The Pointe at Pelican Bay is 87 gated condominium residences on Via Mezner and Via Veneto in Naples, built from 1994 to 2000 as attached villa-style buildings under two associations and a master. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
The Pointe is a garden condominium neighborhood inside the master-planned community of Pelican Bay in Naples, Florida. The Pointe at Pelican Bay is 87 gated condominium residences on Via Mezner and Via Veneto, addressed 600 to 675 Via Mezner and 505 to 585 Via Veneto, Naples, FL 34108, built from 1994 to 2000 as attached villa-style buildings. It is two condominium associations, The Pointe of Pelican Bay I with 42 residences and The Pointe at Pelican Bay II with 45, under one master association that owns the entry, private roads, drainage and the pool and clubhouse area.
This page is about The Pointe in Pelican Bay, Collier County. It is not Pointe Verde, a different Pelican Bay neighborhood of single-family homes on Verde Way, and it is not The Pointe at Pelican Landing, a separate community in Bonita Springs. Pelican Bay has several names that sound alike, and a search for “the pointe” will mix them up.
This guide is built from the recorded declarations and amendments at the Collier County Clerk, Florida Division of Corporations filings, the Collier County Property Appraiser’s 2026 tax roll, Collier County’s Milestone Map and its flood and zoning layers, FEMA’s flood map data, the Pelican Bay Foundation’s published budget, estoppel form and rules, Florida’s condominium statutes as they read in 2026, and a Southwest Florida MLS pull dated October 7, 2026. Where the public record stops, we say so, and where a member-only document would answer a question, we tell you which one to request.
If you own at The Pointe and are thinking about a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the rule-by-rule detail below will tell you whether The Pointe fits before you tour.
McGreevy and Comisar are the best realtor for The Pointe at Pelican Bay because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Pointe read built from the recorded declarations of all three associations, which we read page by page.
If you’re searching for the best realtor for The Pointe in Pelican Bay, Naples, whether you’re ready to sell your The Pointe home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at The Pointe for a specific reason. It is a small neighborhood, 87 residences, where a handful of sales set the market, and where three sets of recorded rules decide what a buyer can do with the home. In the 60 months to October 7, 2026, the Southwest Florida MLS shows 14 Pointe closings, a median of $1,500,000, and only 2 closings in the last 12 months. A listing agent who prices The Pointe off a Pelican Bay average will misprice a residence by hundreds of thousands of dollars, and one who has not read the leasing and approval clauses will promise a buyer something the Board can refuse.
Recent Pointe track record (last 60 months): From October 8, 2021 to October 7, 2026, the Southwest Florida MLS (pulled October 7, 2026) shows 14 Pointe closings at a median sold price of $1,500,000, from $1,087,500 to $1,905,000. The median days on market was 9, and the median sale price was 98.7 percent of the final list price. The last 12 months were quieter, with 2 closings, which is a small sample. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings.
For Pointe sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At The Pointe we also build the paperwork file before the first showing, because Florida law requires a condominium seller to hand the buyer a document package and gives the buyer seven days to cancel after receiving it, and because a Pointe sale needs the Board’s prior written approval and a Pelican Bay Foundation estoppel. We assemble it early so the seven days start on day one.
For Pointe buyers: the first question at The Pointe is which association you are buying into, The Pointe I or The Pointe II, because their recorded leasing and sale-approval clauses differ in detail. The second is the stack of charges, which runs through four bills: the condominium, the master association, the Pelican Bay Foundation and the Pelican Bay Services Division. Sellers and buyers comparing the best real estate agents in Naples should ask each one to show the recorded documents for the building they are selling or buying, not a neighborhood average.
Honors and recognition:
Selling your The Pointe home? Get a free home valuation priced against the sales of your own residence type. Call Jesse direct at (239) 898-6072.
Buying a home at The Pointe? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
The Pointe sits on Via Mezner and Via Veneto in Pelican Bay, Naples, Florida 34108, in unincorporated Collier County. The residences are addressed 600 to 675 Via Mezner and 505 to 585 Via Veneto, and the neighborhood is gated, with a fence and gate installation at the entry recorded in January 2025.
The street address ranges are 600 to 675 Via Mezner and 505 to 585 Via Veneto, Naples, FL 34108. Collier County’s 2026 tax roll lists 87 condominium parcels across the two streets, 42 in The Pointe of Pelican Bay I and 45 in The Pointe at Pelican Bay II, with heated living areas from 1,940 to 3,259 square feet and a median of 2,443.
Three places are easy to confuse. The Pointe at Pelican Bay, this page, is the 87-residence condominium neighborhood on Via Mezner and Via Veneto. Pointe Verde is a different Pelican Bay neighborhood of single-family homes on Verde Way, about 944 meters, a little under six tenths of a mile, away in a straight line. The Pointe at Pelican Landing is a community in Bonita Springs, a different city, registered as a separate Florida corporation. Gulf Pointe, Tower Pointe and Vista Pointe, which show up in Collier County’s milestone-building list, are unrelated buildings.
The recorded documents describe a pool, a clubhouse and drainage and preserve areas, not a golf course or direct Gulf frontage. The Pelican Bay Foundation’s own map copy calls The Pointe a gated neighborhood of attached villa-style living with a “spectacular pool and clubhouse equipped with a fitness center and full clubhouse amenities.” The Gulf beaches are shared Foundation amenities about a mile away in a straight line. If a view matters, we walk the specific residence and the plat with you, because no recorded instrument we found promises one.
Crescent at Pelican Bay, The Pointe’s closest rival condominium, is about 262 meters, roughly 0.16 mile, away in a straight line, measured between the Foundation’s neighborhood polygons. Avalon is closer still at about 211 meters, and Breakwater is about 267 meters. These are straight-line distances between map shapes, not driving distances, and we say so every time we quote one.
Measured the same straight-line way from the center of The Pointe’s map polygon: the Pelican Bay Community Center is about 475 meters (0.30 mile), the North Tennis Center about 447 meters (0.28 mile), Tram Station 8 about 743 meters (0.46 mile), Marker 36 beach access about 1.06 miles, North Beach about 1.09 miles and the Sandbar at South Beach about 1.91 miles. Grand Bay is about 369 meters, Covington Row at the Crescent about 394 meters and Bay Colony Shores about 479 meters. Coco Bay is about 587 meters away.
Living at The Pointe means owning a large attached residence in a gated 87-home neighborhood with its own pool and clubhouse, inside a Pelican Bay that gives every owner the Foundation’s beaches, tram, tennis and Community Center. The trade is a quiet enclave in exchange for three sets of recorded rules and a thin resale market.
The Pointe is a place of private roads, garages and two-story buildings, with no towers; in The Pointe I the 1994 declaration describes two-unit and four-unit buildings. Residents drive out through the gated entry on Via Mezner and Via Veneto, use the neighborhood pool and clubhouse, and ride the Foundation tram or drive to the beach. The Foundation says its tram runs 8 stations and more than 900,000 trips a year across Pelican Bay.
We describe the property, not the people. The Pointe’s recorded rules apply to every owner equally: residential use, Board approval of sales and leases, and a limit on pets. There is no age restriction on occupants in the recorded documents we read, which the 55+ section below explains. What does set the buyer pool is price: the 60-month median is $1,500,000, and every closing in that window was above $1,087,500.
Three things. It is garden-scale, not a tower, so the milestone and structural reserve rules that dominate Pelican Bay’s high-rise buildings do not apply on the face of the declarations. It is gated and small, 87 homes against 148 at Crescent and 264 at Pebble Creek. And it has an unusually large home for a condominium: 1,940 to 3,259 square feet on the county roll, with two-car garages attached to the Pointe II homes.
For a wider Pelican Bay search with the Foundation’s amenities and the sales for every neighborhood, see our buyer guide to Pelican Bay. The comparison section below puts The Pointe next to seven other Pelican Bay condominium neighborhoods that buyers cross-shop.
Selling at The Pointe? Get a free home valuation priced against the sales of your own residence type. Call Jesse direct at (239) 898-6072.
Buying at The Pointe? Call Marc at (239) 287-5873 or read how we represent buyers.
The Pointe at Pelican Bay residences closed 14 times in the last 60 months at a median of $1,500,000, from $1,087,500 to $1,905,000 (Southwest Florida MLS, October 8, 2021 to October 7, 2026). Sixty months is the first window with ten or more Pointe closings; the last 12 months hold only 2.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The Pointe is a thin market: 87 residences, 14 closings in five years and no listings on the day we pulled the data. A single sale moves a median, so we lead with the first window that holds ten or more sales, name the window and the number of sales beside every figure, and label any figure built on fewer than ten sales a small sample. Every Pointe closing in the pull was marketed through the MLS, so no figure below needs the entered-after-closing exclusion that some other Pelican Bay neighborhoods do.
The Southwest Florida MLS pull dated October 7, 2026 counts 14 Pointe closings in the 60 months from October 8, 2021, at a median of $1,500,000 (the mean of the 7th and 8th prices of 14, both $1,500,000), a low of $1,087,500, a high of $1,905,000, and total recorded volume of $20,234,400. The median sold price per square foot was $584 on 14 sales, the median days on market 9 on 14 sales, and the median sale price was 98.7 percent of the final list price on 14 sales.
| Window (ending October 7, 2026) | Closings | Median sold | Range | Per sq ft (n) | Days on market (n) | Sale-to-list (n) |
|---|---|---|---|---|---|---|
| 12 months | 2, small sample | $1,193,750 | $1,087,500 to $1,300,000 | $558 (2), small sample | 198 (2), small sample | 91.9% (2), small sample |
| 24 months | 5, small sample | $1,300,000 | $1,087,500 to $1,575,000 | $557 (5), small sample | 80 (5), small sample | 91.1% (5), small sample |
| 36 months | 5, small sample | $1,300,000 | $1,087,500 to $1,575,000 | $557 (5), small sample | 80 (5), small sample | 91.1% (5), small sample |
| 60 months | 14 | $1,500,000 | $1,087,500 to $1,905,000 | $584 (14) | 9 (14) | 98.7% (14) |
The 12-month median is the mean of the two middle prices, $1,087,500 and $1,300,000. The 24-month and 36-month windows hold the same five sales because the August 2023 sale falls before October 8, 2023 and no Pointe home closed between then and March 2025. Total recorded volume is $2,387,500 over 12 months, $6,641,900 over 24 and 36 months and $20,234,400 over 60 months.
