt use of the Beach Park. The Hyatt Regency Coconut Point’s shared use of the Beach Park.
99. Pelican Landing Community Association, Fifth Amendment to the 68th Supplement (2015). The 600-person Beach Park cap and the 9:00 a.m. to 4:30 p.m. normal hours.
100. Pelican Landing Community Association, Raptor Bay Beach Park agreement (2014). Beach Park rights for up to 250 Raptor Bay units.
101. Pelican Landing Community Association, Beach Park Phase II amendment (2002). The Beach Park’s second recorded phase.
102. Pelican Landing Community Association, sovereign submerged land lease for the shuttle docks (2011). The state lease behind the Beach Park shuttle docks.
103. Pelican Landing Community Association, 2026 budget. The $3,591,395 Hotwire bulk contract, Beach Park cost sharing with the Hyatt, and marina economics.
104. Pelican Landing Community Association, Beach Park brochure. PLCA ownership of the Beach Park, its conservation easement and beach rules.
105. Pelican Landing Community Association, Beach Park page. The 12-minute shuttle boat and 364-day schedule.
106. Pelican Landing Community Association, marina page. Slip leases at Coconut Point Marina and Red Fish Docks and the $100 ramp pass.
107. Pelican Landing Community Association, Sailing Center. PLCA’s sailing fleet and complimentary lessons.
108. Pelican Landing Community Association, kayak and canoe page. PLCA’s Spring Creek kayak park.
109. Pelican Landing Community Association, Tennis Center. Twelve Har-Tru courts, seven lit, with a full-time pro.
110. Pelican Landing Community Association, Pickleball Center. Six pickleball courts included for every owner.
111. Pelican Landing Community Association, bocce courts. Two lighted bocce courts.
112. Pelican Landing Community Association, Wellness Center. The 4,200 square foot Wellness Center.
113. Pelican Landing Community Association, Community Center. The Community Center and its social calendar.
114. Pelican Landing Community Association, golf page. That golf is optional for Pelican Landing owners and The Colony’s course is by Jerry Pate.
115. Pelican Landing Community Association, amenities page. That the assessment covers cable, internet and master-gate privacy.
116. Pelican Landing Community Association, bylaw amendments. The 2024 bylaw restatement, three-year terms and member approval of large capital spending.
117. Pelican Landing Community Association, realtor information and forms. Estoppel requests, open-house registration and the drone flight request form.
118. Pelican Landing Community Association, tenant application information. The $100 tenant processing fee and two-week lead time.
119. Pelican Landing Community Association, tenant application. The tenant registration form and owner ID suspension during a lease.
120. Pelican Landing Community Association, simplified rules. PLCA’s plain-language community rules for owners, tenants and guests.
121. Pelican Landing Community Association, parcel management companies roster, March 2026. The management company for every Colony building.
122. Pelican Landing Community Association, community map. The layout of Pelican Landing and The Colony within it.
123. Pelican Landing Community Association, about Pelican Landing. The master community’s own description.
124. Pelican Landing Community Association, amenity hours. Published hours for PLCA facilities.
125. The Colony at Pelican Landing Foundation, Foundation home page. The Colony’s master association and its public description of the community.
126. The Colony at Pelican Landing Foundation, about the Foundation. The Foundation’s role and the ‘just over 1,000’ residence figure written before Infinity.
127. The Colony at Pelican Landing Foundation, about the area. Coconut Point described as 1.5 miles from the Colony entrance.
128. The Colony at Pelican Landing Foundation, neighborhoods page. The Foundation’s roster of the 18 original neighborhoods.
129. The Colony at Pelican Landing Foundation, contact page. The $250 Foundation estoppel and the statement that the golf club is not overseen by the Foundation in any way.
130. The Colony at Pelican Landing Foundation, directions page. The Colony Main Gate at 23505 Via Veneto Blvd and the airport time estimate.
131. The Colony at Pelican Landing Foundation, Bay Club page. The Bay Club’s dining rooms, terrace and bar.
132. The Colony at Pelican Landing Foundation, beach page. How Colony residents reach the Pelican Landing Beach Park.
133. The Colony at Pelican Landing Foundation, Colony Kayak Park page. The Colony-only kayak park on Spring Creek.
134. The Colony at Pelican Landing Foundation, Colony community map. The layout of the 19 Colony neighborhoods and gates.
135. The Colony at Pelican Landing Foundation, 2021 demand letter to WCI and Lennar. The November 2019 turnover and the letter’s claims about developer-era fees, reserves and maintenance.
136. The Colony at Pelican Landing Foundation, Lennar’s 2021 response. The developer’s written position on the demand.
137. The Colony at Pelican Landing Foundation, Real Estate Information 2025. Resident-only amenities and the Bay Club program for buyers.
138. The Colony at Pelican Landing Foundation, Real Estate Information (2023). Foundation control of real estate access, open-house days and hours, and sign rules.
139. The Colony at Pelican Landing Foundation, 2025 Annual Survey report. The 1,078 households, 66% seasonal, and 50% living in high-rises.