Here is every closing in the 60 months to October 7, 2026, newest first, by month and street, with no unit numbers, house numbers or owner names. Bedroom counts are the MLS listing counts, and “den” is the MLS label for a room listed as a den.
| Closed | Street | Bedrooms and baths | Living area (sq ft) | Sold price | Final list price | Price per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| July 2026 | Via Mezner | 2 + den, 3 baths | 2,443 | $1,087,500 | $1,299,000 | $445 | 392 |
| April 2026 | Via Veneto | 3, 2 baths | 1,940 | $1,300,000 | $1,300,000 | $670 | 4 |
| October 2025 | Via Veneto | 4 + den, 4 baths and a half bath | 3,259 | $1,500,000 | $1,675,000 | $460 | 10 |
| May 2025 | Via Mezner | 3, 2 baths and a half bath | 2,119 | $1,179,400 | $1,295,000 | $557 | 80 |
| March 2025 | Via Mezner | 3 + den, 3 baths and a half bath | 2,784 | $1,575,000 | $1,650,000 | $566 | 155 |
| August 2023 | Via Veneto | 3, 2 baths | 1,940 | $1,550,000 | $1,595,000 | $799 | 33 |
| February 2023 | Via Veneto | 3, 2 baths | 2,200 | $1,547,500 | $1,595,000 | $703 | 29 |
| June 2022 | Via Mezner | 2 + den, 2 baths and a half bath | 2,290 | $1,500,000 | $1,350,000 | $655 | 6 |
| May 2022 | Via Veneto | 3 + den, 3 baths | 2,760 | $1,695,000 | $1,695,000 | $614 | 7 |
| April 2022 | Via Veneto | 3 + den, 3 baths | 2,760 | $1,905,000 | $1,695,000 | $690 | 3 |
| March 2022 | Via Mezner | 3 + den, 3 baths and a half bath | 2,941 | $1,700,000 | $1,650,000 | $578 | 35 |
| January 2022 | Via Mezner | 2 + den, 2 baths and a half bath | 2,119 | $1,250,000 | $1,300,000 | $590 | 6 |
| January 2022 | Via Veneto | 3, 2 baths | 2,200 | $1,245,000 | $1,245,000 | $566 | 8 |
| November 2021 | Via Mezner | 2 + den, 2 baths and a half bath | 2,280 | $1,200,000 | $1,200,000 | $526 | 3 |
Two rows show the Collier County deed figure, which we publish when it differs from the MLS: the August 2023 sale recorded at $1,550,000 (the MLS reported $1,555,000) and the May 2025 sale recorded at $1,179,400 (the MLS reported $1,179,350). Every count and median in this section is the same on either basis. The 60-month volume is $20,234,400 on deed figures and $20,239,350 on the MLS-reported figures.
The 14 sales split by the MLS bedroom count into four groups, and every group is a small sample.
| Bedroom count (60 months) | Closings | Median sold | Range |
|---|---|---|---|
| 2 bedrooms plus den | 4, small sample | $1,225,000 | $1,087,500 to $1,500,000 |
| 3 bedrooms | 5, small sample | $1,300,000 | $1,179,400 to $1,550,000 |
| 3 bedrooms plus den | 4, small sample | $1,697,500 | $1,575,000 to $1,905,000 |
| 4 bedrooms plus den | 1, small sample | $1,500,000 | $1,500,000 |
The 2-plus-den median is the mean of $1,200,000 and $1,250,000, and the 3-plus-den median is the mean of $1,695,000 and $1,700,000. The four groups add to 14. The 3-plus-den residences, the largest regular plans, sold for about $400,000 more at the median than the 3-bedroom plans, $1,697,500 against $1,300,000, which is a gap of $397,500.
Seven of the 14 closings were on each street, and the medians differ: Via Veneto’s seven sales have a median of $1,547,500 and Via Mezner’s seven have a median of $1,250,000, a gap of $297,500. We report it because buyers ask, and we caution against reading a rule into it. Each street is a small sample, the larger plans were not spread evenly across the two, and the streets do not map one to one onto the two associations in the records we read. Price a Pointe home against the sales of its own plan and condition.
The MLS counts by calendar year are 1 sale in 2021 (from October 8), 6 in 2022, 2 in 2023, none in 2024, 3 in 2025 and 2 in 2026 through October 7, which add to 14. Each year is a small sample.
| Calendar year | MLS closings | Median sold |
|---|---|---|
| 2021 (from October 8) | 1, small sample | $1,200,000 |
| 2022 | 6, small sample | $1,597,500 |
| 2023 | 2, small sample | $1,548,750 |
| 2024 | 0 | none |
| 2025 | 3, small sample | $1,500,000 |
| 2026 (through October 7) | 2, small sample | $1,193,750 |
The 2022 median is the mean of $1,500,000 and $1,695,000, and the 2023 median is the mean of $1,547,500 and $1,550,000. The peak was 2022, when all six sales closed in the first half of the year; since 2023 the years have been quieter, with two or three sales and one year with none.
Collier County Property Appraiser’s recorded-sales file runs back to the first sales in 1994. It counts DOR-qualified sales of improved parcels at $100,000 and up, and it gives the longest view of The Pointe’s price level.
| Year | Recorded sales | Median recorded price |
|---|---|---|
| 1994 | 15 | $351,000 |
| 1999 | 52 | $372,400 |
| 2004 | 8 | $647,500 |
| 2009 | 2 | $600,000 |
| 2014 | 2 | $847,500 |
| 2019 | 7 | $940,000 |
| 2020 | 5 | $995,000 |
| 2021 | 9 | $1,100,000 |
| 2022 | 6 | $1,597,500 |
| 2023 | 2 | $1,548,750 |
| 2025 | 2 | $1,377,200 |
From a $351,000 median in 1994 to $1,597,500 in 2022 is about 4.6 times, and from the 2020 median of $995,000 to the 2022 median of $1,597,500 is a rise of 60.6 percent in two years. The 52 recorded sales in 1999 coincide with the year The Pointe II was declared and built out, and are consistent with first sales of new homes. The county file has no 2024 row because it shows no qualifying 2024 sale, and its 2025 row of two sales leaves out the October 2025 closing that the MLS shows, which had not reached the file by the June 30, 2026 cutoff.
The median across the 14 sales is $584 per square foot (MLS living area), with a range from $445 to $799. The ends of the range are telling: the $445 sale was the 2,443 square foot residence that took 392 days to sell in 2026, and the $799 sale was a 1,940 square foot residence in 2023. Smaller plans carry higher per-foot prices and larger plans lower ones, which is why we price by plan, not by a neighborhood per-foot number. Two sales of 2,760 square feet closed $210,000 apart, $1,905,000 and $1,695,000, about six weeks apart in the spring of 2022, which shows how much condition and updating can matter at the same size.
Over 60 months the median was 9 days on market (14 sales) and 98.7 percent of the final list price (14 sales). The 60-month average hides a change. The nine sales from 2021 through 2023 had a median of 7 days, while the five sales from 2025 and 2026 had a median of 80 days, with individual sales at 4, 10, 80, 155 and 392 days. Three of the 14 sales closed above the final list price, four at list and seven below. All three above-list sales were in the first half of 2022, and of the seven sales since 2023, one closed at list and six below.
At 14 closings in 60 months among 87 residences, about 2.8 homes a year, The Pointe turns over roughly 3.2 percent of its residences a year; the last 12 months were 2 of 87, or 2.3 percent. The roll has 87 parcels, so a buyer who wants The Pointe is choosing from a very small pool, and an owner is selling into one.
On October 7, 2026 the Southwest Florida MLS showed no active and no pending Pointe listings. With nothing listed, there is no months-of-supply figure to calculate, and a buyer who wants The Pointe waits for an owner to list. As Top 1% Real Estate Agents Nationally Since 2008, McGreevy and Comisar watch for new Pointe listings every week. If you are an owner and have been thinking about a sale, you would list into an empty field, and the last two sales, at $1,300,000 in April 2026 and $1,087,500 in July 2026, are the nearest evidence for a buyer’s negotiation.
Seven of the 14 sales closed below the final list price, by $45,000 to $211,500 (2.8 to 16.3 percent), with a median gap of $75,000 on those seven. The median final list price across all 14 was $1,472,500, against a median sold price of $1,500,000, because the three above-list sales in 2022 pulled the sold median up. The gaps have widened lately: the four below-list sales since March 2025 closed $75,000, $115,600, $175,000 and $211,500 under their final list prices, or 4.5, 8.9, 10.4 and 16.3 percent. The May 2025 gap uses the deed price.
Grouping the 14 sales by sold price shows where the market has concentrated. Every band is a small sample, so read it as a map of the record, not a forecast.
| Sold price band (60 months) | Closings | Sold prices |
|---|---|---|
| Under $1,250,000 | 4, small sample | $1,087,500 to $1,245,000 |
| $1,250,000 to under $1,500,000 | 2, small sample | $1,250,000 and $1,300,000 |
| $1,500,000 to under $1,750,000 | 7, small sample | $1,500,000 to $1,700,000 |
| $1,750,000 and up | 1, small sample | $1,905,000 |
Half of the sales, 7 of 14, fall in the $1,500,000 band, and the four sales under $1,250,000 include the 392-day and 80-day sales, which reflects asking prices and condition as much as size. The four under-$1,250,000 sales had a median of 44 days on market, the mean of 8 and 80 days, because the set runs from 3 to 392 days.
Reliable as a record, weak as a forecast. A median of 14 sales is stable enough to anchor a conversation, because moving it takes several sales on one side of $1,500,000, but the 12-month median of two sales can move by more than $100,000 with one more closing. We count a sale in a window only if its closing date falls after the same calendar date in the earlier year, we use the county’s recorded deed price when it differs from the MLS price, and we publish the plan, street and month of each sale so that a buyer’s agent or an appraiser can test our reading. If one of your own comparable sales is missing from our list, tell us, because the MLS can miss sales that were not reported.
Three things. A new listing at either end of the price range would give the market its first fresh evidence in months. A large renovation would reset what a top-of-range Pointe home looks like, since the highest recorded sale, $1,905,000 in April 2022, is now more than four years old. And the flood map and insurance market matter: the preliminary flood map and homeowners’ insurance pricing affect every Pelican Bay condominium, and a buyer’s carrying cost can move the price a buyer will pay before the association’s fees change at all.
Selling at The Pointe? Start with a free home valuation priced against the sales of your own plan. Call Jesse direct at (239) 898-6072.
Buying at The Pointe? Call Marc at (239) 287-5873 or read how we represent buyers.
The three facts that move a Pointe price are the plan and size of the residence, its condition and updating, and the paperwork the buyer receives. If you own at The Pointe, get a free home valuation priced against the sales of your own plan, or call Jesse direct at (239) 898-6072. If you are buying, read how we represent buyers or call Marc at (239) 287-5873, and we will run the numbers on the specific residence before you write an offer.
The Pointe at Pelican Bay took shape in the 1990s on Pelican Bay land, with two condominium associations and a master association incorporated in 1993 and 1999, buildings completed from 1994 to 2000, and recorded declarations in 1994 and 1999 that are still the foundation of its rules, since amended and restated in 2023 and 2026.
The Pelican Bay Foundation dates the community to 1972, when Coral Ridge Properties, a Westinghouse subsidiary working with the Collier family, began building it, and it describes the Foundation itself as formed in 1979. The Foundation puts the community at about 2,330 acres and about 6,500 residences in 95 associations. The county’s planned unit development document for Pelican Bay covers approximately 2,104 acres, allows a maximum of 7,800 dwelling units and describes a density of about 3.7 dwelling units per gross acre.
Florida’s Division of Corporations lists three active entities. The Pointe of Pelican Bay I Condominium Association and The Pointe of Pelican Bay Master Condominium Association were both filed on February 5, 1993, and The Pointe at Pelican Bay II Condominium Association was filed on January 12, 1999. All three show annual reports filed in 2024, 2025 and 2026, the latest on April 7, 2026.
| Entity | Florida document number | Filed |
|---|---|---|
| The Pointe of Pelican Bay I Condominium Association, Inc. | N93000000522 | February 5, 1993 |
| The Pointe of Pelican Bay Master Condominium Association, Inc. | N93000000534 | February 5, 1993 |
| The Pointe at Pelican Bay II Condominium Association, Inc. | N99000000200 | January 12, 1999 |
The recorded instruments we read give this order. The plat exhibit was recorded in 1993 (official records book 1806, page 1476). The Master Declaration and The Pointe I declaration were recorded in 1994 (book 1917, pages 2326 and 2273). Two Pointe I amendments followed in 1997, and a series of master amendments and agreements between 1996 and 1999 (books 2158, 2378 and 2516). The Pointe II declaration was recorded in 1999 (book 2504, page 3073). The roll puts the buildings between 1994 and 2000.
Four recorded changes matter to a buyer. The Pointe I’s Amended and Restated Declaration was approved by the members on February 8, 2023 and its certificate recorded March 3, 2023 (book 6220, page 3782). The Pointe II recorded a leasing amendment in 2023 (book 6215, page 2688). The Master Declaration was amended and restated at the annual meeting on February 4, 2026, with the certificate recorded on July 22, 2026 (book 6612, page 385, 68 pages). And a notice of commencement for the entry fence and gate was recorded in January 2025. The sections below explain what each one does.
None of the documents we read describe a developer still controlling any of the three associations. The owners vote, and the Pointe I 2023 restatement and the 2026 Master restatement were both approved by owner vote. We did not identify the original developer by name, because the recorded instruments we read do not require it for any buyer decision.
The Pointe’s 87 residences are large attached condominium homes: 42 in The Pointe I, in two-unit and four-unit two-story buildings with declared living areas from 2,119 to 2,685 square feet, and 45 in The Pointe II, each with an adjoining two-car garage. The county roll shows living areas from 1,940 to 3,259 square feet, median 2,443.
Data updated: October 2026 (Collier County Property Appraiser 2026 tax roll; Southwest Florida MLS, pulled October 7, 2026)
The 1994 Pointe I declaration describes 16 buildings and 42 units, each with one vote. The buildings are two-unit or four-unit buildings with ground-floor residences (Types A and B) and second-floor residences (Types C and D), all with three bedrooms, and garages of roughly 394 to 404 square feet.
| Plan | Floor | Declared air-conditioned living area |
|---|---|---|
| Type A | Ground | 2,119 sq ft |
| Type B | Ground | 2,123 sq ft |
| Type C | Second | 2,336 sq ft |
| Type D | Second | 2,685 sq ft |
The declaration lists the mix as the developer contemplated it, and owners have modified homes since. The MLS reports 2,119 square feet for two of the 14 sales, which matches Type A, and we do not know which of the other MLS sizes are Pointe II plans or modified Pointe I homes.
The Pointe II declaration of 1999 creates 45 units, each with a one-forty-fifth share, and gives each an adjoining two-car garage. The association maintains the exterior walls, garages and stairwells according to the declaration, and stairwells and parking garages appear in its maintenance list. The recorded roll for The Pointe II does not give us a building count, and we did not obtain its floor plans.
Two stories, on the face of the recorded documents. The Pointe I declaration describes ground-floor and second-floor residences, and we found no Pointe building in Collier County’s Milestone Map. That matters because Florida’s milestone inspection and structural integrity reserve study rules apply to buildings of three habitable stories or more, as the legal section below explains. If you are told a Pointe building is three stories, ask for the evidence.
The Pointe I declaration puts garage areas at about 394 to 404 square feet, and the Pointe II declaration gives each unit an adjoining two-car garage. The Pointe I 2023 restatement requires garage doors to be kept closed, bars overnight driveway parking without a guest pass, and bars boats, trailers, recreational vehicles and golf carts.
The records we hold describe the structure, not the finishes, so we do not describe kitchens or flooring in general. We do know the rules that touch interiors. The Pointe I 2023 restatement bars vinyl wall covering on exterior walls and requires the unit to be kept at 78 degrees or lower when vacant. Owners insure the interior with an HO-6 policy, and the association maintains the roof and exterior walls.
Larger. The Pointe’s median living area on the roll is 2,443 square feet, and its 60-month median price is $1,500,000, against $1,130,000 for Pebble Creek’s 8 closings in the last 12 months and $830,000 for Interlachen’s 7. The benchmark table below sets them side by side.
A Pointe home comes with the neighborhood’s own pool and clubhouse, owned by the master association, and Pelican Bay Foundation membership, which brings nearly three miles of Gulf beach, two beachfront restaurants, a 25,000 square foot Community Center, tennis and pickleball, a fitness center and a tram. Club Pelican Bay golf is a separate private membership.
The Master Declaration lists as common areas the entry features, private roads, recreational facilities and drainage and preserve areas, and the 2026 restatement refers to a pool and a pool deck where animals are banned. The Foundation’s neighborhood map copy describes a “spectacular pool and clubhouse equipped with a fitness center and full clubhouse amenities.” We did not obtain the clubhouse rules, hours or reservation policy, which are member documents.
Membership is mandatory and automatic for every Pointe owner, as the Pointe I declaration (section 9.12) provides. The Foundation’s published material lists: nearly three miles of private beach, open daily from 9 a.m. to sunset; two beachfront restaurants, Marker 36 on North Beach and the Sandbar on South Beach; a Community Center of more than 25,000 square feet with an art studio, card rooms and meeting spaces; a fitness center with beach fitness classes and a wellness studio; racquets programs; and a tram.
The Foundation describes nearly three miles of white sand beach reached by a short tram ride or a walk through the mangroves, with attendants who set up loungers, umbrellas and cabanas and help with sailboats and kayaks. From The Pointe’s map polygon, Marker 36 is about 1.06 miles in a straight line, North Beach about 1.09 miles and the Sandbar about 1.91 miles. The Foundation also says it protects more than 500 acres of estuary, mangroves and beaches.
The Foundation lists 18 Har-Tru tennis courts at two locations. The nearest, the North Tennis Center, is about 0.28 mile from The Pointe in a straight line. A newer racquets center in the adjacent Pelican Bay Community Park has 8 Har-Tru tennis courts and 20 outdoor pickleball courts, of which the Foundation says three tennis courts and 10 pickleball courts are designated for Pelican Bay members and their guests.
The Foundation’s tram serves 8 stations and, by its figures, carries more than 900,000 trips a year. Tram Station 8 is the nearest to The Pointe at about 743 meters (0.46 mile) in a straight line, and Stations 6 and 7 are about 1.5 and 1.7 kilometers away. We have not confirmed the current schedule, which the Foundation publishes.
No. Club Pelican Bay is a private, member-owned club that opened in 1980 with 27 holes designed by Arthur Hills and renovated in 2019. Its clubhouse, completed in 2017, houses dining, a spa and fitness center. The club offers golf, summer golf and social memberships, and owning at The Pointe does not include one. Ask the club for current terms.
The Foundation issues resident cards to owners, limited to two resident cards per plot, and renter cards for approved leases, up to two per lease. The Foundation charges a $500 fee if a seller does not return the ID cards at the sale. Guests, Realtor guest cards and commercial members have separate rules on the Foundation’s site.
Selling at The Pointe? Get a free home valuation that accounts for what the neighborhood and the Foundation include. Call Jesse direct at (239) 898-6072.
Buying at The Pointe? Call Marc at (239) 287-5873, or read how we represent buyers.
Fees at The Pointe at Pelican Bay come in layers: your condominium association assessment, set in its own annual budget; the Pelican Bay Foundation assessment of $3,435 a year for fiscal 2027, billed to the condominium association; the master association’s share; and the Pelican Bay Services Division assessment of $1,250 in the county’s fiscal 2027 table.
The Foundation’s fiscal 2027 estoppel form and budget, covering October 1, 2026 to September 30, 2027, list an annual assessment of $3,435, or $858.75 a quarter. That total is $2,180 for operations ($545 a quarter), $497 for the replacement reserve ($124.25) and $758 for bulk media ($189.50). The fiscal 2026 total was $3,295, so the increase is $140, or 4.2 percent.
| Foundation assessment item | Fiscal 2027 | Fiscal 2026 |
|---|---|---|
| Operating | $2,180 | $2,083 |
| Replacement reserve | $497 | $384 |
| Bulk media | $758 | $828 |
| Total per year | $3,435 | $3,295 |
For condominiums, the Foundation bills the condominium association, and the association collects it from owners as part of the owner’s assessment. A Pointe owner therefore normally sees the Foundation charge folded into the association’s invoice, not as a separate bill. The Foundation’s budget footnote ties the assessment to 7,227 assessable units and $15,755,400 of budgeted assessments, which is the basis for the per-unit figures above.
The Foundation charges a resale capital assessment of $15,000 for deeds recorded on or after October 1, 2026, up from $10,000. The Foundation’s estoppel form lists it as a buyer cost, with an annual escalator of 3.5 percent from October 1, 2027, which would take it to $15,525 ($15,000 times 1.035). The Foundation also shows a one-time exemption for current owners who move within Pelican Bay, with a $1,000 buyer processing fee. The Foundation’s 2026 to 2027 exemption form shows the $15,000 figure and the $1,000 processing fee. The contract can allocate the charge differently, but most do not.
A seller owes the Foundation an estoppel fee of $250, plus an optional $100 to expedite it to three business days, and a $500 fee if the owner’s ID cards are not returned. A lease costs $500, non-refundable, covers a maximum of two renter cards, and must be submitted at least 30 days before the lease starts. Late assessments bear interest at 18 percent a year, and the Foundation suspends privileges when an account is 90 days delinquent.
No. The Foundation’s estoppel form does not require transfer approval for a sale, and it holds no right of first refusal. Approval, where it applies, comes from the condominium association, and at The Pointe it does, as the section on the declarations explains.
Collier County’s Pelican Bay Services Division page lists a fiscal 2027 assessment table with operations and maintenance of $789.07 and capital and projects of $460.93, a total of $1,250.00. The division, created by county ordinances in 2002, 2006, 2009, 2013 and 2018, pays for street lighting, water management, beach renourishment, beautification and similar services, and its board meets at the Pelican Bay Community Center. The table does not tell us whether the amount is stated per residence, so confirm how it reaches your property tax bill.
We do not have a published condominium assessment for The Pointe I or The Pointe II, and we will not print one. The associations set it in their own annual budgets, and a request under Florida’s official-records statute or an estoppel certificate gives the exact figure for a specific residence. Section 718.111(12) lets an owner inspect the association’s official records, and the statute allows a fee of up to $150 plus copying for certain owner-requested information.
The Pointe of Pelican Bay Master Condominium Association shares the cost of the entry, private roads, drainage, preserve areas and the pool and clubhouse among the members of both condominiums under the Master Declaration. The master assesses through the two condominium associations (sections 4.1 and 4.6 of the Master Declaration), so a Pointe owner sees it inside the condominium assessment. We did not obtain a master budget, so we cannot give a figure. Ask for the master and condominium budgets for both associations before you write an offer.
Under section 718.116(8), a condominium estoppel certificate is effective for 30 days, is free if the association does not deliver it within 10 business days, and carries fee caps that adjust with inflation every five years. The base amounts are $250, plus $100 to expedite and $150 if the account is delinquent. As we read the state’s current adjusted caps, they are $299, $119 and $179. Confirm the current amounts on the Department of Business and Professional Regulation’s site.
The costs that fall on a seller are the broker’s commission, which is negotiated; documentary stamp tax on the deed, at $0.70 per $100 of price rounded up; the Foundation and condominium estoppels; the $500 fee if ID cards are not returned; and any payoff or prorations. In Collier County the custom is that the buyer pays for the owner’s title policy, and we do not list it as a seller cost. On the 60-month median price of $1,500,000, documentary stamps are $10,500 ($1,500,000 divided by 100, times $0.70). On the 12-month median of $1,193,750 they are $8,356.60, and on the lowest sale in the window, $1,087,500, they are $7,612.50.