140. The Colony at Pelican Landing Foundation, Bay Club transfer form. The $200 transfer of Bay Club privileges to a tenant.
141. The Colony at Pelican Landing Foundation, Bay Club Reciprocal Information Guide 2026. Summer reciprocal dining and golf with 24 clubs.
142. The Colony at Pelican Landing Foundation, Foundation policies. The Bay Club dress code.
143. The Colony at Pelican Landing Foundation, RFID gate tag notice (April 2026). Windshield RFID tags at Colony gates from April 1, 2026.
144. The Colony at Pelican Landing Foundation, HomeWatch notice (November 2025). The Foundation HomeWatch program and its December 2025 change.
145. The Colony at Pelican Landing Foundation, Bay Club final renovation notice. The August 11 to 22, 2025 closure, funded from capital with no assessment.
146. The Colony at Pelican Landing Foundation, Foundation and Bay Club contact list. The three-a-year limit on Bay Club transfers to tenants.
147. The Colony at Pelican Landing Foundation, extended guest pass notice. Extended visitor passes of 30 to 90 days issued only at the Foundation office.
148. The Colony at Pelican Landing Foundation, Colony ID card notice. That the Colony ID card does not work at PLCA amenities.
149. The Colony at Pelican Landing Foundation, extended pass guidelines. Who may and may not receive an extended pass.
150. The Colony at Pelican Landing Foundation, Treasurer biography. Foundation financial oversight by a resident board.
151. The Colony at Pelican Landing Foundation, management transition notice (2019). ICON Management as the Foundation’s manager since January 2019.
152. The Colony at Pelican Landing Foundation, TekControl gate access notice. Guest authorization by app, web or phone with a resident PIN.
153. The Colony at Pelican Landing Foundation, kayak sign-out form. Free kayak gear signed out at the main gatehouse.
154. Apple App Store, The Colony Foundation resident app. The Foundation app launched in October 2025.
155. Navona at the Colony Condominium Association, Amended and Restated Declaration, Articles and Bylaws (2015). The three covenant layers on a Colony condo, the CDD disclosure, pet, sign, EV and alteration rules.
156. Navona at the Colony Condominium Association, recorded lease amendment (2016). The 90-day minimum and two-leases-a-year rule.
157. Navona at the Colony Condominium Association, Rules and Regulations (2019). The Airbnb and VRBO prohibition, trash-chute hours and guest-suite rates.
158. Navona at the Colony Condominium Association, owner questions and answers (2020). Navona’s 2020 assessment levels by unit type.
159. Navona at the Colony Condominium Association, statutory Frequently Asked Questions sheet, January 2019. Mandatory memberships in PLCA, the Foundation, the Bay Club and the CDD, and the 2019 assessment benchmark.
160. Navona at the Colony Condominium Association, statutory Frequently Asked Questions sheet, June 2016. Earlier assessment and leasing disclosures.
161. Navona at the Colony Condominium Association, statutory Frequently Asked Questions sheet, January 2018. The 2018 assessment disclosure.
162. Altaira at the Colony Condominium Association, association site. Altaira’s 24-hour front desk and guest suites.
163. Treviso at the Colony Condominium Association, association site. Treviso’s guest suites and owner storage.
164. Treviso at the Colony Condominium Association, Rules and Regulations for Tenants (2024). Tenant pet registration before occupancy.
165. Florencia at the Colony Condominium Association, Application for Purchase. The $175 purchase application and possible interview; two pets, none in leased units.
166. Palermo at the Colony Condominium Association, amenities page. Palermo’s building amenities.
167. Castella at the Colony Condominium Association, association portal. Castella’s building information.
168. La Scala at the Colony Condominium Association, association site. La Scala’s guest suites, theater, library and deeded garages.
169. Bayside Improvement Community Development District, FY2027 adopted budget. The Colony full rate falling from $1,570.80 to $850.43 and the Common and Administration rate of $524.77.
170. Bayside Improvement Community Development District, August 24, 2026 budget hearing package. The 96 future units booked for a second Infinity tower.
171. Bayside Improvement Community Development District, July 27, 2026 package. The Colony Foundation’s exit from the CDD landscape agreement on September 30, 2026.
172. Bayside Improvement Community Development District, July 17, 2026 workshop package. The budget workshop behind the FY2027 Colony rates.
173. Bayside Improvement Community Development District, May 18, 2026 minutes. Board discussion of the Colony landscape transition.
174. Bayside Improvement Community Development District, June 22, 2026 minutes. Continued FY2027 budget deliberation.
175. Bayside Improvement Community Development District, January 26, 2026 minutes. The unfunded, unpermitted storm-surge barrier concept pitched to the districts.
176. Bayside Improvement Community Development District, April 27, 2026 minutes. Spring 2026 district business.
177. Bayside Improvement Community Development District, FY2025 proposed budget. The district’s unit roll by Colony neighborhood.
178. Bayside Improvement Community Development District, May 19, 2025 agenda. The FY2026 unit schedule and Colony rates.
179. Bayside Improvement Community Development District, documents index. The district’s public library of budgets, agendas and minutes.

The Club, and the Comparable Clubs Nearby

180. The Colony Golf & Country Club, membership page. The 275 golf cap, ‘Fully Committed’, Golf in Waiting and Sports membership by application.
181. The Colony Golf & Country Club, Our Story. The club’s private, member-owned status and its 2001 grand opening with 40 founding members.
182. The Colony Golf & Country Club, golf page and hole-by-hole card. The Jerry Pate design and yardage from each tee.
183. The Colony Golf & Country Club, dining page. The dining room over the 18th fairway and the covered terrace.
184. The Colony Golf & Country Club, lifestyle page. The Sports Centre, spa rooms and club pool.
185. The Colony Golf & Country Club, 2026 membership book. The $175,000 golf and $40,000 sports joining fees, 2026 dues, capital dues, food minimums and renovation contributions.
186. Club + Resort Business, February 25, 2026 interview with the club’s general manager. Member ownership since October 2022 and the $16.5 million clubhouse renovation.
187. Florida Chapter, Club Management Association of America, club general manager position brochure. The club’s opening in 2000.
188. Kopplin Kuebler & Wallace, club search profile (August 2026). About 575 members, the members’ average age of about 67, and the fee figures matching the club book.
189. The Colony Golf & Country Club, club home page. The club’s own description of the property.
190. The Nest Golf Club, full golf membership page. The neighboring Pelican Landing club’s golf waitlist.
191. Bonita Bay Club, club home page. A member-owned comparable with five courses.
192. Shadow Wood Country Club, club home page. The Brooks’ three-course comparable in Estero.
193. ProPublica Nonprofit Explorer, 990 data for the Pelican Landing Nest club. The neighboring club’s public Form 990 revenue.
194. ProPublica Nonprofit Explorer, 990 data for Bonita Bay Club. Bonita Bay Club’s public Form 990 revenue.
195. Bay Colony Golf Club, club home page (Naples). Disambiguation only: Bay Colony is a different community in Naples.

Developer and Corporate Filings

196. Florida Division of Corporations, The Colony Golf & Country Club articles of incorporation (2000). The club’s August 1, 2000 incorporation.
197. Florida Division of Corporations, The Colony Golf & Country Club articles of amendment (2024). Member-adopted amendments after the ownership change.
198. Florida Division of Corporations, The Colony Golf & Country Club, Inc. record. The club’s not-for-profit registration at 4101 Pelican Colony Blvd.
199. Florida Division of Corporations, The Colony at Pelican Landing Foundation, Inc. record. The Foundation’s December 10, 1996 incorporation.
200. Florida Division of Corporations, Pelican Landing Community Association, Inc. record. The master association’s registration.
201. Florida Division of Corporations, Sorrento at the Colony Condominium Association record. Sorrento’s association filed December 19, 1996.
202. Florida Division of Corporations, Infinity I Condominium Association record. The Infinity condominium association and its developer-led board.
203. Florida Division of Corporations, Addison Place at Pelican Landing Homeowners Association record. Addison Place’s neighborhood HOA.
204. Florida Division of Corporations, Ponza at the Colony Homeowners Association record. Ponza’s neighborhood HOA.
205. Florida Division of Corporations, search results for Colony at Pelican Landing entities. The corporate register behind the governance map.
206. U.S. Securities and Exchange Commission, WCI Communities 2013 prospectus. WCI’s ‘Colony Golf & Bay Club’ brand and its plan for about 1,400 home sites.
207. U.S. Securities and Exchange Commission, WCI Communities 10-K for fiscal 2015. WCI’s remaining Colony tower land at the time.
208. U.S. Securities and Exchange Commission, WCI Communities 8-K on the 2008 Chapter 11 filing. WCI’s August 2008 bankruptcy filing.
209. Lennar Corporation, press release on closing the WCI acquisition (2017). Lennar’s February 2017 acquisition of WCI Communities.
210. The Ronto Group, Infinity developer site. Infinity’s 80% sold status and the statement that Tower Two need not be built.
211. The Ronto Group, Infinity amenities page. Infinity’s guest suites, pickleball, bocce, pools and cafe.
212. The Ronto Group, Infinity developer brochure (2024). Automatic Foundation and PLCA membership, golf as a separate fee, and EV outlets in each garage.
213. The Ronto Group, announcement of the Infinity site purchase (2021). The 2021 purchase of the tower sites by Ronto and Wheelock Street Capital.
214. The Ronto Group, Infinity groundbreaking announcement (2023). The May 2023 groundbreaking.
215. The Ronto Group, announcement of 80% of reservations converted (2022). Early Infinity sales conversion.
216. Business Wire, Ronto’s announcement that Infinity is open (February 13, 2026). Infinity open and move-in ready.
217. PR Newswire, Ronto’s Infinity construction announcement (2024). Infinity’s 22 stories under construction.
218. Florida Construction News, Altaira launch coverage (2014). Altaira launched as a 21-story tower.
219. Florida Weekly, Altaira pre-construction coverage (2015). Altaira’s 19 residential floors at launch.
220. BCBE Construction, high-rise portfolio. BCBE as Infinity’s general contractor.