Selling at The Pointe? Get a free home valuation with a net-proceeds estimate for your residence. Call Jesse direct at (239) 898-6072.
Buying at The Pointe? Call Marc at (239) 287-5873, see our Pelican Bay buyer page, or read how we represent buyers.
The Pointe’s charges stack across five bodies: the condominium association for your building group, the master association over both, the Pelican Bay Foundation, the Pelican Bay Services Division and Collier County. Each has its own authority, its own rules and its own way of collecting, and no single bill shows all five.
| Layer | Who sets it | What it covers | Figure we hold |
|---|---|---|---|
| Condominium association (The Pointe I or II) | Its Board and members | Roofs, exterior walls, insurance, reserves, building maintenance | None published; request the budget |
| Master association | Its Board and members | Entry, private roads, drainage and preserve, pool and clubhouse | None published; request the budget |
| Pelican Bay Foundation | Foundation Board | Beaches, tram, Community Center, security and shared amenities | $3,435 a year in fiscal 2027 |
| Pelican Bay Services Division | Collier County | Street lighting, water management, beach renourishment, beautification | $1,250.00 in the county’s fiscal 2027 table |
| Collier County property tax | County taxing authorities | Ordinary property taxes | See the Property Appraiser’s record |
Each layer has its own remedy. The Foundation charges 18 percent interest on late assessments and suspends privileges after 90 days. The Pointe I’s 2023 restatement sets late fees of $25 or 5 percent and lets the association accelerate the assessments after 30 days. In Florida the condominium association can lien the unit, and the Foundation’s estoppel exists to tell a buyer what is owed before closing.
Add the condominium and master assessments from the budgets you request, the Foundation’s $3,435 (billed through the association), the Services Division figure on your tax bill, ordinary property tax, and homeowner’s insurance with the HO-6 endorsements the Pointe I requires. Then add one-time costs: the $15,000 resale capital assessment, estoppels and, at the buyer’s election, the owner’s title policy.
Because the Foundation’s reserve line rose from $384 to $497 in one year, 29.4 percent ($113 divided by $384), while the media line fell from $828 to $758. A buyer who compares two Pelican Bay condominiums on the association fee alone leaves out $3,435 of Foundation charge that both pay, and one who compares only the Foundation figure leaves out the association’s reserve for roofs and exterior painting, which at The Pointe the association maintains.
The Pointe is governed by three sets of recorded instruments: the Master Declaration, restated in 2026; The Pointe I’s declaration, restated in 2023; and The Pointe II’s 1999 declaration, with its 2023 leasing amendment. The more stringent rule controls between the master and a condominium, and each instrument sets its own approval and leasing terms.
The Pointe of Pelican Bay Master Condominium Association, Inc. has every owner of both condominiums as a member. It owns or manages the entry features, private roads, recreational facilities and drainage and preserve areas. The Pointe I and The Pointe II each run their own buildings. The Pointe I Association is a member of the Master Association. Foundation membership is separate and mandatory under the Pointe I declaration (section 9.12). In the 2026 Master Declaration, section 2.1 makes every owner of a unit a member of the master association, and section 1.7 defines the common areas as the land and improvements the master owns, leases or is responsible for. Section 5.1 gives the master the maintenance, repair and replacement of those areas, which it lists as including the recreational facilities, landscaping, paving, irrigation, perimeter walls and fences, street lighting and the swimming pool and structures. Article VI requires the master to insure its own property. The master is not a separate bill to owners in the ordinary case: under sections 4.1 and 4.6 the master levies assessments against each unit, and each condominium association collects them from its owners and is responsible for paying them to the master whether or not it collects.
The Master Declaration was amended and restated at the annual meeting on February 4, 2026, and the certificate was recorded on July 22, 2026 (book 6612, page 385, 68 pages). It sets uniform requirements across both condominiums: single-family residential use, exterior approval at the master level, animal limits, vehicle limits, antenna rules and a transfer notice. We read the recorded certificate in full.
Each residence is for single-family residential use. Exterior changes need approval at the master level, in addition to whatever the condominium requires, and the master association may enforce a rule if a condominium association does not. Where the master and a condominium both cover a point, the more stringent restriction controls.
No commercial vehicles, boats, trailers, recreational vehicles or motorcycles are allowed without consent, and unlicensed golf carts and motorized scooters are barred. Antennas and satellite dishes are regulated, and the Pointe I’s 2023 restatement separately requires approval for satellite dishes. Federal rules limit what an association may do about some dishes, so a buyer with a specific equipment need should ask first.
Under section 9.1, an owner must give the Board notice at least 30 days before closing, with the contract, and the new owner must give the association a copy of the deed within 30 days after closing. The Master Declaration also lets the Board set an estoppel fee by resolution, which is why the estoppel request should start as soon as there is a contract.
The Pointe I’s Amended and Restated Declaration (approved February 8, 2023; recorded March 3, 2023) limits use to residential. Overnight guests are limited to two persons per bedroom plus two, with no more than two such occupancies in a year, and a guest is someone who stays 10 days or fewer in a calendar year.
No. The Pointe I’s 2023 restatement bars signs of any kind, including For Sale signs. A Pointe listing is therefore sold through photography, video, the MLS and scheduled showings, and a seller should plan showings accordingly.
No overnight driveway parking without a guest pass, no boats, trailers, recreational vehicles or golf carts, and commercial vehicles for no more than four hours a day. Garage doors are to be kept closed.
Electric grills only on lanais, drones banned, satellite dishes by approval, the unit kept at 78 degrees Fahrenheit or lower when vacant, and no vinyl wall covering on exterior walls. These read as detail, and each is a point a buyer’s lender, insurer or inspector may care about.
The association maintains roofs and exterior walls, including painting, waterproofing and caulking, the wiring to the breaker panel, sewer and water to the unit’s shutoff, fire suppression, exterior hose bibs and dryer vents. Owners maintain and insure the interior and contents. That split is why the association’s reserve and insurance decisions matter to an owner.
Owners must carry an HO-6 policy with endorsements for leakage and seepage, wind-driven rain, additions and alterations, and loss assessment. The restatement also requires a replacement-cost appraisal of the buildings every 36 months. The association, not the owner, insures the structure.
A sale or gift needs the Board’s prior written approval, with at least 30 days’ notice before closing. The Board has 30 days to act, and 60 at most, and may disapprove only for good cause. Among the grounds the declaration names are a mortgage of more than 75 percent and an owner who would hold more than two units. A transfer made without approval is void, and the statutory fee cap applies to the approval. We recommend building the approval timeline into the contract.
The 1999 declaration creates 45 units with a one-forty-fifth share each. It places no age restriction on occupants, requires Board approval of a sale or gift with 30 days’ notice, limits owners to two vehicles, bars commercial trucks and trailers, and has the Board adopt a standard hurricane shutter model (section 11.12). It has the association maintain exterior walls, garages and stairwells and requires statutory reserves including roof replacement and painting, which a vote is needed to waive. Later amendments exist, so check the Clerk’s index for the current text.
At The Pointe II the declaration requires statutory reserves for roof replacement and painting unless members vote to waive them. The Pointe I’s 2023 restatement requires a replacement-cost appraisal of the buildings every 36 months. Florida’s structural integrity reserve rules apply only to buildings of three habitable stories or more, which The Pointe’s buildings are not on the face of the declarations.
We could not find a working website for either condominium association or the master association, so the records come from the Clerk’s index and from written requests to the association under section 718.111(12), not from a portal. Ask for the declaration and every amendment, the articles and bylaws, the rules, the current budget and reserve schedule for both the condominium and the master association, the last year’s financial statement, the minutes of the last twelve months of Board meetings, the insurance certificate and the estoppel. Florida law gives you seven days after you receive the resale package to cancel, which is why we ask for it at contract.
No. The Pointe at Pelican Bay is not a 55+ community in the recorded documents we read. The Pointe II’s 1999 declaration states there is no age restriction on occupants, and none of the Pointe I or Master instruments we read claims an older-persons exemption. The recorded documents set no age requirement for buying or occupying a Pointe home.
A community may restrict occupancy by age only if it qualifies under the federal Housing for Older Persons Act and Florida’s matching exemption, which require, among other things, that the community publish and follow a policy showing its intent to house older persons. We found no such policy for The Pointe. Florida’s Fair Housing Act, section 760.29, is the state statute.
The Pointe I’s approval grounds, as we read them, concern the mortgage, the number of units owned and good cause, and the recorded documents we read contain no age test. We describe the property, not the people, and nothing in this page should be read as a guide to who lives at The Pointe.
Yes, with limits. The Pointe I requires a written lease, Board approval, a 90-day minimum and a one-year maximum, with no more than one lease in any 12 months; The Pointe II allows one lease per calendar year with the same 90-day minimum and one-year maximum; the Foundation adds a $500 fee and a 30-day advance submission.
The 2023 restatement requires a written lease and Board approval. The tenant’s application goes to the Board with 20 days’ notice, and the Board has 20 days to act, after which silence is approval. The application fee is up to $100. The minimum lease is 90 days and the maximum one year, no more than one lease may run in any 12 months, there is no renewal option, and subleasing is barred. An owner whose unit is leased cannot use the recreation facilities.
The 1999 declaration allows one lease per calendar year, with a 90-day minimum and a one-year maximum, and limited exceptions. A 2019 amendment, whose certificate was recorded on February 14, 2023 (book 6215, page 2688), defines Airbnb and VRBO-type occupancy as leasing and bans advertising shorter or more frequent rentals.
No. Both associations’ rules treat anything under 90 days as outside the permitted lease term, and The Pointe II’s amendment bars advertising it. Buyers who need nightly or weekly rentals should look at a different building.
The lease must be submitted at least 30 days before it starts, with a non-refundable $500 processing fee, and covers a maximum of two renter cards. The Foundation’s lease application packet for fiscal 2027 is linked in the documents section. The Foundation does not approve the tenant for the condominium association.
A buyer who plans to rent must read both the condominium’s and the Foundation’s rules, and a buyer who plans to live in the home is protected by the same limits on the home next door. At 90 days minimum, a seasonal tenant fits, and a one-lease-a-year cap makes The Pointe a poor fit for an investor who wants turnover.
Selling at The Pointe? Get a free home valuation for an owner-occupied or leased residence. Call Jesse direct at (239) 898-6072.
Buying at The Pointe? Call Marc at (239) 287-5873, or read how we represent buyers.
Pets are allowed at The Pointe with limits: the 2026 Master Declaration permits up to two cats, dogs or birds per residence, 50 pounds each at most, leashed outdoors and barred from the pool and pool deck. The Pointe I adds registration, and the Pelican Bay Foundation keeps pets out of its dining areas, fitness center, beaches, trams and boardwalks.
Up to two animals per residence, of the cat, dog or bird kind, with a maximum of 50 pounds each. Animals must be leashed outdoors, are barred from the pool and pool deck, and keeping one is a privilege, not a right, which the association can withdraw for violations. The instruments do not read identically on birds, so ask the association which text it enforces.
Two animals per unit, registered with the association, leashed or carried outside. Tenants and guests may not keep animals, though a day guest may bring one dog or cat. The same restatement bars animals from the pool and deck.
The 1999 declaration allowed a reasonable number of pets, but the 2026 Master Declaration’s limit of two applies, because the more stringent restriction controls. Later Pointe II amendments may add detail, so check the Clerk’s index.
Dogs and other pets must be leashed on a leash no longer than six feet in the Foundation’s common areas. Pets are not allowed in the dining areas, the Community Center fitness center, on the beaches, on the trams or on boardwalks, and e-bikes and golf carts are not allowed on the berm. Check the Foundation’s current rules, which it updates.