Courts

221. Miami-Dade Circuit Court docket via Trellis, Colony at Pelican Landing Foundation v. WCI Communities, Case No. 2022-005237-CA-01. The 2022 filing and the 2024 dismissal following a settlement whose terms were not made public.
222. Miami-Dade Circuit Court filing via Trellis, answer and counterclaim in Case No. 2022-005237-CA-01. The WCI Communities, LLC counterclaim filed in 2023.
223. Lee County Circuit Court filing via Trellis, complaint, Colony Foundation v. Tower Hill Prime, Case No. 26-CA-001907. The Bay Club Ian claim and the insurer’s $104,498.52 covered-loss figure.
224. Lee County Circuit Court docket via Trellis, Altaira at the Colony Condominium Association v. Lennar Homes, Case No. 22-CA-000606. The February 2022 construction-defect filing against Lennar, WCI and seven firms.
225. Lee County Circuit Court filing via Trellis, civil cover sheet in Case No. 22-CA-000606. The case type and filing date.

Southwest Florida MLS

226. Southwest Florida MLS, Matrix, The Colony at Pelican Landing development report, pulled September 23, 2026. Every market figure in this guide: 101 closings, the 69 resales at a $1,200,000 median, Infinity’s 32 deliveries, the 38 active listings, 5.4 months of resale supply, rents, and the listing-agent-entered association fields.

News of Record

227. WGCU, I-75 express lanes report (September 20, 2026). The start of the I-75 improvement project.
228. WINK News, Bonita Springs rail-trail bond approval (2026). Bonita voters’ approval of $35 million for the Bonita-Estero Rail Trail.
229. Florida YIMBY, Ritz-Carlton Residences, Estero Bay, South Tower report (April 2026). The nearest new high-rise competitor, 224 residences in two 22-story towers.
230. ConnectCRE, FRP and Woodfield Estero start (August 2026). Woodfield’s roughly 600 apartments and 190-room hotel at US-41 and Coconut Road.
231. Hyatt Regency Coconut Point, resort renovation page. The Hyatt’s renovation, with no expansion filed.
232. PR Newswire, Hotwire Communications at Pelican Landing (2016). The origin of the bulk cable and internet contract.
233. SW Florida Spotlight, annexation strategies report (2013). The annexation debate in Pelican Landing.
234. SW Florida Spotlight, WCI annexation benefits report (2014). Why part of The Colony sits in Bonita Springs.
235. Estero Development Report, February 2014 issue. The February 2014 annexation vote before Estero’s incorporation on December 31, 2014.
236. Engage Estero, development summary. The development pipeline around Coconut Road.

Downloadable Documents

The Colony at Pelican Landing runs on recorded covenants, district budgets, club rate cards and flood maps, and the 26 documents below are the ones a buyer or seller will actually open. Each row links to the publishing authority, whether association, district, club, government agency or court, and none is hosted by us or any third party.

Two practical notes before the table. The Colony Declaration itself, the Declaration and General Protective Covenants for The Colony at Pelican Landing, is recorded at OR Book 2775, Page 3845 with the Lee County Clerk; we found no public link to it outside the Clerk’s records, so it is cited through the PLCA supplement that recites it. The club’s 2026 membership book is the club’s own publication, hosted by its publishing platform and linked from the club’s membership page, and its figures are the club’s, not ours.

If you are under contract, the three documents that matter most are not in this table because they do not exist until you ask for them: the PLCA estoppel certificate, the Colony Foundation estoppel certificate and your building’s estoppel certificate. They carry the unpublished Foundation assessment, the building assessment and any special assessment, and they are the only place those numbers are certain.

Market data from Southwest Florida MLS, pulled September 23, 2026. Brokered by Domain Realty.