The pet limits do not decide a request for an assistance animal. Under the federal Fair Housing Act, an association must consider a reasonable accommodation request from a person with a disability, and HUD’s guidance explains how. If you need an accommodation, make the request in writing to the Board, and consult a lawyer if it is refused.
Florida’s milestone inspection and structural integrity reserve study rules apply to condominium buildings of three habitable stories or more, and The Pointe’s buildings are two-story on the face of the recorded declarations. Collier County’s Milestone Map shows no Pointe building record, so neither requirement applies unless a building proves taller than the declarations describe.
Under section 553.899, Florida Statutes, a condominium building of three habitable stories or more must have a milestone inspection by a licensed engineer or architect once it reaches a set age. Collier County’s milestone page, in effect since May 26, 2022, sets the first inspection at 25 years for a building within three miles of saltwater and at 30 years otherwise.
Section 718.112(2)(g) requires an association of a condominium with a building of three habitable stories or higher to complete a structural integrity reserve study, which lists the building’s major structural components and funds their replacement. The Department of Business and Professional Regulation collects the reports. The requirement does not reach buildings under three stories.
The Pointe I declaration describes ground-floor and second-floor residences, a two-story form, and the Pointe II declaration refers to stairwells and garages without describing a third habitable floor. Collier County’s Milestone Map has no record for any Pointe building. The Gulf Pointe, Tower Pointe and Vista Pointe records on the county’s list are different buildings. If a buyer is told that a Pointe building has three habitable stories, ask for the evidence, because the answer changes the reserve picture.
No. The associations still have to maintain the buildings. The Pointe I’s 2023 restatement requires a replacement-cost appraisal every 36 months, and the Pointe II’s declaration requires statutory reserves for roof replacement and painting. Ask for the last appraisal, the reserve schedule and any engineer’s or insurer’s report.
Under section 718.503(2)(a), a buyer of a resale condominium unit may cancel the contract within seven days, not counting Saturdays, Sundays or legal holidays, after signing the contract and receiving the document package. The right is waived only if the buyer does not cancel in time, and a buyer who finds the package incomplete should say so in writing. We front-load the package for exactly this reason.
Section 718.116(8) gives the estoppel certificate a 30-day effective period and makes it free if the association fails to deliver it within 10 business days. The base fee cap is $250, with $100 more for an expedited certificate and $150 more for a delinquent account, adjusted for inflation every five years; as we read the current adjusted caps they are $299, $119 and $179.
Section 718.111(12) lists the official records an association must keep and let owners inspect, including the declaration, the bylaws, the budget, the financial statements and the minutes. Associations of a size set by statute must also post key records on a website. Request the records in writing and keep a copy of the request.
Section 718.110 governs amendments, and the Pointe I and Master restatements followed the pattern: members approved them at a meeting, and an officer recorded a certificate of the amendment with the Clerk. That is why a buyer should ask for the recorded certificate, not an unrecorded draft, and why we read the Clerk’s copies. The 2026 Master Declaration (section 12.2) adopts an amendment by a vote of two-thirds of the voting interests present, in person or by proxy, at a duly noticed meeting with a quorum, or by the written agreement of two-thirds of the voting interests, so the declaration a buyer reads today can change by a vote of the owners, and a buyer should ask whether any amendment is pending.
Section 718.113 divides maintenance between the association and owners as the declaration provides and lets the Board adopt hurricane shutter specifications. The Pointe II declaration has the Board adopt a standard shutter model, and the Pointe I assigns roofs and exterior walls to the association. Keep the shutter specification and any approval with your records.
Section 718.1265 gives a Board emergency powers when the Governor declares a state of emergency, including to close the property, make repairs and levy special assessments without an owner vote. It is worth knowing before a storm, not after.
Under section 718.303 an association may sue to enforce the declaration and, subject to notice and a hearing, levy fines. Section 718.1255 requires owners and associations to try mediation or arbitration before suing over many disputes. Section 718.121 gives the association a lien for unpaid assessments.
The Division of Florida Condominiums, Timeshares and Mobile Homes at the Department of Business and Professional Regulation supervises condominium associations under section 718.501, takes complaints and publishes the structural integrity reserve reporting that applies to taller buildings. Its site is linked in the sources.
The Pointe at Pelican Bay sits in FEMA flood Zone X on the effective map dated February 8, 2024, outside the special flood hazard area, but Collier County has a preliminary map under appeal through about November 17, 2026. We have not confirmed The Pointe’s zone on that preliminary map. Insure for wind and water either way.
We queried FEMA’s National Flood Hazard Layer at five Pointe addresses. All five returned Zone X, with the subtype “0.2 percent annual chance flood hazard in coastal zone,” not a special flood hazard area and with no base flood elevation, on panel 12021C0381J effective February 8, 2024. Collier County’s floodplain page gives the same effective date and the community number 120067. A lender may still ask for flood insurance, and insurers rate by elevation as well as by zone.
Collier County’s August 2026 notice says FEMA released a preliminary flood insurance rate map on March 20, 2025, that a 90-day appeal period began on August 19, 2026 and runs to about November 17, 2026, and that the county expects the new map to take effect in summer 2027. We have not confirmed The Pointe’s zone on the preliminary map. If you are buying or selling in 2026 or 2027, ask your insurance agent to check the preliminary map as well as the effective one.
Section 689.302 requires a seller of residential real property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property, whether the seller filed a flood claim and whether the seller received flood assistance such as FEMA aid. Collier County also publishes a fact sheet on condominium flood coverage, linked in the documents section, which explains how the association’s master policy and the owner’s own coverage divide.
The National Hurricane Center’s reports give the regional record. Hurricane Irma made its final landfall near Marco Island on September 10, 2017 as a category 3 hurricane, and the report records heavy tree and power pole damage in portions of Naples. Hurricane Ian in September 2022 produced maximum inundation of 6 to 9 feet above ground level in Naples, according to the Hurricane Center’s report. For Hurricane Milton in October 2024, the report records maximum storm surge of 3 to 5 feet above ground from Bonita Beach through Marco Island, and the Naples Bay gauge read 5.08 feet above mean higher high water. These are Naples-wide figures. We do not have Pointe-specific damage records, claim history or an Ian or Milton damage report, and you should ask the association for them.
The Pointe I’s 2023 restatement has the association insure the buildings, with an appraisal every 36 months, and the owner insure the interior and contents with an HO-6 policy that carries endorsements for leakage and seepage, wind-driven rain, additions and alterations, and loss assessment. A buyer should obtain the master policy certificate and a quote for the HO-6 before closing, since the association’s deductible can pass to the owner as an assessment.
Yes. Florida’s Office of Insurance Regulation publishes the uniform mitigation verification form that an inspector completes to document roof shape, roof covering, openings and other features for premium credits. Because the association owns the roof and exterior walls, a Pointe owner usually relies on the association’s records, so ask for the roof permit history and any inspection report.
Florida’s Citizens Property Insurance Corporation is the state-created insurer of last resort, described in section 627.351. If a storm damages the roofs and exterior walls the association maintains, the association may need to assess owners for the portion insurance does not cover, which is the loss assessment endorsement’s purpose. Ask the association about its deductible, its reserve for it and its claims history.
Yes. Collier County publishes evacuation zones, and a buyer should check the specific address on the county’s layer and keep it with the hurricane plan. We did not record The Pointe’s evacuation zone in this page, and we tell you so rather than guess.
Collier County Public Schools assigns every address on Via Mezner and Via Veneto in The Pointe to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High for the 2026 to 2027 school year, according to the district’s address lookup. Assignments can change, so confirm the address with the district before you rely on them.
Sea Gate Elementary School, at 650 Seagate Drive, Naples. We ran every Pointe street in the district’s lookup, 600 to 675 Via Mezner and 505 to 585 Via Veneto, for the 2026 to 2027 year, and all returned the same school.
Pine Ridge Middle School, at 1515 Pine Ridge Road, Naples, for the same addresses and year.
Barron Collier High School, at 5600 Cougar Drive, Naples, for the same addresses and year.
Use the district’s zone lookup and its attendance boundary maps, and check the Florida Department of Education’s school grades and the district’s school-grade page. Zones, choice programs and capacity limits can change from year to year, and a contract that depends on a school should say so.
Yes, several private schools serve the Naples area, and we do not rank them. The Pointe’s residents choose among them as residents anywhere in Pelican Bay do. We have not measured drive times to them.
The Collier County Clerk’s records show four items of recorded work at The Pointe since 2019: Pointe II re-roofing, a mailbox building roof, an entry fence and gate, and six notices in September 2026 for replacing Pointe I main electrical panels because of corrosion. A buyer should ask for permits and closeouts.
In 2019 the Clerk recorded 12 notices of commencement for re-roofing Pointe II buildings, and on March 18, 2020 a notice for a roof on the Pointe II mailbox building (book 5740, page 1632). A notice of commencement is filed before work starts, so it shows scope and timing but not completion. Ask the Pointe II association for the permits, final inspections and any roof warranty.
On January 28, 2025 the Clerk recorded a notice of commencement for installing a fence and gates at the entry (book 6433, page 3484). That is consistent with the Foundation’s description of The Pointe as gated.
On September 14, 2026 the Clerk recorded six notices of commencement (book 6629) for replacing the Pointe I main electrical panels due to corrosion; we read two of the six. The notices show the scope, not who pays for it, so ask the Pointe I association whether the work is funded from reserves, operating funds or an assessment, and whether any remaining buildings are scheduled.
On August 5, 2021 the Foundation recorded a notice preserving its covenants under Florida’s Marketable Record Title Act for the thirteenth numbered plat unit of Pelican Bay, which includes The Pointe, platted at plat book 21, pages 44 to 46, as Tracts 1, 2 and 3 (book 5993, page 870). That is a routine filing that keeps the Foundation’s covenants in force, and it supports the point that Foundation membership runs with the land.
A 2010 South Florida Water Management District notice (book 4631, page 1294) and a 2019 release (book 5623, page 3648) concerning The Pointe II are also recorded. Both are scanned images that we did not rely on for any conclusion on this page.
Use the Collier County Growth Management Department’s permit search for the address, and ask the seller for the permits and final inspections of any window, door, air-conditioning, water heater or interior work. Owner-performed interior work often lacks a permit, and the buyer’s lender or insurer may ask for one.
Yes. Exterior changes need approval at the master level under the 2026 Master Declaration, in addition to the condominium’s approval, and the Foundation has its own design review and covenants application. A buyer who wants a change should obtain all three approvals in writing before closing.
The Pointe sits inside the Pelican Bay planned unit development, which Collier County approved for about 2,104 acres and up to 7,800 dwelling units, and the nearest change is not a new neighborhood but additions to shared amenities, such as the racquets center now adjoining the Pelican Bay Community Park. We pulled no development orders for adjacent parcels.
Collier County zones Pelican Bay as a single planned unit development. The PUD document, as amended by county ordinance, caps the total at 7,800 dwelling units on approximately 2,104 acres, or about 3.7 per gross acre, and divides the residential land into four groups with their own maximums. It also reserves commercial areas, including the north commercial area known as the Marketplace and the south commercial area known as Waterside Shops, with one amendment moving 121,000 square feet of unbuilt commercial space from the former to the latter. We did not verify the zoning district on each Pointe parcel, which the county’s zoning verification letter provides.
The Services Division board meets at the Community Center and manages the services funded by its assessment, including street lighting, water management, beach renourishment and beautification. Its agenda packets list projects. We did not read a project list for The Pointe’s streets.
The Foundation says it has developed a new racquets center within the adjacent Pelican Bay Community Park, with 8 Har-Tru tennis courts and 20 outdoor pickleball courts, some designated for Pelican Bay members and their guests. The North Tennis Center is about 0.28 mile from The Pointe in a straight line.
Waterside Shops, on Tamiami Trail North, is the shopping center inside the PUD’s south commercial area, and its site announces additions to its store lineup for early 2027. We did not measure drive times from The Pointe, and we do not claim a number.
Ask the associations about planned work, the county about adjacent permits and the Foundation about its capital plan. The Foundation’s replacement reserve line rose 29.4 percent in fiscal 2027, which tells you it is setting aside more for replacement work.
Daily life at The Pointe runs through a gated entry, private roads, an attached garage and the Foundation’s tram, and the details that matter are practical: where mail arrives, how guests enter, which rules govern parking, and what the nearest amenities are by straight-line distance.
The entry has a fence and gates, installed under the 2025 permit. We did not obtain the guest-access procedure, which is an association rule, so ask the association how guests, contractors and deliveries are admitted and whether gate codes are shared.
Residents use their garages. The Pointe I bars overnight driveway parking without a guest pass, bars boats, trailers, recreational vehicles and golf carts, and limits commercial vehicles to four hours a day. The Pointe II limits owners to two vehicles and bars commercial trucks and trailers. The Master Declaration bars motorcycles, boats, trailers and recreational vehicles without consent.
The Pointe II has a mailbox building, whose roof was the subject of a 2020 notice of commencement. Ask the association about package handling.
By the Foundation’s tram from the nearest station, Tram Station 8 at about 0.46 mile in a straight line, or by driving to the beach parking. Marker 36 at North Beach is about 1.06 miles in a straight line and the Sandbar at South Beach about 1.91 miles. Check the Foundation’s rules for parking and guests.
The Pelican Bay Community Center is about 0.30 mile away, the North Tennis Center about 0.28 mile, and Waterside Shops lies within Pelican Bay’s commercial area on Tamiami Trail North. Straight-line distances are not drive times, and we recommend driving the route at the hour you will use it.
The Foundation’s assessment includes a bulk media line of $758 in fiscal 2027, down from $828, which funds the community’s cable and internet arrangement, and the Foundation describes fiber and gigabit service. Ask the association whether you pay for a separate service.
The Master Declaration and the Pointe I’s restatement limit use to single-family residential. A home office is typical, and signs of any kind are barred at The Pointe I. Ask the association before you advertise.
Selling at The Pointe? Get a free home valuation that accounts for the gate, the garage and the Foundation. Call Jesse direct at (239) 898-6072.
Buying at The Pointe? Call Marc at (239) 287-5873, or read how we represent buyers.
The Pointe at Pelican Bay has the thinnest sales record in the benchmark below, with 2 closings in the last 12 months at a $1,193,750 median, while Crescent and Breakwater each posted 17 and Pebble Creek 8. The Pointe’s 60-month record of 14 closings at $1,500,000 is the better guide to its price level.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The table compares The Pointe with six Pelican Bay condominium neighborhoods that buyers cross-shop. Every figure is from the Southwest Florida MLS for closings from October 8, 2025 to October 7, 2026, and any median built on fewer than 10 sales is labeled a small sample.
| Building | Units | Product | Year built | 12-month closings | 12-month median |
|---|---|---|---|---|---|
| The Pointe | 87 | Garden condominium and attached villas | 1994 to 2000 | 2, small sample | $1,193,750 |
| Crescent | 148 | Mid-rise (four three-story buildings) and two-story garden buildings | 1992 to 1997 | 17 | $1,420,000 |
| Breakwater | 218 | Garden condominium in five phases | 1996 to 2022 | 17 | $1,188,000 |
| Avalon | 174 | Garden condominium | 1992 to 1994 | 10 (1 entered after closing) | $589,500 |
| Pebble Creek | 264 | Garden condominium in 17 low-rise buildings | 1994 to 1996 | 8, small sample | $1,130,000 |
| Calais | 131 | Carriage homes and mid-rise | 1990 to 1992 | 7 (2 entered after closing), small sample | $1,100,000 |
| Interlachen | 92 | Garden condominium and attached villas | 1984 to 1991 | 7, small sample | $830,000 |
The Pointe’s median is the mean of its two prices, $1,087,500 and $1,300,000. The even-count medians for the other small samples are the means of their middle pairs.
The Pointe is the smallest community by sales in the table. Only Crescent, Breakwater and Avalon have 10 or more closings in the last 12 months, and Avalon has exactly 10. The Pointe’s two sales, $1,087,500 and $1,300,000, cannot define a trend, which is why this page leads with the 60-month window of 14 sales. On that longer record The Pointe’s median of $1,500,000 is above every 12-month median in the table, though the windows differ, and the comparison is a guide, not a rule.
On price per square foot, The Pointe’s 60-month median of $584 is below Crescent’s $627 over its 60 months (60 sales), and The Pointe’s larger average residence is the reason the dollar medians run higher. A buyer comparing prices should compare plan, size and condition, not the neighborhood name.
Avalon is about 211 meters away in a straight line, Crescent about 262 meters and Breakwater about 267 meters. Avalon’s 12-month median is $589,500, about 51 percent below The Pointe’s 12-month median ($1,193,750 minus $589,500, divided by $1,193,750), which reflects a different, smaller product more than a different address.
Two other Pelican Bay condominium neighborhoods in the same MLS pull have small samples in the last 12 months: Valencia with 4 closings at a $760,000 median and Hyde Park with 6 at $707,500. Both are small samples.
In the 12 months to October 7, 2026, The Pointe’s median of $1,193,750 (2 sales) sits just above Breakwater’s $1,188,000 (17 sales) and below Crescent’s $1,420,000 (17 sales), and well above Avalon, Interlachen and Calais. With only two sales, that position can change with the next closing.
The Pointe suits a buyer who wants a smaller, gated neighborhood of 87 larger residences, with a 60-month median of $1,500,000 and few sales; Crescent suits a buyer who wants a larger, more active neighborhood of 148 residences, with 17 closings in 12 months and a 60-month median of $1,400,000.
Data updated: October 2026 (Collier County Property Appraiser roll and sales files through June 30, 2026; Southwest Florida MLS, pulled October 7, 2026; FEMA effective map, February 8, 2024)
Both are condominium neighborhoods in Pelican Bay with the same Foundation and Services Division layers, about a sixth of a mile apart, and the differences below are the ones that decide a purchase. Crescent at Pelican Bay has its own page.
| Question | The Pointe | Crescent |
|---|---|---|
| Residences | 87 | 148 |
| Built | 1994 to 2000 | 1992 to 1997 |
| Addresses | 600 to 675 Via Mezner and 505 to 585 Via Veneto | 8410 to 8495 Abbington Cir |
| Living area, county roll | 1,940 to 3,259 sq ft, median 2,443 | 1,863 to 4,480 sq ft, median 2,160 |
| Closings, last 12 months | 2, median $1,193,750, small sample | 17, median $1,420,000 |
| Closings, last 24 months | 5, median $1,300,000, small sample | 28, median $1,332,000 |
| Closings, last 60 months | 14, median $1,500,000 | 61, median $1,400,000 |
| Price per sq ft, 60 months | $584 (14 sales) | $627 (60 sales) |
| Days on market, 60 months | 9 (14 sales) | 40 (58 sales) |
| Sale-to-list, 60 months | 98.7% (14 sales) | 96.0% (58 sales) |
| Listings on October 7, 2026 | None | 3 (2 active, 1 pending) |
| Flood map, addresses checked | Zone X, 0.2 percent coastal subtype | Zone X, same subtype |
| County milestone map | No record | Four records, all completed |
| Associations | Pointe I, Pointe II and a master association | Crescent, Covington Row and a Recreation Association |
| Leasing | 90-day minimum, one lease a year | 90-day minimum, two leases a year at Crescent |
| Pets | Two, up to 50 pounds each | Two, up to 25 pounds |
| For Sale signs | Barred at The Pointe I | Barred without Board approval |
You want larger residences, a median roll size of 2,443 square feet against Crescent’s 2,160, a gated enclave of 87 homes with its own pool and clubhouse, and a higher pet weight limit. You also accept thin sales, only 2 closings in the last 12 months and 5 in 24, so price evidence is hard to find, and a one-lease-a-year limit.
You want the widest choice: three building types across a price band from $865,000 to $1,851,250 in the last 12 months, a larger pool of sales to price against, and a clear county milestone record on the three-story buildings. You also accept a 25-pound pet limit.
Crescent’s lease, pet and approval rules are summarized on its own page from its recorded declarations. The Pointe’s rules are summarized in the sections above, and the two differ on weight limits for pets, lease counts and maintenance, so request both sets of documents before you compare.
For a buyer who wants the most comparable sales to lean on when pricing an offer, Crescent offers 17 in a year against two. For a buyer who wants larger rooms, an attached two-car garage at Pointe II and a smaller gated neighborhood, The Pointe. We would tour both on the same afternoon, which takes about an hour because they are a sixth of a mile apart.
A Crescent owner and a Pointe owner sell into the same buyer pool at different volumes. If you own at either, call Jesse direct at (239) 898-6072 for a priced comparison.
Owning at The Pointe at Pelican Bay gives you a large attached residence in a small gated neighborhood with its own pool and clubhouse and Pelican Bay’s beach and amenities, and it costs a $15,000 resale capital assessment, four layers of fees, a Board approval on every sale and a market so thin that price evidence is scarce.
The Pointe fits a buyer who wants a larger Pelican Bay condominium in a quiet, gated enclave and can live with the rules; it does not fit a buyer who needs nightly rentals, a quick read of recent prices or a no-approval purchase.
A buyer who wants only a low entry price will find lower medians at Avalon, Interlachen and Calais in the benchmark table, and a buyer who wants no approval step should look at single-family streets inside Pelican Bay.
Selling at The Pointe? Get a free home valuation for your plan and condition. Call Jesse direct at (239) 898-6072.
Buying at The Pointe? Call Marc at (239) 287-5873, or read how we represent buyers.
If you’re searching for a Pointe listing agent, or thinking, ‘I need someone to sell my The Pointe home…’ you are selling into about three sales a year, a buyer who reads three sets of rules and four fee disclosures before touring, and a closing that needs Board approval. McGreevy and Comisar sell The Pointe on its recorded facts.
Data updated: October 2026 (Southwest Florida MLS, pulled October 7, 2026; Collier County Property Appraiser recorded sales through June 30, 2026)
The Pointe is a condominium where plan, condition and paperwork decide the price. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Pointe listing along with the document file a Pointe buyer’s lender, insurer and attorney ask for in week one.
Honors and recognition:
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
In the last 60 months The Pointe has seen 14 resales in the Southwest Florida MLS (pulled October 7, 2026).
With 14 Pointe closings in 60 months, about 2.8 a year, and no listings today, a buyer compares your residence with a handful of others and with the last few recorded sales. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a residence against the sales of its own plan and size, and against the condition evidence a buyer’s agent will bring. Our goal is to list at a price that wins the first 30 days, because the 155-day and 392-day sales of 2025 and 2026 are what the alternative looks like.
A Pointe I sale needs the Board’s prior written approval, with 30 days’ notice before closing and a 30-day decision period that may run to 60, and a Pointe II sale needs approval with 30 days’ notice. The Master Declaration adds a notice to the Board at least 30 days before closing and a copy of the deed within 30 days after. The Pointe I bars signs of any kind, so a Pointe listing is sold through photography, video, the MLS and scheduled showings.
A dedicated seller page for this neighborhood, titled sell my home in The Pointe at Pelican Bay, is planned. Until it is published, the plan lives here: pricing by plan and size, the document file before the first showing, and the approval timeline built into the contract.
For a wider view of selling in the community, see our Pelican Bay seller page and our Pelican Bay home valuation page.
Start with a free home valuation. It takes about a minute, and Jesse follows up with the Pointe sales that fit your residence: the same plan, the same size, adjusted for condition and updating. An automated estimate cannot tell a 1,940 square foot residence from a 3,259 square foot one; 60-month sales at those two sizes differ by hundreds of thousands of dollars. We price to the difference.
(239) 898-6072, text or call. Confidential conversations welcome.
For a well-prepared residence priced to its plan’s recent sales, there is a case for it. There are no competing listings, and the nearest evidence, the April 2026 sale at list price and the July 2026 sale after 392 days, shows that price and condition decide the outcome.
Against the 14 sales in 60 months, split by plan and size, and adjusted for the five years of market movement. The 3-bedroom-plus-den sales ran $1,575,000 to $1,905,000, the 3-bedroom sales $1,179,400 to $1,550,000, and the 2-bedroom-plus-den sales $1,087,500 to $1,500,000.
Yes, in the recorded documents we read. The Pointe I and The Pointe II both require the Board’s prior written approval, and the Master Declaration adds a 30-day notice. Give the association the contract and application as early as the contract allows.
The fee layers, the resale capital assessment, the leasing and pet rules, and the 2026 electrical panel work. Have the statutory package, both estoppels and the Foundation’s current schedule ready before the first showing.
Yes, subject to the lease and to the lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently; most do not.
Pointe owners and buyers work directly with Jesse McGreevy and Marc Comisar, not with a call center. The two have sold Southwest Florida real estate for more than twenty years and read The Pointe’s recorded declarations, the county’s milestone records and every recorded Pointe sale in five years before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Pointe guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the Naples condominium market that The Pointe sits in.
Between them that is more than twenty years of Southwest Florida transactions, and it is local in the literal sense: the team keeps offices from Naples to Fort Myers, and Jesse has lived in Estero since 2003. You can read the longer version of how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. On a Pointe page the credential that matters more is narrower than any award: we tracked every Pointe closing in the Southwest Florida MLS back to October 2021, 14 in all, and in the last 12 months we tracked both Pointe closings against the recorded instruments for the associations before this guide was written.
McGreevy and Comisar is a top-reviewed Pelican Bay realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer’s own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
★★★★★ “Marc’s knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Christopher Dietz, verified Google review
★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Margaret Whalen, verified Google review
Selling a Pointe home? Get a free home valuation, or call Jesse direct at (239) 898-6072.
Buying at The Pointe? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
License status for either name can be verified directly through the Florida Department of Business and Professional Regulation’s public licensee search, which is the authority of record for Florida real estate licensure.
Video walkthroughs, market updates and community tours are published on the team’s own channel at McGreevy and Comisar on YouTube. The team also keeps a company page at McGreevy and Comisar on LinkedIn. For the wider market around The Pointe, see our Pelican Bay guide, our guide to Avalon, our guide to Breakwater and our Naples guide.
These are the questions buyers ask most about The Pointe at Pelican Bay, the 87-residence gated condominium neighborhood on Via Mezner and Via Veneto in Naples, answered from the recorded declarations, Collier County’s records, FEMA’s map and the Southwest Florida MLS, with the date and source of each figure.
The Pointe at Pelican Bay is a gated neighborhood of 87 attached condominium residences inside Pelican Bay in Naples, built from 1994 to 2000. It is two condominiums, The Pointe of Pelican Bay I with 42 residences and The Pointe at Pelican Bay II with 45, under one master association.
On Via Mezner and Via Veneto inside Pelican Bay, addressed 600 to 675 Via Mezner and 505 to 585 Via Veneto, Naples, FL 34108, in unincorporated Collier County. The neighborhood entry has a fence and gates installed under a permit recorded in January 2025.
There are 87 condominium residences on the county’s 2026 roll: 42 in The Pointe I and 45 in The Pointe II. The Master Condominium Association has every owner of both condominiums as a member, so a purchase makes you a member of two associations.
The roll gives the buildings as built from 1994 to 2000. The Pointe I and the master association were incorporated in February 1993, the Pointe I declaration was recorded in 1994, and The Pointe II was incorporated in January 1999 with its declaration recorded the same year.
No. Pointe Verde is a different Pelican Bay neighborhood of single-family homes on Verde Way, and The Pointe at Pelican Landing is a separate community in Bonita Springs. Check the street names when you search: this page covers only Via Mezner and Via Veneto.
In the 60 months to October 7, 2026, the 14 closings in the Southwest Florida MLS had a median of $1,500,000, from $1,087,500 to $1,905,000. In the last 12 months two closed, a small sample, at a median of $1,193,750.
Two, according to the Southwest Florida MLS pull of October 7, 2026: $1,300,000 in April 2026 and $1,087,500 in July 2026. Two sales are a small sample, so we lead with the 60-month record of 14 sales and keep the 12-month figure as a recent data point.
On October 7, 2026 the MLS showed no active and no pending Pointe listings. If you want The Pointe, tell us the plan and size you want. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, will contact owners and watch for new listings, so call Marc at (239) 287-5873.
Heated living area on the county roll runs from 1,940 to 3,259 square feet, median 2,443. The Pointe I’s declaration lists four plans from 2,119 to 2,685 square feet, all with three bedrooms, and the MLS describes homes from two bedrooms plus a den to four bedrooms plus a den.
Yes. The Pointe I’s garages measure roughly 394 to 404 square feet in the declaration, and each Pointe II home has an adjoining two-car garage. The Pointe I requires garage doors to be kept closed, and overnight driveway parking needs a guest pass.
Yes. The Foundation’s neighborhood map copy describes The Pointe as gated, and a notice of commencement recorded on January 28, 2025 covers installing a fence and gates at the entry. Ask the association how guests and deliveries are admitted.
The condominium and master assessments are set in each association’s budget and are not published, so request the budgets. The Pelican Bay Foundation charges $3,435 a year for fiscal 2027, billed through the condominium association, and the Services Division assessment is $1,250.00 in the county’s fiscal 2027 table.
$3,435 for October 1, 2026 to September 30, 2027, or $858.75 a quarter: $2,180 operating, $497 replacement reserve and $758 bulk media. The fiscal 2026 total was $3,295, so the increase is $140, or 4.2 percent.
A one-time Foundation charge of $15,000 for deeds recorded on or after October 1, 2026, listed as a buyer cost, up from $10,000. It rises 3.5 percent a year from October 1, 2027. Current Pelican Bay owners who move within the community may qualify for an exemption with a $1,000 processing fee.
Collier County’s fiscal 2027 table lists $789.07 for operations and maintenance and $460.93 for capital and projects, a total of $1,250.00. The division funds street lighting, water management, beach renourishment and beautification. Confirm how the charge reaches your tax bill.
Yes. The Pointe I and The Pointe II both require the Board’s prior written approval of a sale, with 30 days’ notice, and the Master Declaration requires notice to the Board at least 30 days before closing. The Foundation itself does not approve transfers and holds no right of first refusal.
Yes, within limits. The Pointe I requires a written lease, Board approval, a 90-day minimum, a one-year maximum and no more than one lease in 12 months; The Pointe II allows one lease per calendar year with the same 90-day minimum. The Foundation adds a $500 fee.
No. Rentals under 90 days are not permitted, and The Pointe II’s leasing amendment defines Airbnb and VRBO-type occupancy as leasing and bans advertising shorter or more frequent rentals. Look at a different building if you need nightly or weekly stays.
Yes, up to two per residence under the 2026 Master Declaration, of the cat, dog or bird kind, 50 pounds at most each, leashed outdoors and barred from the pool and pool deck. The Pointe I adds registration, and the Foundation bars pets from its dining areas, fitness center, beaches and trams.
No. The recorded documents we read set no age restriction on owners or occupants, and the Pointe II declaration says so expressly. Federal and Florida law allow age-restricted communities only when they adopt and follow a qualifying policy, and we found none for The Pointe.
Not on the face of the documents. Florida’s rules apply to buildings of three habitable stories or more, The Pointe’s declarations describe two-story buildings and Collier County’s Milestone Map has no Pointe record. Ask the association for any engineer’s report it holds.
FEMA’s National Flood Hazard Layer returned Zone X, 0.2 percent annual chance flood hazard in a coastal zone, at the five addresses we checked, on the map effective February 8, 2024. That is outside the special flood hazard area, but you should still compare flood insurance quotes.
FEMA released a preliminary map on March 20, 2025, a 90-day appeal period began August 19, 2026 and the county expects a new map in summer 2027. We have not confirmed The Pointe’s zone on the preliminary map, so ask your insurance agent to check it.
Lenders generally require it only in a special flood hazard area, and The Pointe’s effective zone is outside one. Homeowners’ policies do not cover flood, though, and Florida’s disclosure form says so. Get a quote, since Naples saw 6 to 9 feet of inundation in Hurricane Ian.
An HO-6 policy for the interior and contents. The Pointe I requires endorsements for leakage and seepage, wind-driven rain, additions and alterations, and loss assessment. The association insures the buildings. Obtain the master policy certificate and an HO-6 quote before closing.
The associations. The Pointe I maintains roofs, exterior walls, painting, waterproofing and caulking; The Pointe II maintains exterior walls, garages and stairwells and funds roof replacement and painting reserves. Pointe II buildings were re-roofed under notices recorded in 2019.
Six notices of commencement recorded on September 14, 2026 cover replacing main electrical panels in The Pointe I because of corrosion. Ask whether the work is complete, how it was paid for, and whether a special assessment was or will be levied.
For 2026 to 2027, Collier County’s lookup assigns Via Mezner and Via Veneto addresses to Sea Gate Elementary, Pine Ridge Middle and Barron Collier High. Confirm your address with the district before relying on it, since zones can change.
The neighborhood’s pool, pool deck and clubhouse, plus Foundation membership: nearly three miles of beach, two beachfront restaurants, a 25,000 square foot Community Center, 18 tennis courts, pickleball, a fitness center and a tram. Golf is a separate private membership.
No. Club Pelican Bay is a private, member-owned club with 27 holes, and its golf, summer golf and social memberships are separate from ownership at The Pointe. Ask the club for current terms.
About 1.06 miles to Marker 36 on North Beach and about 1.91 miles to the Sandbar at South Beach, in a straight line. The nearest tram station, Station 8, is about 0.46 mile away. These are straight-line figures, not drive distances.
Under section 718.503(2)(a) you may cancel within seven days, not counting Saturdays, Sundays and legal holidays, after signing and receiving the resale document package. Read the package carefully inside that window, and call Marc at (239) 287-5873 with questions.
The declarations and amendments for your condominium and the master, bylaws and rules, current budgets and reserve schedules, the last year’s financials, a year of Board minutes, the master insurance certificate, both estoppels and the Foundation’s rules. Our buyer guide lists the full set.
Yes, as the declarations allow and Florida law permits. Ask for the minutes and the reserve schedule, and ask whether the corrosion-related panel replacement or any roof work will require an assessment.
The Pointe has 87 larger residences and few sales; Crescent has 148 residences, 17 closings in 12 months and a 60-month median of $1,400,000 against The Pointe’s $1,500,000. The comparison section above sets them side by side, and Crescent has its own page.
Yes. Buyers often compare Pebble Creek, Calais and Interlachen, which have lower medians and different products. The benchmark table above shows the sales behind each.
Yes. Florida condominium law and the declarations treat second-home and primary-residence owners alike, subject to Board approval. Note the 90-day minimum lease, since you cannot rent short-term when you are away.
Florida’s Division of Corporations lists The Pointe I, The Pointe II and the Master as active, with annual reports filed in 2024, 2025 and 2026. The Clerk’s index shows the recorded instruments, and the Division of Florida Condominiums takes complaints.
These are the questions owners ask most before selling at The Pointe at Pelican Bay, answered from the recorded declarations, the Pelican Bay Foundation’s fiscal 2027 schedule and the Southwest Florida MLS, with the date and source of each figure. For a priced answer on your residence, call Jesse direct at (239) 898-6072.
It depends on plan, size, condition and updating, so there is no neighborhood number. The 14 sales in 60 months ran from $1,087,500 to $1,905,000, with a median of $1,500,000. Get a free home valuation and Jesse will price your residence against the sales of your plan.
Fourteen in the 60 months to October 7, 2026, two in the last 12 months, and none listed today. Because the market is thin, we study each sale for plan, condition and days on market before we set a list price for yours.
The median over the last 60 months was 9 days on market (14 sales), but the five sales since 2025 had a median of 80 days. Priced to the evidence, a well-presented residence has sold fast; overpriced residences took 155 and 392 days.
The 60-month median is $584 per square foot on 14 sales, ranging from $445 to $799, with smaller plans at higher per-foot prices. We price by plan and condition rather than by a neighborhood per-foot number.
With no competing listings there is a case for it, and a fall listing meets the winter buyer pool. The two sales in the last 12 months sold below list, so price to the evidence. Call Jesse direct at (239) 898-6072 to talk through timing.
In the 60-month data the 3-bedroom-plus-den residences led, with a median of $1,697,500 on 4 sales, against $1,300,000 for 3-bedroom homes on 5 and $1,225,000 for 2-bedroom-plus-den homes on 4. Each is a small sample, so condition matters.
Yes. The Pointe I requires the Board’s prior written approval with 30 days’ notice before closing, and The Pointe II requires approval with 30 days’ notice. The Master Declaration adds a notice to the Board at least 30 days before closing.
At The Pointe I the Board has 30 days after receiving the notice and may take up to 60, and it may disapprove only for good cause. Give the association the contract and application as early as the contract allows, and build the timeline into the closing date.
Your commission, documentary stamps on the deed at $0.70 per $100 of price rounded up, the condominium and Foundation estoppels, any payoff and prorations, and a $500 fee if you do not return ID cards. In Collier County the buyer customarily pays for the owner’s title policy.
At $0.70 per $100, rounded up: $10,500 on a $1,500,000 sale, $8,356.60 on $1,193,750 and $13,335 on $1,905,000. The Florida Department of Revenue publishes the rate, which is set by section 201.02.
An estoppel fee of $250, plus an optional $100 to expedite it to three business days, and a $500 fee if ID cards are not returned. The Foundation does not approve sales and holds no right of first refusal.
Under section 718.116(8) the certificate is effective for 30 days, is free if the association is late beyond 10 business days, and is capped at $250 plus $100 expedited and $150 delinquent, adjusted for inflation. As we read the current caps, they are $299, $119 and $179.
The Foundation charges the $15,000 resale capital assessment to the buyer at closing for deeds recorded on or after October 1, 2026. The contract can allocate it differently, but most do not.
If your buyer is a current Pelican Bay owner moving within the community, the Foundation shows a one-time exemption with a $1,000 buyer processing fee. The Foundation’s 2026 to 2027 exemption form shows the $15,000 figure.
No, at The Pointe I, whose restated declaration bars signs of any kind. A Pointe listing is sold through photography, video, the MLS and scheduled showings, and we plan the showings with the association’s guest rules in mind.
Yes, subject to the lease and to the lease rules, and the buyer must be approved like any other. Tell the buyer’s agent the lease terms at the first showing, and remember that a leased unit’s owner cannot use the recreation facilities at The Pointe I.
Yes. Section 689.302 requires a seller of residential real property to give a flood disclosure at or before the contract is signed, covering known flood damage, flood insurance claims and flood assistance received.
The condominium resale package: the declaration, articles, bylaws and rules, the budget and financial statement, and the governance form, plus the master documents. The buyer’s seven-day cancellation right starts when the buyer receives the package, which is why we assemble it before the first showing.
Under section 718.503(2)(a), the buyer may cancel within seven days, excluding Saturdays, Sundays and legal holidays, after signing the contract and receiving the package. Delivering a complete package early starts the clock early.
A buyer’s lender or insurer may ask. Gather permits and final inspections for windows, doors, air conditioning, the water heater and any interior work, and tell us about any unpermitted work now so that we can plan the disclosure.
The data suggest that condition matters: two 2,760 square foot sales in 2022 closed $210,000 apart. Talk to Jesse about which updates a Pointe buyer pays for before you spend money, since some do not return their cost.
A buyer will ask about it, as the notices are public. If your building is in the scope, have the permit, the completion date and the funding source ready from the association. Be ready with answers about any assessment.
Yes. A buyer sees the fiscal 2027 increase of $140, 4.2 percent, to $3,435, and the 29.4 percent rise in the replacement reserve line. Present it with the amenities it funds.
Yes, and a bill of sale covers the furnishings. Price the furnishings separately from the real property, because the documentary stamp tax applies to the real property price.
Build storm contingencies into the contract: a closing-date extension if a storm threatens, access for inspections and insurance binding rules. Section 718.1265 gives the Board emergency powers if a state of emergency is declared.
No. Under section 196.031 the homestead exemption belongs to the permanent resident owner, and the assessment cap under section 193.155 is tied to that owner, so the buyer’s taxable value resets to just value after the sale. Ask the Property Appraiser about portability for your next home.
Cinematic video, drone and professional photography, a qualified-buyer database and off-market capability when a sale needs to stay quiet, with the document file ready before the first showing. Our standing as Top 1% Real Estate Agents Nationally Since 2008 comes from that same discipline, applied to each listing.
What we can show is the work: all 14 sales in five years tracked, and the recorded declarations of all three associations read page by page.
At The Pointe I the Board may disapprove a sale only for good cause, and the declaration names grounds such as a mortgage of more than 75 percent or an owner holding more than two units. An approval that is not granted in time can be challenged, and a transfer without approval is void.
Nothing. A free home valuation takes about a minute, and Jesse follows up with the Pointe sales that fit your residence. Call Jesse direct at (239) 898-6072 for a conversation.
Yes, through the document package, and it is in your interest to be forthcoming. The leasing minimum, the pet limit and the sign ban shape who will buy, and we cover them in the listing.
Call Jesse direct at (239) 898-6072 or request a free home valuation. We will read your documents, pull the plan’s sales and give you a written pricing opinion, with no obligation.
Every Pointe fact on this page comes from a recorded instrument, a state, county or federal record, the Pelican Bay Foundation’s own published documents, the Collier County Property Appraiser’s 2026 tax roll and recorded-sales file, or the Southwest Florida MLS pull of October 7, 2026.
The primary sources are grouped below by who issued them, numbered continuously. Collier County Property Appraiser figures come from the county’s published bulk data files, not from any third-party site.
The Pointe documents below are official public records, linked at the issuing authority so you always open the current, unaltered copy. Recorded condominium instruments open in the Collier County Clerk’s official records viewer; Foundation documents open at the Pelican Bay Foundation.
| Document | Issued by | Open it |
|---|---|---|
| Declaration of Condominium, The Pointe of Pelican Bay I (1994), OR 1917, Page 2273 | Collier County Clerk | Open the 1994 Pointe I declaration |
| Amended and Restated Declaration, The Pointe of Pelican Bay I (2023), OR 6220, Page 3782 | Collier County Clerk | Open the 2023 Pointe I restatement |
| Declaration of Condominium, The Pointe at Pelican Bay II (1999), OR 2504, Page 3073 | Collier County Clerk | Open the 1999 Pointe II declaration |
| Amended and Restated Master Declaration (2026), OR 6612, Page 385 | Collier County Clerk | Open the 2026 Master restatement |
| Pointe II leasing amendment (2023), OR 6215, Page 2688 | Collier County Clerk | Open the Pointe II leasing amendment |
| Master amendment (1999), OR 2516, Page 865 | Collier County Clerk | Open the 1999 Master amendment |
| Plat exhibit (1993), OR 1806, Page 1476 | Collier County Clerk | Open the 1993 plat exhibit |
| Fiscal 2027 estoppel form | Pelican Bay Foundation | Open the Foundation estoppel form |
| Fiscal 2027 Approved Budget Package | Pelican Bay Foundation | Open the Foundation budget |
| Rules and Regulations | Pelican Bay Foundation | Open the Foundation rules |
| Lease Application Packet, fiscal 2027 | Pelican Bay Foundation | Open the lease application packet |
| Resale capital exemption form | Pelican Bay Foundation | Open the resale capital exemption form |
| Second Amended and Restated Declaration | Pelican Bay Foundation | Open the Foundation declaration |
| Pelican Bay PUD with Ordinances | Pelican Bay Foundation | Open the Pelican Bay PUD |
Market data from Southwest Florida MLS, pulled October 2026.
McGreevy and Comisar, Best Realtor for The Pointe. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
6,575 people live in Pelican Bay - The Pointe, where the median age is 73.8 and the average individual income is $153,169. Data provided by the U.S. Census Bureau.
Total Population
Median Age
Population Density Population Density This is the number of people per square mile in a neighborhood.
Average individual Income
There's plenty to do around Pelican Bay - The Pointe, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including NoJo Greens, MrBeast Burger, and Naples Confectionery.
| Name | Category | Distance | Reviews |
Ratings by
Yelp
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|---|---|---|---|---|
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 0 reviews | 0/5 stars | |
| Dining | 1.26 miles | 1 review | 5/5 stars | |
| Dining | 1.26 miles | 2 reviews | 5/5 stars | |
| Dining | 1.27 miles | 7 reviews | 3/5 stars | |
| Dining | 1.43 miles | 1 review | 3/5 stars | |
| Shopping | 1.37 miles | 9 reviews | 3.2/5 stars | |
| Shopping | 1.38 miles | 1 review | 5/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Active | 1.26 miles | 0 reviews | 0/5 stars | |
| Beauty | 0.85 miles | 1 review | 1/5 stars | |
| Beauty | 1.23 miles | 0 reviews | 0/5 stars | |
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Pelican Bay - The Pointe has 3,755 households, with an average household size of 1.75. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Bay - The Pointe do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau. 6,575 people call Pelican Bay - The Pointe home. The population density is 2,231 and the largest age group is Data provided by the U.S. Census Bureau.
Total Population
Population Density Population Density This is the number of people per square mile in a neighborhood.
Median Age
Men vs Women
Population by Age Group
0-9 Years
10-17 Years
18-24 Years
25-64 Years
65-74 Years
75+ Years
Education Level
Total Households
Average Household Size
Average individual Income
Households with Children
With Children:
Without Children:
Marital Status
Blue vs White Collar Workers
Blue Collar:
White Collar:
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
